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HomeMy WebLinkAboutItem 01_PA 2017-62 REPORT TO PLANNING COMMISSION To: Honorable Chairman and Members of the Planning Commission From: Damaris Abraham, Acting Planning Manager Prepared by: Kevin Beery, Associate Planner Date: March 1, 2022 Subject: Planning Application No. 2017-62 (Imperial Stations) Request to Construct a New 3,000 sq. ft. Convenience Store with a 4,400 sq. ft. Fueling Canopy and a 5,739 sq. ft. Self-serve Carwash Applicant: David Berri, Imperial Stations, Inc. Recommendation 1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2020-10 TO ESTABLISH A 3,000 SQUARE FOOT CONVENIENCE STORE WITH A 4,400 SQUARE FOOT FUELING CANOPY AND A 5,739 SQUARE FOOT SELF-SERVE CARWASH LOCATED AT APN: 363-172-016; and 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2020-09 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR A 3,000 SQUARE FOOT CONVENIENCE STORE WITH A 4,400 SQUARE FOOT FUELING CANOPY AND A 5,739 SQUARE FOOT SELF-SERVE CARWASH LOCATED AT APN: 363-172-016. Project Location The proposed project is located south of Diamond Drive, east of Mission Trail, and west of Casino Drive (APN: 363-172-016). Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant Commercial Mixed Use (CMU) Commercial Mixed Use (CMU) North Commercial Commercial Mixed Use (CMU) Commercial Mixed Use (CMU) South Commercial Commercial Mixed Use (CMU) Commercial Mixed Use (CMU) East Commercial General Commercial (GC) General Commercial (C-2) West Commercial Commercial Mixed Use (CMU) Commercial Mixed Use (CMU) Table 1: Environmental Setting PA 2017-62 (Imperial Stations) PC: March 1, 2022 Page 2 of 6 Project Description Planning Application No. 2017-62 (Conditional Use Permit No. 2020-10 and Commercial Design Review No. 2020-09) proposes to establish a new 3,000 sq. ft. convenience store with the concurrent sale of beer and wine (Type 20 ABC), a 4,400 sq. ft. canopy with 18 fueling stations, and a 5,739 sq. ft. self-serve carwash on an approximately 1.8-acre site. The project will provide 49 parking spaces that include 22 standard spaces, two (2) accessible spaces, and 25 vacuum spaces. Architecture and Treatments The convenience store building will be a single-story building with a maximum height of 28’-6”.The carwash building will be a two-story building with a maximum height of 27’-6”. Each building would incorporate architectural elements (such as parapets) of different heights that would provide for a varying roofline. The buildings would be constructed of gray and light gray smooth finish stucco, dark brown trims, and red accent paint. The buildings would incorporate decorative architectural features including awnings and trellis features. Aluminum storefront windows with reflective glazing will be utilized on the buildings to create a uniform appearance. The canopy for the fueling station will be 19’-0” in height and will have white canopy with gray and red base designed to match the convenience store building. Landscaping The proposed landscaping plan has been designed to complement the architectural style for the proposed buildings. The project site would include approximately 11,944 sq. ft. of landscaping, representing 15 percent of the site. Landscaping would be provided in the street setback and interior property line setbacks along the perimeter of the project site, as well as around the buildings and parking spaces. Trees and a variety of shrubs are proposed to be utilized for landscape massing, accent plantings, groundcover, and screening. Grading Earthwork for the site is anticipated to require 19,770 cubic yards of cut, 895 cubic yards of fill, and 18,875 cubic yards of export. Upon completion of grading activities, the improved project site pad will generally be at or up to three feet above Mission Trail street grade. A retaining wall ranging in height from 12 feet to 20 feet will be constructed along Casino Drive on the project’s easterly boundary. Site Access and Street Improvements Vehicular access to the project site would be provided by two (2) driveways (one for the gas station and convenience store and one for the carwash) located along Mission Trail. No driveway access will be provided on Casino Drive. Mission Trail is an Urban Arterial as shown on the General Plan. The applicant is required to dedicate approximately 10 feet for a total right-of-way of 60 feet wide from the centerline to the project property line. Existing street improvements will remain on Mission Trail, with the exception of the driveway approaches. PA 2017-62 (Imperial Stations) PC: March 1, 2022 Page 3 of 6 Casino Drive is a Major Arterial as shown on the General Plan. The applicant is required to dedicate approximately 10 feet for a total right-of-way of 50 feet wide from the centerline to the project property line. The applicant is required to pay in lieu fees for future half-width improvements along Casino Drive. Analysis General Plan Consistency The project has a General Plan Land Use designation Commercial Mixed Use (CMU) and is located within the Lake Elsinore Hills District. The CMU Land Use designation allows a mix of residential and non-residential uses within a single proposed development area, with an emphasis on retail, service, civic and professional office uses. The Floor Area Ratio (FAR) for non- residential uses is 0.80:1 and a minimum of 50% of the total floor area shall be commercial uses. The project is proposing to develop a convenience store with a gas station and a self-serve carwash with 0.17 FAR with the entire project site dedicated to a commercial use. Therefore, the project is consistent with the General Plan. Municipal Code Consistency The current zoning for the subject site is Commercial Mixed Use (CMU). Per Section 17.134.020 (Table of land uses and glossary/definitions) of the CMU zone, convenience stores are permitted uses and carwashes are permitted uses subject to approval of a Conditional Use Permit. Per Section 17.134.020 of the CMU zone, the Community Development Director has deemed Gasoline Dispensing Establishments to be in accord with the purpose of the CMU zone and having characteristics similar to those uses listed in Section 17.134.020 (Table of land uses and glossary/definitions) as requiring a Conditional Use Permit. Staff has reviewed the proposed project with respect to the relevant development standards as identified in the CMU zone and Section 17.112.090 (Gasoline dispensing establishments) of the Lake Elsinore Municipal Code (LEMC) and has detailed the requirements and the proposed development standards as follows: Development Standard Required Proposed Standard (CMU) >50% net lot size 100% FAR 0.8:1 0.17 Setbacks: Street Front (Mission Trail) 10’-0” 10’-0” Street Front (Casino) 10’-0” 10’-0” Interior lot lines No Minimum - Fueling Canopy 20’-0” 40’-0” Fueling Pumps 30’-0” 45’-0” Building Height Varied Rooflines 28’-6”, 27’-6” & 19’-0” Landscape improvement: Adjacent to Street 10’-0” 10’-0” Table 2: Development Standards The project complies with the onsite parking standards listed in Section 17.134.070 (Parking in the CMU district) of the LEMC. Per Section 17.134.070, no off-street parking is required for nonresidential uses unless the use exceeds 3,000 sq. ft. of gross floor area, in which case one PA 2017-62 (Imperial Stations) PC: March 1, 2022 Page 4 of 6 off-street parking space is required for every 250 square feet beyond 3,000 sq. ft. The project will provide 49 parking spaces, including two (2) accessible spaces and 25 vacuum parking spaces. The proposed parking would exceed the minimum 40 parking spaces required for the site per LEMC as well as the current California Building Code requirements for accessible vehicle parking spaces. The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture of the building has been designed to achieve harmony and compatibility with surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the project site. The proposed landscaping improvements serve to enhance the building designs and soften portions of building elevations, provide shade and break-up expanses of pavement. The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the proposed Project, and have conditioned the Project to mitigate any potential concerns. Traffic A Traffic Impact Analysis (TIA) dated June 4, 2021 was prepared for the proposed project by STE to evaluate the proposed project’s impacts on traffic. The TIA found that no significant direct impacts are projected in the study area as a result of the proposed project. The TIA showed that the study intersections are forecast to continue to operate at an acceptable Level of Service (LOS). The proposed project will participate in the cost of off-site improvements through payment of Transportation Uniform Mitigation Fee (TUMF) and Traffic Impact Fee (TIF) fees. The project’s contribution to these transportation impact fee programs should be sufficient to address the project’s fair share towards mitigation measures designed to alleviate cumulative project impacts. A site-specific Vehicle Miles Traveled (VMT) Analysis was prepared for the project. As outlined in the City’s adopted TIA Guidelines, land use projects serving the local community less than 50,000 square feet may be presumed to have less than a significant impact on VMT and does not require additional VMT analysis. It is anticipated that the proposed project will serve local residents within the vicinity providing enhanced convenience. This additional convenience would reduce the need for residents to travel longer distances. Therefore, trip lengths within the region would be reduced, and vehicle travel would decrease. Thus, the project is considered a local serving retail and will not have a significant VMT impact. Noise A Noise Impact Study dated November 2021 was prepared for the proposed project by LSA to evaluate the potential noise impacts for the proposed project. The study assessed the short-term construction noise impacts as well as operational noise impacts resulting from the project which include on-site noise sources such as car wash equipment, vacuum stations, and traffic generated noise. The study found that the project would meet the noise regulations and standards of the LEMC Section 17.176 (Noise Ordinance). To further ensure that construction and operational activities do not disrupt the adjacent land use the study recommended additional conditions of approval (COA No. 12). Although these conditions are not required to mitigate any significant impacts, these conditions have been imposed to minimize noise levels during project construction. PA 2017-62 (Imperial Stations) PC: March 1, 2022 Page 5 of 6 Air Quality An Air Quality and Greenhouse Gas Analysis dated November 2021 was prepared for the proposed project by LSA to evaluate the potential air quality impacts for the proposed project. The study assessed the air quality impacts resulting from the project construction and operation, in addition to evaluate the project’s compliance with applicable criteria pollutant thresholds established by the South Coast Air Quality Management District (SCAQMD). The study found that the project would not exceed regional and localized construction and operational emission SCAQMD daily significance thresholds and that the project does not have the potential to expose nearby sensitive receptors to substantial pollutant concentrations. Water Quality A Project Specific Water Quality Management Plan (FWQMP-2020-00007) dated April 2, 2020 (Revised October 13, 2020) has been prepared for the project to address the increase in polluted runoff that would occur from the proposed project. The onsite stormwater runoff will be collected by an onsite biofiltration system where it would pass through a filter and then be temporarily retained in the soil media. The plants and biological activity in the root zone would then function to take up pollutants and runoff, thus filtering the water before it is released into the storm drain system that eventually leads to Lake Elsinore. The SWPPP must also include construction-phase BMPs to protect against stormwater runoff. Through implementation of both the WQMP and SWPPP BMPs, along with regulatory compliance, the Project would meet applicable standards and discharge regulations. Condition Use Permit Findings As noted above, carwashes and gasoline dispensing establishments are conditionally permitted uses requiring issuance of a Conditional Use Permit. LEMC Section 17.415.070( c) provides that the Commission must consider whether the purposed use meets the following criteria and make findings to that effect before granting a Conditional Use Permit: 1. That the proposed use is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. 