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HomeMy WebLinkAboutItem No. 01 - Planning Application No. 2021-25 (Jack in the Box El Toro) Page 1 of 5 REPORT TO PLANNING COMMISSION To:Honorable Chair and Members of the Planning Commission From:Damaris Abraham, Interim Assistant Community Development Director Prepared by:Kevin Beery, Associate Planner Date:February 21, 2023 Subject:Planning Application No. 2021-25 (Jack in the Box El Toro) - A request for approval of a Commercial Design Review and two Conditional Use Permits to construct and operate two drive-through restaurants (2,649 sq. ft. and 624 sq. ft., respectively) located at the intersection of Highway 74 and El Toro Cut Off Road Applicant:Gabriela Marks, Marks Architects Recommendation 1. Find and determine that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects); 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2021-25 (CONDITIONAL USE PERMIT NO. 2022-01, CONDITIONAL USE PERMIT NO. 2022-04 AND COMMERCIAL DESIGN REVIEW NO. 2022-01) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN; 3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-01 TO ESTABLISH A 2,649 SQUARE-FOOT DRIVE-THROUGH RESTAURANT AT APNS: 347- 130-033 and 347-130-034; 4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-04 TO ESTABLISH A 624 SQUARE-FOOT DRIVE-THROUGH RESTAURANT AT APN: 347- 130-035; and PA 2021-25 (Jack in the Box El Toro) PC: 02/21/2023 Page 2 of 5 5. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2022-01 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR TWO DRIVE- THROUGH RESTAURANTS AT APNS: 347-130-033, 347-130-034 and 347-130-035. Project Location The project site is located on the northwest side of Highway 74, southeast of North Frontage Road and bisected by El Toro Cut Off Road in the Ramsgate Specific Plan. (APNs: 347-130-033; 347- 130-034; 347-130-035) Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant Ramsgate Specific Plan Commercial North Commercial/Industrial County of Riverside County of Riverside South Commercial/Industrial County of Riverside County of Riverside East Single-Family Residential Ramsgate Specific Plan Medium Density Residential West Single-Family Residential County of Riverside County of Riverside Project Description Planning Application No. 2021-25 is a request for a Commercial Design Review (CDR No. 2022- 01) to construct two drive-through restaurants and related site improvements on adjacent parcels. The application also includes a request for a Conditional Use Permit (CUP No. 2022-01 and CUP No. 2022-04) to allow operation of each proposed drive-through, as required by the Ramsgate Specific Plan Commercial zoning regulations. Jack in the Box The application proposes to construct a one-story, 2,649 square-foot Jack in the Box drive- through restaurant on the approximately 1.10-acre parcel to the south of El Toro Cut Off Road. The building would be constructed together with related onsite improvements including a drive- through lane with 13 queuing spaces, 30 parking spaces and landscaping. The proposed restaurant is rectangular in plan and is centrally sited in the north portion of the site. Primary access to the site would be provided by a full movement driveway along Frontage Road in the northwest portion of the site, and secondary access would consist of a restricted (right-in/right- out) two-way driveway in the southeast portion of the site connecting to Highway 74. The Human Bean The application also proposes to construct a one-story, 624 square-foot The Human Bean (THB) drive-through coffee stand on the approximately 0.37-acre parcel to the north of El Toro Cut Off Road. The building would be constructed together with related onsite improvements including a drive-through lane with eight queuing spaces, eight parking spaces and landscaping. The proposed restaurant is rectangular in plan and is centrally sited in the south portion of the site. Access to the site would be provided by a full movement driveway along Frontage Road in the northwest portion of the site. PA 2021-25 (Jack in the Box El Toro) PC: 02/21/2023 Page 3 of 5 Off-Site Improvements Project construction will also involve off-site infrastructure improvements including half-width right- of-way improvements along the project boundaries and installation of a traffic signal at the intersection of Highway 74 and El Toro Cut Off Road. Project construction would also involve utility work including construction of a public sewer main along the west frontage of the site in addition to water main, electrical and gas line extensions serving the new buildings. Analysis Specific Plan Consistency The project site is located in the Ramsgate Specific Plan and has a land use designation of Commercial. This designation is primarily intended to accommodate a shopping area that provides convenience goods and services for the residential neighborhoods. According to Section 9.2 of the Ramsgate Specific Plan, fast food restaurants including drive-through establishments are permitted subject to approval of a Conditional Use Permit. Staff has reviewed the submitted development plans for compliance with the Commercial development standards and regulations of Section 9.2 of the Ramsgate Specific Plan and the parking requirements under Chapter 17.148 of the Lake Elsinore Municipal Code (LEMC). The proposed development conforms to applicable standards as shown in Tables 2 and 3. Commercial Development Standard Required Proposed Floor Area Ratio (FAR)0.75 max.Jack: 0.05 THB: 0.04 Maximum Building Height 35'-0"Jack: 22'-8" THB: 19'-6" Building Setback, from street 20'-0" min.Jack: 34'-5" THB: 20'-0" Parking Area Setback, from street 20'-0" min.Jack*: 4'-10" THB*: 4'-10" Landscaping Coverage 10% min.Jack: 45.8% THB: 24.8% *Alternate development standards proposed pursuant to Ramsgate Specific Plan Section 9.2 Parking Requirements Required Proposed Drive-Through Storage 8 vehicles min.Jack: 13 vehicles THB: 8 vehicles Required number of parking spaces 1 per 45 s.f. customer area + 1 per 200 s.f. non- customer area Jack: 930/45 + 1,719/200 = 30 Provided: 30 THB: 180/45 + 624/200 = 8 Provided: 8 Pursuant to Ramsgate Specific Plan 9.2, alternative development standards may be requested for commercial developments where it can be shown the project will better serve the public PA 2021-25 (Jack in the Box El Toro) PC: 02/21/2023 Page 4 of 5 interest. The applicant is proposing a reduction from the standard 20-foot parking area setback located along the perimeter of The Human Bean site as well as the parking area setback located along Frontage Road on the Jack in the Box site. The public interest will be better served by the project through these alternative developments because it will enable commercial development to provide two new convenient eating options for residents and, moreover, the project provides surplus landscaping coverage and screening measures to avoid visibility impacts resulting from the reduced setbacks. Therefore, approval of the requested project-specific alternative standards will not compromise the visual quality of the area and will allow commercial development of the property in alignment with the goals and policies of the Ramsgate Specific Plan. Architecture and Site Design The architectural design of the proposed buildings complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The proposed Jack in the Box building is rectangular in plan and will feature a flat roof with cement accent panels on the parapet. The main body of the building exterior would consist of dark red cement plaster, brown textured porcelain accent tiles, metal awning projections, aluminum-framed doors and windows with clear glass, and space for tenant wall signage. The proposed The Human Bean building is rectangular in plan and will feature a flat roof with a parapet capped with gray aluminum coping. The main body of the building exterior would consist of tan and dark blue cement plaster, stone veneer wainscoting, metal awning projections, aluminum-framed doors and windows with clear glass, and space for tenant wall signage. The exterior architecture, including colors and materials, has been designed to be harmonious and compatible with surrounding development. Furthermore, the proposed landscaping improvements complement the proposed building design, provide shade and break- up expanses of pavement. The proposed site design is cohesive and functional for the proposed use. Traffic and Operations A traffic impact analysis dated August 1, 2022 was prepared by Trames Solutions Inc. for the project. The purpose of the analysis is to assess the degree to which the project would impact performance of the surrounding road network, specifically the intersections of the proposed project driveways along Frontage Road and High 74, as well as the existing intersections of Highway 74 and El Toro Cut Off Road, Frontage Road and Rosetta Canyon El Toro Cut Off Road, Highway 74 and Rosetta Canyon Drive, and Highway 74 and Crater Drive. The analysis concluded that upon construction of half-width right-of-way improvements abutting the site, construction of a new traffic signal at the intersection of Highway 74 and El Toro Cut Off Road, and payment of a 1.5 percent fair share contribution to a new traffic signal at Highway 74 and Crater Drive, the project would not adversely affect levels of service in the study area and that the study intersections would function at satisfactory levels of service. Furthermore, the drive-through operations are not anticipated to cause significant traffic impacts on the surrounding roadways. According to the traffic impact analysis, based on survey data of the other tenant locations in the region, the study determined that the proposed drive-through stack capacities are sufficient to accommodate peak queue length. However, in case of drive- through overflow, there is additional queuing area behind the drive-through entrance. The Jack in the Box drive-through is designed to accommodate up to 13 vehicles, and up to six additional vehicles can be stacked behind the drive-through entrance. The Human Bean drive-through is PA 2021-25 (Jack in the Box El Toro) PC: 02/21/2023 Page 5 of 5 designed to accommodate up to 8 vehicles, and up to three additional vehicles can be stacked behind the drive-through entrance. The applicant has also submitted queuing management plans detailing procedures and operational measures to be implemented to achieve safe parking lot circulation during peak drive-through demand. Therefore, upon implementation of the circulation improvements and traffic management plans required by conditions of approval, the project is consistent with the circulation goals and policies of the General Plan and is not expected to adversely impact the safety or efficiency of the surrounding roadways. Environmental Determination CEQA 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 (New Construction) because the project (a) is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) the site of the proposed development is within city limits on a project site of less than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services. A categorical exemption checklist documenting project eligibility for the Class 32 exemption is attached to this report (Attachment 1). MSHCP Approximately 2.42 acres of the project site are located in the southern portion of Criteria Cell 4076 within Cell Group X, which is in MSHCP Elsinore Area Plan, Subunit 3 (Elsinore). Therefore, on January 12, 2022, a formal and complete Lake Elsinore Acquisition Process (LEAP) application, LEAP 2022-02 was submitted to the City. On June 16, 2022, the Western Riverside County Regional Conservation Authority (RCA) concluded its Joint Project Review (JPR) finding that the project is consistent with both the Criteria and Other Plan requirements. On July 6, 2022, the California Department of Fish and Wildlife and the U.S. Fish and Wildlife Service concurred with the JPR findings. Therefore, the project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). Attachments Attachment 1 – Class 32 CEQA Exemption Checklist Attachment 2 – MSHCP Resolution Attachment 3 – CUP Resolution Jack in the Box Attachment 4 – CUP Resolution The Human Bean Attachment 5 – CDR Resolution Attachment 6 – Conditions of Approval Attachment 7 – Vicinity Map Attachment 8 – Aerial Map Attachment 9 – Design Review Package JACK IN THE BOX EL TORO PLANNING APPLICATION NO. 2021-25 Commercial Design Review No. 2022-01 Conditional Use Permit No. 2022-01 Conditional Use Permit No. 2022-24 CLASS 32 CATEGORICAL EXEMPTION CHECKLIST Prepared By: CITY OF LAKE ELSINORE 130 South Main Street Lake Elsinore, CA 92530 Applicant: MARKS ARCHITECTS 2643 Fourth Avenue San Diego, CA 92103 Project Location: Highway 74 & El Toro Cut Off Road APNs: 347-130-033, 347-130-034, 347-130-035 February 2023 Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 2 of 18 SURROUNDING LAND USES AND SETTING The project area consists of three parcels between State Route 74 and Frontage Road composing two adjacent parcels located on opposite sides of El Toro Cut Off Road, which bisects the project area. (APNs: 347-130-033, 347-130-034, 347-130-035). Surrounding land uses include industrial to the north (unincorporated Riverside County), single-family residential to the west (unincorporated Riverside County), industrial to the south (unincorporated Riverside County), and single-family residential to the east (across Highway 74). The location and boundaries of the project area are depicted in Figure 1. PROJECT DESCRIPTION The project involves a development proposal to construct and operate one 2,649 sq. ft. drive- through restaurant on an approximately 1.09-acre site and one 624 sq. ft. drive-through coffee stand on an approximately 0.39-acre parcel in conjunction with related on-site improvements including parking spaces, landscaping, and minor utility extensions needed to serve the new development. Project construction would also involve related off-site infrastructure improvements including half-width right-of-way improvements along the project boundaries, installation of a traffic signal at the intersection of Highway 74 and El Toro Cut Off Road, and construction of a public 8" gravity sewer main along the property frontage on Frontage Road. The proposed total area of disturbance including both on- and off-site improvements is approximately 3.76 acres. GENERAL PLAN DESIGNATION: Specific Plan ZONING: Ramsgate Specific Plan, Commercial (C) Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 3 of 18 Figure 1 – Aerial Map Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 4 of 18 Figure 2 – Vicinity Map Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 5 of 18 Figure 3 – Site Plan (Jack in the Box) Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 6 of 18 Figure 4 – Site Plan (The Human Bean) Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 7 of 18 INFORMATION DEMONSTRATING THAT THE PROJECT SATISFIES THE CONDITIONS DESCRIBED IN SECTION 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 is located in the Ramsgate Specific Plan area and has a land use designation of C - Commercial. Commercial areas in the Ramsgate Specific Plan are primarily intended to accommodate a shopping area that provides convenience goods and services for the residential neighborhoods. Development of the commercial areas must comply with Ramsgate Specific Plan Chapter 9.2 The project involves the proposed construction and establishment of two drive- through restaurants. Fast food restaurants including drive-throughs are permitted subject to approval of a use permit pursuant to Ramsgate Specific Plan Chapter 9.2. The development proposal is therefore consistent with the applicable Specific Plan land use designation and regulations according to the Ramsgate Specific Plan. Criterion (b): Is the proposed development located within the City limits on a site of no more than five acres substantially surrounded by urban uses? The proposed development site is located within City limits and is approximately 1.47 acres in area. The total area to be disturbed for on- and off-site improvements is approximately 3.76 acres. The project site is substantially surrounded by various urban uses as depicted in Figure 1. Criterion (c): Does the project site have no value as habitat for endangered, rare, or threatened species? The following evaluation of existing on-site habitat for endangered, rare, or threatened species is based on the project-specific Western Riverside County – MSHCP Consistency Analysis Highway 74 – El Toro Cut Off Drive Thru Restaurant Final Report (Biological Report) dated May 2022 prepared by Cadre Environmental (included as Appendix A). The findings contained in the Biological Report are informed by both a literature review of the biological resources of the project site and its vicinity, as well as a field survey performed on October 20, 2021. Of the total 3.76 acres to be disturbed as a result of project implementation, approximately 3.26 acres of the project area is characterized as “previously disturbed” whereas approximately 0.50 acres is characterized as vegetated by Riversidean sage scrub. As part of the study, the project site was assessed for its value as habitat for endangered, rare, or threatened species, and was identified as having potential habitat (Riversidean sage scrub) for six species considered endangered, rare, or threatened, including the Southern California rufous-crowned sparrow, Bell’s sage sparrow, white-tailed kite, California horned lark, loggerhead shrike, and coastal California gnatcatcher. However, according to the Biological Report, these species are expected to occur onsite infrequently if at all. Furthermore, the extent of removal of Riversidean sage scrub resulting from the project does not conflict with the conservation goals for these species. Therefore, the project will comply with the requirements in the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), and the project-specific conditions of approval will require the applicant to implement previously approved mitigation requirements relating to species and habitat pursuant to the MSHCP. Furthermore, the MSHCP identifies the project area as located in a special survey area for Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 8 of 18 burrowing owl, and therefore special surveys were conducted to determine the presence of suitable burrowing owl habitat. The survey concluded that no potential burrowing owl burrows or other signs of the species actively occupying the site were observed. In order to avoid direct take of any protected species and to comply with provisions of the MSHCP, project-specific conditions have been added requiring that preconstruction surveys be performed to ensure the site is void of burrowing owls prior to commencing site development activities. Additionally, the project site is void of other significant habitat features, such as mature trees or riparian features, that could serve ecological functions. Additionally, the project was required to undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) procedures in order to determine whether the project area is described for conservation purposes according to the MSHCP. In June 2022, the Regional Conservation Authority (RCA) determined that none of the project area is proposed for habitat conservation purposes. In July 2022, the California Department of Fish and Wildlife and the U.S. Fish and Wildlife Service concurred with the findings of the JPR. In conclusion, the project site has no considerable value as habitat for endangered, rare, or threatened species. Although not required to mitigate a significant impact pursuant to CEQA, the following permit conditions will be added to minimize the potential for impacts to biological resources, and to comply with requirements of the MSHCP: ➢Due to the presence of potentially suitable habitat, a 30-day preconstruction survey for burrowing owls is required prior to initial ground-disturbing activities (including vegetation clearing, clearing and grubbing, tree removal, site watering, equipment staging, grading, etc.) to ensure that no owls have colonized the site in the days or weeks preceding the ground-disturbing activities. If burrowing owls have colonized the project site prior to the initiation of ground-disturbing activities, the project proponent will immediately inform the Regional Conservation Authority (RCA) and the Wildlife Agencies, and will need to coordinate further with RCA and the Wildlife Agencies, including the possibility of preparing a Burrowing Owl Protection and Relocation Plan, prior to initiating ground disturbance. If ground-disturbing activities occur, but the site is left undisturbed for more than 30 days, a pre-construction survey will again be necessary to ensure burrowing owl has not colonized the site since it was last disturbed. If burrowing owl is found, the same coordination described above will be necessary. ➢Pursuant to Section 6.1.4 of the MSHCP, applicant shall implement the following measures as applicable: i. Incorporate measures to control the quantity and quality of runoff from the site entering the MSHCP Conservation Area. In particular, measures shall be put in place to avoid discharge of untreated surface runoff from developed and paved areas into MSHCP Conservation Areas. Best Management Practices (BMPs) will be implemented to prevent the release of toxins, chemicals, petroleum products, exotic plant materials, or other elements that might degrade or harm downstream biological resources or ecosystems. ii. Land uses proposed in proximity to the MSHCP Conservation Area that use chemicals or generate bioproducts, such as manure, that are potentially toxic or may adversely affect wildlife species, Habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in discharge to the MSHCP Conservation Area. The greatest risk is from landscaping fertilization overspray and runoff. Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 9 of 18 iii. Night lighting shall be directed away from the MSHCP Conservation Area and the avoided area on site to protect species from direct night lighting. iv. Proposed noise-generating land uses affecting the MSHCP Conservation Area, including designated avoidance areas, shall incorporate setbacks, berms, or walls to minimize the effects of noise on MSHCP Conservation Area resources pursuant to applicable rules, regulations, and guidelines related to land use noise standards. v. Avoid use of invasive, non-native plant species listed in Table 6-2 of the MSHCP in approving landscape plans for the portions of the project that are adjacent to the MSHCP Conservation Area, including avoidance areas. Considerations in reviewing the applicability of this list shall include proximity of planting areas to the MSHCP Conservation Areas and designated avoidance areas, species considered in the planting plans, resources being protected within the MSHCP Conservation Area and their relative sensitivity to invasion, and barriers to plant and seed dispersal, such as walls, topography, and other features. vi. Proposed land uses adjacent to the MSHCP Conservation Area shall incorporate barriers, where appropriate, in individual project designs to minimize unauthorized public access, domestic animal predation, illegal trespass, or dumping into existing and future MSHCP Conservation Areas. Such barriers may include native landscaping, rocks/boulders, fencing, walls, signage, and/or other appropriate mechanisms. vii. Manufactured slopes associated with proposed site development shall not extend into the MSHCP Conservation Area. viii. Weed abatement and fuel modification activities are not permitted in the Conservation Area, including designated avoidance areas. ➢Pursuant to Appendix C of the MSHCP, the following best management practices (BMPs), as applicable, shall be implemented for the duration of construction: i. A condition shall be placed on grading permits requiring a qualified biologist to conduct a training session for project personnel prior to grading. The training shall include a description of the species of concern and its habitats, the general provisions of the Endangered Species Act (Act) and the MSHCP, the need to adhere to the provisions of the Act and the MSHCP, the penalties associated with violating the provisions of the Act, the general measures that are being implemented to conserve the species of concern as they relate to the project, and the access routes to and project site boundaries within which the project activities must be accomplished. ii. Water pollution and erosion control plans shall be developed and implemented in accordance with RWQCB requirements. iii. The footprint of disturbance shall be minimized to the maximum extent feasible. Access to sites shall be via pre-existing access routes to the greatest extent possible. iv. The upstream and downstream limits of projects disturbance plus lateral limits of disturbance on either side of the stream shall be clearly defined and marked in the field and reviewed by the biologist prior to initiation of work. v. Projects should be designed to avoid the placement of equipment and personnel within the stream channel or on sand and gravel bars, banks, and adjacent upland habitats used by target species of concern. vi. Projects that cannot be conducted without placing equipment or personnel in Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 10 of 18 sensitive habitats should be timed to avoid the breeding season of riparian species identified in MSHCP Global Species Objective No. 7. vii. When stream flows must be diverted, the diversions shall be conducted using sandbags or other methods requiring minimal instream impacts. Silt fencing of other sediment trapping materials shall be installed at the downstream end of construction activity to minimize the transport of sediments off site. Settling ponds where sediment is collected shall be cleaned out in a manner that prevents the sediment from reentering the stream. Care shall be exercised when removing silt fences, as feasible, to prevent debris or sediment from returning to the stream. viii. Equipment storage, fueling, and staging areas shall be located on upland sites with minimal risks of direct drainage into riparian areas or other sensitive habitats. These designated areas shall be located in such a manner as to prevent any runoff from entering sensitive habitat. Necessary precautions shall be taken to prevent the release of cement or other toxic substances into surface waters. Project related spills of hazardous materials shall be reported to appropriate entities including but not limited to applicable jurisdictional city, FWS, and CDFG, RWQCB and shall be cleaned up immediately and contaminated soils removed to approved disposal areas. ix. Erodible fill material shall not be deposited into water courses. Brush, loose soils, or other similar debris material shall not be stockpiled within the stream channel or on its banks. x. The qualified project biologist shall monitor construction activities for the duration of the project to ensure that practicable measures are being employed to avoid incidental disturbance of habitat and species of concern outside the project footprint. xi. The removal of native vegetation shall be avoided and minimized to the maximum extent practicable. Temporary impacts shall be returned to pre- existing contours and revegetated with appropriate native species. xii. Exotic species that prey upon or displace target species of concern should be permanently removed from the site to the extent feasible. xiii. To avoid attracting predators of the species of concern, the project site shall be kept as clean of debris as possible. All food related trash items shall be enclosed in sealed containers and regularly removed from the site(s). xiv. Construction employees shall strictly limit their activities, vehicles, equipment, and construction materials to the proposed project footprint and designated staging areas and routes of travel. The construction area(s) shall be the minimal area necessary to complete the project and shall be specified in the construction plans. Construction limits will be fenced with orange snow screen. Exclusion fencing should be maintained until the completion of all construction activities. Employees shall be instructed that their activities are restricted to the construction areas. xv. The Permittee shall have the right to access and inspect any sites of approved projects including any restoration/enhancement area for compliance with project approval conditions, including these BMPs. Criterion (d): Would the project result in any significant effects relating to traffic, noise, air quality, or water quality? I. Traffic Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 11 of 18 The following review of potential traffic impacts is based on the Vehicle Miles Traveled (VMT) Evaluation prepared by Trames Solutions Inc. dated January 18, 2023 (included as Appendix B) for the project. The purpose of the VMT Evaluation is to assess the potential effects of the project on the transportation system by estimating changes to vehicle miles traveled (VMT) per capita. A summary of the VMT Screening Report is provided below: •The project site is located within a low VMT-generating area •The project is a local serving retail project proposing less than 50,000 square feet of building area Conclusion: The project would not significantly impact VMT per capita in accordance with the City’s adopted Traffic Impact Analysis guidelines. Therefore, the project is presumed to have less than significant VMT impacts because the project site is located within a low VMT- generating area and the project is considered local serving in nature. For additional information, refer to the VMT Screening Report included as Appendix B to this report. II. Noise The following review of potential noise impacts is based on the Noise Assessment prepared by Ldn Consulting, Inc. dated August 31, 2022 (included in Appendix C) for the project. Under Appendix G of the State CEQA Guidelines, any project would create significant noise 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 project 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 Assessment is to assess the potential noise impacts resulting from project construction and operation and to evaluate whether the project would expose people to excessive noise levels. A summary of the Noise Assessment is provided below: •Project construction would not exceed the City’s construction noise standards. Therefore, the project would not result in significant noise impacts from construction activities. •Project operation would not exceed the City’s exterior noise standards. Therefore, the project would not result in significant noise impacts from operational activities. Conclusion: Project construction would result in temporary noise impacts from transportation of construction crews and equipment to and from the development site and construction activities Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 12 of 18 such as 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 in accordance with the recommendations provided in the Noise Assessment: ➢During construction, the contactor shall ensure all construction equipment is equipped with appropriate noise attenuating devices. ➢The contractor should locate equipment staging areas that will create the greatest distance between construction-related noise/vibration sources and sensitive receptors nearest the project site during all project construction. ➢Idling equipment should be turned off when not in use. Project operation would result in ongoing noise generation caused by external speakers at the drive-through lane and HVAC operations. However, project operation would not result in significant increase in ambient noise levels from project operational activities given the project setting and the proximity of the proposed development site to Highway 74. No significant changes to ambient noise levels are expected as a result of existing ambient noise generated by vehicle traffic along the highway. The noise levels caused by project operation would not exceed the City’s exterior noise standards. Therefore, impacts from operational noise would be less than significant. For additional information, refer to the Noise Assessment included as Appendix C to this report. III. Air Quality The following review of potential air quality impacts is based on the Air Quality Assessment prepared by Ldn Consulting, Inc. dated August 31, 2022 (included in Appendix D) for the project. Under Appendix G of the State CEQA Guidelines, any project would create significant impacts if a 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 Assessment is to assess the potential air quality impacts resulting from project construction and operation and to evaluate project compliance with applicable criteria pollutant thresholds set by the South Coast Air Quality Management District (SCAQMD). A summary of the Air Quality Assessment is provided below: Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 13 of 18 •Short-term emissions from project construction would fall below all applicable SCAQMD local and regional daily thresholds of significance. Therefore, air quality emissions from project construction, as well as cumulative impacts caused by project construction, are less than significant. •Emissions of all criteria pollutants from project operation fall below applicable daily thresholds of significance. Therefore, the project would neither conflict with plans, violate an air quality standard, nor contribute to an existing or projected violation, result in a cumulatively considerable increase in ozone or particulate matter emissions or expose receptors to substantial pollutant concentrations. Therefore, air quality emissions from project operation are less than significant. 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, project construction would not result in significant regional or localized air quality impacts. Project operation would result in air quality impacts from increases in project trip generation, electricity consumption, area sources, and evaporative emissions. Regional and localized emissions from project operation would fall below SCQAMD daily significance thresholds. Therefore, project operation would not result in significant regional or localized air quality impacts. 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 Assessment included as Appendix D to this report. IV. Water Quality The project area is located within the Lake Elsinore 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 (i.e. water quality objectives). Project construction activities would include grading, excavation, installation of subsurface infrastructure, and other earthmoving activities which could potentially cause erosion that could degrade surface or ground water quality and/or violate water quality standards. Moreover, 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 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 Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 14 of 18 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. Because the project would disturb one or more acres of soil, construction activities would be subject to the Construction General Permit (NPDES General Permit No. CAS000002, Waste Discharge Requirements, Order No. 2009- 0009-DWQ, adopted September 2, 2009 and effective as of July 2, 2010) issued by the State Water Resources Control Board. 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 area is currently undeveloped and contains approximately 5,086 square feet of impervious surfaces. Existing onsite drainage flows toward the Frontage Road right-of-way, then flow southward and eventually to Temescal Creek. The proposed development includes construction of two restaurant drive-through buildings with parking lots, driveway, landscaping with a total impervious surface area of approximately 79,655 square feet. Conclusion: A project-specific Preliminary Water Quality Management Plan dated January 14, 2022 (Revised June 21, 2022) has been prepared to address the increase in polluted runoff that would occur from the 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 water quality management plan proposes to collect and treat onsite stormwater run-off through multiple bioretention basins and a modular wetland system. The onsite drainage from roofs and pavement areas will be collected by the treatment facilities where stormwater would percolate through an engineered soil medium in which stormwater would be treated by physical, chemical, and biological processes. The plants and biological activity in the soil medium would function to take up pollutants and runoff, thus filtering the water before it is released into the municipal storm drain system. Furthermore, the project is required to implement a Storm Water Pollution Prevention Plan which will include measures such as construction-phase best management practices (BMPs) to protect against stormwater runoff. Through implementation of measures specified in both the WQMP and SWPPP, along with adhering to applicable regulations, the project would meet applicable water quality 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 project would be less than significant. For additional information, refer to the Preliminary Water Quality Management Plan included as Appendix E to this report. Criterion (e): Can the project site be adequately served by all required utilities and public services? Fire Protection: 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 Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 15 of 18 requirements for construction and access to the site which will be reviewed by the City Fire Department to determine the project-specific fire requirements. Chapter 16.74 of the LEMC establishes a program for the adoption and administration of development impact fees by the City 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. The project would incrementally increase demands for fire protection services associated with service calls, inspections, etc. The increase in demand for fire protection services is not anticipated to require the construction of new facilities or infrastructure. Therefore, any impacts related to fire protection resulting from the project 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 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 proposed development. Potential impacts would be considered incremental and can be offset through the payment of the development impact fee and compliance with regulatory requirements. The project would not result in substantial adverse physical impacts related to police protection. Therefore, the project would not significantly impact police protection resources or services. Schools: The proposed development 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 project does not propose new housing and therefore no increase in demand for LEUSD facilities and services would be created. 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 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 because of the project. New commercial development may cause incremental indirect impacts to park facilities from the occasional use of a park by employees. Section 16.34.060 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. Section 16.34.060.D 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 Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 16 of 18 the City park system. The project would be required to pay park fees to the City for the purpose of establishing, improving, and maintaining park land within the City. Because the project does not propose new housing, any potential impacts would be considered incremental and would be offset through the payment of the appropriate park fees. Based on the above, the 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 a part of the Riverside County Library System. Section 16.34.060 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. Section 16.34.060.B establishes the City’s Library Mitigation Fee program and provides that an in-lieu fee for future construction of library improvements shall be paid to the City to ensure that the necessary library facilities are provided to the community. Since the project would not include new housing, potential impacts to library services 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 proposed development is located within the wastewater/sewer service boundary of the Elsinore Valley Municipal Water District (EVMWD). The proposed development would connect with 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 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 would 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 implement Best Management Practices (BMPs) to be specified in a submitted Stormwater Pollution Prevention Plan (SWPPP). The 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. Upon adherence to Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 17 of 18 the approved WQMP, the 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 or relocation of which could cause significant environmental effects. Any impacts would be less than significant. Water Supplies: The proposed development is located within the water service boundary of the Elsinore Valley Municipal Water District (EVMWD). The proposed development would 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 efficiency guidelines set by the City. Project implementation 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 relatively small scale of the proposed in-fill development, potential impacts are considered nominally incremental and would be 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 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 impacts would be less than significant. Electricity, Natural Gas, Telephone, Television: The proposed development is 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 proposed development. Any increase in the demand for public utilities by the project would be less than significant. 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 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 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. Jack in the Box El Toro Class 32 Categorical Exemption Checklist - Page 18 of 18 Kevin Beery 02/16/2023 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) Western Riverside County – MSHCP Consistency Analysis Highway 74 – El Toro Cut Off Drive Thru Restaurant Final Report (Biological Report) dated May 2022 prepared by Cadre Environmental B) Vehicle Miles Traveled (VMT) Evaluation prepared by Trames Solutions Inc. dated January 18, 2023 C) Noise Assessment prepared by Ldn Consulting, Inc. dated August 31, 2022 D) Air Quality Assessment prepared by Ldn Consulting, Inc. dated August 31, 2022 E) Preliminary Water Quality Management Plan prepared by Commercial Development Resources dated January 14, 2022 (Revised June 21, 2022) RESOLUTION NO. 2023-__ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2021-25 (CONDITIONAL USE PERMIT NO. 2022-01, CONDITIONAL USE PERMIT NO. 2022-04 AND COMMERCIAL DESIGN REVIEW NO. 2022-01) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN Whereas, Gabriela Marks, Marks Architects, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-25 (Conditional Use Permit No. 2022-01, Conditional Use Permit No. 2022-04, and Commercial Design Review No. 2022-01) to construct and operate two drive-through restaurants (2,646 sq. ft. and 624 sq. ft., respectively) on adjacent parcels in the Ramsgate Specific Plan. The project site is located on the northwest side of Highway 74, southeast of North Frontage Road and bisected by El Toro Cut Off Road in the Ramsgate Specific Plan. (APNs: 347-130-033; 347-130-034; 347-130-035); and, Whereas, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and the Joint Project Review (JPR) to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and, Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives; and, Whereas, pursuant to Section 17.415.070.B of the LEMC, the Planning Commission (Commission) has the responsibility of reviewing and approving, conditionally approving, or denying conditional use permit applications, Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has the responsibility of reviewing and approving, conditionally approving, or denying design review applications; and, Whereas, on February 21, 2023, 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 considered the project and its consistency with the MSHCP prior to adopting Findings of Consistency with the MSHCP. Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency: PC Reso. No. 2023-____ Page 2 of 6 2 6 3 6 9 1. The Project is a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval. Approximately 2.42 acres of the project site is located within an MSHCP criteria cell. Pursuant to the City’s MSHCP Resolution, the project has been reviewed for MSHCP consistency, including consistency with “Other Plan Requirements.” These include the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, § 6.1.4), Vegetation Mapping (MSHCP, § 6.3.1) requirements, Fuels Management Guidelines (MSHCP, § 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP Ordinance, § 4). 2. The Project is subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) Joint Project Review processes. Approximately 2.42 acres of the project site is located in the southern portion of Criteria Cell 4076 within Cell Group X, which is in MSHCP Elsinore Area Plan, Subunit 3 (Elsinore). Therefore, a formal and complete LEAP application, LEAP 2022-02 was submitted to the City on January 12, 2022. 3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines. On October 20, 2021, Cadre Environmental conducted a field survey of the site to determine whether the project site includes riparian/riverine area or vernal pools in accordance with the RCIP definition (Section 6.1.2, Volume I, Final MSHCP). The assessment included a review of historic aerials and soils maps within and immediately adjacent to the Project Site. No vegetation communities representing MSHCP Section 6.1.2 riparian scrub, forest or woodland resources were documented within or adjacent to the Project Site. Vernal pools are depressions in areas where a hard-underground layer prevents rainwater from draining downward into the subsoils. When rain fills the pools in the winter and spring, the water collects and remains in the depressions. In the springtime, the water gradually evaporates away, until the pools became completely dry in the summer and fall. Vernal pools tend to have an impermeable layer that results in ponded water. The soil texture (the amount of sand, silt, and clay particles) typically contains higher amounts of fine silts and clays with lower percolation rates. Pools that retain water for a sufficient length of time will develop hydric cells. Hydric cells form when the soil is saturated from flooding for extended periods of time and anaerobic conditions (lacking oxygen or air) develop. No evidence of vernal pool, ephemeral depressions, stock ponds, road ruts or other wetland features were recorded on the Project Site. PC Reso. No. 2023-____ Page 3 of 6 2 6 3 6 9 The Project Site is characterized as Arbuckle gravelly loam, Cieneba rocky sandy loam, Vallecitos loam, Vista coarse sandy loam, and Ysidora gravelly very fine sandy loam possessing well drained substrates (drainage class). No indication of clay substrates or hydric soils were documented within the Project Site. A review of historic aerials was conducted to determine if inundated features were present during years of high rainfall when features would certainly be documented. Historic aerials taken in 2011 represent an ideal baseline during which know (previously documented) inundated vernal pool, ephemeral depressions, stock ponds, road ruts can easily be seen. No sign of indication of inundation was documented within the Project Site during a review of historic aerials. In summary, none of the conditions (i.e., no inundated depressions including road ruts, hydric soils, historic inundation, etc.) were observed on documented within the Project Site. No features are present that would support fairy shrimp. No standing water or other sign of areas that pond water was recorded. The Project is therefore consistent with the Riparian/Riverine Areas and Vernal Pool Guidelines set forth in Section 6.1.2 of the MSHCP. No further action regarding this section of the MSHCP is required. 4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines. The property is not in a Narrow Endemic Plant Species Survey Area (NEPSSA) for any narrow endemic species, and no NEPSSA surveys are required. The proposed project is therefore consistent with the Protection of Narrow Endemic Plant Species Guidelines. 5. The Project is consistent with the Additional Survey Needs and Procedures. The MSHCP requires additional surveys for certain species if the project is located in certain locations. Pursuant to MSHCP Figure 6-2 (Criteria Area Species Survey Area), Figure 6-3 (Amphibian Species Survey Areas with Criteria Area), Figure 6- 4 (Burrowing Owl Survey Areas with Criteria Area), Figure 6-5 (Mammal Species Survey Areas With Criteria Area), burrowing owl surveys are required for the subject property prior to approval of a development proposal. The property is not located within survey areas for criteria area species (MSHCP Figure 6-2), amphibian species (MSHCP Figure 6-3), or mammal species (MSHCP Figure 6-5) and surveys for those species are not required. A burrowing owl (Athene cunicularia) habitat assessment was conducted by Cadre Environmental during its October 20, 2021 field survey of the project site. Prior to initiating the assessment survey, Cadre Environmental used binoculars to scan all suitable habitats on and adjacent to the Project Site, including perch locations, to ascertain owl presence. All suitable areas of the Project Site were surveyed on foot by walking slowly and methodically while recording/mapping areas that may represent suitable owl habitat onsite. Concurrent with the initial habitat PC Reso. No. 2023-____ Page 4 of 6 2 6 3 6 9 assessment, a detailed focused burrow survey was conducted and included documentation of appropriately sized natural burrows or suitable man-made structures that may be utilized by burrowing owl as part of the MSHCP protocol. No potential burrowing owl burrows (a total of three borrows were documented < 3 inches in diameter) or characteristic sign such as white-wash, feathers, tracks, or pellets were detected within the Project Site. (See Figure 3, Burrowing Owl Survey Area.) The Project Site is not currently occupied by burrowing owl. Regardless, suitable habitat is located adjacent and north of the property and the species could potentially be indirectly impacted as a result of project initiation. Nevertheless, as a mitigation measure for the proposed project, the City of Lake Elsinore will require a pre-construction presence/absence survey for burrowing owl to be conducted within 30 days of the commencement of project-related grading or other land disturbance activities including vegetation clearing, clearing and grubbing, tree removal, or site water, to ensure that the species has not moved onto the site since completion of the surveys. If burrowing owl have colonized the property site prior to the initiation of construction, the Project proponent shall immediately inform the Wildlife Agencies and the RCA, and prepare a Burrowing Owl Protection and Relocation Plan for approval by RCA and the Wildlife Agencies, prior to initiating ground disturbance. Additionally, if ground-disturbing activities occur, but the site is left undisturbed for more than 30 days, a pre-construction survey will again be necessary to ensure burrowing owl have not colonized the site since it was last disturbed. If burrowing owl are found, the same coordination described above will be necessary. Therefore, the subject project is consistent with the Additional Survey Needs and Procedures of the MSHCP. 6. The Project is consistent with the Urban/Wildlands Interface Guidelines. Section 6.1.4 of the MSHCP sets forth guidelines that are intended to address indirect effects associated with locating development in proximity to the MSHCP Conservation Area, where applicable. The guidelines in Section 6.1.4 of the MSHCP are intended to address indirect effects associated with development near MSHCP Conserved Areas. Developments in proximity to MSHCP Conserved Areas may result in “edge effects” that might adversely affect biological resources within MSHCP Conserved Areas. Lake Elsinore, which is identified as “Public/Quasi Public (PQP) Conserved Lands” by the MSHCP is located to the north and west of the project site. According to the MSHCP development may occur adjacent to Conservation Areas. Future Development in proximity to Conservation Areas may result in Edge Effects that will adversely affect biological resources within the Conservation Areas. To minimize such Edge Effects, the Project Applicant will be required to follow the Urban/Wildlands Interface Guidelines in Section 6.1.4 of the MSHCP to minimize urban/wildlands interface issues in the nearby Criteria Area. These include measures related to indirect impacts such as water quality (drainage), use of toxics, night lighting, indirect noise, invasive plant and wildlife species, protection PC Reso. No. 2023-____ Page 5 of 6 2 6 3 6 9 of habitat areas (barriers), and grading/land development adjacent to habitat areas. The 3.76-acre Project Site impact area is not located adjacent to an existing or proposed MSHCP Conservation Area. Regardless, all applicable proposed Urban/Wildlands Interface guidelines will be implemented for the proposed Project Site impact area. Compliance with all the following MSHCP Urban/Wildlands Interface guidelines will ensure that the proposed project will not result in significant indirect impacts to potential future proposed conservation areas in the northern region of Cell Group X. 7. The Project is consistent with the Vegetation Mapping requirements. On October 20, 2021, Cadre Environmental conducted a field survey of the site. The field survey identified plant and animal species found on the project site. The Project site contains 3.26 acres of disturbed/developed land and 0.50 acres of Riversidean Sage Scrub, as shown on Figure 4. This mapping is sufficient under the MSHCP and is consistent with the MSHCP vegetation mapping requirements. 8. The proposed project is consistent with the Fuels Management Guidelines. Section 6.4 of the MSHCP requires that new developments adjacent to the MSHCP Conservation Area or other undeveloped lands incorporate any fuel/brush management zones and Best Management Practices. The 3.76-acre Project Site impact area is not located adjacent to an existing or proposed MSHCP Conservation Area, is proposed as a non-combustible commercial development, and undeveloped areas adjacent to the Project Site are anticipated to be developed and is therefore not expected to be subject to fuel modification requirements Therefore, the Project is consistent with the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP. 9. The Project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee. The project has been conditioned to pay the City’s MSHCP Local Development Mitigation Fee prior to issuance of building permits for the project. 10. The Project is consistent with the MSHCP. Based on the reasons above, the project is consistent with the MSHCP. Section 3: 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 4: This Resolution shall take effect immediately upon its adoption. PC Reso. No. 2023-____ Page 6 of 6 2 6 3 6 9 Passed and Adopted on this 21st day of February, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Assistant Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Assistant Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2023-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held February 21, 2023 and that the same was adopted by the following vote: AYES: NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Assistant Community Development Director RESOLUTION NO. 2023- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-01 TO ESTABLISH A 2,649 SQUARE-FOOT DRIVE-THROUGH RESTAURANT AT APNS: 347-130-033 AND 347-130-034 Whereas, Gabriela Marks, Marks Architects, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-25 (Conditional Use Permit No. 2022-01, Conditional Use Permit No. 2022-04, and Commercial Design Review No. 2022-01) to construct and operate two drive-through restaurants (2,646 sq. ft. and 624 sq. ft., respectively) on adjacent parcels in the Ramsgate Specific Plan. The project site is located on the northwest side of Highway 74, southeast of North Frontage Road and bisected by El Toro Cut Off Road in the Ramsgate Specific Plan. (APNs: 347-130-033; 347-130-034; 347-130-035); 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 the responsibility of reviewing and approving, conditionally approving, or denying Conditional Use Permits; and, Whereas, on February 21, 2023, 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: 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 because the project (a) is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) the site of the proposed development is within city limits on a project site of less than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services. Section 3: That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding Conditional Use Permit No. 2022-01: 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. PC Reso. No. 2023-____ Page 2 of 3 2 6 3 7 0 The project site is located in the Ramsgate Specific Plan and has a land use designation of Commercial. This designation is primarily intended to accommodate a shopping area that provides convenience goods and services for the residential neighborhoods. According to Section 9.2 of the Ramsgate Specific Plan, fast food restaurants including drive-throughs are permitted subject to approval of a use permit. Furthermore, the proposed development conforms to the applicable development standards and criteria of the Commercial designation. Therefore, the proposed drive-through food establishment is consistent with the commercial designation of the subject site as described in the Ramsgate Specific Plan. 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 involve the potential for causing detrimental effects to the existing surrounding community or the general public. The proposed drive-through restaurants are compatible with the surrounding uses in the vicinity. The project has been conditioned as such to avoid any possible negative impacts associated with the proposed project. 3. 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. The proposed site plan provides sufficient drive-through lane lengths to accommodate assumed peak vehicle queuing space, as well as provide conforming building and drive lane setbacks from the right-of-way. 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 construction of frontage improvements, construction of a new traffic signal at the Highway 74 and El Toro Cut Off Road, and payment of a 1.5 percent fair share contribution to a new traffic signal at Highway 74 and Crater Drive. Furthermore, the project has been designed to ensure that drive-through operations do not impact surrounding roadways due to queuing spillover. Therefore, the proposed 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 project 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 February 21, 2023, appropriate PC Reso. No. 2023-____ Page 3 of 3 2 6 3 7 0 and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the project, the Commission hereby approves Conditional Use Permit No. 2022-01. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 21st of February, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Assistant Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Assistant Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2023-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held February 21, 2023 and that the same was adopted by the following vote: AYES: NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Assistant Community Development Director RESOLUTION NO. 2023- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-04 TO ESTABLISH A 624 SQUARE-FOOT DRIVE-THROUGH RESTAURANT AT APN: 347-130-035 Whereas, Gabriela Marks, Marks Architects, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-25 (Conditional Use Permit No. 2022-01, Conditional Use Permit No. 2022-04, and Commercial Design Review No. 2022-01) to construct and operate two drive-through restaurants (2,646 sq. ft. and 624 sq. ft., respectively) on adjacent parcels in the Ramsgate Specific Plan. The project site is located on the northwest side of Highway 74, southeast of North Frontage Road and bisected by El Toro Cut Off Road in the Ramsgate Specific Plan. (APNs: 347-130-033; 347-130-034; 347-130-035); 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 the responsibility of reviewing and approving, conditionally approving, or denying Conditional Use Permits; and, Whereas, on February 21, 2023, 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: 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 because the project (a) is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) the site of the proposed development is within city limits on a project site of less than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services. Section 3: That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding Conditional Use Permit No. 2022-04: 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. PC Reso. No. 2023-____ Page 2 of 3 2 6 3 7 1 The project site is located in the Ramsgate Specific Plan and has a land use designation of Commercial. This designation is primarily intended to accommodate a shopping area that provides convenience goods and services for the residential neighborhoods. According to Section 9.2 of the Ramsgate Specific Plan, fast food restaurants including drive-throughs are permitted subject to approval of a use permit. Furthermore, the proposed development conforms to the applicable development standards and criteria of the Commercial designation. Therefore, the proposed drive-through food establishment is consistent with the commercial designation of the subject site as described in the Ramsgate Specific Plan. 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 involve the potential for causing detrimental effects to the existing surrounding community or the general public. The proposed drive-through restaurants are compatible with the surrounding uses in the vicinity. The project has been conditioned as such to avoid any possible negative impacts associated with the proposed project. 3. 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. The proposed site plan provides sufficient drive-through lane lengths to accommodate assumed peak vehicle queuing space, as well as provide conforming building and drive lane setbacks from the right-of-way. 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 construction of frontage improvements, construction of a new traffic signal at the Highway 74 and El Toro Cut Off Road, and payment of a 1.5 percent fair share contribution to a new traffic signal at Highway 74 and Crater Drive. Furthermore, the project has been designed to ensure that drive-through operations do not impact surrounding roadways due to queuing spillover. Therefore, the proposed 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 project 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 February 21, 2023, appropriate PC Reso. No. 2023-____ Page 3 of 3 2 6 3 7 1 and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the project, the Commission hereby approves Conditional Use Permit No. 2022-04. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 21st day of February, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Assistant Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Assistant Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2023-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held February 21, 2023 and that the same was adopted by the following vote: AYES: NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Assistant Community Development Director RESOLUTION NO. 2023- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2022-01 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR TWO DRIVE-THROUGH RESTAURANTS TO BE LOCATED AT APNS: 347-130- 033, 347-130-034 and 347-130-035 Whereas, Gabriela Marks, Marks Architects, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-25 (Conditional Use Permit No. 2022-01, Conditional Use Permit No. 2022-04, and Commercial Design Review No. 2022-01) to construct and operate two drive-through restaurants (2,646 sq. ft. and 624 sq. ft., respectively) on adjacent parcels in the Ramsgate Specific Plan. The project site is located on the northwest side of Highway 74, southeast of North Frontage Road and bisected by El Toro Cut Off Road in the Ramsgate Specific Plan. (APNs: 347-130-033; 347-130-034; 347-130-035); and Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has the responsibility of reviewing and approving, conditionally approving, or denying design review applications; and, Whereas, on February 21, 2023, 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, the Ramsgate Specific Plan and the LEMC. Section 2: 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 because the project (a) is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) the site of the proposed development is within city limits on a project site of less than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services. Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding Commercial Design Review No. 2022-01: 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. PC Reso. No. 2023-____ Page 2 of 3 2 6 3 7 2 The project site is located in the Ramsgate Specific Plan and has a land use designation of Commercial. This designation is primarily intended to accommodate a shopping area that provides convenience goods and services for the residential neighborhoods. Pursuant to Section 9.2 of the Ramsgate Specific Plan, fast food restaurants including drive- throughs are permitted subject to approval of a use permit. Therefore, the proposed drive-through fast food establishments are consistent with the commercial designation of the subject site as described in the General Plan. 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 buildings conforms to the Nonresidential Development Standards (Chapter 17.112) of the LEMC. Sufficient setbacks and enhanced onsite landscaping have been provided thereby creating interest and varying vistas as a person moves along abutting streets. The 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 February 21, 2023. The project, as reviewed and conditioned by all applicable City divisions, departments and agencies, will not have a significant effect on the environment. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the project, the Commission hereby approves Commercial Design Review No. 2022-01. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 21st day of February, 2023. Matthew Dobler, Chairman PC Reso. No. 2023-____ Page 3 of 3 2 6 3 7 2 Attest: ___________________________________ Damaris Abraham, Interim Assistant Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Assistant Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2023-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held February 21, 2023 and that the same was adopted by the following vote: AYES: NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Assistant Community Development Director Applicant’s Initials: _____ Page 1 of 20 CONDITIONS OF APPROVAL PROJECT: PA 2021-25/CUP 2022-01/CUP 2022- 04/CDR 2022-01 PROJECT NAME:Jack in the Box El Toro PROJECT LOCATION:APNs: 347-130-033, 347-130-034 and 347-130-035 APPROVAL DATE: EFFECTIVE DATE: EXPIRATION DATE: GENERAL 1.Planning Application No. 2021-39 (Conditional Use Permit No. 2021-15 and Commercial Design Review No. 2021-19) proposes to construct and operate two drive-through restaurants on adjacent parcels in the Ramsgate Specific Plan. The project site is located on the northwest side of Highway 74, southeast of North Frontage Road and bisected by El Toro Cut Off Road in the Ramsgate Specific Plan. (APNs: 347-130-033; 347-130-034; 347- 130-035) 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 2022-01, CUP 2022-04 and CDR 2022-01, 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 2022-01, CUP 2022-04 and CDR 2022-01 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. 2022-01 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 PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 2 of 20 LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the Conditional Use Permit application. 5.Conditional Use Permit No. 2022-04 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the Conditional Use Permit application. 6.Commercial Design Review No. 2022-01 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. 7.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. 8.If operation of this use raises 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. 9.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. 10.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. 11.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. PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 3 of 20 12.Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall not take place on Sunday, or any Legal Holidays. 13.The following noise prevention measures shall be implemented during project construction: i. During construction, the contactor shall ensure all construction equipment is equipped with appropriate noise attenuating devices. ii. The contractor should locate equipment staging areas that will create the greatest distance between construction-related noise/vibration sources and sensitive receptors nearest the project site during all project construction. iii. Idling equipment should be turned off when not in use. 14.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. 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.The measures identified in the submitted Queueing Management Plan shall be implemented to ensure that operation of the drive-throughs do not interfere with free and orderly circulation of the parking lots and to avoid spillover of vehicles into public right-of-way. 19.If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of all future building permits, deny revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation Prior to Issuance of Grading Permits/Building Permits 20.Prior to issuance of a building permit, the applicant shall pay Development Impact Fees (DIF) and Multiple Species Habitat Conservation Plan (MSHCP) Fees per LEMC Section 16.85, at the rate in effect at the time of payment. 21.All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public streets. Any roof mounted PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 4 of 20 central swamp coolers shall also be screened, and the Community Development Director, prior to issuance of building permit shall approve screening plan. 22.The project shall meet all requirements of the Elsinore Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards. 23.The property address (in numerals at least six inches high) shall be displayed near the entrance and be easily visible from the front of the subject property and public right-of-way. 24.The applicant shall construct trash enclosure(s) with a decorative roof to match the colors, materials and design of the project architecture. 25.Prior to issuance of a building permit, the Final Landscaping / Irrigation Detail Plans 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 and shall blend in with the existing shopping center. 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 PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 5 of 20 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. Multiple Species Habitat Conservation Plan (MSHCP) Measures 28.Due to the presence of potentially suitable habitat, a 30-day preconstruction survey for burrowing owls is required prior to initial ground-disturbing activities (including vegetation clearing, clearing and grubbing, tree removal, site watering, equipment staging, grading, etc.) to ensure that no owls have colonized the site in the days or weeks preceding the ground-disturbing activities. If burrowing owls have colonized the project site prior to the initiation of ground-disturbing activities, the project proponent will immediately inform the Regional Conservation Authority (RCA) and the Wildlife Agencies, and will need to coordinate further with RCA and the Wildlife Agencies, including the possibility of preparing a Burrowing Owl Protection and Relocation Plan, prior to initiating ground disturbance. If ground-disturbing activities occur, but the site is left undisturbed for more than 30 days, a pre-construction survey will again be necessary to ensure burrowing owl has not colonized the site since it was last disturbed. If burrowing owl is found, the same coordination described above will be necessary. 29.Pursuant to Section 6.1.4 of the MSHCP, applicant shall implement the following measures as applicable: i. Incorporate measures to control the quantity and quality of runoff from the site entering the MSHCP Conservation Area. In particular, measures shall be put in place to avoid discharge of untreated surface runoff from developed and paved areas into MSHCP Conservation Areas. Best Management Practices (BMPs) will be implemented to prevent the release of toxins, chemicals, petroleum products, exotic plant materials, or other elements that might degrade or harm downstream biological resources or ecosystems. ii. Land uses proposed in proximity to the MSHCP Conservation Area that use chemicals or generate bioproducts, such as manure, that are potentially toxic or may adversely affect wildlife species, Habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in discharge to the MSHCP Conservation Area. The greatest risk is from landscaping fertilization overspray and runoff. iii. Night lighting shall be directed away from the MSHCP Conservation Area and the avoided area on site to protect species from direct night lighting. iv. Proposed noise-generating land uses affecting the MSHCP Conservation Area, including designated avoidance areas, shall incorporate setbacks, berms, or walls to minimize the effects of noise on MSHCP Conservation Area resources pursuant to applicable rules, regulations, and guidelines related to land use noise standards. v. Avoid use of invasive, non-native plant species listed in Table 6-2 of the MSHCP in approving landscape plans for the portions of the project that are adjacent to the MSHCP Conservation Area, including avoidance areas. Considerations in reviewing the applicability of this list shall include proximity of planting areas to the MSHCP Conservation Areas and designated avoidance areas, species considered in the planting plans, resources being protected within the MSHCP PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 6 of 20 Conservation Area and their relative sensitivity to invasion, and barriers to plant and seed dispersal, such as walls, topography, and other features. vi. Proposed land uses adjacent to the MSHCP Conservation Area shall incorporate barriers, where appropriate, in individual project designs to minimize unauthorized public access, domestic animal predation, illegal trespass, or dumping into existing and future MSHCP Conservation Areas. Such barriers may include native landscaping, rocks/boulders, fencing, walls, signage, and/or other appropriate mechanisms. vii. Manufactured slopes associated with proposed site development shall not extend into the MSHCP Conservation Area. viii. Weed abatement and fuel modification activities are not permitted in the Conservation Area, including designated avoidance areas. 30.Pursuant to Appendix C of the MSHCP, the following best management practices (BMPs), as applicable, shall be implemented for the duration of construction: i. A condition shall be placed on grading permits requiring a qualified biologist to conduct a training session for project personnel prior to grading. The training shall include a description of the species of concern and its habitats, the general provisions of the Endangered Species Act (Act) and the MSHCP, the need to adhere to the provisions of the Act and the MSHCP, the penalties associated with violating the provisions of the Act, the general measures that are being implemented to conserve the species of concern as they relate to the project, and the access routes to and project site boundaries within which the project activities must be accomplished. ii. Water pollution and erosion control plans shall be developed and implemented in accordance with RWQCB requirements. iii. The footprint of disturbance shall be minimized to the maximum extent feasible. Access to sites shall be via pre-existing access routes to the greatest extent possible. iv. The upstream and downstream limits of projects disturbance plus lateral limits of disturbance on either side of the stream shall be clearly defined and marked in the field and reviewed by the biologist prior to initiation of work. v. Projects should be designed to avoid the placement of equipment and personnel within the stream channel or on sand and gravel bars, banks, and adjacent upland habitats used by target species of concern. vi. Projects that cannot be conducted without placing equipment or personnel in sensitive habitats should be timed to avoid the breeding season of riparian species identified in MSHCP Global Species Objective No. 7. vii. When stream flows must be diverted, the diversions shall be conducted using sandbags or other methods requiring minimal instream impacts. Silt fencing of other sediment trapping materials shall be installed at the downstream end of construction activity to minimize the transport of sediments off site. Settling ponds where sediment is collected shall be cleaned out in a manner that prevents the sediment from reentering the stream. Care shall be exercised when removing silt fences, as feasible, to prevent debris or sediment from returning to the stream. viii. Equipment storage, fueling, and staging areas shall be located on upland sites with minimal risks of direct drainage into riparian areas or other sensitive habitats. PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 7 of 20 These designated areas shall be located in such a manner as to prevent any runoff from entering sensitive habitat. Necessary precautions shall be taken to prevent the release of cement or other toxic substances into surface waters. Project related spills of hazardous materials shall be reported to appropriate entities including but not limited to applicable jurisdictional city, FWS, and CDFG, RWQCB and shall be cleaned up immediately and contaminated soils removed to approved disposal areas. ix. Erodible fill material shall not be deposited into water courses. Brush, loose soils, or other similar debris material shall not be stockpiled within the stream channel or on its banks. x. The qualified project biologist shall monitor construction activities for the duration of the project to ensure that practicable measures are being employed to avoid incidental disturbance of habitat and species of concern outside the project footprint. xi. The removal of native vegetation shall be avoided and minimized to the maximum extent practicable. Temporary impacts shall be returned to pre-existing contours and revegetated with appropriate native species. xii. Exotic species that prey upon or displace target species of concern should be permanently removed from the site to the extent feasible. xiii. To avoid attracting predators of the species of concern, the project site shall be kept as clean of debris as possible. All food related trash items shall be enclosed in sealed containers and regularly removed from the site(s). xiv. Construction employees shall strictly limit their activities, vehicles, equipment, and construction materials to the proposed project footprint and designated staging areas and routes of travel. The construction area(s) shall be the minimal area necessary to complete the project and shall be specified in the construction plans. Construction limits will be fenced with orange snow screen. Exclusion fencing should be maintained until the completion of all construction activities. Employees shall be instructed that their activities are restricted to the construction areas. xv. The Permittee shall have the right to access and inspect any sites of approved projects including any restoration/enhancement area for compliance with project approval conditions, including these BMPs. BUILDING DIVISION General Conditions 1.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. 2.Compliance with Code. All design components shall comply with applicable provisions of the 2022 edition of the California Building, Plumbing and Mechanical Codes: 2022 California Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code. 3.Green Measures. The application shall provide 10% voluntary green measures on the PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 8 of 20 project, as stipulated by the 2022 California Green Building Standards. 4.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. 5.Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies. Please contact Sonia Salazar at ssalazar@lake-elsinore.org or 951-674-3124 X 277. 6.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. 7.Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 8.Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 9.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. 10.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 11.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 202241 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. PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 9 of 20 Prior to Issuance of Grading Permit(s) 12.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. 13.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) 14.Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division. Prior to Beginning of Construction 15.Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. ENGINEERING DEPARTMENT GENERAL 16.All new submittals for plan check or permit shall be made using the City’s online Citizen Self-Service Portal (CSSP). 17.All plans (Street, Storm Drain, Improvement, Grading) shall be prepared by a Registered Civil Engineer using the City’s standard title block. 18.All required soils, geology, hydrology and hydraulic and seismic reports shall be prepared by a Registered Civil Engineer. 19.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. 20.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. 21.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. 22.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. PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 10 of 20 23.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. 24.Minimum good housekeeping and erosion and sediment control Best Management Practices (BMPs) as identified by the City shall be implemented. FEES 25.Applicant shall pay all applicable permit application and Engineering Department assessed fees, including without limitation plan check and construction inspection fees, at the prevalent rate at time of payment in full. 26.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: •Master Plan of Drainage Fee – Due prior to Grading Permit issuance •Traffic Infrastructure Fee (TIF) – Due prior to Building Permit issuance •Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy •Stephens’ Kangaroo Habitat Fee (K-Rat) – Due prior to Grading Permit issuance LAND DIVISION-DEDICATION 27.Applicant shall dedicate right-of-way along Central Avenue (State Route 74) adjacent to the property frontage for a minimum total right-of-way of 67 feet from centerline to the project property line. Central Avenue is classified as an Augmented Urban Arterial Highway in the City’s General Plan Circulation Element, where full-width is 134 feet and curb-to-curb width is 110 feet. 28.Applicant shall submit plan check review and approval for right of way vacation at the northerly terminus of N. Frontage Road resulting in a 30 feet street half section. N. Frontage Road is classified as a Local Street with a 60-foot right of way. 29.Underground water rights shall be dedicated to the City pursuant to the provisions of Section 16.52.030 in the Lake Elsinore Municipal Code (LEMC), and consistent with the City’s agreement with the Elsinore Valley Municipal Water District. 30.Covenants, Conditions and Restrictions (CC&Rs) shall be submitted to the City for review approval. 31.Applicant shall submit a parcel merger application for plan check and approval for APN’s 347-130-033 and 347-130-034. The parcel merger shall be recorded prior to building permit issuance. STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES Design 32.The project is responsible for complying with the Santa Ana Region National Pollutant Discharge Elimination System (NPDES) Permits as warranted based on the nature of PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 11 of 20 development and/or activity. 33.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 (Section XXII.E.2, XII.E3, and XII.E.7). 34.A Final Water Quality Management Plan (WQMP) shall be prepared using the Santa Ana Region of Riverside County Guidance Document and approved template and submitted for review and approval to the City. •The Final WQMP shall be approved by the City prior to rough grading plan approval, or issuance of any permit for construction, whichever is first. 35.The Final WQMP shall document the following: •Detailed site and project description. •Potential stormwater pollutants. •Post-development drainage characteristics. •Low Impact Development (LID) BMP selection and analysis. •Structural and non-structural source control BMPs. •Treatment Control BMPs. •Site design and drainage plan (BMP Exhibit). •Documentation of how vector issues are addressed in the BMP design, operation and maintenance. •GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment Control BMP locations. •Hydraulic Conditions of Concern (HCOC) – demonstrate that discharge flow rates, velocities, duration and volume for the post construction condition from a 2-year, 24- hour rainfall event will not cause adverse impacts on downstream erosion and receiving waters, or measures are implemented to mitigate significant adverse impacts downstream public facilities and water bodies. Evaluation documentation shall include pre- and post-development hydrograph volumes, time of concentration and peak discharge velocities, construction of sediment budgets, and a sediment transport analysis. If HCOC applies, the project shall 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. (Note the facilities may need to be larger due to flood mitigation for the 10-year, 6- and 24-hour rain events). •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. 36.Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff. 37.Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape. 38.Project trash enclosure shall be covered, bermed, and designed to divert drainage from adjoining paved areas and regularly maintained. 39.If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 12 of 20 shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Department. 40.All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City authorized marker. 41.The project shall use either volume-based and/or flow-based criteria for sizing BMPs in accordance with NPDES Permit Provision XII.D.4. 42.The project site shall implement full trash capture methods/devices approved by the Region Water Quality Control Board. This shall include installation of connector pipe screens on all onsite catch basins and all offsite catch basins to which the project discharges. 43.All restaurants and commercial food handling facilities must provide an area for the washing/steam cleaning of equipment and accessories. The area must be self-contained, equipped with a grease trap, and properly connected to a sanitary sewer. If the wash area is located outdoors, it must be covered, paved have secondary containment, and be connected to the sanitary sewer or other appropriately permitted disposal facility. Plan Requirements: The Owner/Applicant shall incorporate these food facility requirements into project design and depict on plans, including detail plans as needed. Construction 44.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. 45.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. 46.Erosion & Sediment Control – Prior to the issuance of any grading or building permit for construction or demolition, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City’s NPDES Program and state water quality regulations for grading and construction activities. 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. Post-Construction 47.Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include: •Demonstrate that the project has compiled with all non-structural BMPs described in the project’s WQMP. PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 13 of 20 •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. •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. •The 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. •Provide documentation of annexation into a CFD for funding facilities to be maintained by the City. •Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or CC&R’s attached) are available for each of the initial occupants. •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. •Provide the City with a digital .pdf copy of the Final WQMP. UTILITIES 48.All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the applicant, property owner, and/or his agent. Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Section 16.64). 49.Underground water rights shall be dedicated to the City pursuant to the provisions of LEMC Section 16.52.030, and consistent with the City’s agreement with the Elsinore Valley Municipal Water District. 50.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. Non-Interference Letter (NIL) shall be provided prior to issuance of Grading Permit. 51.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. Will Serve letters shall be provided prior to issuance of Grading Permit. IMPROVEMENTS 52.Applicant shall implement traffic mitigation measures identified in the Traffic Impact Analysis by Trames Solutions Inc. dated August 1, 2022, as specified in Section 6.0 of the study. 53.All street improvements shall be implemented as part of the first phase of the project. PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 14 of 20 Improvements include but are not limited to: •Construction of ultimate half-width street improvements adjacent to project frontage on Central Avenue (Augmented Urban Arterial, 134-foot full-width right-of-way). Improvements include but are not limited to road widening (AC pavement and base material), curb and gutter, sidewalks, curb ramps, parkway landscaping, and streetlights. Widening shall include transition paving and striping to match existing conditions. •Construction of ultimate half-width street improvements adjacent to project frontage on N. Frontage Road (Local Road, 60-foot full-width right-of-way). Improvements include but are not limited to road widening plus 12 feet (AC pavement and base material), curb and gutter, sidewalks, curb ramps, parkway landscaping, and streetlights. •Construction of ultimate street improvements of El Toro Cut Off Road adjacent to project limits. Improvements include but are not limited to road widening (AC pavement and base material), curb and gutter, sidewalks, curb ramps, parkway landscaping. •Installation of traffic signals at the intersection of Central Ave (State Route 74) and El Toro Cut Off Road including modification of signing and striping and installation curb ramp to accommodate pedestrian crossing. •Modification of existing and installation of new signing and striping for required improvements. The project shall be responsible for any additional paving and/or striping removal caused by the striping plan. 54.Project shall coordinate with Riverside Transit Authority (RTA) for location and installation of bus transit facilities. Required bus stop improvements and/or relocation shall be shown on plans submitted for project grading and development. Improvements are subject to review and approval by the RTA. Improvements shall be installed prior to first occupancy. 