2. That 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. 3. That the site 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. 4. That 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. PA 2017-62 (Imperial Stations) PC: March 1, 2022 Page 6 of 6 5. That in approving the subject use at the specific location, there will be no adverse effect on abutting property or the permitted and normal use thereof. 6. That adequate conditions and safeguards pursuant to subsection (B) of this section have been incorporated into the approval of the conditional use permit to ensure that the use continues in a manner envisioned by these findings for the term of the use. Environmental Determination The proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 In-Fill Development Projects. As described in the attached Class 32 Categorical Exemption Checklist (Exhibit D), the project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, and is within the City’s boundaries on a site less than five acres surrounded by urban uses, the subject property has no value as habitat for endangered, rare or threatened species, and approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality and the project is adequately served by all required utilities and public services. Exhibits A – CUP Resolution B – CDR Resolution C – Conditions of Approval D – Class 32 Categorical Exemption Checklist E – Vicinity Map F – Aerial Map G – Design Review Package RESOLUTION NO. 2022- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2020-10 TO ESTABLISH A 3,000 SQUARE FOOT CONVENIENCE STORE WITH A 4,400 SQUARE FOOT FUELING CANOPY AND A 5,739 SQUARE FOOT SELF-SERVE CARWASH LOCATED AT APN: 363-172-016 Whereas, David Berri, Imperial Stations, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2017-62 (Conditional Use Permit No. 2020-10 and Commercial Design Review No. 2020-09) proposing to establish a new 3,000 sq. ft. convenience store with the concurrent sale of beer and wine (Type 20 ABC), a 4,400 sq. ft. canopy with 18 fueling stations, and a 5,739 sq. ft. self-serve carwash on an approximately 1.8- acre site. The project will provide 49 parking spaces that include 22 standard spaces, two (2) accessible spaces, and 25 vacuum spaces. The proposed project is located south of Diamond Drive, east of Mission Trail, and west of Casino Drive (APN: 363-172-016); and, Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and, Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives; and, Whereas, Section 17.415.070.A of the Lake Elsinore Municipal Code (LEMC) provides that certain uses have operational characteristics that, depending on the location and design of the use, may have the potential to negatively impact adjoining properties, businesses or residents and therefore are permitted subject to the issuance of a Conditional Use Permit, which allows the City to comprehensively review and approve the use; and, Whereas, pursuant to Section 17.415.070.B of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying Conditional Use Permits; and, Whereas, on March 1, 2022, at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Commission has considered the project and has found it acceptable. Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency: PC Reso. No. 2022-____ Page 2 of 4 1. The project is not subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell 2. The project site has been previously disturbed and has been repeatedly been disked over the years for weed abatement. Due to the numerous disturbances of the subject site, there is little habitat value for the MSHCP and other special status species. As such, the Riparian/Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable. 3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines and the Additional Survey Needs and Procedures because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas. 4. The project is consistent with the Fuels Management Guidelines because the project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas. 5. The project has been conditioned to pay any applicable MSHCP Local Development Mitigation fees. Section 3: The Commission finds that the proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 In-Fill Development Projects. The project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, and is within the City’s boundaries on a site less than five acres surrounded by urban uses. The subject property has no value as habitat for endangered, rare or threatened species. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality and the project is adequately served by all required utilities and public services. Section 4: That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding Conditional Use Permit No. 2020-10: 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 zoning district in which the site is located. The project has a General Plan Land Use designation Commercial Mixed Use (CMU) and is located within the Lake Elsinore Hills District. The CMU Land Use designation allows a mix of residential and non-residential uses within a single proposed development area, with an emphasis on retail, service, civic and professional office uses. The Floor Area Ratio (FAR) for non-residential uses is 0.80:1 and a minimum of 50% of the total floor area shall be commercial uses. The Project is proposing to develop a convenience store with a gas station and a self-serve carwash with 0.17 FAR with the entire project site dedicated to a commercial use. The current zoning for the subject site is Commercial Mixed Use (CMU). Per Section 17.134.020 (Table of land uses and glossary/definitions) of the CMU zone, convenience stores are permitted uses and carwashes are permitted uses subject to approval of a Conditional Use Permit. Per Section 17.134.020 of the CMU zone, the Community Development Director has deemed Gasoline Dispensing Establishments to be in accord with the purpose of the CMU zone and having characteristics similar to those uses listed in Section 17.134.020 (Table of land uses and glossary/definitions) as requiring a Conditional Use Permit. Further, the proposed commercial project will assist in achieving PC Reso. No. 2022-____ Page 3 of 4 the development of a well-balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. The proposed use does not propose either directly or indirectly any detrimental effects to the existing surrounding community. The project has been conditioned as such to avoid any possible negative impacts associated with the proposed project. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will complement the existing uses, based on the submitted plans and the conditions of approval imposed on the project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The project would include right-of-way dedication along Mission Trail and Casino Drive to their ultimate half‐section width and constructing frontage improvements in accordance with City’s Engineering Department. These improvements will be sufficient for the type and quantity of traffic generated by the proposed use. 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 1, 2022, appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 5: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby finds that the project is consistent with the MSHCP. Section 6: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the project, the Commission hereby approves Conditional Use Permit No. 2020-10. PC Reso. No. 2022-____ Page 4 of 4 Section 7: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 1st day of March, 2022. John Gray, Chairman Attest: ___________________________________ Damaris Abraham Acting Planning Manager STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Acting Planning Manager of the City of Lake Elsinore, California, hereby certify that Resolution No. 2022-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on March 1, 2022 and that the same was adopted by the following vote: AYES: NOES: ABSTAIN: ABSENT: Damaris Abraham Acting Planning Manager RESOLUTION NO. 2022- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2020-09 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR A 3,000 SQUARE FOOT CONVENIENCE STORE WITH A 4,400 SQUARE FOOT FUELING CANOPY AND A 5,739 SQUARE FOOT SELF-SERVE CARWASH LOCATED AT APN: 363-172-016 Whereas, David Berri, Imperial Stations, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2017-62 (Conditional Use Permit No. 2020-10 and Commercial Design Review No. 2020-09) proposing to establish a new 3,000 sq. ft. convenience store with the concurrent sale of beer and wine (Type 20 ABC), a 4,400 sq. ft. canopy with 18 fueling stations, and a 5,739 sq. ft. self-serve carwash on an approximately 1.8- acre site. The project will provide 49 parking spaces that include 22 standard spaces, two (2) accessible spaces, and 25 vacuum spaces. The proposed project is located south of Diamond Drive, east of Mission Trail, and west of Casino Drive (APN: 363-172-016); and, Whereas, the proposed project is exempt from the California Environmental Quality Act (Cal. Publ. Res. Code §§21000 et seq.:”CEQA”) and CEQA Guidelines (14. Cal. Code Regs §§15000 et seq.), specifically pursuant to Section 15332 (Class 32 – In-Fill Development Projects); and, Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and, Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives; and, Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying design review applications; and, Whereas, on March 1, 2022 at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Commission has reviewed and analyzed the proposed project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore General Plan (GP), and the LEMC and finds and determines that the proposed project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC. PC Reso. No. 2022-____ Page 2 of 4 Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency: 1. The project is not subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell 2. The project site has been previously disturbed and has been repeatedly been disked over the years for weed abatement. Due to the numerous disturbances of the subject site, there is little habitat value for the MSHCP and other special status species. As such, the Riparian/Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable. 3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines and the Additional Survey Needs and Procedures because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas. 4. The project is consistent with the Fuels Management Guidelines because the project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas. 5. The project has been conditioned to pay any applicable MSHCP Local Development Mitigation fees. Section 3: The Commission finds that the proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 In-Fill Development Projects. The project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, and is within the City’s boundaries on a site less than five acres surrounded by urban uses. The subject property has no value as habitat for endangered, rare or threatened species. Approval of the Project will not result in any significant effects relating to traffic, noise, air quality, or water quality and the project is adequately served by all required utilities and public services. Section 4: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding Commercial Design Review No. 2020-09: 1. The Project, as approved, will comply with the goals and objectives of the General Plan and the zoning district in which the project is located. The project has a General Plan Land Use designation Commercial Mixed Use (CMU) and is located within the Lake Elsinore Hills District. The CMU Land Use designation allows a mix of residential and non-residential uses within a single proposed development area, with an emphasis on retail, service, civic and professional office uses. The Floor Area Ratio (FAR) for non-residential uses is 0.80:1 and a minimum of 50% of the total floor area shall be commercial uses. The Project is proposing to develop a convenience store with a gas station and a self-serve carwash with 0.17 FAR with the entire project site dedicated to a commercial use. The current zoning for the subject site is Commercial Mixed Use (CMU). Per Section 17.134.020 (Table of land uses and glossary/definitions) of the CMU zone, convenience stores are permitted uses and carwashes are permitted uses subject to approval of a Conditional Use Permit. Per Section 17.134.020 of the CMU zone, the Community Development Director has deemed Gasoline Dispensing Establishments to be in accord with the purpose of the CMU zone and having characteristics similar to those PC Reso. No. 2022-____ Page 3 of 4 uses listed in Section 17.134.020 (Table of land uses and glossary/definitions) as requiring a Conditional Use Permit. 