55.Sight distance into and out at each project driveway shall comply with City or Caltrans standards. Project shall ensure facilities are installed in the line of sight of drivers. 56.If existing improvements are to be modified, the existing improvement plans on file shall be revised accordingly and approved by the City Engineer prior to issuance of a building permit. 57.Project will be responsible to design and install streetlights along the project frontage. Streetlight system shall be designed as LS-2B system. Streetlight plans shall include but not limited to details such as location, pole and luminaire type, and pull box design. Streetlight plans may be included as part of the Street Improvement Plans. 58.A registered Civil Engineer shall prepare the improvement, signing and striping, and traffic signal plans required for this project. Improvements shall be designed and constructed to City Standards and Codes (LEMC 12.04 and 16.34). 59.10-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. 60.All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. All public storm drain improvements shall be constructed as part of the PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 15 of 20 first phase of the project. 61.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 requirements to accomplish the desired results. 62.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. 63.Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 64.The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 65.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. PERMITTING/CONSTRUCTION 66.An Encroachment Permit shall be obtained prior to any work on City right-of-way. The applicant shall submit the permit application, required fees and executed agreements, security and other required documentation prior to issuance. 67.All compaction reports, grade certification, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be submitted to the Engineering Department before final inspection of public works improvements will be scheduled and approved. PRIOR TO GRADING PERMIT Design 68.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 plan submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual. 69.All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 70.The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 16 of 20 71.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. 72.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. 73.Applicant 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. 74.Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and/or diversion of drainage. 75.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 76.Applicant shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance. 77.No grading shall be performed without first having obtained a Grading Permit. A grading permit does not include the construction of retaining walls or other structures for which a Building Permit is required. 78.A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. 79.Prior to commencement of grading operations, applicant is to provide to the City a map of 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). 80.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. 81.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. 82.Approval of the project Final Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 17 of 20 83.Applicant shall obtain applicable environmental clearance from the Planning Department and submit applicable clearance document to the Engineering Department. This approval shall specify that the project complies with any and all required environmental mitigation triggered by the proposed grading activity. PRIOR TO BUILDING PERMIT 84.Provide soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 85.All public improvement plans, traffic signal plans, signing and striping plans shall be completed and approved by the City Engineer. 86.Parcel merger for APN’s 347-130-033 and 347-130-034 shall be recorded. 87.Any dedications, vacations, and easements shall be recorded with the recorded copy provided to the City prior to issuance of the building permit. 88.Applicant shall pay all Capital Improvement, TIF, TUMF, and any outstanding plan check and/or permit fees. PRIOR TO OCCUPANCY / FINAL APPROVAL 89.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. 90.Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 91.Applicant shall provide a digital copy of the recorded Covenants, Conditions and Restrictions (CC&Rs) to the Engineering Department. 92.As-built plans for all approved plan sets shall be submitted for review and approval by the City. Applicant is responsible for revising the original mylar plans. 93.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. 94.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. 95.All required public right-of-way dedications, vacations and easement shall be recorded with a recorded copy provided to the City prior to first occupancy. 96.Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval. 97.Applicant shall submit documentation pursuant to City’s Security Release handout. PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 18 of 20 98.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. 124 99.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. All parts and elements of the designed system shall be represented discretely. Include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes include material (PVC, RCP, etc.) and slope. CITY OF LAKE ELSINORE FIRE MARSHAL 100.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. 101.This project is in a Very High Fire Hazard Severity Zone of Riverside County as shown on a map on file with the Clerk of the Board of Supervisors. Any building constructed within this project shall comply with special construction provisions contained in the California Building Code. 102.The applicant or developer shall provide fire hydrants in accordance with the following: i. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes. ii. Prior to building permit issuance, submit plans to the water district for a water system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. iii. Required fire flow is estimated to be 1,500 GPM at 20 PSI for a 2-hour duration based on 2019 California Fire Code and 2,668 square foot building area with Type V-B construction. 103.Prior to building permit issuance, install the approved water system and contact the Fire Department for a verification inspection. DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services) 104.Prior to Building Permit issuance, the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public right- of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the PA 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 19 of 20 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 2021-25/CUP 2022-01/CUP 2022-04/CDR 2022-01 PC: Conditions of Approval CC: Applicant’s Initials: _____Page 20 of 20 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: SH-74SUNBLAZE RDEL TO RO CUTOFF CARLA CTANABELL LNCRATER DRPROMISE RD SONIA DRALTISSIMO WAYROSETTA CANYON RD BRONZE STAR RDBLUE MOON ST SH-74SUNBLAZE RDEL TO RO CUTOFF CARLA CTANABELL LNCRATER DRPROMISE RD SONIA DRALTISSIMO WAYROSETTA CANYON RD BRONZE STAR RDBLUE MOON ST Planning Application No. 2021-25 APNs: 347-130-033, 034 & 035VICINITY MAP PROJECT SITE ´ SH-74SUNBLAZE RDEL TO RO CUTOFF CARLA CTANABELL LNCRATER DRPROMISE RD SONIA DRALTISSIMO WAYROSETTA CANYON RD BRONZE STAR RDBLUE MOON ST SH-74SUNBLAZE RDEL TO RO CUTOFF CARLA CTANABELL LNCRATER DRPROMISE RD SONIA DRALTISSIMO WAYROSETTA CANYON RD BRONZE STAR RDBLUE MOON ST Planning Application No. 2021-25 APNs: 347-130-033, 034 & 035AERIAL MAP PROJECT SITE ´ ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH I TECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 TITLE SHEET TS1.0 GENERAL NOTES DEFERRED SUBMITTALS CONSULTANT INFORMATION BUILDING DATALEGEND & ABBREVIATIONS ALSO REFER TO LEGEND & ABBREVIATIONS ON CIVIL, SITE, PLUMBING, MECHANICAL, ELECTRICAL & KITCHEN DRAWINGS. JT.or JNT JOINT JIB or J.I.B.Jack in the Box, Inc. JST.JOIST L ANGLE LB.or LB or # POUNDS LG.LONG MAT. MATERIAL MAX. MAXIMUM M.B. MACHINE BOLT MECH.MECHANICAL MEZZ. MEZZANINE MFR.MANUFACTURER MIN. MINIMUM MISC. MISCELLANEOUS MPH MILES PER HOUR M.P.S. MODULAR PANELBOARD SYSTEM M.S.B. MAIN SWITCH BOARD MTL. METAL (N)NEW NO. or # NUMBER N.I.C.NOT IN CONTRACT N.T.S. NOT TO SCALE O.C. ON CENTER O.F.C.I. OWNER FURNISHED, CONTRACTOR INSTALLED O.F.O.I.OWNER FURNISHED, OWNER INSTALLED O.H.OPPOSITE HAND OPNG. OPENING P.C. PLUMBING CONTRACTOR PERP.PERPENDICULAR P. LAM PLASTIC LAMINATE OR PARALLAM (BEAM) PL. PLATE P.L. PROPERTY LINE PLYWD. PLYWOOD POS or P.O.S.POINT OF SALE PR. PAIR PSF. POUNDS PER SQ. FOOT PSI. POUNDS PER SQ. INCH P.T.PRESSURE TREATED Q.T. QUARRY TILE QTY. or QTY QUANTITY RAD.OR (R) RADIUS REINF. REINFORCEMENT R.O.ROUGH ORIENTATION S.C. SAW-CUT JOINT SCHED. SCHEDULE SHT. SHEET SIM. SIMILAR SM SHEET METAL SMS SHEET METAL SCREW SPEC.(S) SPECIFICATION(S) SQ. SQUARE SQ. IN. SQUARE INCH SQ. FT. SQUARE FOOT S.S.STAINLESS STEEL STD. STANDARD STL. STEEL STRUCT. STRUCTURAL SUSP. SUSPENDED S.W.SHEARWALL SYM. SYMMETRICAL (T) TOP TEMP. TEMPERED (TEMPERATURE) T.G.TEMPERED GLASS THK. THICKNESS T & G TONGUE & GROOVE T.N. TOE NAIL T.O.TOP OF T.O.B. TOP OF BEAM T.O.C.TOP OF CURB T.O.F. TOP OF FOOTING T.O.PL. TOP OF PLATE T.O.S. TOP OF SLAB T.O.W. TOP OF WALL TYP. TYPICAL U.B.C. UNIFORM BUILDING CODE U.O.N. UNLESS OTHERWISE NOTED U.S.P. UNDER SEPARATE PERMIT VERT. OR (V) VERTICAL V.W.C. VINYL WALLCOVERING W/ WITH WD. WOOD W.G.B. WATER RESISTANT GYPSUM BOARD W.I.B.WALK-IN or WALK IN BOX WT. WEIGHT WWM. WELDED WIRE MESH &AND @ AT A.B.ANCHOR BOLT A.C.ASPHALTIC CONCRETE A.C.I.AMERICAN CONCRETE INSTITUTE ACP ACOUSTIC CEILING PANEL A.D.A.A.G. AMERICANS WITH DISABILITIES ACT ACCESSIBILITY GUIDELINES A.F.F. or AFF ABOVE FINISH FLOOR ALUM. ALUMINUM A.P.A. AMERICAN PLYWOOD ASSOCIATION A.Q.T. ABRASIVE QUARRY TILE ARCH. ARCHITECTURAL A.S.T.M. AMERICAN SOCIETY FOR TESTING MATERIALS BLK'G or BLKG BLOCKING B.N. BOUNDARY NAIL A.O.BOTTOM OF BM. BEAM B.O.J. BOTTOM OF JOIST B.U.R. BUILT UP ROOFING BOTT. or (B)BOTTOM C CONDUIT C.L. or ℄CENTER LINE C.B.B. CEMENTITIOUS BACKER BOARD C.D.CORE DRILL C.J. CONTROL JOINT (COLD JOINT) CLG. CEILING CLR. CLEAR C.M.U.CONCRETE MASONRY UNIT COL. COLUMN CONC. CONCRETE CONN. CONNECTION CONST. CONSTRUCTION CONST. JT. CONSTRUCTION JOINT CONT. CONTINUOUS CONTR. CONTRACTOR COMP COMPACTED (ION) C.T.CERAMIC TILE DBL. DOUBLE DEG. or ° DEGREE DIA. or Ø DIAMETER DIAG. DIAGONAL DIM. DIMENSION DR. DOOR DWG.(S) DRAWING(S) (E)EXISTING EA. EACH E.C. ELECTRICAL CONTRACTOR E.F. EACH FACE EL. or ELEV.ELEVATION E.N. EDGE NAIL E.O.C. EDGE OF COUNTER / EDGE OF EQUIPMENT ELEC.ELECTRICAL EQ. or = EQUAL EQUIP.EQUIPMENT E.S. EACH SIDE EXP. EXPANSION EXT.EXTERIOR FACT. FACTORY F.D. FLOOR DRAIN FDN. FOUNDATION F.F. FINISHED FLOOR F.F.L.FINISHED FLOOR LEVEL F.G. FLOAT GLASS FLR. FLOOR FIN. FINISH F.N. FIELD NAIL F.O.B. FACE OF BEAM F.O.F. FACE OF FINISH F.O.J. FACE OF JOIST F.O.M. FACE OF MASONRY F.O.P. FACE OF POST F.O.S. FACE OF STUD F.R.P.FIBERGLASS REINFORCED PANEL F.S.FLOOR SINK FT. FOOT or FEET FTG. FOOTING GA. or GA GAUGE (GAGE) G.B. or GYP. BD. GYPSUM BOARD G.C. GENERAL CONTRACTOR GALV. GALVANIZED G.I. GALVANIZED IRON GLB. GLUE-LAMINATED BEAM H.D. HUB DRAIN HDR. HEADER HDW. HARDWARE HGR. HANGER HGT. or HT.HEIGHT H.M. HOLLOW METAL HORIZ. or H HORIZONTAL H.S.B. HIGH STRENGTH BOLT I.B.C.INTERNATIONAL BUILDING CODE I.D.INTERIOR DESIGN IN. INCH INFO. INFORMATION INT.INTERIOR INV. INVERTED OWNER: BESHAY FOODS BUILDING ADDRESS: HWY 74 NS, EL TORO CUT OFF LAKE ELSINORE CA, 92532 LEGAL JURISDICTION: CITY OF ELSINORE, COUNTY OF RIVERSIDE ASSESSOR'S PARCEL NO. 347-130-033, 347-130-034 AND 347-130-035 TYPE OF CONSTRUCTION: VB, NON-SPRINKLED GROSS BUILDING AREA: 2,649 SQ. FT. GROSS BUILDING AREA 624 SQ. FT. TOTAL SITE AREA: 1.09 ACRES (JACK IN THE BOX) 0.36 ACRES (THE HUMAN BEAN) BUILDING HEIGHT:23'-2" BUILDING HEIGHT: 19'-6" SEATING: 31 SEATS (INDOOR) SEATING: 12 SEATS (OUTDOOR) OCCUPANCY: A-2 OCCUPANCY: B PARKING REQUIREMENTS: 26 PARKING REQUIREMENTS: 06 PARKING PROVIDED:26 PARKING PROVIDED:08 LANDSCAPE SHEET INDEX FLOOR PLAN JACK IN THE BOX A1.0 EXTERIOR ELEVATIONS TS1.0 L1.0 LANDSCAPE CONCEPT PLAN TITLE SHEET (TOTAL OF 25 SHEETS) SITE SD1.0 SD2.0 SD1.2 SITE DETAILS OVERALL SITE PLAN THE HUMAN BEAN SITE PLAN RIGID INSULATION CONCRETE GYPSUM BOARD CERAMIC AND QUARRY TILE ASPHALTIC CONCRETE PAVING MASONRY PLYWOOD BATT INSULATION EARTH GRADE SAND BASE INDICATES SHEARWALL LOCATIONS WHERE NO CONDUIT OR PIPING WILL BE PERMITTED TO PENETRATE SILL OR TOP PLATE. SEE PLANS FOR ADDITIONAL NOTES. KITCHEN DOOR SYMBOL SHEARWALL / ANCHOR BOLT SYMBOL EQUIPMENT, SEE KITCHEN DRAWING REVISION SYMBOL FOOTING SYMBOL INTERIOR ELEVATION ELEVATION/DATUM MARK EXTERIOR MATERIAL / FINISH EXTERIOR COLOR ROOM NAME ROOM NUMBER DETAIL NUMBER SHEET NUMBER WALL SECTION NUMBER / ELEV. NUMBER SHEET NUMBER BUILDING SECTION NUMBER SHEET NUMBER FINISHES & EQUIPMENT SEE ID DRAWINGS KEY NOTES DIMENSION TO EDGE / FACE OF OBJECT DIMENSION TO CENTER LINE OF OBJECT HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA 92532 MARKS ARCHITECTS, INC. 2643 FOURTH AVE. SAN DIEGO, CA 92103 TEL: (619) 702-9448 CONTACT: GABRIELA MARKS ARCHITECT CIVIL ENGINEER 4121 WESTERLY PLACE #112 NEWPORT BEACH, CA 92660 TEL:949.610.8997 CONTACT: BIANCA VILLANUEVA EMAIL:bvillanueva@cdrwest.com VICINITY MAP PROJECT SITE (JACK IN THE BOX) A. B. C. D. E. F. G. H. J. ALL WORK SHALL CONFORM TO THE 2019 EDITION OF THE CALIFORNIA BUILDING CODE, AND ALL OTHER APPLICABLE CODES, STANDARDS, AND REGULATIONS OF CITY OF LAKE ELSINORE AND COUNTY OF RIVERSIDE. IT IS INTENDED THAT A COMPLETE OCCUPIABLE BUILDING PROJECT IS PROVIDED. DRAWINGS ARE BASED ON A SURVEY. DO NOT SCALE THESE DRAWINGS. VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD. ANY DISCREPANCIES IN THESE DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO STARTING WORK. ALL PROPOSED SUBSTITUTIONS SHALL BE APPROVED BY THE ARCHITECT, IN WRITING, PRIOR TO INSTALLATION. PROVIDE EACH SUBCONTRACTOR WITH A COMPLETE AGENCY-PERMITTED DRAWING SET AT TIME OF CONSTRUCTION. ALL ABBREVIATIONS INCLUDED FOLLOW INDUSTRY STANDARDS. CONTACT ARCHITECT IF ANY ABBREVIATIONS ARE NOT CLEAR. GC SHALL SUPPLY AND INSTALL ALL ASPECTS OF THE PROJECT DESCRIBED IN THIS DRAWING SET UNLESS OTHERWISE NOTED. GRAPHIC AND WRITTEN INFORMATION ON DRAWINGS SHALL BE COORDINATED WITH ALL TRADES PRIOR TO INSTALLATION. “SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE, WHO SHALL REVIEW THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL.” K. L.CG SHALL FIELD VERIFY ALL DIMENSIONS PRIOR TO STARTING CONSTRUCTION. NOTIFY ARCHITECT OF ANY DISCREPANCIES. LANDSCAPE ARCHITECT APPLICABLE CODES 2019 CALIFORNIA BUILDING CODE 2019 CALIFORNIA ELECTRICAL CODE 2019 CALIFORNIA PLUMBING CODE 2019 CALIFORNIA MECHANICAL CODE 2019 CALIFORNIA FIRE CODE 2019 CALIFORNIA GREEN CODE TITLE 24 AND ALL APPLICABLE COUNTY ORDINANCES SIGNAGE DRIVE-THRU EQUIPMENT CANOPIES AND AWNINGS TRUSSES SOILS 2 DRIVE THRU RESTAURANTS SCOPE OF WORK ·GROUND UP JACK IN THE BOX, DRIVE THRU RESTAURANT AND RELATED SITE IMPROVEMENTS. ·GROUND UP THE HUMAN BEAN, DRIVE THRU RESTAURANT AND RELATED SITE IMPROVEMENTS. PROJECTS: 1 - JACK IN THE BOX 2 - THE HUMAN BEAN 1 2 1 2 1 2 1 2 A1.2 EXTERIOR ELEVATIONSA1.1 SD1.1 JACK IN THE BOX SITE PLAN EL TORO DEVELOPMENT SD2.1 SITE DETAILS PROJECT SITE (THE HUMAN BEAN) 1 2 L1.1 LANDSCAPE CONCEPT PLAN L1.2 PLANTING NOTES AND DETAILS THE HUMAN BEAN FLOOR PLANA2.0 EXTERIOR ELEVATIONSA2.1 CIVIL CG.01 CONCEPTUAL GRADING CG.03 CG.04 CG.05 CONCEPTUAL WET UTILITIES PLAN SECTIONS SECTIONS BUILDING SECTIONSA1.3 PLANNING 1ST CORR. 06.28.221 MATERIAL AND COLORS INFORMATIONA3.0 1 CG.06 SIGHT DISTANCE EXHIBIT SHEET 1 ALTA/NSPS LAND TITLE SURVEY SHEET 2 ALTA/NSPS LAND TITLE SURVEY SOTELO LANDSCAPE ARCHITECTS 2643 FOURTH AVE. SAN DIEGO, CA 92103 CONTACT: ANGELINA SOTELO PHONE:619.719.6756 PETRA GEOSCIENCES 3186 AIRWAY AVE SUITEK COSTA MESA, CA 92626 CONTACT:BIANCA VILLANUEVA PHONE:714.549.89.21 PLANNING 2ND CORR. 10.31.222 CG.02 CONCEPTUAL GRADING CG.07 MAINTENANCE EXHIBIT 14101420 14301440 14501420 1420143014401430 1430 1420 14301440 DIRT ROAD POWER POLE FIRE HYDRANT POWER POLE POWER POLE POWER POLE POWER POLE POWER POLE POWER POLE WATER VALVE FIRE HYDRANT BACK FLOW DEVICE EDISON VAULT COMM MH DEAD END SIGN TRAFFIC SIGNAL BOX UTILITY BOX SIGN WATER VALVE ST NAME SIGN STOP SIGN 3' DIA. STAND PIPE FL 1427.44 SIGNAL LIGHT SIGN BUS STOP SIGN BENCH TRAFFIC SIGNAL BOX ST NAME SIGNTRAFFIC SIGNAL BOX TRAFFIC SIGNAL BOX DIRT WALKING PATH STOP SIGN HEAD WALL HEAD WALL STOP SIGN ST NAME SIGN WATER VALVE FL 1421.30 FL 1421.26 FL 1424.9824" CMP24" CMP FRONT A G E R O A D HIGHWAY 74 EL TORO CUT OFF RDN14°21'3 4 " E 3 8 7 . 9 4' N26°04'00"E 229.00 'N64°20'02"W 124.88'N09°37'26 " W33.67'N86°18'05"E31.75'N58°57'31"W (R) ∆=07° 12' 32" R = 3266.60' L=411.00'∆=04° 12' 47" R = 1034.25' L=76.05'∆=13° 14' 57" R = 686.71' L=158.00' ∆=11° 23' 4 5 " R = 6 6 6 . 7 1' L = 1 3 2 . 6 1 'N81° 39 '22 "E31.97 ' ∆=05° 04' 40" R = 3 2 6 6 . 6 0 ' L = 2 8 9 . 5 0 ' ∆=0 5 ° 4 2 ' 4 5 " R = 6 8 6 . 7 1 ' L=6 8 . 4 7 'N83 °29 ' 46 "E 6 2 .58 ' N58 ° 0 9 ' 3 2 " E 1 1 4 . 2 1 ' N01°2 3' 3 6" E 30.48' ∆=96° 28' 50" R = 46.40' L=78.13'∆=03° 31' 39" R = 934.25' L=57.52'N64°14'50"W (R) FR O N T A G E R O A D XS58 ° 0 4 ' 5 9 " W 1 2 0 . 3 2 ' ∆=05° 03' 43" R = 3267. 0 0 ' L = 2 8 8 . 6 3 ' 1 4 624 S.F. 180 S.F. 50'-0" 50'-0"NOPARKING50'-0" 23 8 1 2 320'-0 "41'-8" 21'-5"30' -0 " FF=28.72 PAD=28.22NOPARKING VAN∆=07° 12' 59" R = 3267.00' L=411.48 ' N26°04'00"E 227. 0 7 ' MK 10B 2,649 SF 1 2 3 4 5 6 7 8 9111213 456789101112131415161718 22232425262728 20' LANDSCAPE SETB A C K 19 1 2 3 20' LAN D S C A P E S E T B A C K 50'-0 "50'-0 "28'-0 " 32'-01 2" 2930 24'-0 " 2021 ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH ITECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 SITE PLAN ASCALE: 1"=40'-0" OVERALL SITE PLAN SD1.0 AS NOTED EXISTING SETBACK PROPERTY BOUNDARY LINE SITE LEGEND PROPOSED ASPHALT PAVING PROPOSED CONCRETE PAVING PROPOSED SIDEWALK CURB RAMPS EXISTING STREET LIGHT PROPOSED SITE LIGHTING BUILDING ENTRANCE ACCESSIBLE PARKING SPACES PROPOSED TRANSFORMER LOCATION PROPOSED WATER METER LOCATION PROPOSED GREASE INTERCEPTOR LOCATION NUMBER OF PARKING STALLS PROPERTY LINE VEHICLE STACKING LIMITS OF WORK GENERAL CONDITIONS GENERAL CONTRACTOR SHALL NOTE THAT ALL WORK TO BE DONE SUCH AS EXCAVATIONS, TRENCHES, CAISSONS, WALLS, ETC., AS INDICATED ON DRAWINGS, IS SHOWN WITHOUT KNOWLEDGE OF UNDERGROUND UTILITIES ON THIS PARTICULAR SITE. THE ARCHITECT AND OWNER ASSUME NO RESPONSIBILITY FOR DETERMINING THEIR LOCATION, SIZE, DEPTH, OR HAZARD. GENERAL NOTES 2. GENERAL CONTRACTOR SHALL PROVIDE, AS REQUESTED BY CONSTRUCTION MANAGER, 'COMING SOON' SIGNAGE. 9/SD2.1 3. ALL SITE CONCRETE PAVING SHALL BE SPRAYED WITH A CURING COMPOUND AS SOON AS CONCRETE IS SET UP. , SEE DETAIL 4.GENERAL CONTRACTOR SHALL PROVIDE 12"x12" LANDSCAPE PAVERS AT WINDOWS WHEN LANDSCAPE IS PROVIDED AROUND WINDOW AREAS. REFERENCE TRUE SEE SHEET SD1.1 SEE SHEET SD1.2 DEVELOPMENT SUMMARY JACK IN THE BOX PARCEL SITE LANDSCAPE BUILDING ASPHALT THE HUMAN BEAN PARCEL SITE LANDSCAPE BUILDING ASHPHALT 47,989 S.F. (100%) 21,976 S.F. (45.80%) 2,649 S.F. (5.50%) 20,444 S.F. (42.60%) WALKWAY 2,920 S.F. (6.10%) 15,981 S.F. (100%) 3,963 S.F. (25%) 624 S.F. (4 %) 10,399 S.F. (65%) WALKWAY 905 S.F. (6 %) PLANNING 1ST CORR. 06.28.221 1 1 EXISTING FIRE HYDRANT 1 KEY NOTES 2 PROPOSED FIRE HYDRANT . 1 1 1 1 1 TRAFFIC LIGHT 14161432 1416 14281428 14261424 1422 1422 1418 1416141814361434143214381428142614241422141414121426 14 2 6 14 2 4 14281424 14221414141214081406140414021418143414101420 14301420 14201430141014401430 1430 14001420 DIRT ROAD POWER POLE POWER POLE POWER POLE POWER POLE POWER POLE POWER POLE TRAFFIC SIGNAL BOX UTILITY BOX SIGN WATER VALVE ST NAME SIGN STOP SIGN 3' DIA. STAND PIPE FL 1427.44 SIGNAL LIGHT SIGN BUS STOP SIGN BENCH TRAFFIC SIGNAL BOX ST NAME SIGNTRAFFIC SIGNAL BOX TRAFFIC SIGNAL BOX ST LIGHT DIRECTION SIGN TRAFFIC SIGNAL DIRT WALKING PATH STOP SIGN HEAD WALL WALL STOP SIGN ST NAME SIGN WATER VALVE FL 1424.9824" CMP24" CMP30'FRONT A G E R O A D HIGHWAY 74 EL TORO CUT OFF RDROSETTA CANYON DRN14°21' 3 4 " E 3 8 7. 9 4' N26°04'00"E 229.00 'N64°20'02"W 124.88'N09°37' 2 6 " W33.67'N86°18'05"E31.75'N58°57'31"W (R) ∆=07° 12' 32" R = 3266.60' L=411.00'∆=04° 12' 47" R = 1034.25' L=76.05'∆=13° 14' 57" R = 686.71' L=158.00' ∆=11° 23 ' 4 5 " R = 6 6 6 . 7 1' L = 1 3 2 . 6 1' EX. WATER LINE FROM AS BUILT EVMWD SHT 4209 N81°39 '22 "E31.97 ' N01°2 3' 3 6" E 30.48'∆=03° 31' 39" R = 934.25' L=57.52'N64°14'50"W (R) SD 4'-6" 20'-52 10'-91 2" 7'-0"8'-6"20'-0 "18'-0"33'-1"4'-7"54'-10"6'-2"21'-8"19'-11"24'-10"4'-6"21'-11"9'-0"8'-0"9'-0"9'-0"12'-9"18 SPACES @ 9'-0" 26'-8" 26'-11" 30'-0" 9 SPACES @ 9'-0" 19'-0" 2'-0" 13'-11"41'-8"R30'-6"R 3 0 ' - 6 " LOT AREA: 1.09 ACRES 13'-0"12'-0"12'-0"21'-5"7'-0"30'-0 " FF=28.72 PAD=28.22NOPARKING VAN∆=07° 12' 59" R = 3267.00' L=4 1 1 . 4 8 ' N26°04'00"E 227.0 7 'NOPARKINGMK 10B 2,649 SF 1 2 3 4 5 6 7 8 9111213 50'-0" 50'-0"22'-0"39'-512"456789101112131415161718 22232425262728 20' LANDSCAPE SE T B A C K 19 1 2 324'-0"18'-0"20' LAN D S C A P E S E T B A C K 5'-5"6'-2"66'-8"11'-6"11'-312"50'-0"50'-0 "31'-6"28'-0"24'-6"32'-01 2"19'-9"2930 24'-0" 2021 4'-10"ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH ITECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 SITE PLAN ASCALE: 1"=10'-0" SITE PLAN SD1.1 1"=10'-0" REFERENCE TRUE EXISTING SETBACK PROPERTY BOUNDARY LINE SITE LEGEND PROPOSED ASPHALT PAVING PROPOSED CONCRETE PAVING PROPOSED SIDEWALK CURB RAMPS EXISTING STREET LIGHT PROPOSED SITE LIGHTING BUILDING ENTRANCE ACCESSIBLE PARKING SPACES PROPOSED TRANSFORMER LOCATION PROPOSED WATER METER LOCATION PROPOSED GREASE INTERCEPTOR LOCATION NUMBER OF PARKING STALLS PROPERTY LINE VEHICLE STACKING LIMITS OF WORK GENERAL CONDITIONS GENERAL CONTRACTOR SHALL NOTE THAT ALL WORK TO BE DONE SUCH AS EXCAVATIONS, TRENCHES, CAISSONS, WALLS, ETC., AS INDICATED ON DRAWINGS, IS SHOWN WITHOUT KNOWLEDGE OF UNDERGROUND UTILITIES ON THIS PARTICULAR SITE. THE ARCHITECT AND OWNER ASSUME NO RESPONSIBILITY FOR DETERMINING THEIR LOCATION, SIZE, DEPTH, OR HAZARD. GENERAL NOTES 1. REFER TO THE ACCESSIBILITY AND DIMENSIONING PLAN, SHEET SD1.1, FOR HORIZONTAL CONTROL INFORMATION AND JOINT DETAILING. 2. GENERAL CONTRACTOR SHALL PROVIDE, AS REQUESTED BY CONSTRUCTION MANAGER, 'COMING SOON' SIGNAGE. 9/SD2.1 3. ALL SITE CONCRETE PAVING SHALL BE SPRAYED WITH A CURING COMPOUND AS SOON AS CONCRETE IS SET UP. , SEE DETAIL 4.GENERAL CONTRACTOR SHALL PROVIDE 12"x12" LANDSCAPE PAVERS AT WINDOWS WHEN LANDSCAPE IS PROVIDED AROUND WINDOW AREAS. KEY NOTES 1 2 INSTALL ASPHALT PAVING; REFER TO THE 'PAVING SECTION THICKNESS' TABLE THIS INSTALL CONCRETE PAVING; REFER TO THE 'PAVING SECTION THICKNESS' TABLE THIS SHEET AND GEOTECHNICAL RECOMMENDATIONS UNDER SEPARATE COVER. SHEET AND GEOTECHNICAL RECOMMENDATIONS UNDER SEPARATE COVER. 3 PROVIDE THICKENED CONCRETE EDGE AT PAVING INTERFACE; SEE DETAIL 8/SD2.0. 4 CONSTRUCT CONCRETE CURB AND GUTTER; SEE DETAIL 1/SD2.0. 5 CONSTRUCT CONCRETE CURB AT ASPHALT PAVING; SEE DETAIL 2/SD2.0. 