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. The architecture has been designed to achieve harmony and compatibility with the surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the Project site. In addition, safe and efficient circulation has been achieved onsite. 3. Conditions and safeguards pursuant to Section 17.415.050.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 August 17, 2021. The project, as reviewed and conditioned by all applicable City divisions, departments, and agencies, to ensure that the project will be developed in accordance with Section 17.415.050 of the LEMC and the provisions of the Lake Elsinore Hills Planning District. Section 5: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby finds that the project is consistent with the MSHCP. Section 6: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby approves Commercial Design Review No. 2020-09. Section 7: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 1st day of March, 2022. John Gray, Chairman Attest: ___________________________________ Damaris Abraham Acting Planning Manager PC Reso. No. 2022-____ Page 4 of 4 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Acting Planning Manager of the City of Lake Elsinore, California, hereby certify that Resolution No. 2022-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on March 1, 2022 and that the same was adopted by the following vote: AYES: NOES: ABSTAIN: ABSENT: Damaris Abraham Acting Planning Manager Applicant’s Initials: _____ Page 1 of 17 CONDITIONS OF APPROVAL PROJECT: PA 2017-62/CUP 2020-10/CDR 2020-09 PROJECT NAME: Imperial Stations PROJECT LOCATION: APN: 363-172-016 APPROVAL DATE: EFFECTIVE DATE: EXPIRATION DATE: GENERAL 1. Planning Application No. 2017-62 (Conditional Use Permit No. 2020-10 and Commercial Design Review No. 2020-09) proposes to establish a new 3,000 sq. ft. convenience store with the concurrent sale of beer and wine (Type 20 ABC), a 4,400 sq. ft. canopy with 18 fueling stations, and a 5,739 sq. ft. self-serve carwash on an approximately 1.8-acre site. The project will provide 49 parking spaces that include 22 standard spaces, two (2) accessible spaces, and 25 vacuum spaces. The proposed project is located south of Diamond Drive, east of Mission Trail, and west of Casino Drive (APN: 363-172-016). 2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning approval, implementation and construction of CUP 2020-10 and CDR 2020-09, which action is bought within the time period provided for in California Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section 21167, including the approval, extension or modification of CUP 2020-10 and CDR 2020- 09 or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition. 3. Within 30 days of project approval, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records. PLANNING DIVISION 4. Conditional Use Permit No. 2020-10 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 2 of 17 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. 5. Commercial Design Review No. 2020-09 shall lapse and become void two years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two- year period, subject to any approved extensions, and shall continue to be valid upon a change of ownership of the site, which was the subject of the design review application. 6. An application for modification, expansion or other change in a Conditional Use Permit shall be reviewed according to the provisions of the Section 17.415.070 of the LEMC, in a similar manner as a new application 7. If operation of this use triggers concerns related to parking , noise, traffic, or other impacts, at the discretion of the Community Development Director, this Conditional Use Permit may be referred back to the Planning Commission for subsequent review at a Public Hearing. If necessary, the Commission may modify or add conditions of approval to mitigate such impacts, or may revoke said Conditional Use Permit. 8. All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 9. All future development proposals shall be reviewed by the City on a project-by-project basis. If determined necessary by the Community Development Director or designee, additional environmental analysis will be required. 10. Any proposed minor revisions to approved plans shall be reviewed and approved by the Community Development Director or designee. Any proposed substantial revisions to the approved plans shall be reviewed according to the provisions of the Municipal Code in a similar manner as a new application. Grading plan revisions shall be reviewed by the City Engineer. 11. The applicant shall provide all project-related on-site and off-site improvements as required by these Conditions of Approval. 12. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall not take place on Sunday, or any Legal Holidays. The Project shall also comply with the following requirements to minimize noise levels during from construction activities: PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 3 of 17 a. The construction contractor shall erect a minimum 14‐foot high temporary construction barrier to shield the playground associated with the preschool from mobile construction equipment and a minimum 8 ft high portable temporary construction barrier immediately to the southeast for all onsite stationary construction equipment. The barrier shall be continuous with no gaps or holes and may be any material that has a minimum Sound Transmission Class (STC) rating of 28. b. The construction contractor shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards. c. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the Project site whenever feasible. d. The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction‐related noise sources and the noise‐sensitive receptors nearest the Project site during all Project construction whenever feasible. 13. No individual signs are approved as part of this approval. The applicant or designee shall submit an application for a sign permit, pay appropriate fees and receive approval from the Community Development Department for any sign(s) installed at the project site. 14. 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. 15. Graffiti shall be removed within 24 hours. 16. All materials and colors depicted on the approved plans shall be used. If the applicant wishes to modify any of the approved materials or colors depicted on the plans, the applicant shall submit a proposal setting forth the modifications for review by the Community Development Director or his designee 17. 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. 18. 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 PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 4 of 17 Prior to Issuance of Grading Permits/Building Permits 19. Prior to issuance of a building permit, the applicant shall pay Development Impact Fees (DIF) and MSHCP Fees per LEMC Section 16.85, at the rate in effect at the time of payment. 20. All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public streets. Any roof mounted central swamp coolers shall also be screened, and the Community Development Director, prior to issuance of building permit shall approve screening plan. 21. The project shall meet all requirements of the Elsinore Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards. 22. 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. 23. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors, materials and design of the project architecture. 24. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Division review and approval prior to the issuance of building permits. 25. Prior to issuance of a building permit, one (1) set of the Final Landscaping / Irrigation Detail Plans along with a digital copy (i.e. PDF format) shall be submitted to the Community Development Department with appropriate fees, for review and approval by the Community Development Director or designee. a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method. b. All planting areas shall be separated from paved areas with a six inch (6”) high and six inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape areas. c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty- four inches (24”). d. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines. e. No required tree planting bed shall be less than 5 feet wide. f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks. g. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines. i. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. j. Final landscape plan must be consistent with approved site plan. k. Final landscape plans to include planting and irrigation details. PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 5 of 17 l. Final landscape plans shall include drought tolerant planting consistent with Elsinore Valley Municipal Water District standards subject to plan check and approval by the City’s landscape plan check consultant. m. No turf shall be permitted. 26. 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. 27. 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 28. 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. 29. 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. 30. Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2019 California Green Building Standards. 31. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. All ground floor units to be adaptable. b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as club house, trach enclosure tot lots and picnic areas. 32. 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 PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 6 of 17 ssalazar@lake-elsinore.org or 951-674-3124 X 277. 33. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 34. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 35. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 36. 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. 37. 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 38. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of the Section 5.507, of the 2019 edition of the California Building Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) 39. 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. 40. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Asbestos report and lead base paint reports are required before demo permit will be issued. Prior to Issuance of Building Permit(s) 41. 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. PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 7 of 17 Prior to Beginning of Construction 42. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. ENGINEERING DIVISION General 43. All new submittals for plan check or permit shall be made using the City’s online Self-Service Portal (CSSP). 44. All plans (Street, Storm Drain, Improvement, Grading) shall be prepared by a Registered Civil Engineer using the City’s standard title block. 45. All required soils, geology, hydrology and hydraulic and seismic reports shall be prepared by a Registered Civil Engineer. 46. All slopes and landscaping within the public right-of-way shall be maintained by the property owner, owner’s association, firms contracted by the property owner’s association, or another maintenance entity approved by the City Council. 47. All open space 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. 48. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the applicant shall be required to contract with CR&R Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated both during cleaning, demolition, clear and grubbing or all other phases of construction and during occupancy. 49. Applicant shall submit a detailed hydrology and hydraulic study for review for the sufficient containment and conveyance of the storm water to a safe and adequate point as approved by the City Engineer. 50. The site will accommodate all construction activity, building activity, vehicles, etc. No staging on public streets or private property belonging to others shall be conducted without the written permission of the property owner. FEES 51. Applicant shall pay all applicable permit application and Engineering assessed fees, including without limitation plan check and construction inspection fees, at the prevalent rate at time of payment in full. 52. Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent rate at time of payment in full. Mitigation and Development Impact Fees include without limitation: a. Master Plan of Drainage Fee – Due prior to Grading Permit issuance b. Traffic Infrastructure Fee (TIF) – Due prior to Building Permit issuance c. Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 8 of 17 d. Stephens’ Kangaroo Habitat Fee (K-Rat) – Due prior to Grading Permit issuance 53. Applicant shall pay fee in-lieu of construction of future City road cross-section median improvements on Mission Trail and Casino Drive. The fee shall be equal to current cost estimate for improvements (including contingency) plus an additional 15% of the total construction cost estimate to cover design and administrative costs. LAND DIVISION-DEDICATION 54. All required public right-of-way dedications and easements shall be prepared by the developer or his agent and shall be submitted to the Engineering Department for review and approval. 55. Applicant shall dedicate in fee title to the City right-of-way along Mission Trail adjacent to the property frontage for a total right-of-way of 60 feet from centerline to the project property line. 56. Applicant shall dedicate in fee title to the City right-of-way along Casino Drive adjacent to the property frontage for a total right-of-way of 50 feet from centerline to the project property line. 57. The project may vacate/abandon City approved excess right-of-way by separate instrument. All City costs for processing a vacation/abandonment (ex. Publication, noticing) shall be invoiced and paid by the developer. 58. Legal agreements and financial commitments (LLMD, CFD, etc.) for operation and maintenance be recorded prior to Certificate of Occupancy. STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES Design 59. 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. De Minimus Discharges c. MS4 60. A Water Quality Management Plan (WQMP) shall be prepared using the Santa Ana Region 8 approved template and guidance and submitted for review and approval to the City. a. The Final WQMP shall be approved by the City prior to rough or precise grading plan approval and issuance of any permit for construction. 61. 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). PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 9 of 17 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. HCOC – demonstrate that discharge flow rates, velocities, duration and volume for the post construction condition from a 2-year and 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 flood mitigation for the 10-year, 6- and 24-hour rain events). k. Operations and Maintenance (O&M) Plan and Agreement (using City approved form and/or CC&Rs) as well as documentation of formation of funding district for long term maintenance costs. 62. The 2010 SAR MS4 Permit requires evaluation of the site for implementation of LID Principles and LID Site Design, where feasible, to treat the pollutants of concern identified for the project, the following manner (from highest to lowest priority): a. Evaluate site for highest and best use applicability (Exemption for projects that discharge to Lake Elsinore). 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 the order presented: infiltrate, harvest and use, evaoptranspire 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. 63. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff. 64. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape. 65. Project trash enclosure shall be covered, bermed, and designed to divert drainage from adjoining paved areas and regularly maintained. 66. Hydromodification / Hydraulic Conditions of Concern – The project shall identify potential Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance of natural water bodies and drainage systems; conserve natural areas; protect slopes and channels; and minimize significant impacts from urban runoff. 67. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Department. PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 10 of 17 68. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City authorized marker. 69. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in accordance with NPDES Permit Provision XII.D.4. 70. The project site shall implement full trash capture methods/devices approved by the Region Water Quality Control Board. 71. To meet NPDES requirements, all vehicle/equipment washing/steam cleaning areas must be self-contained and/or covered, equipped with a clarifier or other pretreatment facility, and properly connected to a sanitary sewer or other appropriately permitted disposal facility. PLAN REQUIREMENTS: The Owner/Applicant shall incorporate these vehicle/equipment wash requirements into project design and depict on plans, including detail plans as needed. Construction 72. 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. 73. 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. 74. Erosion & Sediment Control – All Projects – Prior to the issuance of any grading or building permit for construction or demolition, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City’s NPDES Program and state water quality regulations for grading and construction activities. A copy of the plan shall be incorporated into the SWPPP, kept updated as needed to address changing circumstances of the project site, be kept at the project site, and available for review upon request. 75. The project shall implement LID practices that treat the 85th percentile storm in the priority order as follows: a. Highest and best use – treat all pollutants of concern to a medium to high level and discharge (applicable to projects discharging to Lake Elsinore) b. Infiltrate c. Harvest and use d. Evapotranspire and/or bio-treat 76. Chemical Management – Prior to 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 PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 11 of 17 requirements. A copy of the approved “Chemical Management Plans” shall be furnished to the Fire Marshall, prior to the issuance of any Certificates of Use and Occupancy. Post-Construction 77. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include: a. Demonstrate that the project has compiled with all non-structural BMPs described in the project’s WQMP. b. Provide signed, notarized certification from the Engineer of Work that the structural BMPs identified in the project’s WQMP are installed in conformance with approved plans and specifications and operational. c. Submit a copy of the fully executed, recorded City approved Operations and Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the recorded City approved CC&R. d. The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall: (1) describe the long-term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation and maintenance of the referenced BMPs; (3) describe the mechanism for funding the long-term operation and maintenance of the referenced BMPs; and (4) provide for annual certification for water quality facilities by a Registered Civil Engineer. The City format shall be used. e. Provide documentation of annexation into a CFD for funding facilities to be maintained by the City. f. Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or CC&R’s attached) are available for each of the initial occupants. g. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the Engineer of Work dated 12 months after the Certificate of Occupancy will be considered in lieu of a Special Investigation by the City. h. Provide the City with a digital .pdf copy of the Final WQMP. UTILITIES 78. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the property owner or his agent. 79. Underground water rights shall be dedicated to the City pursuant to the provisions of Section 16.52.030 (LEMC), and consistent with the City’s agreement with the Elsinore Valley Municipal Water District. 80. Applicant 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. 81. Submit a “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. PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 12 of 17 IMPROVEMENTS Design 82. Sight distance into and out and throughout the project location shall comply with City or Caltrans standards. 83. 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. 84. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 85. A drainage study shall be provided. The study shall identify the following: identify storm water runoff from and upstream of the site; show existing and proposed off-site and on-site drainage facilities; and include a capacity analysis verifying the adequacy of the facilities. The drainage system shall be designed to ensure that runoff from a 10-year storm of 6 hours and 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 86. All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. All off-site drainage, if different from historic flow, shall be conveyed to a public facility. 87. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 88. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 89. All existing storm drain inlet facilities adjacent to the subject properties shall be retrofitted with a storm drain filter; all new storm drain inlet facilities constructed by this project shall include a storm drain filter. 90. A California Registered Civil Engineer shall prepare the improvement plans required for this project. Improvements shall be designed and constructed to City Standards and Codes (LEMC 12.04 and 16.34). 91. If existing improvements are to be modified, the existing improvement plans on file shall be revised accordingly and approved y the City Engineer prior to issuance of a building permit. PERMITTING/CONSTRUCTION 92. An Encroachment Permit shall be obtained prior to any work on City right-of-way. The developer shall submit the permit application, required fees and executed agreements, security and other required documentation prior to issuance. 93. All compaction reports, grade certification, monument certification (with tie notes delineated PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 13 of 17 on 8 ½ X 11” Mylar) shall be submitted to the Engineering Department before final inspection of public works improvements will be scheduled and approved. PRIOR TO GRADING PERMIT Design 94. 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. The grading submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual. 95. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 96. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 97. If the grading plan identifies alterations in the existing drainage patterns as they exit the site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required prior to issuance of grading permits. All grading that modifies the existing flow patterns and/or topography shall be in compliance with Federal, State and Local law and be approved by the City Engineer. 98. A seismic study shall be performed on the site to identify any hidden 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. The location of faults, active or inactive shall be shown on the plan sets. 99. The developer shall obtain all necessary off-site easements and/or permits for off-site grading and the applicant shall accept drainage from the adjacent property owners. 100. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and/or diversion of drainage. 101. All natural drainage traversing the site (historic flow) shall be conveyed through the site in a manner consistent with the historic flow or to one or a combination of the following: to a public facility; accepted by adjacent property owners by a letter of drainage acceptance; or conveyed to a drainage easement as approved by the City Engineer. Permit/Construction 102. Developer shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance. 103. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. 104. Prior to commencement of grading operations, developer is to provide to the City a map of PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 14 of 17 all proposed haul routes to be used for movement of export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cubic yards shall be approved by the City Council (LEMC 15.72.065). 105. Export sites located within the Lake Elsinore City limits must have an active grading permit. 106. Applicant to provide to the City a video record of the condition of all proposed public City haul roads. In the event of damage to such roads, the applicant shall pay full cost of restoring public roads to the baseline condition. A bond may be required to ensure payment of damages to the public right-of-way, subject to approval of the City Engineer. 107. All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the City. 108. Review and approval of the project sediment and erosion control plan shall be completed. As warranted, a copy of the current SWPPP shall be kept at the project site and be available for review upon request. 109. Approval of the project Final Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading or building permit. 110. Submit applicable environmental clearance document to the Engineering Department. This approval shall identify and clear all proposed grading activity anticipated for this project. PRIOR TO BUILDING PERMIT 111. Provide soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 112. Prior to issuance of certificates of use and occupancy or building permits for individual tenant improvements or construction permits for a tank or pipeline, facility uses shall be identified and, for specified uses (where the proposed improvements will store, generate or handle hazardous materials in quantities that will require permitting and inspection once operational), the applicant shall propose plans and measures for chemical management (including, but not limited to storage, emergency response, employee training, spill contingencies and disposal) to the satisfaction of the City Building Official(s). 113. All street improvement plans, traffic signal plans, signing and striping plans shall be completed an approved by the City Engineer per Traffic Impact Analysis dated June 4, 2021, as specified. 114. All required public right-of-way dedications and easements shall be prepared by the developer or his agent and shall be submitted to the Engineering Department for review and approval prior to issuance of the building permit. PRIOR TO OCCUPANCY / FINAL APPROVAL 115. 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. PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 15 of 17 116. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 117. Covenants, Conditions and Restrictions (CC&Rs) shall be recorded prior to occupancy. A digital copy shall be provided to the Engineering Department. 118. As-built plans for all approved plan sets shall be submitted for review and approval by the City. The developer/owner is responsible for revising the original mylar plans. 119. In the event of the damage to City roads from hauling or other construction related activity, applicant shall pay full cost of restoring public roads to the baseline condition. 120. 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 a USB flash drive or electronically to the Engineering Department before final inspection will be scheduled. 121. All required public right-of-way dedications, easements, vacations and easement agreement(s) shall be recorded with a recorded copy provided to the City prior to occupancy. 122. Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval. PROJECT CLOSEOUT / SECURITY RELEASE 123. Applicant shall submit documentation pursuant to City’s Security Release handout. 124. Applicant shall submit as-built all Engineering Department approved project plan sets. After City approval of paper copy, the developer/owner is responsible for revising the original mylar plans. Once the original mylars have been approved, the developer shall provide the City with a digital copy of the “as-built” plans in .tif format. 125. Applicant shall provide AutoCAD and GIS Shape files of all Street and Storm Drain plans. All data must be in projected coordinate system: NAD 83 State Plane California Zone VI U.S. Fleet. CITY OF LAKE ELSINORE FIRE MARSHAL 126. The applicant/operator shall comply with all requirements of the Riverside County Fire Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225. DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services) 127. Prior to issuance of a building permit, the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 16 of 17 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. PA 2017-62/CUP 2020-10/CDR 2020-09 PC: March 1, 2022 Conditions of Approval CC: TBD Applicant’s Initials: _____ Page 17 of 17 I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the Planning Commission of the City of Lake Elsinore on __________ . I also acknowledge that all Conditions shall be met as indicated. Date: Applicant’s Signature: Print Name: Address: Phone Number: IMPERIAL STATIONS PLANNING APPLICATION NO. 2017-62 Conditional Use Permit No. 2020-10 Commercial Design Review No. 2020-09 CLASS 32 CATEGORICAL EXEMPTION CHECKLIST Prepared By: CITY OF LAKE ELSINORE 130 South Main Street Lake Elsinore, CA 92530 Applicant: DAVID BERRI, IMPERIAL STATIONS, INC. 3199 Red Hill Avenue Ste. B Costa Mesa, CA 92626 Project Location: 31800 Mission Trail APN: 363-172-016 February 2022 Imperial Stations Class 32 Categorical Exemption Checklist - Page 2 of 14 SURROUNDING LAND USES AND SETTING: The project site is located at 31800 Mission Trail between Diamond Drive and Malaga Road. The project site is currently vacant and has street frontage along Mission Trail and Casino Drive. The project site has a General Plan Land Use and Zoning Designation of Commercial Mixed Use (CMU). Existing land uses surrounding the proposed project include commercial uses and a church to the north (Winston Plaza), commercial uses and a preschool to the south (Mission Trail Plaza), commercial uses to the west (La Laguna Mercado Shopping Center), and commercial development to the east across Casino Drive. PROJECT DESCRIPTION: The project proposes to establish a new 3,000 sq. ft. convenience store with the concurrent sale of beer and wine (Type 20 ABC), a 4,400 sq. ft. canopy with 18 fueling stations, and a 5,739 sq. ft. self-serve carwash on an approximately 1.8-acre site (‘Project’). The Project will provide 49 parking spaces that include 22 standard spaces, two (2) accessible spaces, and 25 vacuum spaces. The proposed convenience store is a single-story building with a height of 28’-6” and the proposed carwash building is a two-story building with a height of 27’-6”. The buildings would incorporate architectural elements (such as parapets) of different heights and staggered exterior wall planes. Exterior building finish materials of the convenience store would include smooth stucco, foam trim finished with stucco, aluminum doors with tempered glass, and a metal awning. Exterior building finish materials of the carwash building will include smooth stucco, foam trim finished with stucco, aluminum composite roof fascia, metal siding, metal awnings, metal accent roofing, tempered glass windows, and steel canopy columns. Exterior colors of the buildings will include various shades of gray and red accent. The Project would include approximately 11,944 sq. ft. of landscaped area, or 15.1 percent coverage of the lot area. New landscaping would be installed along the Project frontage on Mission Trail and Casino Drive to provide effective screening for the Project. Access to the site will be provided by two 30-foot driveways (with full ingress and/egress) at Mission Trail. The proposed site plan is shown in Figure 2. GENERAL PLAN DESIGNATION: Commercial Mixed Use (CMU) ZONING: Commercial Mixed Use (CMU) Imperial Stations Class 32 Categorical Exemption Checklist - Page 3 of 14 Figure 1 – Aerial/Vicinity Map Imperial Stations Class 32 Categorical Exemption Checklist - Page 4 of 14 Figure 2 – Site Plan Imperial Stations Class 32 Categorical Exemption Checklist - Page 5 of 14 INFORMATION DEMONSTRATING THAT THE PROJECT SATISFIES THE CONDITIONS DESCRIBED IN SECTIONS 15300.2 AND 15332 OF TITLE 14 OF THE CALIFORNIA CODE OF REGULATIONS: Criterion (a): Is the project consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations? The Project site has a General Plan Land Use and Zoning Designation of Commercial Mixed Use (CMU). The CMU Land Use Designation provides for a mix of residential and non- residential uses within a single proposed development area, with an emphasis on retail, service, civic and professional office uses. The proposed Project, a gasoline dispending establishment and carwash, is a permitted use subject to a Conditional Use Permit under the CMU zoning land use regulations. The Project complies with all applicable development standards of the CMU zone. Therefore, the Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. Criterion (b): Is the proposed development located within the City limits on a Project site of no more than five acres substantially surrounded by urban uses? The approximately 1.8-acre Project site is entirely located within Lake Elsinore city limits, within a developed portion of the Lake Elsinore Hills District and is surrounded by various nonresidential urban uses, as shown in Figure 1. Criterion (c): Does the Project site have value as habitat for endangered, rare or threatened species? The Project site is entirely disturbed does not contain suitable habitat for any candidate, sensitive, or special status plant or wildlife species. The Project site has been disked for weed abatement purposes. Moreover, the Project site is surrounded by existing urban development. Furthermore, the Project site is not located within a Criteria Cell of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) and was not required to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) processes. The Project complies with the MSHCP and is consistent with all applicable requirements of the MSHCP. Criterion (d): Would approval of the Project result in any significant effects relating to traffic, noise, air quality, or water quality? I. Traffic The following review of potential traffic impacts is based on the Traffic Impact Analysis prepared by STE dated June 4, 2021 (included as Appendix A) for the proposed Project. The purpose of the