6 CONSTRUCT CONCRETE CURB AT CONCRETE PAVING; SEE DETAIL 3/SD2.0. 7 CONSTRUCT MONOLITHIC CONCRETE CURB AND SIDEWALK; SEE DETAIL 4/SD2.0. 8 CONSTRUCT MONOLITHIC CONCRETE CURB AND PAVING; SEE DETAIL 5/SD2.0. 9 CONSTRUCT CONCRETE CURB AT BUILDING SIDE OF DRIVE-THRU LANE; SEE DETAIL 6/SD2.0. 10 11 12 INSTALL CONCRETE CROSS PAN (DRIVE APPROACH) TO MUNICIPALITY STANDARDS. 13 14 EXISTING BUS STOP. 15 16 CONSTRUCT FLARE SIDED (WINGED) CURB RAMP; SEE DETAIL 13/SD2.0. 17 CONSTRUCT IN-LINE CURB RAMP; SEE DETAIL 14/SD2.0. 18 PROVIDE RAMP AND LANDINGS AT HANDICAP ACCESSIBLE PARKING SPACES; SEE DETAIL 15/SD2.0. 19 CONSTRUCT DELIVERY RAMP; SEE DETAIL 17/SD2.0. 20 PROVIDE PUBLIC RIGHT-OF-WAY ACCESS RAMPS PER THE MUNICIPALITY STANDARDS. 21 INSTALL LIGHT POLE BASE; SEE DETAIL 16/SD2.1. REFER TO SHEET ES1.1 FOR POLE AND FIXTURE REQUIREMENTS. 22 INSTALL CONCRETE WHEEL STOP TYPICAL AT HANDICAP SPACES AND STANDARD SPACES FRONTING 6-FOOT OR LESSER WIDTH SIDEWALKS; SEE DETAIL 9/SD2.0. 23 INSTALL BARRIER POSTS AT PREVIEW BOARD, MENU BOARD, AND PERIPHERAL TO BUILDING CORNERS; SEE DETAIL 4/SD2.1. CONTRACTOR TO PROVIDE SLEEVES THROUGH CURB AND GUTTER WHERE APPROPRIATE. SEE ALSO SHEETS SD2.1 AND A1.0 FOR DIMENSIONING CONTROL. 24 INSTALL DETECTOR LOOP FOR ORDER BOARD; SEE DETAIL 18/SD2.1. 25 INSTALL DETECTOR LOOP AT PICK UP WINDOW; SEE DETAIL 10/SD2.1. 26 27 INSTALL PREVIEW BOARD; SEE DETAIL 20/SD2.0. 28 INSTALL ORDER BOARD; SEE DETAIL 18/SD2.1. 29 CONSTRUCT MASONRY BLOCK TRASH ENCLOSURE; SEE DETAIL 6/SD2.2. 30 SITE 'ENTRY' SIGN UNDER SEPARATE COVER. GENERAL CONTRACTOR REFER TO SHEET ES1.0 FOR CONDUIT AND WIRING REQUIREMENTS. 31 SITE 'DRIVE-THRU' SIGN UNDER SEPARATE COVER. GENERAL CONTRACTOR REFER TO SHEET ES1.0 FOR CONDUIT AND WIRING REQUIREMENTS. 32 SITE 'THANK YOU/DO NOT ENTER' SIGN UNDER SEPARATE COVER. GENERAL CONTRACTOR REFER TO SHEET ES1.0 FOR CONDUIT AND WIRING REQUIREMENTS. 33 INSTALL HEIGHT CLEARANCE (9'-0") AND WARNING POLE SIGN; SEE DETAIL 20/SD2.1. 34 INSTALL ACCESSIBLE PARKING SIGN. SEE DETAIL 8/SD2.1. 35 60 S.F. MONUMENT SIGN, 6'-0" HIGH POLE SIGN. 36 APPLY INTERNATIONAL SYMBOL OF ACCESSIBILITY DECAL ON DOOR. 37 PAINT 4-INCH SOLID WHITE PARKING STRIPES TO MUNICIPALITY STANDARDS. 38 PAINT ACCESSIBLE PARKING SYMBOLS, TEXT, AND DIAGONALS; SEE DETAIL 6/SD2.1. 39 40 PAINT TRAFFIC DIRECTIONAL ARROWS; SOLID WHITE AND TYPICAL AS SHOWN. 41 PAINT 18-INCH WIDE SOLID WHITE CROSS WALK STRIPES AT 5-FEET (MAX) O.C. 42 43 44 PROPOSED WATER METER, CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITY PROVIDER. 45 PROVIDE SCHEDULE 40 PVC SLEEVES AT 2X DIAMETER OF PROPOSED IRRIGATION PIPING; TYPICAL OF ALL LANDSCAPE AREAS. REFER TO SHEET I1.1. PROPOSED GREASE INTERCEPTOR, CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITY PROVIDER. PROPOSED TRANSFORMER LOCATION, CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITY PROVIDER. BOLLARDS INSTALLED PER PROVIDER STANDARDS. REFER TO SHEETS PS1.0 AND ES1.0. PROPOSED SWITCHGEAR, CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITY PROVIDER. REFER TO SHEET PS1.0. PROPOSED GAS METER LOCATION, CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITY PROVIDER. BOLLARDS INSTALLED PER PROVIDER STANDARDS. REFER TO SHEETS PS1.0 AND P3.0. INSTALL U-BAR BIKE RACK(S); SEE DETAIL 5/SD2.1. INSTALL ACCESSIBLE PARKING SIGN WITH 'VAN' PLACARD. SEE DETAIL 8/SD2.1. PROPOSED DRIVE-UP WASTE CHUTE. PROVIDE TRASH RECEPTACLE. LOCATE AS REQUIRED FOR SITE CONDITIONS. TOW AWAY SIGN PER LOCAL CODES. 26 PROPOSED SWITCHGEAR, CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITY PROVIDER. REFER TO SHEET PS1.0. 46 ACCESSIBILITY PATH OF TRAVEL FROM ACCESSIBLE AISLE. JACK IN THE BOX PARKING REQUIREMENTS THE PARKING REQUIRED: 930/45 SQ FT OF DINNING = 21 1,719/200 SQ FT OF KITCHEN = 9 30 SPACES PARKING PROVIDED: ACCESSIBLE PARKING = 2 SPACES STANDARD PARKING = 24 SPACES TOTAL PARKING PROVIDED = 26 SPACES 38 41 2219 20 1 1 1 47 1 FIRE HYDRANT 34A FREESTANDING SIGN AREA CALCULATIONS TOTAL SITE FRONTAGE : 673 S.F. ALLOWABLE AREA 20 S.F. PER 100 F.T. OF FRONTAGE. NOT EXCEED 60 S.F. GROUND SIGN PROVIDED: 60 S.F. 6' ABOVE PUBLIC SIDEWALK. SIGNAGE CALCULATION 1 47 TRAFFIC LIGHT. 47 2 PLANNING 1ST CORR. 06.28.221 PLANNING 2ND CORR. 10.31.222 2 DEVELOPMENT SUMMARY JACK IN THE BOX PARCEL SITE LANDSCAPE BUILDING ASPHALT 47,989 S.F. (100%) 21,976 S.F. (45.80%) 2,649 S.F. (5.50%) 20,444 S.F. (42.60%) WALKWAY 2,920 S.F. (6.10%) 2 2 2 49 PATH OF TRAVEL. TRANSITION AND JOIN TO PROVIDE AC PAVEMENT EXISTING PAVEMENT.2 2 2 FLOOR AREA RATIO JACK IN THE BOX FAR = 2,649 S.F. 47,480.4 S.F. = 0.05 2 GROSS LOT AREA: 47,480 S.F. NET LOT AREA: 47,480 S.F. 1440 145014401430 1430 14301440 1450 POWER POLE WATER VALVE FIRE HYDRANT BACK FLOW DEVICE EDISON VAULT COMM MH DEAD END SIGN TRAFFIC SIGNAL BOX UTILITY BOX SIGN WATER VALVE HEAD WALL STOP SIGN ST NAME SIGN FL 1424.9824" CMP24" CMPEL TORO CUT OFF RDN81°39 '22 "E31.97 ' ∆=05° 04' 40" R = 3 2 6 6 . 6 0 ' L = 2 8 9 . 5 0 ' ∆=0 5 ° 4 2 ' 4 5 " R = 6 8 6 . 7 1 ' L=6 8 . 4 7 'N83°29 '46 "E 62 .58 ' N5 8 ° 0 9 ' 3 2 " E 1 1 4 . 2 1 ' N01°2 3' 3 6" E 30.48' ∆=96° 28' 50" R = 46.40' L=78.13'∆=03° 31' 39" R = 934.25' L=57.52'18'-0"1'-412"12'-0"12'-2"6'-6"30'-812"4'-812"4'-6"4'-6" EXISTING PROPERTY LINE TO BE RELOCATED 10'-91 2"5'-0"XXS58 ° 0 4 ' 5 9 " W 1 2 0 . 3 2 ' ∆=05° 03' 43" R = 32 6 7 . 0 0 ' L = 2 8 8 . 6 3 'NOPARKING50'-0" 50'-0"66'-6"123 8 30'-0"1 2 43 7'-512"624 S.F.13'-712"R8 ' - 0 "18'-0"11'-7"8'-0"20'-51 2" 180 S.F. ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH ITECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 SITE PLAN ASCALE: 1"=20'-0" SITE PLAN SD1.2 1"=20'-0" EXISTING SETBACK PROPERTY BOUNDARY LINE SITE LEGEND PROPOSED ASPHALT PAVING PROPOSED CONCRETE PAVING PROPOSED SIDEWALK CURB RAMPS EXISTING STREET LIGHT PROPOSED SITE LIGHTING BUILDING ENTRANCE ACCESSIBLE PARKING SPACES PROPOSED TRANSFORMER LOCATION PROPOSED WATER METER LOCATION PROPOSED GREASE INTERCEPTOR LOCATION NUMBER OF PARKING STALLS PROPERTY LINE VEHICLE STACKING LIMITS OF WORK GENERAL CONDITIONS GENERAL CONTRACTOR SHALL NOTE THAT ALL WORK TO BE DONE SUCH AS EXCAVATIONS, TRENCHES, CAISSONS, WALLS, ETC., AS INDICATED ON DRAWINGS, IS SHOWN WITHOUT KNOWLEDGE OF UNDERGROUND UTILITIES ON THIS PARTICULAR SITE. THE ARCHITECT AND OWNER ASSUME NO RESPONSIBILITY FOR DETERMINING THEIR LOCATION, SIZE, DEPTH, OR HAZARD. GENERAL NOTES 1. REFER TO THE ACCESSIBILITY AND DIMENSIONING PLAN, SHEET SD1.1, FOR HORIZONTAL CONTROL INFORMATION AND JOINT DETAILING. 2. GENERAL CONTRACTOR SHALL PROVIDE, AS REQUESTED BY CONSTRUCTION MANAGER, 'COMING SOON' SIGNAGE. 9/SD2.1 3. ALL SITE CONCRETE PAVING SHALL BE SPRAYED WITH A CURING COMPOUND AS SOON AS CONCRETE IS SET UP. , SEE DETAIL 4.GENERAL CONTRACTOR SHALL PROVIDE 12"x12" LANDSCAPE PAVERS AT WINDOWS WHEN LANDSCAPE IS PROVIDED AROUND WINDOW AREAS. KEY NOTES 1 2 INSTALL ASPHALT PAVING; REFER TO THE 'PAVING SECTION THICKNESS' TABLE THIS INSTALL CONCRETE PAVING; REFER TO THE 'PAVING SECTION THICKNESS' TABLE THIS SHEET AND GEOTECHNICAL RECOMMENDATIONS UNDER SEPARATE COVER. SHEET AND GEOTECHNICAL RECOMMENDATIONS UNDER SEPARATE COVER. 3 CONSTRUCT CONCRETE CURB AT ASPHALT PAVING; SEE DETAIL 2/SD2.0. 4 CONSTRUCT CONCRETE CURB AT CONCRETE PAVING; SEE DETAIL 3/SD2.0. 5 CONSTRUCT MONOLITHIC CONCRETE CURB AND SIDEWALK; SEE DETAIL 4/SD2.0. 6 CONSTRUCT CONCRETE CURB AT BUILDING SIDE OF DRIVE-THRU LANE; SEE DETAIL 6/SD2.0. 7 8 INSTALL CONCRETE CROSS PAN (DRIVE APPROACH) TO MUNICIPALITY STANDARDS. 9 10 CONSTRUCT IN-LINE CURB RAMP; SEE DETAIL 14/SD2.0. 11 PROVIDE RAMP AND LANDINGS AT HANDICAP ACCESSIBLE PARKING SPACES; SEE DETAIL 15/SD2.0. 12 INSTALL LIGHT POLE BASE; SEE DETAIL 16/SD2.1. REFER TO SHEET ES1.1 FOR POLE AND FIXTURE REQUIREMENTS. 13 INSTALL CONCRETE WHEEL STOP TYPICAL AT HANDICAP SPACES AND STANDARD SPACES FRONTING 6-FOOT OR LESSER WIDTH SIDEWALKS; SEE DETAIL 9/SD2.0. 14 INSTALL BARRIER POSTS AT PREVIEW BOARD, MENU BOARD, AND PERIPHERAL TO BUILDING CORNERS; SEE DETAIL 4/SD2.1. CONTRACTOR TO PROVIDE SLEEVES THROUGH CURB AND GUTTER WHERE APPROPRIATE. SEE ALSO SHEETS SD2.1 AND A1.0 FOR DIMENSIONING CONTROL. 15 INSTALL DETECTOR LOOP FOR ORDER BOARD; SEE DETAIL 18/SD2.1. 16 INSTALL DETECTOR LOOP AT PICK UP WINDOW; SEE DETAIL 10/SD2.1. 17 18 INSTALL ORDER BOARD; SEE DETAIL 18/SD2.1. 19 CONSTRUCT MASONRY BLOCK TRASH ENCLOSURE; SEE DETAIL 6/SD2.2. 20 SITE 'DRIVE-THRU' SIGN UNDER SEPARATE COVER. GENERAL CONTRACTOR REFER TO SHEET ES1.0 FOR CONDUIT AND WIRING REQUIREMENTS. 21 SITE 'THANK YOU/DO NOT ENTER' SIGN UNDER SEPARATE COVER. GENERAL CONTRACTOR REFER TO SHEET ES1.0 FOR CONDUIT AND WIRING REQUIREMENTS. 22 INSTALL HEIGHT CLEARANCE (9'-0") AND WARNING POLE SIGN; SEE DETAIL 20/SD2.1. 24 6'-0" HIGH POLE SIGN. 25 PAINT 4-INCH SOLID WHITE PARKING STRIPES TO MUNICIPALITY STANDARDS. 26 PAINT ACCESSIBLE PARKING SYMBOLS, TEXT, AND DIAGONALS; SEE DETAIL 6/SD2.1. 27 28 PAINT TRAFFIC DIRECTIONAL ARROWS; SOLID WHITE AND TYPICAL AS SHOWN. 29 PAINT 18-INCH WIDE SOLID WHITE CROSS WALK STRIPES AT 5-FEET (MAX) O.C. 30 31 PROPOSED WATER METER, CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITY PROVIDER. FIRE TRUCK TURNOUT. PROPOSED TRANSFORMER LOCATION, CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITY PROVIDER. BOLLARDS INSTALLED PER PROVIDER STANDARDS. REFER TO SHEETS PS1.0 AND ES1.0. PROPOSED SWITCHGEAR, CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITY PROVIDER. REFER TO SHEET PS1.0. PROPOSED GAS METER LOCATION, CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITY PROVIDER. BOLLARDS INSTALLED PER PROVIDER STANDARDS. REFER TO SHEETS PS1.0 AND P3.0. INSTALL U-BAR BIKE RACK(S); SEE DETAIL 5/SD2.1. 23 INSTALL ACCESSIBLE PARKING SIGN WITH 'VAN' PLACARD. SEE DETAIL 8/SD2.1. TOW AWAY SIGN PER LOCAL CODES. REFERENCE TRUE 32 ACCESSIBILITY PATH OF TRAVEL FROM ACCESSIBLE AISLE. 1 2 3 3 3 4 4 5 6 7 8 9 10 10 11 12 12 12 12 13 14 15 16 17 18 19 20 21 22 23 24 28 26 27 27 25 25 30 31 32 33 33 FR O N T A G E R O A D HWY 74 24 29 LOT AREA: THE HUMAN BEAN PARKING REQUIREMENTS THE PARKING REQUIRED: 180/45 S.F. OF OUTDOOR = 6 624/200 S.F. OF KITCHEN= 2 8 SPACES PARKING PROVIDED: ACCESSIBLE PARKING = 1 SPACES STANDARD PARKING = 7 SPACES TOTAL PARKING PROVIDED = 8 SPACES 1 1 1 FIR E T R U C K T U R N O U T . 1 34 EXISTING FIRE HYDRANTS.34 FIRE HYDRANTS FREESTANDING SIGN AREA CALCULATIONS TOTAL SITE FRONTAGE : 307 S.F. ALLOWABLE AREA 20 S.F. PER 100 F.T. OF FRONTAGE. NOT EXCEED 60 S.F. GROUND SIGN PROVIDED: 60 S.F. 6' ABOVE PUBLIC SIDEWALK. SIGNAGE CALCULATION 1 1 SCREEN WALL PROPOSED. 35 35 1 TRAFFIC LIGHT.36 36 0.36 ACRES 2 THE HUMAN BEAN PARCEL SITE LANDSCAPE BUILDING ASHPHALT 15,981 S.F. (100%) 3,963 S.F. (25%) 624 S.F. (4 %) 10,399 S.F. (65%) WALKWAY 905 S.F. (6 %) PLANNING 1ST CORR. 06.28.221 PLANNING 2ND CORR. 10.31.222 DEVELOPMENT SUMMARY 2 2 2 FLOOR AREA RATIO THE HUMAN BEAN FAR = 624 S.F. 15,681.6 S.F. = 0.03 2 GROSS LOT AREA: 15,681.6 S.F. NET LOT AREA: 15,681.6 S.F. MK9-X-DT001a.DWG|8 1 1/2" = 1'-0"TAPERED CONC. CURB EASE EDGE #3 CONT. TAPERED CONC CURB 1/2" RADIUS TOP OF PAVING PROPERTY LINE 1'-6"1"2 SD2.0 MK9-X-DT002a.DWG|8 1 1/2" = 1'-0"CONCRETE CURB AT ASPHALT DRIVE #3 CONT. 1/2" RADIUS A.C. PAVING PER PLAN 6"1 1/2"8"6"2 1/2"10 SD2.0 CONC. WALK PLANTER WHERE OCCURS MK9-X-DT003a.DWG|8 1 1/2" = 1'-0"MONOLITHIC CONCRETE CURB & WALK #3 CONT. SCORE JOINT A.C. PAVING PER PLAN CONC. SIDEWALK 6"1 1/2"8"6"2 1/2"MK9-X-DT004a.DWG|8 1 1/2" = 1'-0"CONC. CURB AT CONCRETE DRIVE CONC. PAVING PER PLAN 6" TYP SEE NOTE 1 1/2"8"6"2 1/2"10 SD2.0 #3 CONT. 1/2" RADIUS 10 SD2.0 CONC. WALK PLANTER WHERE OCCURS NOTE: TOP OF CURB 4" AT BACK OF RAMP MK9-X-DT006a.DWG|8 1 1/2" = 1'-0"CONC. CURB AND GUTTER A.C. PAVING PER PLAN #3 CONT. 1" RADIUS PLANTER WHERE OCCURS 6"1 3/8"6"1"2'-0"5"10 SD2.0 CONC. WALK MK9-X-DT007a.DWG|8 N.T.S.CONCRETE CURB & GUTTER AT CURB RAMP 10 SD2.0 % OF SLOPE NOT TO EXCEED 4.9% CURB RAMP PER PLAN NOTE: FOR ITEMS NOT NOTED SEE 1 SD2.0 GUTTER PER PLAN 2'-0" 7 3/8" % OF SLOPE NOT TO EXCEED 4.9% MK9-X-DT009a.DWG|1 FULL SCALETYPICAL CONTROL JOINT (SAWCUT)3/4"1/8" - 1/4" NOTE: JOINT IS TO BE SAWCUT WITHIN 2 HRS. OF CONCRETE POUR. MK9-X-DT010a.DWG|1 FULL SCALEISOLATION JOINT 1/8" RADIUS IF JOINT IS TROWELED SEALANT CONCRETE PAVING POLYETHYLENE FOAM ROD ISOLATION JOINT MATERIAL WHERE INDICATED3/4"3/8"1/2" MAX. 1/4" THICK, 1/2" MAX.MIN.LINE OF FIXED OBJECT, WHERE OCCURS 1"6"1 1/2" 10 1/2" 1/2" RADIUS #3 CONT. 10 SD2.0 CONC. PAVING PER PLAN MK9-X-DT014a.DWG|8 1 1/2" = 1'-0"CONCRETE CURB AT DRIVE-THRU ALONG BUILDING8"2 1/2"12" MK9-X-DT017a.DWG|8 1 1/2" = 1'-0"MONOLITHIC CONCRETE CURB AND PAVING2 1/2"6"1 1/2"6"8"CONC. PAVING 1" RADIUS PLANTER WHERE OCCURS 1/2" RADIUS CONC. WALK #3 CONT. 10 SD2.0 MK9-X-DT019a.DWG|8 1 1/2" = 1'-0"CONCRETE WHEEL STOP WHEEL STOP #3 REBAR FINISH SURFACE CONCRETE 6"6" 36" (WHERE OCCURS) PLANTER WHERE OCCURS MK9-X-DT008a.DWG|2 6" = 1'-0"CONSTRUCTION JOINT FORMED KEYWAY NOTE: FORM W/ REMOVABLE MEMBERS ONLY. NO PERMANENT METAL, PLASTIC OR WOOD FORMS ARE PERMITTED. PREVIOUS SLAB POUR MUST CONFORM TO DIMENSIONS SHOWN1"1/4"1/2"3/4"1/4" SAWCUT IN CURRENT POUR FILL JOINT WITH SEALANT CURRENT SLAB POUR POLYETHYLENE FOAM ROD PLAN RAISED TRUNCATED DOMES AS REQ'D BY CODE. 1 1/2" = 1'-0"SURFACE APPLIED DETECTABLE WARNING SLOPED SURFACE OF CURB RAMP (LEVEL FOR 3'-0" AT SIDEWALK CONDITIONS) CURB BEYOND (WHERE OCCURS) PER PLAN DRIVE / HAZARD PER PLAN SECTION FASTEN TO CONCRETE PER MANUFACTURE REQUIREMENTS. DETECTABLE WARNING SHALL CONTRAST VISUALLY WITH ADJOINING SURFACE, AS REQUIRED BY LOCAL CODE. NOTE: PROVIDE TACTILE WARNING SYSTEM ACROSS SLOPE OF CURB RAMP AS REQUIRED BY LOCAL CODE. MK9-X-DT011b.dwg|8 (I.B.C. Version) V.I.F. (SEE GRADING PLAN) 7.5% MAX. 7.0% MIN. MK9-X-DT012b.DWG|48 1/4" = 1'-0"DELIVERY RAMP VERTICAL RETAINING CURB EACH SIDE, TYP. 48" MIN. CLR.48" MIN. WIDTHPER PLANLANDING PER PLAN (5'-0" MIN.) NOTE: RAMP LENGTH IS DETERMINED BY RAMP SLOPE, SEE CIVIL DWGS. NOTE: CROSS SLOPES TO BE 1.5% MAX.1.5% MAX.CONC. CURB RAMP, MEDIUM BROOM FINISH, TYP. VERTICAL CURB, TYP. PAINT EDGE OF SLOPED RAMP YELLOW MK9-X-DT015b.DWG|48 1/4" = 1'-0"IN LINE CURB RAMP AT PARKING ACCESS LANDING PER PLAN (5'-0" MIN.)PER PLANV.I.F. (SEE GRADING PLAN) V.I.F. (SEE GRADING PLAN) PAINT EDGE OF SLOPED RAMP YELLOW NOTE: CROSS SLOPES TO BE 1.5% MAX. CONC. WALK ACCESSIBLE PARKING SIGN WHERE OCCURS CONC. WALK SLOPE 7.5% MAX. 7.0% MIN. CONC. CURB AT CONCRETE DRIVE RE: 3/SD2.0 1.5% MAX.VERTICAL CURB, TYP.6"48" MIN. WIDTHSLOPE 7.5% MAX. 7.0% MIN. NOTE: RAMP SLOPE TO BE PROVIDED WITH SURFACE APPLIED DETECTABLE WARNING, SEE DETAIL 16/SD1.0 MK9-X-DT016b.DWG|48 1/4" = 1'-0"WINGED CURB RAMP PER PLAN (5'-0" MIN.)48"MIN. CLR.V.I.F.(SEE GRADINGPLAN)NOTE: RAMP SLOPE TO BE PROVIDED WITH SURFACE APPLIED DETECTABLE WARNING, SEE DETAIL 16/SD1.0 NOTE: CROSS SLOPES TO BE 1.5% MAX. CONC. WALK ACCESSIBLE PARKING SIGN, TYP. (IF APPLICABLE)48"MIN. CLR.48" MIN. CL R.SLOPEPAINT EDGE OF SLOPED RAMP YELLOW VERTICAL CURB, TYP. CONC. CURB RAMP, MEDIUM BROOM FINISH, TYP.7.5% MAX.7.0% MIN.48"MIN. CLR.MK9-X-DT042a.DWG|8 1 1/2" = 1'-0"TYPICAL ASPHALT CURB A.C. CURB 1/2" RADIUS PLANTER A.C. PAVING PER PLAN 6"1 1/2"6"MK9-X-DT043a.DWG|8 1 1/2" = 1'-0"TYPICAL THICKENED SLAB DETAIL 1'-0"3" CLR.1'-0"EXT. SURFACE #4 BAR CONT.6"CONC. SLAB & REINF. PER PLANPER PLAN ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH I TECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 DETAILS SD2.0 AS NOTED 18 2 431 19 1211 10 17 6 1513 5 9 16 7 8 1/4" = 1'-0"IN-LINE CURB RAMP 48" MIN.WIDTH18 SD2.0 19 SD2.0 7.5% MAX. 7.0% MIN. 60" MIN. CLR. 1.5% MAX. ANY DIRECTION 3' @ 18:1 6"6" 4' @ 12:1 4"10 SD2.0 6 SD2.2 10 SD2.0 CONC. PAVING SIDEWALK SECTION A-A TAPERED CONCRETE CURB A NOTE: RAMP SLOPE TO BE PROVIDED WITH SURFACE APPLIED DETECTABLE WARNING, SEE DETAIL 16/SD1.0 NOTE: CROSS SLOPES TO BE 1.5% MAX. 14 20 MK9-X-DT029a.DWG|24 1/2" = 1'-0"PREVIEW BOARD PLAN CONC. DRIVE- THRU LANE 6" CONC. CURB CONCRETE MENU BOARD BASE 3/4" C. TO PANEL "C" FOR RECEPTACLE SPEAKER BOARDU.O.N. PER PLAN6'-3"1'-0"20"-0" TO CENTER OF15 SD2.1 4'-0" 3/4" C. TO ABOVE OFFICE CLG. CIRCUIT POS-1 3/4" C. TO SPEAKER BOARD BY ELEC. CONTR. FOR ILLUMINATION 1" C. TO ABOVE OFFICE CLG. FOR CAT 5 CABLE NOTE: FOR ADDITIONAL INFORMATION REFER TO DETAIL 17/SD2.1 AND 19/SD2.1 4" DIA. BARRIER POST SEE DETAIL 14/SD2.1 EXTERIOR CONC. PER PLAN ALTERNATE: EXT. CONC. MAY BE PLACED OVER POLE FTG.1'-6"MIN.1'-6" DIA.3"CLR.18" DIA. x 18" DP. FTG., CENTER RAIL POST IN FTG., TYP. MK9-X-DT021a.DWG|32 3/8" = 1'-0"FOOTING AT EXTERIOR SCREEN WALL SCREEN WALL PER ID4.1.3'-8"6"2'-6"<4" TYP. EQ22H / EQ22G MK9-X-DT026a.DWG|24 1/2" = 1'-0"HEIGHT CLEARANCE POLE SIGN CONC. DRIVEWAY CONC. CURB T.O.C. FIN. GRADE 1'-10"3'-0" MINIMUM1"SIGN FURNISHED AND STL. POLE AND HT. INSTALLED BY SIGN CONTRACTOR NOTES: 1.LOCATE HEIGHT CLEARANCE SIGN A MINIMUM OF 8'-0"O.C. FROM PREVIEW BOARD. NOTE: FOUNDATION DESIGN FOR REFERENCE ONLY. SIGN VENDOR ENGINEER TO DESIGN FOOTINGS UNDER SEPARATE PERMIT MK9-X-DT027a.DWG|24 1/2" = 1'-0"DETECTOR LOOP AT DRIVE-THRU PICK UP WINDOW AT DRIVE-THRU PICK UP CENTER DETECTOR LOOP 4'-6"1'-6"PREFAB DETECTOR LOOP THRU LANE CONC. CURB CONC. DRIVE- WINDOW 1'-3" REFER TO ELEC. DWGS. FOR DETECTOR WIRING J REFER TO ELEC. DWGS. TO HME BASE STATION, FOR ELECTRICAL RUNS REFER TO SHEET ES1.0. CONDUIT TO SPEAKER BOARD NOTE: FOR ADDITIONAL INFORMATION REFER TO DETAIL 17/SD2.1 AND 19/SD2.1 MK9-X-DT031b.DWG|8 1 1/2" = 1'-0"LIGHT POLE FOOTING A EMBED. ANCHOR BOLTSCLR. A SECTION 'AA' F.G. OR PAVING 24" DIA. ROUND CONC. BASE PROVIDED BY G.C. MIN. fc'=4000 PSI 4 - 3/4" DIA. (A307) ANCHOR BOLT W/ STD. HOOK 1" RAD., TYP. DRY PACK (1" MIN.) BY G.C.CLR.SHT. ES1.0 CONDUIT, SEE 3/4" ELEC. LEVELING NUT AND WASHER BASE PLATE 3" x 5" HAND HOLE GROUND LUG OPP. HAND HOLE BASE COVER LOCKNUT AND LIGHT POLE BASE PLATE C& FTG.BELOW NATURAL AND FINISH GRADE3"10"2"WASHER #3 TIES AT 12" O.C.3" 3 - #3 TIES 2 3/4" 10" SQ.(VERIFY)3'-0"5'-0" MINIMUMAND BASE 1'-3" MINIMUMSACK FINISH PROVIDE SMOOTH FOR ELECTRICAL RUNS REFER TO SHEET ES1.0 DRAIN, TYP. SLOPE TO POST 10" DIA. BOLT CIRCLE (VERIFY) AT 1.5" O.C.VERIFY W/ MANUF. SPECS.STEEL LIGHT POLE PER ELECTRICAL DRAWINGS. FURNISHED BY OWNER, INSTALLED BY SIGN CONTRACTOR NOTE: BASE PLATE, ANCHOR BOLTS, AND TEMPLATES FURNISHED BY OWNER, INSTALLED BY G.C. VERIFY BASE TEMPLATE W/ SPECIFIED SITE LIGHT POLES, SEE ELECTRICAL DWGS. GALV. STEEL BASE PLATE 3" SQ. CONDUIT ENTRY AREA (VERIFY) 6 - #6(v) ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH I TECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 SD2.1 DETAILS AS NOTED 1 8 9 20 10 13 181617 4 15 19 5 6 MK9-X-DT013a.DWG|64 ACCESSIBLE PARKING SPACES 3/16" = 1'-0" 3'-0" SQUARE SYMBOL OF ACCESSIBILITY; NOTE: LOADING ZONE TO BE 1 1/2% MAX. CROSS SLOPES OF ACCESSIBLE STALLS AND PAINT (2) WITH COATS WHITE BEADED REFLECTIVE PAINT OVER (2) COATS BLUE BACKGROUND PAINT 1. PER SITE PLAN ACCESSIBLE AISLE: 5'-0" MIN. FOR REGULAR & 8'-0" MIN. FOR VAN SPACEPER SITE PLAN45°3'-0"TYP.VERTICAL CURB 4" WIDE PAINTED BLUE STRIPING, 2 COATS (TYP.) SEE SITE PLAN PER PLAN SEE SITE PLAN ALIGN, TYP. EQ. TYP. EQ. TYP. (VAN ACCESSIBLE)36"46"10"6"6"COMPACTED SUBGRADE 2 3/8"Ø6"BICYCLE RACK RE: SPECS 2 3/8" DIA. X 0.154" WALL STEEL TUBING, POWDER COAT STANDARD SILVER PER MANUFACTURER GRADE LEVEL DRILL HOLE AND PROVIDE 1/4" ROD CONCRETE PAVING APEX BICYCLE RACK MODEL #AP2-02-EM 2 3/8" O.D., EMBEDDED MOUNT AS MANUFACTURED BY SITESCAPES INC. OR WAUSAU TILE MF9015 OR APPROVED ALTERNATE. 1/2" = 1'-0"BIKE RACK3 MK9-X-DT033a.DWG|24 1/2" = 1'-0"BARRIER POST FIN. GRADE CONC. FOOTING RADIUSED SMOOTH INSTALLED BY GEN. CONTR.1" CONC. CAP3'-0"3'-0"1'-6"6"DIA. REFLECTIVE RED TAPE 3"3" WIDE BAND OF CONC. CAP 4" DIA. GALV. PIPE FILLED W/ CONCRETE PAINT, COLOR TO BE SHERWIN WILLIAMS SW 7020 "BLACK FOX" MK9-X-DT025b.DWG|1 NO SCALECOMING SOONISH SIGN NOTE: GENERAL CONTRACTOR TO FURNISH AND INSTALL SIGN BOARD COMPLETE W/ 4x4 REDWOOD POSTS. SIGN BOARD TO BE MINIMUM 3/4" EXTERIOR GRADE PLYWOOD. PAINT ALL EDGES AND FACES: BENJAMIN MOORE #071-967 "WHITE" ATTACH OWNER PROVIDED BANNER. 8'-0"4'-0"3'-0"TMSOONISH OPENING 1"FIN. GRADE TOP OF CURB MENU BOARD AND POSTS FURNISHED AND INSTALLED BY SIGN CONTRACTOR 7'-0" BASE COVER 4'-0 3/4"1'-8"1'-8" 3/4" C. TO PANEL "C" FOR RECEPTACLE 4'-0" MIN.DIA. 16 AA SD2.1 MK9-X-DT034a.DWG|24 1/2" = 1'-0"PREVIEW BOARD ELEVATION 3/4" C. TO ABOVE OFFICE CLG. CIRCUIT POS-1 1" C. TO ABOVE OFFICE CLG. FOR CAT 5 CABLE 3/4" C. TO SPEAKER BOARD. EXTEND ALL CONDUIT TO ABOVE CONC. BASE, BY ELEC. CONTR. SEE DETAIL 17/SD2.1. NOTE: FOR ADDITIONAL INFORMATION REFER TO DETAIL 17/SD2.1 AND 19/SD2.1 20 SD2.0 NOTE: FOUNDATION DESIGN FOR REFERENCE ONLY. SIGN VENDOR ENGINEER TO DESIGN FOOTINGS UNDER SEPARATE PERMIT MK10-X-DT032a.DWG|1 NO SCALESPEAKER BOARD CONDUIT DETAIL±2'-6"3/4" C. TO PREVIEW BD. 3/4" C. TO CIRCUIT A-2 3/4" C. TO ABOVE OFFICE CLG., CIRCUIT POS-1 1" C. TO ABOVE OFFICE CLG. FOR 'CAT 5' CABLE SPEAKER BOARD ENCLOSURE PROVIDED AND INSTALLED BY SIGN CONTRACTOR 3/4" C. TO PICK UP WINDOW FOR COMMUNICATION CABLE 3/4" C. TO DETECTOR LOOP FOR ELECTRICAL RUNS REFER TO SHEET ES1.0 STUB CONDUITS 1" ABOVE LOWER EDGE OF HAND HOLE. PROVIDE ELEC. GROUNDING 3 1/2"x 6" HAND HOLE WITH COVER (5) - 3/4" & (1) - 1" CONDUITS UP WITHIN POLE CONTINUE WIRING UP POLE FOR CANOPY LIGHTING. COORDINATE REQUIREMENTS WITH CANOPY SUPPLIER GROUND MOUNTED J-BOX (3) 1" C. TO ABOVE OFFICE CONC. DRIVEWAY LOOP SUPPORT CONC. CURB PREFAB DETECTOR LOOP FURNISHED BY OWNER & INSTALLED BY CONTRACTOR T.O.C. FIN. GRADE 8'-0"SIGN VENDOR ENGINEER MAY MODIFYDEPTH PER SITE SPECIFIC CONDITIONSCOVER 2'-0" MIN BASE 2" MAX.1"18 SD2.1 FOR ADDITIONAL INFORMATION REFER TO DETAIL 17/SD2.1 (4)-5/8"Ø x 36" EMBED MIN. HEADED ANCHOR RODS (4" PROJ.), FURNISHED AND INSTALLED BY GEN. CONTR.. SEE DETAIL 13/SD2.1 FOR ANCHOR ROD LAYOUT FOR ELECTRICAL RUNS REFER TO SHEET ES1.0MK9-X-DT035b.DWG|24 1/2" = 1'-0"SPEAKER BOARD SECTION 9'-6"6"7'-0" PREFABRICATED WEATHER CANOPY PROVIDED AND INSTALLED BY SIGN CONTRACTOR 3" CLR. TYP. #4 TIES @ 4" O.C. TOP 32", REMAINDER @ 12" 0.C. (12)-#4V DESIGNER'S NOTE: FOUNDATION BASED UPON 140 MPH EXPOSURE C AND 30 PSF GROUND SNOW LOADING. CONCRETE STRENGTH TO BE 2500 PSI MIN. REDESIGN FOUNDATION AS REQ'D BASED UPON SITE SPECIFIC LOADING REQUIREMENTS NOTE: CONCRETE BASE TO HAVE 1" RADIUS EDGES AND BE SLOPED TO DRAIN. NOTE: FOUNDATION DESIGN FOR REFERENCE ONLY. SIGN VENDOR ENGINEER TO DESIGN FOOTINGS UNDER SEPARATE PERMIT 3 1/2" DIA. OPENING BASE PLATE 9" SQUARE X 1/2" THICK9" O.C.FURNISHED AND INSTALLED BY SIGN CONTRACTOR 1 1/2" x 5/8" HOLE TYPICAL OF 4 5"Ø STEEL PIPE NOTE:COORDINATE ANCHOR BOLT LAYOUT WITH SIGN CONTRACTOR PRIOR TO INSTALLATION MK9-X-DT028b.DWG|4 1 1/2" = 1'-0"BOLTING TEMPLATE AT SPEAKER AND PREVIEW BOARDS 1'-3" SQUARE X 3/4" THICK6" 5/8" HOLE TYPICAL OF 4 SPEAKERPREVIEW BOARDS MK9A-X-DT01.DWG|32 3/8" = 1'-0"STANDARD OUTDOOR SEATING EXAMPLE SCREEN WALL PER SITE PLAN. FOR ADDITIONAL INFORMATION, SEE 3/SD2.1. PATIO UMBRELLAS WITH FREE STANDING BASE 4'-0" MIN.TO WALL OROTHER OBSTRUCTION3'-8" MIN., TYP. 3'-8" MIN., TYP.3'-0"MIN. TO SCREENWALLOF-PT1 OF-TU1 NOTES: ·PATIO FURNITURE LAYOUT SHALL COMPLY WITH ACCESSIBILITY AND EGRESS PATH OF TRAVEL REQUIREMENTS ·DESIGN PATIO LAYOUT WITH DESIRED TABLE SIZES AS LISTED ON SHEET ID4.1 OF-PT2 OF-PT3 MK10-X-DT030a.DWG|24 1/2" = 1'-0"SPEAKER BOARD PLAN 4'-0" 1'-0" BOARD TO PREVIEW 4'-6"1'-6"PREFAB DETECTOR LOOP THRU LANE 6" CONC. CURB CONC. DRIVE- 19 SD2.1 1'-3" 4" DIA. BARRIER POST SEE DETAIL 4/SD2.1 REFER TO DETAIL 17/SD2.1 FOR DESCRIPTION. NOTE: FOR ADDITIONAL INFORMATION REFER TO DETAIL 17/SD2.1 AND 19/SD2.1 CENTER DETECTOR LOOP ON SPEAKER BOARD NO SCALEMETAL PARKING SIGNS 1 3/4" R. TYP.60"ABOVE FINISH GRADE24"18" ADA SIGN PROVIDED BY GENERAL CONTRACTOR OF-EQ21A & OF-EQ21B SIGNS ARE OWNER FURNISHED. POLES ARE PROVIDED BY GENERAL CONTRACTOR. ALL SIGNS & POLES ARE INSTALLED BY THE GENERAL CONTRACTOR. NOTES: 1.SEE SHT. SD1.0 FOR LOCATION. 