Traffic Impact Analysis is to assess the potential effects of the Project on the transportation system by estimating changes to Level of Service (LOS) for nearby road intersections and changes to vehicle miles traveled (VMT) per capita. Imperial Stations Class 32 Categorical Exemption Checklist - Page 6 of 14 A summary of the Transportation Impact Analysis is provided below: • The Project does not change existing LOS at nearby intersections which will continue to operate at LOS C or better under Existing Plus Ambient Plus Project Conditions. This level of service does not fall below the City’s minimum LOS of D or better. Therefore, the Project does not cause a significant impact to LOS. • The Project’s incremental VMT per capita change is presumed to be less than significant because the Project meets the City’s impact screening criteria. The City’s Traffic Impact Analysis guidelines provide that local serving retail Projects less than 50,000 square feet may be presumed to result in less than significant VMT impacts. Therefore, the Project would not cause a significant impact to VMT per capita. Conclusion: The Project would not significantly impact the City transportation system because (1) affected intersections will continue to operate at acceptable levels above the City minimum, and (2) the Project’s changes to VMT per capita may be assumed to be less than significant under the City’s adopted Traffic Impact Analysis guidelines. For additional information, refer to the Traffic Impact Analysis and VMT memorandum included as Appendix A to this report. II. Noise The following review of potential noise impacts is based on the Noise and Vibration Impact Analysis prepared by LSA dated November 2021 (included in Appendix B) for the Project. Under Appendix G of the State CEQA Guidelines, the proposed Project would create significant impacts if the Project would result in: • 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; • Generation of excessive groundborne vibration or groundborne noise levels; or • Expose people residing or working in the Project area to excessive noise levels if the Projects is 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 The purpose of the Noise and Vibration Impact Analysis is to assess the potential noise and vibration impacts resulting from the Project construction and operation, in addition to evaluating whether the Project would expose people to excessive noise levels. A summary of the Noise and Vibration Impact Analysis is provided below: • Construction of the Project would not exceed the City’s construction noise standards. Therefore, the Project would not result in significant noise impacts from construction activities. • Operation of the Project would not exceed the City’s exterior noise standards. Therefore, the Project would not result in significant noise impacts from operational activities. Imperial Stations Class 32 Categorical Exemption Checklist - Page 7 of 14 • Construction and operation of the Project would not generate excessive groundborne vibration or groundborne noise levels. Therefore, the Project would not result in significant vibration impacts. • The Project site is located outside the applicable noise contours of nearby airports. Therefore, the Project would not expose people working in the Project area to excessive noise levels and not create significant impacts. Conclusion: Construction of the Project would result in temporary noise impacts from transportation of construction crews and equipment to and from the Project site, and noise from construction activities including operation of mobile and stationary construction equipment. However, any temporary increases in ambient noise levels caused by construction would not exceed the City’s mobile and stationary construction noise standards. Therefore, impacts from construction noise would be less than significant. Although not required to mitigate any significant impacts under CEQA, the City will require the Project to comply with the following Conditions of Approval to minimize noise from Project construction as recommended in the Noise and Vibration Impact Analysis:  The construction contractor shall erect a minimum 14‐foot high temporary construction barrier to shield the playground associated with the preschool from mobile construction equipment and a minimum 8 ft high portable temporary construction barrier immediately to the southeast for all onsite stationary construction equipment. The barrier shall be continuous with no gaps or holes and may be any material that has a minimum Sound Transmission Class (STC) rating of 28  The construction contractor shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards.  The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the Project site whenever feasible  The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction‐related noise sources and the noise‐sensitive receptors nearest the Project site during all Project construction whenever feasible Operation of the Project would result in an increase in ambient noise levels from the car wash, fueling activities, parking activities, heating, ventilation, and air conditioning (HVAC) noise equipment, and truck deliveries and Project-related traffic. However, the increases in ambient noise levels caused by operation would not exceed the City’s exterior noise standards. Therefore, impacts from operational noise would be less than significant. The nearest airport facility to the Project site is a private airstrip located 1.5 miles away to the south of the Project site. However, the airport conditions are not optimal to service frequent or significant levels of air traffic. Therefore, the Project would not result in significant impacts because the Project would not expose people working in the Project area to excessive noise levels. Imperial Stations Class 32 Categorical Exemption Checklist - Page 8 of 14 Lastly, the Project would not generate excessive groundborne vibration or groundborne noise levels during construction or operation of the Project because vibration and groundborne noise resulting from the Project would not exceed applicable Federal guidelines relating to vibration impacts on sensitive receptors. Therefore, no significant vibration impacts would occur. For additional information, refer to the Noise and Vibration Impact Analysis included as Appendix B to this report. III. Air Quality The following review of potential air quality impacts is based on the Air Quality and Greenhouse Gas Analysis prepared by LSA dated November 2021 (included in Appendix C) for the Project. Under Appendix G of the State CEQA Guidelines, the proposed Project would create significant impacts if the Project would: • Conflict with or obstruct implementation of the applicable air quality plan; • 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; • Expose sensitive receptors to substantial pollutant concentrations; or • Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people The purpose of the Air Quality and Greenhouse Gas Analysis is to assess the potential air quality impacts resulting from the Project construction and operation, in addition to evaluate the Project’s compliance with applicable criteria pollutant thresholds established by the South Coast Air Quality Management District (SCAQMD). A summary of the Air Quality and Greenhouse Gas Analysis is provided below: • Construction and operation of the Project would not emit criteria pollutants exceeding the daily emissions thresholds established by SCAQMD. Therefore, the Project would not result in any regionally significant air quality impacts from Project construction and operation. • Construction and operation of the Project would not emit pollutants in excess of localized significance thresholds established by SCAQMD. Therefore, Project would neither result in any localized significant air quality impacts from Project construction and operation nor expose nearby sensitive receptors to substantial pollutant concentrations. • The proposed Project would not result in substantial increases in CO concentrations at intersections in the Project vicinity that would result in the exceedance of federal or State CO concentration standards. • Construction and operation of the Project would not result in significant odor impacts. • The proposed Project would not conflict with any applicable air quality plans including Lake Elsinore Climate Action Plan, SCAQMD Air Quality Plan, and the Southern Imperial Stations Class 32 Categorical Exemption Checklist - Page 9 of 14 California Association of Governments Regional Transportation Plan/Sustainable Communities Strategy. Given this consistency, it is concluded that the proposed Project’s impact to the climate from GHG emissions would not be cumulatively considerable. Conclusion: Project construction would result in emissions from equipment exhaust, fugitive dust, and architectural coatings. Both regional and localized construction emissions from Project construction would fall below SCQAMD daily significance thresholds. Therefore, the Project would not result in significant regional or localized air quality impacts due to Project construction. Project operation would result in regional impacts from increase in Project trip generation, and localized impacts from natural gas use for heating and emissions from on-site movement of motor vehicles. Regional and localized emissions from Project operation would fall below SCQAMD daily significance thresholds. Therefore, the Project would not result in significant regional or localized air quality impacts due to Project operation. Moreover, the Project does not have the potential to expose sensitive receptors to substantial pollutant concentrations, result in other emissions (such as those leading to odors) adversely affecting a substantial number of people, or conflict with or obstruct implementation of any air quality plan. In conclusion, the Project would not result in any significant air quality impacts. For additional information, refer to the Air Quality and Greenhouse Gas Analysis included as Appendix C to this report. IV. Water Quality The Project site is located within the San Jacinto River Sub-watershed of the Santa Ana Watershed region of Riverside County. The Santa Ana Regional Water Quality Control Board (SARWQCB) sets water quality standards for ground and surface waters within the 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 proposed Project would include grading, excavation, installation of subsurface infrastructure, and other earthmoving activities that have the potential to cause erosion that could degrade surface or ground water quality and/or violate water quality standards. The use of heavy construction equipment could result in the accidental release of hazardous materials (e.g., oils, fuels, and other water quality pollutants) that also could potentially affect surface and/or ground water quality. 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 SARWQCB, regulates storm water and urban runoff discharges from developments to natural and constructed storm drain systems in the City. Since the proposed 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 Imperial Stations Class 32 Categorical Exemption Checklist - Page 10 of 14 effective as of July 2, 2010) issued by the 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 site, and adjacent roadways. The Project site is currently vacant and consists of undeveloped, pervious surface. The existing drainage runoff are collected by concrete gutters and flow west to Casino Dr. by gravity. The proposed Project is a Carwash building with parking lots, driveway, and landscape areas. Conclusion: A Project Specific Water Quality Management Plan (FWQMP-2020-00007) dated April 2, 2020 (Revised October 13, 2020) has been prepared for the Project to address the increase in polluted runoff that would occur from the proposed Project by describing the site design, source control and treatment control Best Management Practices (BMPs) that will be implemented and maintained throughout the life of the Project. The onsite stormwater runoff will be collected by an onsite biofiltration system where it would pass through a filter and then be temporarily retained in the soil media. The plants and biological activity in the root zone would then function to take up pollutants and runoff, thus filtering the water before it is released into the storm drain system that eventually leads to Lake Elsinore. The SWPPP must also include construction-phase BMPs to protect against stormwater runoff. Through implementation of both the WQMP and SWPPP BMPs, along with regulatory compliance, the Project would meet applicable standards and discharge regulations. Therefore, the Project would not otherwise substantially degrade surface or ground water quality and any water quality impacts resulting from the proposed Project would be less than significant. For additional information, refer to the Water Quality Management Plan included as Appendix D to this report. Criterion (e): Can the Project site be adequately served by all required utilities and public services? Fire Protection: Development of the Project would be subject to City policies and ordinances relating to hazard mitigation and fire prevention. The Project would be required to comply with 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. Chapter 16.74 of the LEMC 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 is 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. Since the proposed Project includes new housing, impacts must be offset through the payment of the appropriate development impact fees. The Project would incrementally increase demands for Imperial Stations Class 32 Categorical Exemption Checklist - Page 11 of 14 fire protection services associated with service calls, inspections, etc. The increase in demand for fire protection services from this increase is not anticipated to require the construction of new facilities or infrastructure. Therefore, the proposed Project would not result in substantial adverse physical impacts related to fire protection, and impacts would be less than significant. Police Protection: Chapter 16.74 of the LEMC 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 would benefit such new development. The proposed Project would participate in this development impact fee program to mitigate potential impacts to police protection resources. Additionally, the Project would be required to comply with applicable law enforcement requirements and standards to ensure adequate law enforcement protection is available to serve the Project site. Potential impacts would be considered incremental and can be offset through the payment of the development impact fee and compliance with regulatory requirements. The proposed Project would not result in substantial adverse physical impacts related to police protection. Therefore, potential impacts associated with police Projection would be less than significant. Schools: The proposed Project site is located within the Lake Elsinore Unified School District (LEUSD). The Project would be required to pay school impact fees as levied by the LEUSD, which would provide funding for school facilities. The proposed Project does not propose new housing which could generate new students who would require LEUSD facilities and services. Therefore, any potential impacts would be considered incremental and would be offset through the payment of the appropriate development impact fees for schools. Based on the above, the proposed Project will not result in substantial adverse physical impacts related to schools. Any impacts would be less than significant Parks: The proposed Project does not propose residential uses so it would not generate additional residents who would need park facilities or services. Therefore, a direct increase in park usage is not expected as a result of the Project. New commercial development may cause incremental indirect impacts to park facilities from the occasional use of a park by employees during a lunch or dinner break. Section 16.34.060 in Chapter 16.34 (Required Improvements) for the LEMC requires that prior to the issuance of a building permit, the property owner or developer must 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 property owner or developer pay a fee for the purpose of purchasing the land and developing and maintaining the City park system. As a commercial Project, the proposed 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 so any potential impacts would be considered incremental and would be offset through the payment of the appropriate park fees. Based on the above, the proposed Project would not result in substantial adverse physical impacts related to parks. Any impacts would be less than significant. Other Public Facilities: The City is part of the Riverside County Library System. Section Imperial Stations Class 32 Categorical Exemption Checklist - Page 12 of 14 16.34.060 in Chapter 16.34 (Required Improvements) of the LEMC requires that prior to the issuance of a building permit, the property owner or developer must 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 to the community. Since the proposed Project would include new housing, potential impacts must be offset through the payment of the appropriate library mitigation fees. Therefore, potential impacts associated with libraries would be less than significant. Chapter 16.74 of the LEMC 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 would benefit such new development. Section 16.74.048 includes an “Animal shelter facilities fee” to mitigate the additional burdens created by new development for animal facilities. In addition, the property owner would be required to pay City Hall & Public Works fees, Community Center Fees, and Marina Facilities Fees prior to the issuance of building permits. Therefore, potential impacts associated with other public services and facilities would be less than significant. Wastewater/Sewer: The Project site is located within the wastewater/sewer service boundary of the Elsinore Valley Municipal Water District (EVMWD). The Project site’s development plan proposes to connect to the EVMWD wastewater/sewer system. Connections to local sewer mains will involve temporary and less than significant construction impacts that will occur in conjunction with other on-site improvements. In addition, the Project will be required to pay sewer connection fees. Implementation of the proposed Project will not require, or result in, the construction of new wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects. Any impacts will be less than significant. Storm Water Drainage: On-site grading and drainage improvements proposed in conjunction with the proposed site work would be required to comply with provisions of the National Pollutant Discharge Elimination System (NPDES) program, including Waste Discharge Requirements (WDR), and the 2010 Santa Ana Municipal Separate Sewer Permit (MS4) Permit, as enforced by the Santa Ana Regional Water Quality Board (SARWQCB). Pursuant to the City’s Municipal Code, all construction Projects shall apply Best Management Practices (BMPs) to be contained in the Project applicants submitted Stormwater Pollution Prevention Plan (SWPPP). The proposed Project was required to submit a Project-specific Water Quality Management Plan (WQMP) in identifying post-construction BMPs that include drainage controls such as infiltration pits, detention ponds, bioswales, berms, rain gardens, and pervious pavement. In addition, the proposed Project was required to submit a drainage study to ensure onsite and offsite drainage is accurately assessed and sufficient infrastructure is required for construction of the Project. During the grading and construction phase, the applicant will need to comply with the conditions of approval placed on the Project. With adherence to the Project- specific WQMP, the proposed Project will not substantially alter the existing drainage pattern of the site or area, nor will it require new or expanded off-site storm drain facilities the construction Imperial Stations Class 32 Categorical Exemption Checklist - Page 13 of 14 or relocation of which could cause significant environmental effects. Any impacts would be less than significant. Water Supplies: The Project site is located within the water service boundary of the Elsinore Valley Municipal Water District (EVMWD). The Project’s development plan proposes to connect to the EVMWD water supply system. Connections to local water mains will involve temporary and less than significant construction impacts that will occur in conjunction with other on-site improvements. In addition, the Project will be required to pay water connection fees and comply with Water Efficient Guidelines. Implementation of the proposed Project will not require, or result in, the construction of new water treatment facilities or expansion of existing facilities, the construction of which would cause significant environmental effects. Given the proposed Project’s relatively small size, any potential impacts are considered nominally incremental and less than significant. Solid Waste Disposal: All development within the City of Lake Elsinore is required to comply with applicable elements of AB 1327, Chapter 18 (California Solid Waste Reuse and Recycling Access Act of 1991), AB 939 (CalRecycle), and other local, state, and federal solid waste disposal standards. The California Integrated Waste Management Act of 1989 (AB 939) requires every city and county in the state to prepare a Source Reduction and Recycling Element (SRRE) to its Solid Waste Management Plan, that identifies how each jurisdiction will meet the mandatory state diversion goal of 50% by and after the year 2000. The purpose of AB 939 is to “reduce, recycle, and re-use solid waste generated in the state to the maximum extent feasible.” The Project site’s development plan is required to comply with applicable elements of AB 1327, Chapter 18 (California Solid Waste Reuse and Recycling Access Act of 1991), AB 939, and other applicable local, state, and federal solid waste disposal standards as a matter of regulatory policy as standard condition of approval, thereby ensuring that the solid waste stream to the waste disposal facilities is reduced in accordance with existing regulations. Any potential impacts will be less than significant. Electricity, Natural Gas, Telephone, Television: The Project site is located in a developed, urban setting. The site and the surrounding properties are fully served by various utility service providers. There are no anticipated significant service or system upgrades required to serve the Project. Any increase in the demand for public utilities by the Project would be less than significant. Imperial Stations Class 32 Categorical Exemption Checklist - Page 14 of 14 DETERMINATION: I find that the answers given above are adequately supported by the information sources cited following each question and that the effects of the proposed Project are typical of those generated within that class of Projects (i.e., Class 32 – Infill Development Projects) characterized as in-fill development meeting the conditions of Section 15332 of Title 14 of the California Code of Regulations. The proposed Project will not cause a significant effect on the environment and is, therefore, categorically exempt from the requirement for the preparation of environmental documents under the California Environmental Quality Act. Kevin Beery, Associate Planner Date Appendices: The following documents were used as information sources during preparation of this document. They are available for public review at the City of Lake Elsinore, Community Development Department, 130 South Main Street, Lake Elsinore, CA 92530, ph. (951) 674- 3124. A) Traffic Impact Analysis prepared by STE dated June 4, 2021 B) Noise and Vibration Impact Analysis prepared by LSA dated November 2021 C) Air Quality and Greenhouse Gas Analysis prepared by LSA dated November 2021 D) Water Quality Management Plan prepared by Ronie Dema-ala dated April 2, 2020 (Revised October 13, 2020) Kevin Beery 2/1/2022 I-15 MI SSI ON TRLUTO CEN ER D DIAMOND DRI-15 SBOFF G R A P E S T I-1 5 N B O F F CAMPBELL ST BARTCH ST I-15DIAMOND DRI-15 MI SSI ON TRLUTO CEN ER D DIAMOND DRI-15 SBOFF G R A P E S T I-1 5 N B O F F CAMPBELL ST BARTCH ST I-15DIAMOND DRPlanning Application No. 2017-62APN: 363-172-016VICINITY MAP PROJECT SITE ´ C A S I NO D R Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity Planning Application No. 2017-62APN: 363-172-016AERIAL MAP PR OJEC T SITE ´CAMPBELL STMISSION TRLC A S I NO D R M I S S I O N T R A I LC A S I N O D R I V EELECTRICAL6"S 4"S8"S 4"S4"S4"S4"S 4"SSLOPE 3%SLOPE 3%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%UP CJC Design, Inc. CJC Design, Inc. C A S I N O D R I V EELECTRICAL6"S 4"S8"S 4"S4"S4"S4"S 4"SSLOPE 3%SLOPE 3%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%UP CJC Design, Inc. NOT TO SCALEQTYDESCRIPTIONITEMPROJECT SITEd'zn engineeringINMISSEDALONLA-AENGAEPR DI N O IST E RE ROF.LNo. C54067EREG LIA IAL FORN IICSETATOFVCEERPRECISE GRADING PLANS%+6;1(.