2.SET 1 3/4" SQ. GALV. STL. POST INTO 1' SQ. x 2' DEEP CONCRETE FOOTING. 3.WHENEVER POSSIBLE SIGNS TO BE LOCATED ON THE BUILDING DIRECTLY IN FRONT OF PARKING STALLS AT 5'-0" FROM C.L. TO FINISH GRADE OR MOUNTED ON POLES IN LANDSCAPE AREA AT +80" FROM BOTTOM OF SIGN TO FINISH GRADE. 4.SEE ID SHEETS FOR ONLINE ORDER PICK-UP SIGN (OF-EQ21A) & DRIVE-THRU WAITING PARKING (OF-EQ21B). 14281432∆=13° 14' 57" R = 686.71' L=158.00'NOPARKINGVAN282725 1.8% MAX 6.0'26 28 RIDGE27 BIORETENTION BASIN#2 26.80TOP, 26.30FG EX STREETCENTERLINE MATCH (32.00FS) MATCH (25.35FS) 25.48TC 24.81FL 25.56FS 28.32TC 27.82FS 27.30TC 26.80FS 26.98TC 26.48FL-LP 29.22TC 28.72FS 29.22TC 28.72FS 28.61FS 32.09TC 31.42FL 28.50FS27.65TC 27.15LP 26.80FG 26.80FG 27.30TC 26.80FL-CC 28.53TC 28.03FS 28.23TC 27.73FS 28.32 FS-GB 28.91TC 28.41FL 32.21FS 25.85FG 25.15TG 28.70FS 25.70TC 25.03FL 25.78FS 25.36FG 28.46TC 27.96FS MATCH (31.00FS) 26.80TG 28.23 FS-GB 28.40FS PROP. PROPERTY LINE EX PROPERTY LINE PROP. 0.4' DEDICATION TO THE CITY OF LAKE ELSINORE 0.4'28.34TC 27.84FS ADA PATH OF TRAVEL1416 1416 14261424 1422 1422 1418 1416141814281426142414221414141214241422141414121408140614041402141814101420 1420 1420143014001420 N14°21' 3 4 " E 3 8 7 . 9 4' N26°04'00"E 229.0 0 'N64°20'02"W 124.88'N58°57'31"W (R) ∆=07° 12' 32" R = 3266.60' L=411.00' ∆=11° 23' 4 5 " R = 6 6 6 . 7 1' L = 1 3 2 . 6 1' N64°14'50"W (R) ∆=07° 12' 59" R = 3267.00' L=4 1 1 . 4 8 ' N26°04'00"E 22 7 . 0 7 ' 26 24 23 24 23 22 21 2019181716151413 25 12 1110 22 272625 25 262528 9 8 765 4 32 27 24 239.0' TYP.26.0 ' 27 50.21' FRONT A G E R O A D HIGHWAY 74 EXISTING EDGE OF PAVEMENT EXISTING EDGEOF PAVEMENT PROPOSED BUS STOP LOCATION RIDGERIDGE END OF PROP. AC IMPROVEMENTS EX DIRT PATHTO REMAIN 55.0' TYP.6.5'67.0'10.5'50.0' EXCEPTION 5 - EASEMENT FORPUBLIC UTILITIES. PERFORATED CMP W/ ORIFICE OUTLET FOR FLOW CONTROL EX STREET CENTERLINE SIGHT DIST. "POINT A" SIGHT DIST."POINT C" SIGHT LINE FROM "POINT A TO C" RIGHT IN RIGHT OUT FRONTAGE ROAD TO BEMAINTAINED BY CITY OF LAKE ELSINORE FRONTAGE ROAD TO BE MAINTAINED BY CITY OF LAKE ELSINORE 27 INSTALL "NO LEFT TURN" SIGN PER MUTCD R3-1 MATCH (28.00FS) MATCH (24.00FS)MATCH (22.00FS) 26.38TC 25.71FL 22.80TC 22.13FL MATCH (21.00FS) 21.23TC 20.56FL MATCH (24.00FS) MATCH (22.00FS) MATCH (20.00FS) MATCH (18.00FS) MATCH (16.00FS) 21.85TC 21.18FL 20.31TC 19.64FL 18.47TC 17.80FL 16.47TC 15.80FL 23.08TC 22.58FS-TG 22.09 FS 26.33TC 25.83FS 25.77TC 25.27FS 24.25TC 23.75FS 26.10TC 25.60FL 25.29TC 24.79FS 23.88TC 23.21FL 23.96 TC-FS 24.71FS 28.36TC 27.86FS 27.84TC 27.34FS 26.36TC 25.86FS 26.17 FS-GB 26.18 FS-0"CF MATCH (26.00FS) 26.53TC 26.03FS MATCH (12.00FS) 12.47TC 11.80FL MATCH (8.00FS) 8.35TC 7.68FL MATCH (4.00FS) MATCH (2.00FS) 26.69TC 26.19FS 27.04TC 26.54FL 18.55FS 21.93FS MATCH (18.00FS) 14.47TC 13.80FL MATCH (14.00FS) 21.47FG 24.51FS 24.13FS 24.04FS 12.67TC 12.00FL 12.80FS 22.92FS 21.34FS 22.67TC 22.17FL-CC MATCH (19.00FS) MATCH (16.00FS) 25.50TC 25.00FS 25.50TC 25.00FL 2.22FS 26.62FG 12.55FS 24.50TC 24.00FL PROP. 0.4' DEDICATION TO THE CITY OF LAKE ELSINORE MATCH (13.00FS) 26.00TG 16.55FS 16.36FS MATCH (14.00FS) MATCH (10.00FS) MATCH (2.00FS) MATCH (4.00FS) MATCH (6.00FS) MATCH (8.00FS) MATCH (11.41FS) 28.25FG 29.27FS 29.37FS 14.55FS 10.47TC 9.80FL 10.55FS MATCH (9.00FS) 9.32TC 8.64FL 9.40FS 8.43FS 32.29TC 29.62FL 30.38FS 6.45TC 5.78FL 6.53FS 4.21FS 20.39FS 29.30FS 15.77TC 15.10FL 14.08TC 13.41FL 14.32FG 16.01FG 17.73TC 17.06FL 17.97FG 13.08TC 12.41FL 13.20FS 20.13TC 19.46FL 20.37FG 23.80TC 23.13FL 27.48TC 26.81FL 24.04FG 26.50FS 23.92FS 22.95TG 20.76TC 20.09FL 4.13TC 3.63FL 2.14TC 1.64FL MATCH (30.00FS) MATCH (00.23FS) 24.61FS 28.46FS ADA PATH OF TRAVEL 20.84FS 28.31 FL-HP 27.76 FL-HP MATCH (5.00FS) MATCH (6.00FS) MATCH (7.00FS) MATCH (17.00FS) MATCH (20.00FS) MATCH (23.00FS) MATCH (25.00FS) MATCH (27.00FS) MATCH (29.00FS) 22.32TC 21.65FL 24.91FS 24.83TC 24.33FS18.0' TYP.26.0'16.0' TYP.26.33 FS-GB 26.26TC 25.76FL-CC PROP.PROPERTY LINE EX PROPERTYLINE PROP. SIDEWALKCURB DRAIN Q10=0.43cfs Q100=0.73cfsEND OF PROP. GUTTER EX SQ10=2.29cfs SQ100=4.11cfsPROP SQ10=3.57cfs SQ100=5.97cfs PROP. SIDEWALK UNDERDRAINQ10=2.63cfs Q100=4.31cfs 4.5'22.0 ' TYP. EX STREETCENTERLINE EX PROPERTYLINE TO REMAIN EXISTING PROPERTY LINE TO REMAIN ADA PATH OF TRAVEL 29.24TC 28.57FL24.43'EX STREET CENTERLINE EX STREETCENTERLINE EX PROPERTY LINE TO BE REMOVED 27.31TC 26.81FS 27.39 FS-GB 27.48 FS-GB 27.97TC 27.47FS 27.99TC 27.66FS PROP. 0.4' DEDICATION TO THE CITY OF LAKE ELSINORE 0.4'ADA PATH OF TRAVEL CG-01 CONCEPTUAL GRADING EXISTING CONCRETE PROPOSED ASPHALT PROPOSED CONCRETE LANDSCAPING PROPERTY LINE CENTERLINE GRADING LIMITS SIGHT DISTANCE PROPOSED SEWER LINE PROPOSED STORM LINE PROPOSED WATER LINE PROPOSED IRRIGATION LINE PROPOSED CONTOUR EXISTING CONTOUR EXISTING SEWER LINE EXISTING WATER LINE LEGEND PROJECT SITE VICINITY MAP CONCEPTUAL GRADING CUT: 601 CY FILL: 3947 CY NET FILL: 3346 CY CIVIL ENGINEER COMMERCIAL DEVELOPMENT RESOURCES 695 TOWN CENTER DRIVE, #110 COSTA MESA, CA 92626 P: 949.610.8997 ARCHITECT MARKS ARCHITECTS 2643 4TH AVE. SAN DIEGO, CA 92103 P: 619.702.9448 SOILS ENGINEER CW SOILS MURRIETA, CA 92562 P: 951.304.3935 SURVEYOR COMMERCIAL DEVELOPMENT RESOURCES 695 TOWN CENTER DRIVE, #110 COSTA MESA, CA 92626 NUMBER DATE REVISIONS APP'V'D BENCHMARK: HL MLCHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 09/30/23 01/11/23 01/11/2023 EL TORO DEVELOPMENT EL TORO CUT OFF LAKE ELSINORE, CA 92532 SHEET OF BASIS OF BEARINGS:EXIST. APN: THE BASIS OF BEARINGS FOR THIS SURVEY IS THAT PORTION OF THE CENTERLINE OF STATE HIGHWAY 74, AS SHOWN ON SHEET 8 OF 15 ON ROS 123/94-108, I.E. N 26°04'00" E. THE BENCHMARK FOR THIS SURVEY IS USGS BENCHMARK DESIGNATION "D 307," LOCATED AT THE WESTERLY CORNER OF EL TORO CUTTOFF AND THE NORTHERLY FRONTAGE ROAD. ELEVATION = 1425.75 FEET (NAVD 88) 347-130-033 347-130-034 347-130035 07MATCHLINESUNBLAZE RD74 74 RO S E T T A C A N Y O N D R N. FRONTAGE RD N. FRONTAGE RDEL TOROCUT OFF RD LEGAL DESCRIPTION SITE ADDRESS HWY 74 NS EL TORO CUT OFF LAKE ELSINORE, CA 92532 APN #: 347-130-033 & 347-130-034 OWNER BESHAY FOODS 41760 IVY ST. #201 MURRIETA, CA 92562 CONTACT: DAVID BESHAY P: 951.816.0189 FLOOD ZONE SIGHT DISTANCE NOTE BENCHMARK BASIS OF BEARINGS * RESTRICTED USE AREAS SHOWN PER 25 MPH & 55 MPH COUNTY OF RIVERSIDE STANDARD NO. 821. TITLE REPORT INFORMATION AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED NOVEMBER 18, 2010 AS INSTRUMENT NO. 2010-0556115 OF OFFICIAL RECORDS. (XXX.XX)EXISTING ELEVATION APN ASSESSOR'S PARCEL NO. ℄CENTER LINE EX EXISTING FG FINISH GROUND FL FLOWLINE FS FINISH SURFACE GB GRADE BREAK INV INVERT LF LINEAR FEET LS LANDSCAPE AREA PL PROPERTY LINE ROW RIGHT OF WAY SD STORM DRAIN TC TOP OF CURB TG TOP OF GRATE TY TYPICAL ABBREVIATIONS: ZONE X (UNSHADED), AREA DETERMINED BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN, PER FEMA FIRM PANEL 06065C2029G EFFECTIVE AUGUST 28, 2028. THE BASIS OF BEARINGS FOR THIS SURVEY IS THAT PORTION OF THE CENTERLINE OF STATE HIGHWAY 74, AS SHOWN ON SHEET 8 OF 15 ON ROS 123/94-108, N 26°04'00" E. THE BENCHMARK FOR THIS SURVEY IS USGS BENCHMARK DESIGNATION "D 307," LOCATED AT THE WESTERLY CORNER OF EL TORO CUTTOFF AND THE NORTHERLY FRONTAGE ROAD. ELEVATION = 1425.75 FEET (NAVD 88) REAL PROPERTY IN THE CITY OF LAKE ELSINORE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: PARCEL 3 OF PARCEL MAP NO. 19924, AS SHOWN BY PARCEL MAP ON FILE IN BOOK 122, PAGES 44 THROUGH 48, INCLUSIVE, OF PARCEL MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. EXCEPTING THEREFROM THAT PORTION OF SAID LAND REFERRED TO IN EXHIBIT J-1, DESCRIBED IN DOCUMENT ENTITLED "AGREEMENT REGARDING IRREVOCABLE OFFER OF DEDICATION" RECORDED JUNE 20, 2003 AS INSTRUMENT NO. 2003-454141 OF OFFICIAL RECORDS. ALSO EXCEPTING THEREFROM THAT PORTION OF SAID LAND LYING WITHIN TRACT NO. 25479, AS SHOWN ON THE MAP RECORDED IN BOOK 367, PAGES 93 THROUGH 113, INCLUSIVE, OF MAPS, RECORDS OF RIVERSIDE COUNTY. ALSO EXCEPTING THEREFROM ALL SUBSURFACE WATER RIGHTS AS DEDICATED TO THE CITY OF LAKE ELSINORE, OR ITS ASSIGNEES, AS DEDICATED AND ACCEPTED ON THE OWNERS CERTIFICATE OF SAID PARCEL MAP. NUMBER DATE REVISIONS APP'V'D BENCHMARK: HL MLCHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 09/30/23 01/11/23 01/11/2023 EL TORO DEVELOPMENT EL TORO CUT OFF LAKE ELSINORE, CA 92532 SHEET OF BASIS OF BEARINGS:EXIST. APN: THE BASIS OF BEARINGS FOR THIS SURVEY IS THAT PORTION OF THE CENTERLINE OF STATE HIGHWAY 74, AS SHOWN ON SHEET 8 OF 15 ON ROS 123/94-108, I.E. N 26°04'00" E. THE BENCHMARK FOR THIS SURVEY IS USGS BENCHMARK DESIGNATION "D 307," LOCATED AT THE WESTERLY CORNER OF EL TORO CUTTOFF AND THE NORTHERLY FRONTAGE ROAD. ELEVATION = 1425.75 FEET (NAVD 88) 347-130-033 347-130-034 347-130035 07 NUMBER DATE REVISIONS APP'V'D BENCHMARK: HL MLCHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 09/30/23 01/11/23 01/11/2023 EL TORO DEVELOPMENT EL TORO CUT OFF LAKE ELSINORE, CA 92532 SHEET OF BASIS OF BEARINGS:EXIST. APN: THE BASIS OF BEARINGS FOR THIS SURVEY IS THAT PORTION OF THE CENTERLINE OF STATE HIGHWAY 74, AS SHOWN ON SHEET 8 OF 15 ON ROS 123/94-108, I.E. N 26°04'00" E. THE BENCHMARK FOR THIS SURVEY IS USGS BENCHMARK DESIGNATION "D 307," LOCATED AT THE WESTERLY CORNER OF EL TORO CUTTOFF AND THE NORTHERLY FRONTAGE ROAD. ELEVATION = 1425.75 FEET (NAVD 88) 347-130-033 347-130-034 347-130035 07 5. AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED NOVEMBER 18, 2010 AS INSTRUMENT IN NO. 2010-0556115 OF OFFICIAL RECORDS. IN FAVOR OF:SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION, THEIR SUCCESSORS AND ASSIGNS AFFECTS:AS DESCRIBED THEREIN 6. RIGHTS OF THE PUBLIC IN AND TO THAT PORTION OF THE LAND LYING WITHIN ANY ROAD, STREET, ALLEY OR HIGHWAY. 7. WATER RIGHTS, CLAIMS FOR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS. 8. RIGHTS OF PARTIES IN POSSESSION. EXISTING EASEMENTS: 01 SD SD W IW SS W XX MATCHLINEMATCHLINEXX 1430N64°20'02"W 124.88'N58°57'31"W (R) N64°14'50"W (R)272625 27 RIDGERIDGE SIGHT DIST. "POINT A" 26.10TC 25.60FL 25.29TC 24.79FS 24.71FS 27.84TC 27.34FS 27.04TC 26.54FL 26.00TG 29.37FS 32.29TC 29.62FL 30.38FS MATCH (30.00FS) 28.46FS 27.76 FL-HP 26.33 FS-GB EX PROPERTY LINETO BE REMOVED 27.31TC 26.81FS 27.39 FS-GB 27.48 FS-GB 27.97TC 27.47FS 27.99TC 27.66FS 1432 14281428 14361434143214381426 14 2 6 14 2 4 1428 1434 14321434 14421444 1446 1448 1446 1444 1442 1436 14381430 1440 145014401430 1430 14301440 1432 N09°37'2 6 " W33.67'N86°18'05"E31.75'∆=04° 12' 47" R = 1034.25' L=76.05'∆=13° 14' 57" R = 686.71' L=158.00'N81°39 '22 "E31.97 ' ∆=05° 04' 40" R = 3 2 6 6 . 6 0 ' L = 2 8 9 . 5 0 ' ∆= 0 5 ° 4 2 ' 4 5 " R = 6 8 6 . 7 1 ' L=6 8 . 4 7 'N83°29 '46 "E 62 .58 ' N5 8 ° 0 9 ' 3 2 " E 1 1 4 . 2 1 ' N01° 2 3' 3 6" E 30.48' ∆=96° 28' 50" R = 46.40' L=78.13'∆=03° 31' 39" R = 934.25' L=57.52'NOPARKINGVANS58 ° 0 4 ' 5 9 " W 1 2 0 . 3 2 ' ∆=05° 03' 43" R = 32 6 7 . 0 0 ' L = 2 8 8 . 6 3 'NOPARKINGPROP. BUILDING FF=28.72 PAD=28.22 2828 2725 26 29 30 31 32 33 34 1.8% MAX 12.00'36.0'6.0'8.0'4.5'3.5'6.5'5.5'EL TORO CUT OFF RDEX EDGE OFPAVEMENT PROB. BUILDING FF=38.00 PAD=37.59 EX EDGE OF PAVEMENT 46 45 44 43 42 41 40 39 38 38 39 40 4243444536353737 37 3735 34 32 313233 3430 36 3731 24. 0 'RIDGE1.8% MAX 9.0' TYP.24.0' T Y P.18.0' TYP.12.0'SIGHT DIST. "POINT A" SIGHT DIST."POINT C" 3.0' SIG H T D I S T A N C E 1 7 5 ' T O T A L 36.0' FRONT A G E R O A D HIGHWAY 74 PROP. PARTIAL STREET IMPROVEMENTS ON NORTH SIDE OF FRONTAGE ROAD TO ACCOMMODATE FIRE TRUCK HAMMER HEAD TURN MANEUVER/REQUIREMENTS PROP. STREET CLOSURE BARRIER AND SIGNAGE 55.0' TYP.26 28 RIDGE27 26 27RIDGE 2.0'2.0'12.0'10.0'PERFORATED CMP W/ ORIFICE OUTLET FOR FLOW CONTROL BIORETENTION BASIN#1 25.65TOP, 25.15FG BIORETENTION BASIN#2 26.80TOP, 26.30FG 41EXISTING EDGE OF PAVEMENT EXISTING EDGEOF PAVEMENT EXISTING EDGE OF PAVEMENT HAMMER HEAD TEMPLATE24.0'SIGHT LINE FROM"POINT A TO C" SIGHT LINE FROM "POINT A TO C" SIGHT DIST."POINT C" SIGHT LINE FROM "POINT A TO C" EX STREETCENTERLINE EX STREET CENTERLINE FRONTAGE ROAD TO BE MAINTAINEDBY CITY OF LAKE ELSINORE 292828 33.95TC 33.28FL MATCH (33.00FS) MATCH (34.00FS) MATCH (32.00FS) 33.01TC 32.34FL MATCH (27.00FS) MATCH (26.00FS)MATCH (25.35FS) 26.36TC 25.68FL25.48TC 24.81FL 25.56FS 28.32TC 27.82FS 28.23TC 27.73FL 28.67TC 28.17FS 28.21TC 27.71FS 29.13TC 28.63FS-HP 27.30TC 26.80FS 28.69TC 28.19FL 27.80TC 27.30FL 26.98TC 26.48FL-LP 29.22TC 28.72FS 29.22TC 28.72FS 28.61FS 32.09TC 31.42FL 28.50FS27.65TC 27.15LP 26.80FG 26.80FG 27.30TC 26.80FL-CC 28.53TC 28.03FS 28.23TC 27.73FS 28.32 FS-GB 28.47FS 28.91TC 28.41FL 32.21FS MATCH (32.00FS) MATCH (34.00FS) 27.23FS 26.44FS 33.86TC 33.19FL MATCH (46.00FS) MATCH (44.00FS) MATCH (42.00FS) MATCH (40.00FS) MATCH (38.00FS) 40.04TC 39.38FL 42.04TC 41.37FL 44.02TC 43.35FL 46.07TC 45.40FL 46.17FS 44.10FS 42.12FS 40.14FS MATCH (42.00FS) MATCH (32.00FS) 32.35TC 31.68FL 34.35TC 33.68FL MATCH (32.00FS) 46.28FG 44.21FG 42.23FG 40.25FG 34.41FS 32.41FS 30.49FS 32.48FG 30.56FG 34.47FG MATCH (39.00FS) 39.06TC 38.39FL 39.06FS 39.17FG MATCH (34.00FS) MATCH (36.00FS) 32.18TC 31.51FL 34.18TC 33.51FL 32.26FS 34.26FS 34.41FG 32.41FG 46.04FG 37.66TC 37.16FS MATCH (32.87FS) MATCH (37.13FS) MATCH (32.56FS) 36.87TC 36.20FL 38.01TC 37.34FL 36.85 TC-FL 36.77 TC-FL 37.44FS 37.52FS 37.52FS 37.59TC 37.09FL 37.64TC 37.14FS 37.98FS 36.36TC 35.86FS 34.41FS 34.92FS 34.49FS 35.01FS 35.66TC 35.16FL 35.16TC 34.66FS 37.69FS 37.04TC 36.64FL 37.41TW 36.91TC 36.41FL 37.78TC 37.28FS 37.58TC 37.08FS 36.16TW 35.63TC 36.13FL 35.52TC 35.02FS 34.04TC 33.54FL-CC 37.15TW 35.56FS 33.11FS 37.55TC 37.05FS 37.69TC 37.19FS 38.00TC 37.50FS 38.00TC 37.50FS 37.53FS 37.47TC 36.97FS 37.76TC 37.26FL MATCH (30.00FS) MATCH (34.00FS) 37.60TC 37.10FS MATCH (44.00FS) MATCH (46.00FS) MATCH (38.46FS) 34.30 TC-FL 34.33 TC-FL 35.00FS 34.97FS 29.03FS 29.11FS MATCH (35.80FS) 45.63TW 37.93FG 45.13FG 40.97FG 36.66TC 36.16FS 37.03TC 36.53FS 42.73TW 38.96FG 46.31TW 37.62FG MATCH (36.00FS) MATCH (36.50FG) 37.57TW 37.07FG 38.00TC 37.50FS 37.35TC 36.85FL 37.89TW 37.39FG MATCH (30.00FS) MATCH (34.00FS) 41.61FG 42.11TW 40.07FG MATCH (35.00FS) MATCH (35.00FS) MATCH (33.00FS) MATCH (33.00FS) MATCH (45.00FS) MATCH (43.00FS) 30.71 TC-FL 30.64 TC-FL 31.38FS 31.31FS 45.81FG 31.38FS 29.79TC 29.12FL 29.87FS 26.51FG25.85FG 25.15TG 27.35FG 28.70FS 28.70FS 28.50TC 28.00FS 29.19FS 29.11FS 34.88FS 35.08FS35.00FG 35.10FG 25.70TC 25.03FL 25.78FS 34.07FS 29.64TC 28.97FL 29.90TC 29.23FL 28.50 FL-HP 25.36FG 28.21TC 27.54FL 31.90TC 31.23FL31.98FS 33.94FS 34.09FG 32.90TC 32.23FL 32.98FS 33.13FG 32.13FG 28.36 TC-FL 28.44 TC-FL 29.25FG 34.80TC 34.13FL 35.70TC 35.03FL 29.98FS 27.14TC 26.47FL 37.18TC 36.68FS 37.41TC 36.91FS 37.61FS 37.64 TC-FS 37.76TC 37.25FS 44.71TW 37.89FG 30.43TC 29.76FL PROP. STOP SIGN PER CITY OF LAKE ELSINORE STD 406A PROP. "FRONTAGE ROAD" STREET NAME SIGN PER CITYOF LAKE ELSINORE STD 400B 31.46FS MATCH (30.00FS) PROPOSED "EL TORO CUT OFF" STREET NAME SIGN PER CITY OF LAKE ELSINORE STD 400B MATCH (28.00FS) 28.46TC 27.96FS MATCH (29.00FS) MATCH (31.00FS) 37.71TC 37.21FS 37.59FS 37.52TC 37.02FL 37.71 TC-FS ADA PATH OF TRAVEL MATCH (35.00FS) 33 26.80TG FRONTAGE ROAD TO BE MAINTAINED BY CITY OF LAKE ELSINORE 22.0'MATCH (31.00FS) MATCH (30.00FS) HAMMER HEAD TEMPLATE 37.03 FS-0"CF37.60 FS-0"CF 36.48TC 35.98FL 36.46TC 35.96FL 35.20TC 34.70FS 34.71FS 35.70TC 35.20FL 35.77 FS-FG 35.48TC 34.98FL 34.09FG 34.34FS 34.42FSGB18.0' TYP.4.5'28.23 FS-GB 28.40FS PROP.PROPERTY LINE EX PROPERTYLINE PROP. 0.4' DEDICATION TO THE CITY OF LAKE ELSINORE 0.4'28.50 FL-HP EX PROPERTY LINE TO REMAIN 28.34TC 27.84FS ADA PATH OF TRAVEL EX PROPERTY LINE TO BE REMOVED BYSTREET VACATION PROP. PROPERTY LINE PROP. SDMH AT EX PUBILC SD LINE EX SQ10=0.73cfs SQ100=1.36cfsPROP SQ10=2.56cfs SQ100=4.16cfs PROP. INLET Q10=2.56cfs Q100=4.16cfs EX PROPERTY LINE TO REMAIN 2% MAX PROP.PROPERTY LINE EX PROPERTYLINE PROP. 0.4' DEDICATION TO THE CITY OF LAKE ELSINORE 0.4'6.5'TYP.EX STREETCENTERLINE EX EDGE OF PAVEMENT 37.89FS ADA PATH OF TRAVEL SIGHT DIST. "POINT C" NUMBER DATE REVISIONS APP'V'D BENCHMARK: HL MLCHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 09/30/23 01/11/23 01/11/2023 EL TORO DEVELOPMENT EL TORO CUT OFF LAKE ELSINORE, CA 92532 SHEET OF BASIS OF BEARINGS:EXIST. APN: THE BASIS OF BEARINGS FOR THIS SURVEY IS THAT PORTION OF THE CENTERLINE OF STATE HIGHWAY 74, AS SHOWN ON SHEET 8 OF 15 ON ROS 123/94-108, I.E. N 26°04'00" E. THE BENCHMARK FOR THIS SURVEY IS USGS BENCHMARK DESIGNATION "D 307," LOCATED AT THE WESTERLY CORNER OF EL TORO CUTTOFF AND THE NORTHERLY FRONTAGE ROAD. ELEVATION = 1425.75 FEET (NAVD 88) 347-130-033 347-130-034 347-130035 07 CG-02 CONCEPTUAL GRADING (XXX.XX)EXISTING ELEVATION APN ASSESSOR'S PARCEL NO. ℄CENTER LINE EX EXISTING FG FINISH GROUND FL FLOWLINE FS FINISH SURFACE GB GRADE BREAK INV INVERT LF LINEAR FEET LS LANDSCAPE AREA PL PROPERTY LINE ROW RIGHT OF WAY SD STORM DRAIN TC TOP OF CURB TG TOP OF GRATE TY TYPICAL 02MATCHLINEMATCHLINEMATCHLINEEXISTING CONCRETE PROPOSED ASPHALT PROPOSED CONCRETE LANDSCAPING PROPERTY LINE CENTERLINE GRADING LIMITS SIGHT DISTANCE PROPOSED SEWER LINE PROPOSED STORM LINE PROPOSED WATER LINE PROPOSED IRRIGATION LINE PROPOSED CONTOUR EXISTING CONTOUR EXISTING SEWER LINE EXISTING WATER LINE LEGEND SD SD W IW SS W XX XX ABBREVIATIONS: NOPARKINGVANNOPARKINGPROPOSED BUILDING FRONT A G E R O A D EL TORO CUT OFF RDHIGHWAY 74 FRONT A G E R O A D HIGHWAY 74 ROSETTA CANYON DRIVEPROPOSED BUILDING PROP. PERFORATED CMP W/ ORIFICE OUTLET FOR FLOW CONTROL REMOVE EX STANDING DRAIN & CAP EX SD PIPE. EX 24" PUBLIC STORM DRAIN EX PUBLIC SEWER MAIN PROP. SANITARY SEWER CONNECTION PROP. SANITARY SEWER MANHOLE PROP. SANITARY SEWER MANHOLE PROP. CONNECTION TO EX 12" D.I. WATER MAIN FOR DOMESTIC AND IRRIGATION WATER SERVICE PROP. CONNECTION TO EX 12" D.I. WATER MAIN FOR DOMESTIC AND IRRIGATION WATER SERVICE PROP. MODULAR WETLAND SYSTEM #2 (BMP-4) PROP. BLDG WATER LINE CONNECTION EX 24" PUBLIC STORM DRAIN PROP. BLDG WATER LINE CONNECTION EX DISCHARGE POINT AT EX HEADWALL TO REMAIN PROP. CONNECTION TO BLDG SEWER LINE PROP. SANITARY SEWER MANHOLE PROP. SANITARY SEWER MANHOLE PROP. CONNECTION TO BLDG SEWER LINE PROP. STORM DRAIN INLET IN PUBLIC ROW TO BE MAINTAINED BY PROJECT OWNER PROP. SD LINE IN PUBLIC ROW TO BE MAINTAINED BY CITY OF LAKE ELSINORE PROP. PRIVATE STORM DRAIN LINE PROP. TRENCH DRAIN PROP. STORM DRAIN INLET EX WATER MAIN EX WATER MAIN PROP. 8" PUBLIC SEWER LINE PROP. DOMESTIC WATER LATERAL PROP. IRRIGATION WATER LATERAL PROP. DOMESTIC WATER LATERAL PROP. IRRIGATION WATER LATERAL PROP. CONNECTION TO SEWER LINE PROPOSED SEWER LINE PROP. UNDERGROUND GREASE INTERCEPTOR PROP. UNDERGROUND GREASE INTERCEPTOR PROP. 8" PUBLIC SEWER LINE PROPOSED SEWER LINEPROP. STORM DRAIN INLET FOR MAINTENANCE CHANGES PROP. STORM DRAIN INLET FOR MAINTENANCE CHANGES PROP. SD LINE IN PUBLIC ROW TO BE MAINTAINED BY CITY OF LAKE ELSINORE PROP. SANITARY SEWER MANHOLE PROP. SIDEWALK CURB DRAIN Q10=0.43cfs Q100=0.73cfs END OF PROP. GUTTER EX: SQ10=2.29cfs;SQ100=4.11cfs PROP: SQ10=3.57cfs;SQ100=5.97cfs PROP. SIDEWALK UNDERDRAIN Q10=2.63cfs Q100=4.31cfs POINT OF CONNECTION TO EX STORM DRAIN LINE VIA SDMH EX: SQ10=0.73cfs;SQ100=1.36cfs PROP: SQ10=2.56cfs;SQ100=4.16cfs PROP.STORM DRAIN INLET Q10=2.56cfs Q100=4.16cfs PROP. BIORETENTION BASIN #2 (BMP-2) PROP. BIORETENTION BASIN #1 (BMP-1) PROP. 8" PUBLIC SEWER LINE PROP. PERFORATED CMP W/ ORIFICE OUTLET FOR FLOW CONTROL PROP. MODULAR WETLAND SYSTEM #1 (BMP-3) PROP. MODULAR WETLAND SYSTEM #3 (BMP-5) PROPOSED SEWER LINE PROP. 0.4' DEDICATION TO THE CITY OF LAKE ELSINORE PROP. PROPERTY LINE EX PROPERTY LINE EX PROPERTYLINE TO REMAIN EX PROPERTYLINE TO REMAIN EX PROPERTY LINE TO BE REMOVED BY STREET VACATION PROP. PROPERTY LINEPROP. PRIVATE STORM DRAIN LINE PROP. PRIVATE SD LINE PROP. PRIVATE SD LINE PROP. 0.4' DEDICATION TO THE CITY OF LAKE ELSINORE PROP. PROPERTY LINE EX PROPERTYLINE PROP. SD LINE IN PUBLIC ROW TO BE MAINTAINED BY CITY OF LAKE ELSINORE PROP. PRIVATE SD LINE CG-03 CONCEPTUAL WET UTILITY PLAN NUMBER DATE REVISIONS APP'V'D BENCHMARK: HL MLCHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 09/30/23 01/11/23 01/11/2023 EL TORO DEVELOPMENT EL TORO CUT OFF LAKE ELSINORE, CA 92532 SHEET OF BASIS OF BEARINGS:EXIST. APN: THE BASIS OF BEARINGS FOR THIS SURVEY IS THAT PORTION OF THE CENTERLINE OF STATE HIGHWAY 74, AS SHOWN ON SHEET 8 OF 15 ON ROS 123/94-108, I.E. N 26°04'00" E. THE BENCHMARK FOR THIS SURVEY IS USGS BENCHMARK DESIGNATION "D 307," LOCATED AT THE WESTERLY CORNER OF EL TORO CUTTOFF AND THE NORTHERLY FRONTAGE ROAD. ELEVATION = 1425.75 FEET (NAVD 88) 347-130-033 347-130-034 347-130035 0703 (XXX.XX)EXISTING ELEVATION APN ASSESSOR'S PARCEL NO. ℄CENTER LINE EX EXISTING FG FINISH GROUND FL FLOWLINE FS FINISH SURFACE GB GRADE BREAK INV INVERT LF LINEAR FEET LS LANDSCAPE AREA PL PROPERTY LINE ROW RIGHT OF WAY SD STORM DRAIN TC TOP OF CURB TG TOP OF GRATE TY TYPICAL EXISTING CONCRETE PROPOSED ASPHALT PROPOSED CONCRETE LANDSCAPING PROPERTY LINE CENTERLINE GRADING LIMITS SIGHT DISTANCE PROPOSED SEWER LINE PROPOSED STORM LINE PROPOSED WATER LINE PROPOSED IRRIGATION LINE EXISTING CONTOUR EXISTING SEWER LINE EXISTING WATER LINE LEGEND SD SD W IW SS W XX ABBREVIATIONS: 363438404234.26TC33.60FL37.20TC36.70FS37.38TC36.88FS37.55TC37.05FS34.46FG2.8%1.5%1.5%34.32FS4.00'7.50'12.00'7.08'PROP.SIDEWALKPROP.DRIVEWAYPROP.LANDSCAPEPROP.PARKINGEL TORO CUTOFF ROAD37.27FG2.59'PROP.LANDSCAPEPROPOSED RETAINING WALL PERSEPARATE PLAN AND PERMIT2.0%3.0%3634384042EXISTINGEDGE OF PAVEMENT39.01'VARIESVARIESPROP.AC PAVEMENTEX.AC PAVEMENT2.0%PROPOSED 42"GAURDRAIL44℄⅊14 3 2 1 4 2 8 1438 14 3 4 14321434 1442 1444 1446 1448 14 3 2∆=04° 12' 47" R = 1034.25' L=76.05'N81°39'22"E31.97'∆ = 0 5 ° 0 4 ' 4 0 " R = 3 2 6 6 . 6 0 ' L = 2 8 9 . 5 0 '∆=0 5 ° 4 2 ' 4 5 "R = 6 8 6 . 7 1 ' L= 6 8 . 4 7 'N83°29'46"E 62.58'N58°09 '32 "E 114 .21 ' N01°23'36"E 30.48' ∆ = 9 6 ° 2 8 ' 5 0 " R = 4 6 . 4 0 ' L = 7 8 . 1 3 '∆=03° 31' 39" R = 934.25' L=57.52'S58°04 '59 "W 120 .32 ' ∆ = 0 5 ° 0 3 ' 4 3 " R = 3 2 6 7 . 0 0 ' L = 2 8 8 . 6 3 'NOPARKING36 . 0 0 'EL TORO CUT OFF RDFF = 3 8 . 0 0 PA D = 3 7 . 5 9 FFG G HI G H W A Y 7 4 FRONTAGE ROAD 36 . 0 0 '3028323436403842302832343640384239.73TC39.07FL38.01TC37.51FL38.00TC37.50FS36.64TC36.14FS30.88TC30.21FLPROP. 1 STORY BUILDINGFF = 38.0037.82TC37.32FS37.90FS6.5'31.06FS30.97FSPROP.SIDEWALK⅊PROPOSED 0.4'DEDICATIONEXISTINGPROPERTY LINEPROP.LANDSCAPEPROP.LANDSCAPEPROP.DRIVE-THRULANEPROP.SIDEWALKPROP.DRIVEWAYPROP.PARKINGHIGHWAY 74FRONTAGE ROAD2.0%2.0%2.5%1.5%2.0%1.5%37.0%5.5'6.7'12.0'6.0'4.4'4.5'29.0'18.0'39.83FS39.94FGPROPOSED RETAINING WALL PERSEPARATE PLAN AND PERMITPROP.SIDEWALK4444℄22.9'EXISTINGEDGE OF PAVEMENT⅊VARIESVARIESPROP.LANDSCAPEPROP.AC PAVEMENTEX.AC PAVEMENTPROP. 