#-''.5+014'PRELIMINARY - PLANNING SUBMITTAL CL CL427.90'126.30'N43°38'44"W121.76'N71°02'54"E431.90'N18°56'11"W 170.01'N18°56'11"W 426.71'N43°38'56"W1430.54'L1L2L3L2N71°02'27"E82.20'L4N71°02'54"E554.20'PROPERTYLINEPROPERTYLINERIGHT OFWAY LINERIGHT OFWAY LINE740.70'287.77 FFCL 292.24 TOSLINE BLINE CLINE C LINE DLINE D LINE E SECTION ALINE AMISSION TRAIL TRASHFUEL CANOPYSECTION B (31 0 ) LINE F LINE FFF 291.6FF 290.1FF 293.1CASINO DRIVE( 3 0 5 )(310)LINE E EXISTING RIGHT-OF-WAYULTIMATE RIGHT-OF-WAYSECTION ASECTION DLINE G3' 7 '8' 10 ' 1 1 ' 12 ' 13 'SECTION C(315)(320)294293SECTION A-110+0011+0012+0013+0014+0015+00287.77 FF280320CON. STORE290330310300340280290300330310340320ULTIMATER/W280320280360320CL290340310300330340300290310330CASINO DRIVEd'zn engineeringINMISSEDALONLA-AENGAEPR DI N O IST E REROF.LNo. C54067EREG LIA IAL FORNIICSEXP. ETATOFV12/31/21CEERPRECISE GRADING PLANSPLANGP-022PRELIMINARYGRADING PLANLINE "A"LINE "B"40GRAPHIC SCALE: 1"= 20'-0"020606CONSTRUCTION NOTES:1ON-SITE:23451112222222333333444455.5 ' 9 .8 ' 15 .5 'PRELIMINARY - PLANNING SUBMITTAL 292.24 TOSCAR WASH TUNNEL280320300280320300293.1 FF10+0011+0012+0010+0011+0012+00280320300280320300FUEL CANOPY290.1 FF280320300280320300293.1 FF280320287.77 FF300280320300291.6 FF300320310290ULTIMATER/W280320300280320300ULT. R/W300320310290ULTIMATER/W300320310290ULTIMATER/W300320290310300320290310ULTIMATER/Wd'zn engineeringINMISSEDALONLA-AENGAEPR DI N O IST E R E ROF.LNo. C54067EREG LIA IAL FORNIICSEXP. ETATOFV12/31/21CEERPRECISE GRADING PLANSGP-036OPTION 1GRADING SECTIONSLINE "F"LINE "C"LINE "E"40GRAPHIC SCALE: 1"= 20'-0"020603LINE "D"SECTION BLINE "G"SECTION ASECTION A - 1SECTION DSECTION CPRELIMINARY - PLANNING SUBMITTAL 6"PROPOSED DRIVEWAY PAVERS PERLANDSCAPE PLANS.SCARIFY (12" MINIMUM DEEP) EXPOSEDSURFACE FILL SOILS AND COMPACT TOOPTIMUM MOISTURE CONTENT AND 90%RELATIVE COMPACTION BASED ON SOILSREPORT GRADING RECOMMENDATIONSSUB BASE (CRUSHED STONE ORCONCRETE) PER SOILS REPORTRECOMMENDATIONSPROPOSED DECORATIVE PAVERSAND/OR VENEER TREATMENT PERLANDSCAPE PLANS.MINIMUM RECOMMENDED REINFORCED CONCRETE SLABTHICKNESS AND 8' CONSTRUCTION/EXPANSION JOINTS FOREXTERIOR CONCRETE FLATWORK PER SOLS REPORT. (COVERWITH SLIP SHEET PRIOR TO TILE PLACEMENT)4" 12"3/4" CRUSHED AGGREGATE BASE,(CLASS 2) AS PER SOILS REPORTRECOMMENDATIONS3"SCARIFY (12" MINIMUM DEEP) EXPOSED SURFACE FILLSOILS AND COMPACT TO OPTIMUM MOISTURE CONTENTAND 90% RELATIVE COMPACTION BASED ON SOILSREPORT GRADING RECOMMENDATIONS NO. 3 REBARS @ 24" O.C. PERSOILS REPORTFINISHED SURFACE SLOPED TOSWALE FLOW LINECLFINISH SURFACEFINISH SURFACESLOPE TO FLOWLINESLOPE TO FLOWLINE2%2%24" WIDE6"52314TYPICAL CONCRETE SWALE SECTIONTYPICAL CONCRETE HARDSCAPE SECTIONTYPICAL DRIVEWAY PAVER SECTIONd'zn engineeringINMISSEDALONLA-AENGAEPR DI N O IST E RE ROF.LNo. C54067EREG LIA IAL FORN IICSEXP. ETATOFV12/31/19CEERPRECISE GRADING PLANS6GRADINGDETAILSGP-044PRELIMINARY - PLANNING SUBMITTAL CL CL427.90'126.30'N43°38'44"W121.76'N71°02'54"E431.90'N18°56'11"W 170.01'N18°56'11"W 426.71'N43°38'56"W1430.54'L1L2L3L2N71°02'27"E82.20'L4N71°02'54"E554.20'PROPERTYLINEPROPERTYLINERIGHT OFWAY LINERIGHT OFWAY LINE740.70'CL EXISTING RIGHT-OF-WAYULTIMATE RIGHT-OF-WAYd'zn engineeringINMISSEDALONLA-AENGAEPR DI N O IST E R E ROF.LNo. C54067EREG LIA IAL FORNIICSEXP. ETATOFV12/31/21CEERPRECISE GRADING PLANSGP-055OPTION 1EROSIONCONTROL PLAN40GRAPHIC SCALE: 1"= 20'-0"020606PLAN (714) 801-3918BERRI BROTHERSDRY SEASON REQUIREMENTS(MAY-SEPTEMBER)WET SEASON REQUIREMENTS(OCTOBER-APRIL)EROSION CONTROL NOTES:N.P.D.E.S. NOTES:CASINO DRIVEMISSION TRAIL PRELIMINARY - PLANNING SUBMITTAL d'zn engineeringINMISSEDALONLA-AENGAEPR DI N O IST E RE ROF.LNo. C54067EREG LIA IAL FORNIICS EXP. ETATOFV12/31/21CEERPRECISE GRADING PLANSGP-066CONSTRUCTIONBMPs40GRAPHIC SCALE: 1"= 20'-0"020606PRELIMINARY - PLANNING SUBMITTAL M I S S I O N T R A I LC A S I N O D R I V EELECTRICAL6"S 4"S8"S 4"S4"S4"S4"S 4"SSLOPE 3%SLOPE 3%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%UP CJC Design, Inc. EXTERIOR OR TENANT WALL MTL STUD FRAMING B.O. CEILING 3-5/8" MTL. STUDS 3-5/8" MTL. STUDS 6" MTL. STUDS SCHEDULED CEILING METAL STUD FRAMING PER WALL TAG BELOW METAL STUD TRACK ATTACHED W/ FASTENERS @ 24" O.C. MAX. SCHEDULED CEILING TOP OF CONC SOUND BATT INSULATION @ RESTROOM ONLY METAL STUD FRAMING PER WALL TAG BELOW METAL STUD TRACK ATTACHED W/ FASTENERS @ 24" O.C. MAX. MTL STUD FRAMING SUBSTRATE PER PLANSUBSTRATE PER PLAN METAL TOP TRACK A7.0 17 A7.0 17 TOP OF CONC MTL STUD FRAMING B.O. CEILING 3-5/8" MTL. STUDS METAL STUD FRAMING PER WALL TAG BELOW METAL STUD TRACK ATTACHED W/ FASTENERS @ 24" O.C. MAX. SCHEDULED CEILING TOP OF CONC SOUND BATT INSULATION @ RESTROOM ONLY SUBSTRATE PER PLAN METAL TOP TRACK A7.0 17 EXISTING STRUCTURE/ PARTITION/ STOREFRONT COOLER/ FREEZER WALL AGAINST WALL EXTERIOR OR TENANT WALLSUBSTRATE PER PLAN COOLER/ FREEZER EXTERIOR OR TENANT WALL COOLER/ FREEZER A2.3 4 COOLER/ FREEZER WALL PREFABRICATED COOLER WALL SUBSTRATE PER PLAN 2 WALL TYPES 1" = 1'-0" ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK A7.0 14 A7.0 14 A7.0 14 TOP OF CONC TOP OF CONC NOTE: REFERENCE A2.2 FOR WALL FINISH AND SUBSTRATE TYPES.SIMSIMSIMSIMSIM 1 1.1 1.2 2 A A.1 B 1 FLOOR PLAN 1/4" = 1'-0" N OFFICE 103 ELECTRICAL 107 MEN'S 106 105 2 A3.11 1 A3.0 2 68'-1" 24'-10 1/2"17'-5"25'-9 1/2" 16'-0 1/2"35'-4"16'-8 1/2"43'-5"3"43'-2"30'-8 1/2"3'-4"2'-0"6'-4"1'-0 1/2"5'-5 3/4"7'-11"35'-7 1/4" 2" 5'-10 1/4"5'-10"6'-6 1/4" 2"7" 68'-1"2"5'-3 3/4"36'-7 1/4"2"MERCHANDISE 101 SALES 102 BACKROOM 104 CDC TOTE 111 FREEZER 108 ICE 109 COOLER VAULT 110 1 2 3 33 4 666 101A A 5 2 A4.0 _____________________________________________________________ 5 A2.1 1 104 103 111 101B 107 106 105 D E D D C 4_____________________________________________________________ A4.0 AA A A A.6 A A A 2'-5 3/4"4'-11 9/16"7'-10 7/8"37'-9 11/16"9'-1 1/8"8'-8 11/16" 4" 2" 3 A4.0 _____________________________________________________________ A A A 1 A4.0 _____________________________________________________________ B A7.0 4 A7.0 5 A7.0 7 A7.0 7 7'-11"2'-6" 1'-0"6'-4"10'-3"1'-11"8'-5"9'-1"2'-4"5'-1"A 2"36'-7"5'-0"MIN.2"7"7"43'-5"SIM2"7" A7.0 SIM 13 7'-4"8'-2" C A7.0 13 3 A4.0 _____________________________________________________________ WOMEN'S 3'-6" MIN. E D C A3.0 OH A3.1 F.E. F.E. F.E. SIM. 4 BELOW A7.0 A7.0 GENERAL NOTES WALL LEGEND METAL STUD WALL SIPS PANEL WALL COOLER WALL KEYNOTES 1. CONTRACTORS SHALL NOT SCALE THESE DRAWINGS. IN THE EVENT OF OMISSION OF NECESSARY DIMENSIONS THE CONTRACTORS SHALL NOTIFY THE CONSTRUCTION PROJECT MANAGER. 2. GENERAL CONTRACTOR SHALL VERIFY ALL BUILDING DIMENSIONS, AND SITE GRADES PRIOR TO START OF WORK. 3. VERIFY SIZE, LOCATION, AND CHARACTERISTICS, OF ALL WORK AND EQUIPMENT TO BE FURNISHED BY OWNER OR OTHERS, WITH THE MANUFACTURER OR SUPPLIER BEFORE ANY CONSTRUCTION PERTAINING TO SAME IS BEGUN. 4. ALL EXTERIOR WALL DIMENSIONS ON THE PLANS UNLESS OTHERWISE NOTED ARE TO OUTSIDE FACE OF SIP, CMU BLOCK OR STRUCTURAL SHEATHING. 5. 2" AIR SPACE BETWEEN COOLER WALL AND BUILDING WALL, OR ANY EQUIPMENT ADJACENT TO COOLER. WALK-IN COOLER SUPPLIED BY 7-ELEVEN, INC, INSTALLATION TO BE DETERMINED BY CONSTRUCTION PROJECT MANAGER. 6. CONTRACTOR TO PROVIDE AND INSTALL WALL BACKING FOR WALL HUNG FIXTURES AND TOILET ACCESSORIES. 7. ALL WOOD IN CONTACT WITH CONCRETE MUST BE PRESSURE TREATED, MOISTURE RESISTANT WOOD. 8. MAXIMUM EFFORT TO OPERATE DOORS SHALL NOT EXCEED: 5.0 L.B.F. FOR INTERIOR DOORS. 9. ALL DOORS SHALL BE KEYLESS IN DIRECTION OF EGRESS. 9. FIRE EXTINGUISHER: #10 CLASS ABC WITH UL RATING 4A-60BC. SURFACE MOUNTED ON WALL WITH MANUFACTURERS ALL STEEL WALL BRACKET. JL INDUSTRIES INC. (COSMIC 10E) OR APPROVED EQUAL WITH INSPECTION TAG AS REQUIRED BY LOCAL CODES. 10. CONTRACTOR TO INSTALL COAT HOOKS FOR EMPLOYEES. REFERENCE SHEET EF1 ITEM 220. INSTALL 2 IN OFFICE AND 3 IN BACKROOM. LOCATION TO BE DETERMINED BY CONSTRUCTION PROJECT MANAGER. SEE DOOR HARDWARE SCHEDULES. 11. APPLY 3M SUN CONTROL WINDOW FILMS @ ALL SOUTH, EAST, AND WEST FACING GLASS (3M-1). NOTE NO FILM SHOULD BE APPLIED TO THE STOREFRONT DOORS. (REFERENCE SHEET A6.1 FOR MATERIALS SCHEDULE). 12. G.C. TO FURNISH AND INSTALL RIS BACKBOARD AT ISP DESK. REFERENCE MATERIALS SCHEDULE ON SHEET A6.1. 1. PRE-FABRICATED COOLER WALLS, CEILING, FLOOR, DOORS AND RACKS. MAINTAIN 2" AIR SPACE BETWEEN COOLER AND ADJACENT WALLS PER MANUFACTURES SPECIFICATIONS. CONTRACTOR TO FIELD VERIFY DIMENSIONS WITH PROJECT MANAGER. 2. MOP SINK; REFERENCE PLUMBING. 3. PROVIDE SPACE FOR RECESSED BOX IN WALL FOR CO2 LINES AND PVC CONDUIT FOR POST MIX AND SLURPEE MACHINES. 4. ELECTRICAL PANELS; REFERENCE ELECTRICAL SHEETS. 5. STEEL COLUMN; REFERENCE STRUCTURAL SHEETS. 6. DOWNSPOUT; REFERENCE ELEVATIONS SHEET A3.1. 7043 SIP - RIGHTCJC Design, Inc.A2.0 FLOOR PLAN CJC Design, Inc. ELECTRICAL6"S 4"S8"S 4"S4"S4"S4"S 4"SSLOPE 3%SLOPE 3%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%UP DOWN CJC Design, Inc. Berri Bros CAR WASH Express ENTRANCE VENDING VENDING CAR WASH Express $5EXIT CJC Design, Inc. CJC Design, Inc. M I S S I O N T R A I LC A S I N O D R I V EELECTRICAL6"S 4"S8"S 4"S4"S4"S4"S 4"SSLOPE 3%SLOPE 3%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%SLOPE 0.5%UPCAR WASHExpress$5Berri Bros CAR WASH Express Regular Regular Plus Plus Premium Premium Self Serve Gasoline Diesel #2 Diesel #2 Cash Credit/Debit ELEVEN Berri Bros CAR WASH NOW OPEN Berri Bros CAR WASH Express CAR WASH Express $5 CJC Design, Inc. C J C D e s i g n , I n c . Page 1 COLOR BOARD and SITE AMENITIES PACKAGE Imperial Stations Gas Station and Convenience Store 31800 Mission Trail Lake Elsinore, CA. April 7, 2020 Prepared by: 22485 La Palma Avenue, Suite 202 Yorba Linda, CA 92887 P: 714.920.9643 F: 714.917.0250 www.cjccorp.com Prepared for: City of Lake Elsinore, CA C J C D e s i g n , I n c . Page 2 I. Exterior Finishes A. Smooth Finish Stucco La Habra Stucco B. Corrugated Wall MS Metal Sales or equal www.metalsales.us.com C J C D e s i g n , I n c . Page 3 C. Acrylic Composite Metal Panels (ACM) – Canopy fascia C. Standing Seam metal roof MS Metal Sales or equal www.metalsales.us.com C J C D e s i g n , I n c . Page 4 II. Paint Colors Behr A. N510-1 SILVER SHADOW B. N500-4 PENCIL SKETCH C J C D e s i g n , I n c . Page 5 C. N520-7 CARBON D. P170-7 100 MPH III. Hardscape at driveways L.M. Scofield Company 6533 Bandini Boulevard Los Angeles, CA 90040 P: 800.800.9900; F: 323.720.3033 www.scofield.com Scofield Concrete – Padre Brown (Lithochrome Chemstain) IV. Site Lighting LSI Industries LED Yard light LSI Slice (XLCS) V. Window Glazing Tubelite Anodized Aluminum Glazing #14000 series I/O C J C D e s i g n , I n c . at driveways P: 800.800.9900; F: 323.720.3033 Padre Brown (Lithochrome LSI Industries LED Yard light Window Glazing Aluminum Glazing C J C D e s i g n , I n c . Page 6 C J C D e s i g n , I n c . Page 7 VI. Awnings C J C D e s i g n , I n c . Page 8 C J C D e s i g n , I n c . Page 9