1' BENCH39.92FGPROPOSED 42"GAURDRAILNUMBERDATEREVISIONSAPP'V'DBENCHMARK:HLMLCHECKED BY:DRAWN BY:DATE:PLANS PREPARED BY:AARON M. ALBERTSONDATER.C.E. 65513, EXP. 09/30/2301/11/2301/11/2023EL TORO DEVELOPMENTEL TORO CUT OFFLAKE ELSINORE, CA 92532SHEETOFBASIS OF BEARINGS:EXIST. APN:THE BASIS OF BEARINGS FOR THIS SURVEY IS THATPORTION OF THE CENTERLINE OF STATE HIGHWAY 74,AS SHOWN ON SHEET 8 OF 15 ON ROS 123/94-108,I.E. N 26°04'00" E.THE BENCHMARK FOR THIS SURVEY IS USGSBENCHMARK DESIGNATION "D 307," LOCATED AT THEWESTERLY CORNER OF EL TORO CUTTOFF AND THENORTHERLY FRONTAGE ROAD.ELEVATION = 1425.75 FEET (NAVD 88)347-130-033347-130-034347-13003507KEY MAPSCALE: 1"=30'SECTION "G-G"SCALE:1"=5'SECTION "F-F"SCALE:1"=5'CG-05SECTIONS05 30 28 32 34 36 30 28 32 34 36 PROP. 1 STORY BUILDING FF = 28.72 28.51 FS 28.00TC 27.50FS 27.64TC 27.14FS 33.28 FS 33.15TC 32.48FL ⅊ 10.76'12.00'20.96'11.67'5.50'6.50' PROP. SIDEWALK PROP. LANDSCAPE PROP. DRIVE-THRU LANE PROP. LANDSCAPE PROP. SIDEWALK PROPOSED 0.4' DEDICATION EXISTING PROPERTY LINE 32.39 FG HIGHWAY 74 26.01TC 25.51FL 26 ⅊ 26.10 FS 26.38 FG 28.51TC 28.01FL 28.11 FG28.51 FG 28.91TC 28.41FS 11.50'6.50'15.37'3.50'4.0' PROP. LANDSCAPE PROP. LANDSCAPE PROP. DRIVEWAY PROP. SIDEWALK 2.0%8.0% 14.0% 13.0%13.0%3.0%2.0%4.0% 3.0% 1.6% 22.0% FRONTAGE ROAD PROP. SWALE 1' BENCH 32.37FG 141614321416142814261424142214221418141614181436143414321438142814261424142214141412142614281424142214141412140814061404140214181434141014201430142014201430143014001420DIRTROADPOWER POLEFIRE HYDRANTPOWER POLEPOWER POLEPOWER POLEPOWER POLETRAFFICUTILITYBOXSIGNWATERVALVEST NAME SIGNSTOPSIGN3' DIA. STAND PIPEFL 1427.44SIGNAL LIGHT SIGNBUS STOP SIGNBENCHTRAFFICSIGNAL BOXST NAMESIGNTRAFFICSIGNAL BOXTRAFFICSIGNAL BOXLIGHTDIRTWALKINGPATHSTOPSIGNHEADWALLST NAMESIGNFL 1421.30FL 1421.26FL 1424.9824" CMP50'50'50'50'30'N14°21'34"E 387.94'N26°04'00"E 229.00'N64°20'02"W 124.88'N09°37'26"W33.67'N86°18'05"E31.75'N58°57'31"W (R)∆=07° 12' 32" R = 3266.60' L=411.00'∆=04° 12' 47" R = 1034.25' L=76.05'∆=13° 14' 57" R = 686.71' L=158.00'∆=11° 23' 45" R = 666.71' L=132.61'EX. WATER LINEFROM AS BUILT EVMWDSHT 4209N81°39'22"E 31.97'N01°23'36"E∆=03° 31' 39" R = 934.25' L=57.52'N64°14'50"W (R)FRONTAGE ROADHIGHWAY 74EL TORO CUT OFF ROADNOPA R K I N G VA N ∆=05° 03' 43" R = 3267.00' L=288.63'∆=07° 12' 59" R = 3267.00' L=411.48'N26°04'00"E 227.07'NOPARKINGA A E ECC B B D D FF=28.72PAD=28.22FRONTAGE ROADEL TORO CUT OFF RDHIGHWAY 74PAD=37.5924 22 26 28 ⅊ 24 22 26 28 22.79TC 22.12FL 26.86TC 26.36FS 22.88 FS 23.91'8.48' 30 30 PROP. SIDEWALK 4.50' PROP. LANDSCAPE PROP. LANDSCAPE27.02 FG 17.0% 2.0% 2.0% ℄ FRONTAGE RD 24.00' VARIES VARIES 2.8% EX. AC PAVEMENT PROP. AC PAVEMENT EXISTING EDGE OF PAVEMENT 30 28 32 34 36 30 28 32 34 36 EL TORRO CUT OFF ROAD 34.04TC 33.37FL ⅊ 34.13 FS 3838 28.58TC 28.08FS 4.50'7.50'20.23' PROP. LANDSCAPE PROP. LANDSCAPE PROP. SIDEWALK 33.98 FG 30.0 % 2.0%2.0% ℄ 38.00' VARIESVARIES PROP. AC PAVEMENT EX. AC PAVEMENT 2.6% EXISTING EDGE OF PAVEMENT PROP. 1' BENCH 33.96FG PROP. 1' BENCH 28.60FG 24 22 26 28 24 22 26 28 30 30 26.96TC 26.46FS 25.10 FG 24.84TC 24.17FL ⅊ PROPOSED 0.4' DEDICATION EXISTING PROPERTY LINE 21.29'12.00' PROP. LANDSCAPE PROP. LANDSCAPE HIGHWAY 74 8.7% 2.0% ℄ 55.00' VARIES VARIES 0.9% EX. AC PAVEMENT PROP. AC PAVEMENT EXISTING CURB AND GUTTER TO BE REMOVED FOR STREET WIDENING 14 12 16 18 20 22 15.48TC 14.81FL14.56 FS 15.57 FS 14 12 16 18 20 22 4.05'10.50' PROP. LANDSCAPE PROP. SIDEWALK FRONTAGE ROAD 2.0% NUMBER DATE REVISIONS APP'V'D BENCHMARK: HL MLCHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 09/30/23 01/11/23 01/11/2023 EL TORO DEVELOPMENT EL TORO CUT OFF LAKE ELSINORE, CA 92532 SHEET OF BASIS OF BEARINGS:EXIST. APN: THE BASIS OF BEARINGS FOR THIS SURVEY IS THAT PORTION OF THE CENTERLINE OF STATE HIGHWAY 74, AS SHOWN ON SHEET 8 OF 15 ON ROS 123/94-108, I.E. N 26°04'00" E. THE BENCHMARK FOR THIS SURVEY IS USGS BENCHMARK DESIGNATION "D 307," LOCATED AT THE WESTERLY CORNER OF EL TORO CUTTOFF AND THE NORTHERLY FRONTAGE ROAD. ELEVATION = 1425.75 FEET (NAVD 88) 347-130-033 347-130-034 347-130035 07 SECTION "E-E" SCALE:1"=5' SECTION "A-A" SCALE:1"=5' KEY MAP SCALE: 1"=50' SECTION "B-B" SCALE:1"=5' SECTION "C-C" SCALE:1"=5' KEY MAP SCALE: 1"=50' SECTION "A-A" SCALE:1"=5' SECTION "B-B" SCALE:1"=5' SECTION "C-C" SCALE:1"=5' SECTION "C-C" SCALE:1"=5' SECTION "D-D" SCALE:1"=5' CG-04 SECTIONS 04 NOPARKING VANNOPARKINGFRONT A G E R O A D EL TORO CUT OFF RDHIGHWAY 74 FR O N T A G E R O A D HIGHWAY 7 4 ROSETTA CANYON DRIVES HIGHWAY 74 PER SIGHT DISTANCE DETAIL NO. 126 Y1 X X1 550'6'29'6' S FRONTAGE ROAD PER SIGHT DISTANCE DETAIL NO. 126 Y1 X X1 175'0'0'0' URBAN ARTERIAL LOCAL SPEED EL TORO CUTOFF ROAD PER INTERSECTION SIGHT DISTANCE STD NO. 821 S 25 MPH 275' LOCAL 55 MPH 605' SIGHT DIST. "POINT A" SIGHT DIST. "POINT C" SIGHT DIST. "POINT C" SIGHT DIST. "POINT C" SIGHT DIST. "POINT A" SIGHT DIST."POINT B" SIGHT DIST."POINT A" SIGHT DIST. "POINT C" S = 550' SECONDARY ARTERIAL S = 550' SECONDARY ARTERIAL S = 175' LOCAL S = 175'LOCAL S = 175' LOCAL S = 175'LOCAL SIGHT DIST. "POINT A" SIGHT DIST."POINT B" S = 605' DESIGN SPEED = 55MPH SIGHT DIST. "POINT A" SIGHT DIST. "POINT B" SIGHT DIST."POINT B" S = 220' DESIGN SPEED = 20MPH SIGHT DIST. "POINT C" SIGHT DIST. "POINT C" CG-06 SIGHT DISTANCE EXHIBIT 06 NUMBER DATE REVISIONS APP'V'D BENCHMARK: HL MLCHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 09/30/23 01/11/23 01/11/2023 EL TORO DEVELOPMENT EL TORO CUT OFF LAKE ELSINORE, CA 92532 SHEET OF BASIS OF BEARINGS:EXIST. APN: THE BASIS OF BEARINGS FOR THIS SURVEY IS THAT PORTION OF THE CENTERLINE OF STATE HIGHWAY 74, AS SHOWN ON SHEET 8 OF 15 ON ROS 123/94-108, I.E. N 26°04'00" E. THE BENCHMARK FOR THIS SURVEY IS USGS BENCHMARK DESIGNATION "D 307," LOCATED AT THE WESTERLY CORNER OF EL TORO CUTTOFF AND THE NORTHERLY FRONTAGE ROAD. ELEVATION = 1425.75 FEET (NAVD 88) 347-130-033 347-130-034 347-130035 07 (XXX.XX)EXISTING ELEVATION APN ASSESSOR'S PARCEL NO. ℄CENTER LINE EX EXISTING FG FINISH GROUND FL FLOWLINE FS FINISH SURFACE GB GRADE BREAK INV INVERT LF LINEAR FEET LS LANDSCAPE AREA PL PROPERTY LINE ROW RIGHT OF WAY SD STORM DRAIN TC TOP OF CURB TG TOP OF GRATE TY TYPICAL EXISTING CONCRETE PROPOSED ASPHALT PROPOSED CONCRETE LANDSCAPING PROPERTY LINE CENTERLINE GRADING LIMITS SIGHT DISTANCE LEGEND ABBREVIATIONS: NOPARKING VANNOPARKINGFRONT A G E R O A D EL TORO CUT OFF RDHIGHWAY 74 FR O N T A G E R O A D HIGHWAY 7 4 ROSETTA CANYON DRIVEPROPOSED PROPERTY LINE TO BE ADDED BY STREET DEDICATION PROPOSED PROPERTY LINE TO BEADDED BY STREET VACATION EXISTING CENTERLINE EXISTING CENTERLINE FRONTAGE ROAD TO BE MAINTAINED BY CITY OF LAKE ELSINORE FRONTAGE ROAD TO BE MAINTAINED BY CITY OF LAKE ELSINORE FRONTAGE ROAD TO BE MAINTAINEDBY CITY OF LAKE ELSINORE EXISTING CENTERLINE EXISTING CENTERLINE EXISTING PROPERTY LINE PROPOSED PROPERTY LINE TO BE ADDED BY STREET DEDICATION EXISTING PROPERTY LINE EXISTING PROPERTY TO BE REMOVED BY STREET VACATION EXISTINGPROPERTY LINE EXISTING PROPERTY LINE 12 0 . 3 3 ' PR O P O S E D P R O P E R T Y L I N E PROPOSED STORM DRAIN TO BE MAINTAINED BY CITY OF LAKE ELSINORE PROPOSED STORM DRAIN DRAIN INLET FOR MAINTENANCE CHANGES PROPOSED STORM DRAIN DRAIN INLET FOR MAINTENANCE CHANGES PROPOSED STORM DRAIN TO BE MAINTAINED BY CITY OF LAKE ELSINORE PROPOSED STORM DRAIN MANHOLE TO BE MAINTAINED BY CITY OF LAKE ELSINORE PROPOSED STORM DRAIN DRAIN INLET TO BE MAINTAINED BY CITY OF LAKE ELSINORE PROPOSED STORM DRAINTO BE MAINTAINED BY CITY OF LAKE ELSINORE PROPOSED PROPERTY LINE REMOVED BY LOT LINE MERGER PROPOSED SIDEWALK UNDERDRAIN TO BE MAINTAINED BY CITY OF LAKE ELSINORE PROPOSED STORM DRAIN CURB DRAIN TO BE MAINTAINED BY CITY OF LAKE ELSINORE PROPOSED STORMDRAIN INLET TO BEMAINTAINED BY CITYOF LAKE ELSINORE CG-07 MAINTENANCE EXHIBIT 07 (XXX.XX)EXISTING ELEVATION APN ASSESSOR'S PARCEL NO. ℄CENTER LINE EX EXISTING FG FINISH GROUND FL FLOWLINE FS FINISH SURFACE GB GRADE BREAK INV INVERT LF LINEAR FEET LS LANDSCAPE AREA PL PROPERTY LINE ROW RIGHT OF WAY SD STORM DRAIN TC TOP OF CURB TG TOP OF GRATE TY TYPICAL ABBREVIATIONS: EXISTING CONCRETE PROPOSED ASPHALT PROPOSED CONCRETE LANDSCAPING PROPERTY LINE CENTERLINE LEGEND NUMBER DATE REVISIONS APP'V'D BENCHMARK: HL MLCHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 09/30/23 01/11/23 01/11/2023 EL TORO DEVELOPMENT EL TORO CUT OFF LAKE ELSINORE, CA 92532 SHEET OF BASIS OF BEARINGS:EXIST. APN: THE BASIS OF BEARINGS FOR THIS SURVEY IS THAT PORTION OF THE CENTERLINE OF STATE HIGHWAY 74, AS SHOWN ON SHEET 8 OF 15 ON ROS 123/94-108, I.E. N 26°04'00" E. THE BENCHMARK FOR THIS SURVEY IS USGS BENCHMARK DESIGNATION "D 307," LOCATED AT THE WESTERLY CORNER OF EL TORO CUTTOFF AND THE NORTHERLY FRONTAGE ROAD. ELEVATION = 1425.75 FEET (NAVD 88) 347-130-033 347-130-034 347-130035 07 1432 1416 142814261424 1422 1422 1418 142814 1421414140814341411420 14301420 143024" CMP50' 50'30'FRONT A G E R O A D N14°21' 3 4 " E 3 8 7. 9 4' 4'0 0 "E 229 .0 0'N64°20'02"W 124.88'N09°37'2 6 " W33.67'N86°18'05"E31.75'N58°57'31"W (R) ∆=07° 12' 32" R = 3266.60' L=411.00'∆=04° 12' 47" R = 1034.25' L=76.05'∆=13° 14' 57" R = 686.71' L=158.00' ∆=11° 23' 4 5 " R = 6 6 6 . 7 1' L = 1 3 2 . 6 1' N64°14'50"W (R) FF=28.72 PAD=28.22NOPARKING VAN∆=07° 12' 59" R = 3267.00' L= 4 1 1 . 4 8 ' N26°04'00"E 227 . 0 7 ' LOT AREA: 1.09 ACRES MK 10B 2,649 SF 1 2 3 4 5 6 7 8 9111213WWW WWWWWWIW IWSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDMK11_SM PLANNING SUBMITTAL 11.08.2021 2643 4th Avenue San Diego CA 92103 phone 619.544.1977 angelina@asotelo.com www.asotelo.com LANDSCAPE CONCEPT PLAN L1.0 0LANDSCAPE CONCEPT PLAN ASCALE 1"=20'-0" 10'20'40'MATCHLINE - SEE BELOW141214140TRAFFIC SIGNAL BOX N2 SDMATCHLINE - SEE ABOVE15' SIGHT TRIANGLE PER CITY OF LAKE ELSINORE STANDARDS: NO TREES AND NO SHRUBS OR OTHER LANDSCAPE FEATURES EXCEEDING 36" SHALL BE LOCATED WITHIN THIS TRIANGLE, TYPICAL GROUNDCOVERS ALL COBBLE AREAS SHALL BE 4"-8" 'ARIZONA COBBLE' SET OVER 'MIRIFI MSCAPE' LANDSCAPE FABRIC, PER DETAIL, TYPICAL GROUNDCOVERS LARGE BROADLEAF TREES MEDIUM FLOWERING TREES BIORETENTION SHRUBS MATCHLINE - SEE SHEET L1.1MAXIMUM ALLOWABLE WATER ALLOWANCE (MAWA): (ETo) x (0.62) x [(0.45) x LA] (49.7 x (0.62) x [(0.45) x 49,086.42]= 680,647.02 ESTIMATED TOTAL WATER USE (ETWU): (ETo) x (0.62) x [(PF x HA)/IE] (49.7) x (0.62) x [(0.2 x 41,274.26)/0.81]= 314,030.87 HYDROZONE 1 LOW WATER USE SHRUBS WITH DRIP IRRIGATION 451,238.83 ETWU = 451,238.83 < MAWA = 680,647.02 (49.7) x (0.62) x [(0.5 x 128)/0.75]= 2,629.46 HYDROZONE 3 MEDIUM WATER USE TREES WITH BUBBLER IRRIGATION (49.7) x (0.62) x [(0.5 x 6,612.16)/0.81]= 125,769.81 HYDROZONE 2 MODERATE WATER USE SHRUBS WITH DRIP IRRIGATION (49.7) x (0.62) x [(0.2 x 1,072)/0.75]= 8,808.69 HYDROZONE 4 LOW WATER USE TREES WITH BUBBLER IRRIGATION* HYDROZONE MAP BN.T.S. * *LOW WATER USE SHRUBS WITH DRIP IRRIGATION MODERATE WATER USE SHRUBS WITH DRIP IRRIGATION MEDIUM WATER USE TREES WITH BUBBLER IRRIGATION LOW WATER USE TREES WITH BUBBLER IRRIGATION EL TORO CUT OFF ROADFF=28.72 PAD=28.22 FRONTA G E R O A D HIGHWAY 74 NOPARKINGVAN∆=07° 12' 59" R = 3267.00' L=411.48' N26°04'00"E 227.07' LOT AREA: 1.09 ACRES MK 10B 2,649 SF 1 2 3 4 5 6 7 8 9111213W WSDSDSDSD SD SD SD SD SD SD SDSDSDSDSDSDSD FRON T A G E R O A D HIGHWAY 74 S58 ° 0 4 ' 5 9 " W 1 2 0 . 3 2 ' ∆=05° 03' 43" R = 3267.00' L= 2 8 8 . 6 3 'NOPARKING624 S.F. SD SD SD SD SD SD SD SD SD ***** *************************** ************ * * *** * * ************* ** LARGE BROADLEAF TREES MEDIUM FLOWERING TREES UPRIGHT SHRUBS MEDIUM FLOWERING SHRUBS BIO RETENTION SHRUBS VINES ACCENT SHRUBS * 1428 143814321434 14421444 1446 4 8 1436 1440 14401430 14301432 HEAD WALL ST NAME SIGN FL 1424.98MP 50'30'50'30'30'66.6'EL TORO CUT OFF RDN81°39 '22 "E31.97 ' ∆=05° 04' 40" R = 3 2 6 6 . 6 0 ' L = 2 8 9 . 5 0 ' ∆=0 5 ° 4 2 ' 4 5 " R = 6 8 6 . 7 1 ' L=6 8 . 4 7 ' N5 8 ° 0 9 ' 3 2 " E 1 1 4 . 2 1 ' N01°2 3' 3 6" E 30.48'∆=03° 31' 39" R = 934.25' L=57.52'EL TORO CUT OFF ROADSD SD SD SD FR O N T A G E R O A D HIGHWAY 74 XXXXXS5 8 ° 0 4 ' 5 9 " W 1 2 0 . 3 2 ' ∆=05° 03' 43" R = 326 7 . 0 0 ' L = 2 8 8 . 6 3 'NOPARKING624 S.F.WWWIWSD SD SD SD SD SD SD SD SDSDSDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD MK11_SM PLANNING SUBMITTAL 11.08.2021 2643 4th Avenue San Diego CA 92103 phone 619.544.1977 angelina@asotelo.com www.asotelo.com LANDSCAPE CONCEPT PLAN L1.1 0LANDSCAPE CONCEPT PLAN ASCALE 1"=20'-0" 10'20'40' ABBR SIZE SCIENTIFIC NAME COMMON NAME PLANT LIST UPRIGHT SHRUBS GROUNDCOVERS RHA. U.M.15 GAL.RHAPHIOLEPIS UMBELLATA 'MINOR'DWARF YEDDO HAWTHORN MEDIUM FLOWRING SHRUBS ACCENT SHRUBS LIG. TEX.5 GAL.LIGUSTRUM JAPONICUM 'TEXANUM'TEXAS PRIVET PIT. C.C.5 GAL.PITTOSPORUM CRASSIFOLIUM 'COMPACTUM'DWARF KARO WES. G.B.5 GAL.WESTRINGIA FRUTICOSA 'GREY BOX'DWARF COAST ROSEMARY AGA. B.G.5 GAL.AGAVE 'BLUE GLOW'BLUE GLOW AGAVE ALO. B.E.1 GAL.ALOE 'BLUE ELF' BLUE ELF ALOE DIE. BIC.1 GAL.DIETES BICOLOR BICOLOR AFRICAN IRIS LOM. LON.1 GAL.LOMANDRA LONGIFOLIA 'BREEZE'DWARF MAT RUSH LOM. P.B.5 GAL.LOMANDRA 'PLATINUM BEAUTY'PLATINUM BEAUTY DWARF MAT RUSH LARGE BROADLEAF TREES MEDIUM FLOWERING TREES PRO. CHI.PROSOPIS CHILENSIS CHILEAN MESQUITE24" BOX QUE. AGR.QUERCUS AGRIFOLIA COAST LIVE OAK24" BOX RHU. LAN.RHUS LANCEA AFRICAN SUMAC24" BOX LAG. FAU.24" BOX LAVENDER CRAPE MYRTLE LAGERSTROEMIA FAURIEI 'MUSKOGEE' (STANDARD) PRU. K.V.PRUNUS CERASIFERA 'KRAUTER VESUVIUS'PURPLE LEAF PLUM24" BOX OLE. EUR.36" BOX FRUITLESS OLIVEOLEA EUROPAEA 'WILSONII' MULTI NER. L.R.5 GAL.NERIUM OLEANDER 'LITTLE RED'LITTLE RED OLEANDER ROS. T.B.5 GAL.ROSMARINUS OFFICINALIS 'TUSCAN BLUE'UPRIGHT ROSEMARY WES. FRU.5 GAL.WESTRINGIA FRUTICOSA COAST ROSEMARY RHA. PIN.5 GAL.RHAPHIOLEPIS INDICA 'PINKIE'PINKIE INDIAN HAWTHORN 5 GAL.CAL. L.J.CALLISTEMON 'LITTLE JOHN'DWARF BOTTLE BRUSH GRE. LAN. GOLDEN SPREADING LANTANALAN. N.G.5 GAL.LANTANA 'NEW GOLD' WES. MUN.5 GAL.LOW COAST ROSEMARYWESTRINGIA FRUTICOSA MUNDI CENTURY PLANT AGA. AME.5 GAL.AGAVE AMERICANA AGA. GEM.5 GAL.AGAVE GEMINIFLORA TWIN-FLOWERING AGAVE DAS. WHE.5 GAL.DASYLIRION WHEELERI DESERT SPOON DIA. CAE.1 GAL.DIANELLA CAERULEA 'CASSA BLUE'CASSA BLUE FLAX LILY RED YUCCA HES. PAR.5 GAL.HESPERALOE PARVIFLORA MUH. CAP.5 GAL.HAIRAWN MUHLYMUHLENBERGIA CAPILLARIS MUH. RIG.5 GAL.DEER GRASSMUHLENBERGIA RIGENS PEN. RUB.5 GAL.PENNISETUM SETACEUM 'RUBRUM'PURPLE FOUNTAIN GRASS ACA. RED.6' O.C.ACACIA REDOLENS ACACIA 5 GAL. BAC. PIL.BACCHARIS PILULARIS PIGEON POINT DWARF COYOTE BRUSH30" O.C.1 GAL. MYO. PAR.MYOPORUM PARVIFOLIUM MYOPORUM1 GAL.18" O.C. ROS. O.P. ROSMARINUS OFFICINALIS PROSTRATUS PROSTRATE ROSEMARY 1 GAL. MEDIUM FLOWRING SHRUBS LARGE BROADLEAF TREES UPRIGHT SHRUBS 36" O.C. 5 GAL.GREVILLEA LANIGERA 'MT TAMBORITHA'PROSTATE WOOLY GREVILLEA BIO RETENTION SHRUBS CAR. DIV.CAREX DIVULSA EUROPEAN GREY SEDGE1 GAL. CHO. TEC.CHONDROPETALUM TECTORUM SMALL CAPE RUSH1 GAL. JUN. PAT.1 GAL.JUNCUS PATENS 'ELK BLUE'BLUE ELK CALIFORNIA RUSH VINES FIC. PUM.5 GAL.FICUS PUMILA CREEPING FIG MATCHLINE - SEE SHEET L1.0PRO. CHI.QUE. AGR.RHU. LAN.LAG. FAU.PRU. K.V.OLE. EUR.LIG. TEX.NER. L. R.ROS. T.B.WES. FRU. CAL. L.J.GRE. LAN.LAN. N.G.PIT. C.C.RHA. U.M.RHA. PIN.WES. G.B.WES. MUN.AGA. B.G.AGA. AME. AGA. GEM.ALO. B.E.DIE. BIC.LOM. LON.LOM. P.B.DAS. WHE.DIA. CAE.HES. PAR.MUH. CAP.MUH. RIG. PEN. RUB.ACA. RED.BAC. PIL.MYO. PAR.ROS. O.P. CAR. DIV.CHO. TEC.JUN. PAT.FIC. PUM. MEDIUM FLOWERING TREES GROUNDCOVERS VINES ACCENT SHRUBS ACCENT SHRUBS EL TORO CUT OFF ROADFF=28.72PAD=28.22 FRONTA G E R O A D HIGHWAY 74 NOPARKING VAN∆=07° 12' 59" R = 3267.00' L=411.48' N26°04'00"E 227.07' LOT AREA: 1.09 ACRES MK 10B 2,649 SF 1 2 3 4 5 6 7 8 9111213W WSDSDSDSD SD SD SD SD SD SD SDSDSDSDSDSDSD FRON T A G E R O A D HIGHWAY 74 S58 ° 0 4 ' 5 9 " W 1 2 0 . 3 2 ' ∆=05° 03' 43" R = 3267.00' L = 2 8 8 . 6 3 'NOPARKING624 S.F. SD SD SD SD SD SD SD SD SD TOTAL LOT AREA 47,989.14 SQ. FT. (100%) TOTAL LOT AREA 15,891.61 SQ. FT. (100%) LANDSCAPED COVERAGE BN.T.S. LANDSCAPED AREA INSIDE PROPERTY LINE 24,648.84 SQ. FT. (51.36%) LANDSCAPED AREA INSIDE PROPERTY LINE 3,444.62 SQ. FT. (21.67%) MK11_SMPLANNING SUBMITTAL 11.08.20212643 4th AvenueSan Diego CA 92103phone 619.544.1977angelina@asotelo.comwww.asotelo.comPLANTINGNOTES &DETAILSL1.2PLANTING NOTES1. LANDSCAPE CONTRACTOR SHALL RECEIVE THE SITE WITHIN PLUS OR MINUS .10 FEET OF FINISH GRADE.2. THE PLANTING PLANS ARE DIAGRAMMATIC. MINOR ADJUSTMENTS IN PLANT LOCATIONS AND TYPE MAY BE MADE AT THE DISCRETION OF THELANDSCAPE ARCHITECT.3. CONTRACTOR TO BE ADVISED THAT CERTAIN CULTIVARS OR SPECIES OF PLANTS FOR THIS PROJECT MAY ONLY BE AVAILABLE THROUGHRETAIL SOURCES (IE.: PATENED MONROVIA SELECTIONS). CONTRACTOR IS FURTHER ADVISED THAT ALL PLANT MATERIAL FOR THIS PROJECTSHALL BE "PREMIUM" NURSERY STOCK.4. ALL PLANT MATERIAL SHALL BE SUBJECT TO THE APPROVAL OF THE LANDSCAPE ARCHITECT AND REPLACED UPON REQUEST BEFORE ORAFTER THE PLANTING.5. THE LANDSCAPE CONTRACTOR WILL COORDINATE HIS WORK WITH THE OTHER TRADES AND MAINTAIN DRAINAGE DURING CONSTRUCTION.6. PLANT QUANTITIES AND AREAS SHOWN ON LEGENDS ARE FOR CONTRACTORS' CONVENIENCE IN ESTIMATING ONLY. CONTRACTOR ISRESPONSIBLE FOR PROVIDING PLANT MATERIALS TO COVER ALL AREAS AS SHOWN ON PLANS.7. SLOPE ALL PLANTING AREAS AWAY FROM BUILDING AT 2% MINIMUM FOR 5 FEET MINIMUM, WHERE APPLICABLE.8. LANDSCAPE ARCHITECT SHALL APPROVE FINAL PLACEMENT OF ALL SHRUBS, AND VINES PRIOR TO PLANTING.9. SHRUB PITS 5 GALLONS AND SMALLER SHALL BE TWO TIMES ROOTBALL DIAMETER WIDE AND 1-1/2 TIMES CONTAINER DEPTH.10. SHRUB PITS 15 GALLONS AND LARGER SHALL BE TWO TIMES ROOTBALL DIAMETER WIDE AND 1" LESS THAN CONTAINER DEPTH.11. DO NOT DAMAGE PLANT ROOTBALL DURING TRANSPORTATION OR PLANTING.12. CONTRACTOR SHALL USE THE FOLLOWING AMENDMENT SCHEDULE FOR BIDDING PURPOSES ONLY. A SOIL TEST SHALL BE MADE BY THECONTRACTOR AND THE RESULTS SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR INCLUSION IN THE LANDSCAPE PLANS, AND THERECOMMENDED AMENDMENTS SHALL BE USED FOR ACTUAL INSTALLATION.100 LBS. OF GYPSUM PER 1000 SQ. FT.70 LBS. OF TRI-C (6-2-4 W/ 5% SULFUR) PER 1000 SQ. FT.6 LBS. OF IRON SULFATE PER 1000 SQ. FT.25 LBS. OF SOIL SULFUR PER 1000 SQ. FT.5 CUBIC YARDS OF NITROLIZED ORGANIC AMENDMENT PER 1000 SQ. FT. (SEE NOTE 16)13. AMENDED SOIL SHALL BE ROTOTILLED TO A DEPTH OF 8".14. NO IRON SULFATE SHALL COME IN CONTACT WITH ANY MASONRY SURFACE.15. NITROLIZED ORGANIC AMENDMENT SHALL BE HUMIC COMPOST FROM AGRI-SERVICE, LOAMEX™, OR APPROVED EQUAL.16. A. PLANTING BACKFILL MIX FOR ALL CONTAINER PLANTS SHALL CONSIST OF 1/3 NITROLIZED ORGANIC AMENDMENT AND 2/3 EXISTING SOIL,PLUS 2-1/2 LBS. OF SOIL SULFUR, 2 LBS. IRON SULFATE PER CU. YD., 4 LBS. GYPSUM, AND 8 LBS. OF TRI-C (6-2-4 W/ 5% SULFUR) PER CUBIC YARD.B. ALL PLANTED AREAS SHALL BE WATERED IN THOROUGHLY WITH SARVON™, PER MANUFACTURERS SPECIFICATIONS IN ADVANCE OFPLANTING.C. ALL PLANTS SHALL BE WATERED THOROUGHLY WITH SUPERTHRIVE™ WITHIN 1 HOUR OF PLANTING.17. ALL PLANTS 1-GALLON SIZE OR LARGER SHALL RECEIVE AGRIFORM 21-GRAM 20-10-5 FERTILIZER TABLETS AT THE FOLLOWING RATES:ONE PER 1-GALLON; TWO PER 5-GALLON; FIVE PER 15-GALLON; 12 PER 24" BOXED TREES; 18 PER 36" BOXED TREES (SEE L.A. FOR RATES FORLARGER STOCK). PLACE TABLETS AT HALF THE DEPTH OF THE PLANTING PIT AND 1" FROM ROOTBALL (BOXED TREES SHALL BE IN 2 LAYERSGOING UP ALONG SIDES OF THE ROOTBALL).18. ALL PLANTS INSTALLED FROM FLATS SHALL RECEIVE ONE AGRIFORM 5-GRAM 20-10-5 TABLET EACH, AND ALL 4" POTS SHALL RECEIVE TWO5-GRAM TABLETS EACH, MIXED WITH A HANDFUL OF PREPARED BACKFILL PER NOTE 17.19. ALL PLANTS PLANTED FROM CONTAINERS SHALL HAVE THEIR ROOTBALLS SCORED WITH A SHARP TOOL TO A DEPTH OF 1" IN THREELONGITUDINAL INCISIONS AT LOCATIONS SPACED AROUND THE ROOTBALL BEFORE PLACING PLANT IN PLANTING HOLE.20. ALL TYING MATERIALS AND MARKING TAPES SHALL BE REMOVED AT THE TIME OF PLANTING.21. STAKES SHALL BE REMOVED FROM VINES AND VINES SHALL BE PROVIDED WITH AN APPROVED MEANS OF SUPPORT.22. ALL SHRUB PLANTING AREAS SHALL BE COVERED WITH A 3" DEEP LAYER OF SHREDDED FIR BARK, OR APPROVED EQUAL. ALL BARK TO BENITROLIZED WITH 5% NITROGEN. WHEN GRAVEL OR COBBLE GROUNDCOVER IS USED, A LANDSCAPE FILTER FABRIC MUST BE INSTALLED, WITHAN OVERLAP OD 12" MIN. BETWEEN ROLLS AND FASTENED WITH STAPLES FLUSH TO THE FABRIC TO PREVENT MOVEMENT.23. IF THE SOIL TEST PREVIOUSLY MENTIONED SHOWS THAT PERMEABILITY RATES ARE LESS THAN .5" PER HOUR, LANDSCAPE ARCHITECT MAYREQUIRE A TREE DRAIN SYSTEM.24. A LANDSCAPE MAINTENANCE PERIOD OF 90 DAYS SHALL BE CONSIDERED PART OF THIS CONTRACT. REFER TO THE PROJECTSPECIFICATIONS FOR DETAILS.THE CONTRACTOR SHALL ENSURE THAT ALL PLANTS RECEIVE SUPERTHRIVE VITAMIN SOLUTION ATTIME OF INSTALLATIONA SOIL TEST SHALL BE MADE BY LANDSCAPE CONTRACTOR PRIOR TO THE BEGINNING OF WORK AND THE RECOMMENDATIONSMUST BE USED FOR INSTALLATION. SEE PLANTING NOTE 12.AN IRRIGATION AUDIT REPORT MAY BE REQUIRED BY THE CITY PRIOR TO CERTIFICATE OF OCCUPANCY.IF A CERTIFICATE OF COMPLETION IS REQUIRED BY THE CITY, PLEASE NOTIFY LANDSCAPE ARCHITECT 48 HOURS BEFOREINSPECTION.TREE PLANTINGNOT TO SCALESPACINGSHRUB PLANTINGNOT TO SCALECBNOTEEQUALSPACINGGROUNDCOVEREQUALSPACINGTRIANGULAR SPACING NOT TO SCALEDGROUNDCOVERS & SHRUBSSPACING(S) BETWEEN CENTERS OFPLANTS EQUAL IN ALL DIRECTIONS.SEE LEGEND FOR CLEARANCEBETWEEN PLANTS AND ADJACENTFLATWORK OR PAVING.PLANT GROUND COVERS TO WITHIN12" OF SHRUB PLANTING PITS,AND/OR TO THE EDGE OF DRIFTS OFPLANTS.COBBLE STREAMNOT SCALEDA2 TIMES WIDTHOF CONTAINER ATBOTTOM OF PITFOR DESERT TREES AND SHRUBS,PLANTING PITS SHALL BE 2X ROOTBALLAND BACKFILLED WITH NATIVE SOILS.1.PLANTING PIT 2 TIMES WIDTH & 1" LESSTHAN CONTAINER DEPTH. BACKFILL TOBE 1/3 NITROLIZED AMENDMENT, 2/3EXISTING SOIL, PLUS OTHERCORRECTIVES SHOWN ON PLANTINGNOTES.2.SCORE ROOT BALL W/ SHARP TOOL IN 3PLACES TO 1" DEPTH ALONG SIDES ANDBOTTOM BEFORE PLACING IN THEPLANTING PIT. APPLY SUPERTHRIVE ™,SARVON ™,WITHIN 2 HOURS OF PLANTING PERNOTES.3.4" HIGH WATERING BASIN # EDGE OFPLANTING PIT.4.LODGEPOLE TREE STAKE. DRIVE 2 FT.MIN. INTO UNDISTURBED SOIL. DO NOTPENETRATE ROOTBALL. KEEP TOP OFSTAKE BELOW TOP OF CANOPY.5.TIE W/ CINCH TIE, ARBORTAPE ORAPPROVED EQUAL, TWO TIES MIN. KEEPLOOSE.6.TOP OF STAKE TO BE 3" MAX. ABOVETOP TREE TIE & 6" BELOW CANOPY.7.TREE8.1-1/2" BARK MULCH AROUND TREE9.TOP OF ROOT BALL TO BE 1" ABOVESURROUNDING GRADE.10.SLOPE # 1"/ FT.11.24" DEEP WATERING TUBE 4"ØPERFORATED PIPE WITH 3"Ø GRATE,LOCATION, UPHILL SIDE.12.ADJACENT SIDEWALK13.21 GM. PLANT TABS PER SPECS. PLACEIN DIRECT CONTACT W/ ROOT BALL.1.5 X CONTAINERDEPTH, FOR 1GAL. PLANTS 1"LESS THANCONTAINERDEPTH FOR 5 & 15GAL. PLANTS.2X CONTAINER WIDTH ATBOTTOM OF PIT3"MAX.6"WIDTH PER PLANSINSTALL LANDSCAPE FABRIC WHERE CRUSHEDROCK IS USED AS GROUNDCOVER INSTEAD OFMULCH1.FINISH GRADE.2.2" + BERM FORWATERING BASIN.3.TOP OF ROOTBALL 1"ABOVE SURROUNDINGGRADE.4.SHRUB, PER PLANS.5.21 GM. PLANT TABS, PERSPECS. PLACE IN DIRECTCONTACT W/ ROOTBALL.1 PER 1-GAL 2 PER 5-GAL6.BACKFILL MIX: 1/3NITROLIZED SHAVINGS,2/3 NATIVE SOILS, PLUSCORRECTIVES PERPLANTING NOTES.APPLY SUPERTHRIVE ™WITHIN 2 HOURS OFPLANTING PER NOTES.7.NATIVE ORUNDISTURBED SOILS.1.MIRAFI MSCAPE LANDSCAPEFABRIC2.90% COMPACTED SOIL3.ADJACENT PAVING, PERPLAN4.PLACE LARGER ROCKS ATSTREAM EDGES5.4"-8" Ø ARIZONA COBBLE6.NO LANDSCAPE FABRICSHALL BE VISIBLE, ADD ALAYER OF 1" Ø COBBLE TOFILL IN WHERE REQUIRED7.PLACE LARGER ROCKS ATSTREAM EDGES8.DG OR CRUSHED ROCK PERPLAN 100 111 110 WOMEN MEN DINING WORKSTATION 103 108109 19'-6 1/2"20'-5 1/2"17'-0"52'-8"40'-0"71'-8" 15'-2" 2'-4 3/4" 7'-0 1/4"8'-8 3/4"20'-0"3'-4"14'-8"2'-0"19'-0 1/4"22'-8 3/4"12'-8 1/2"4'-4"2'-6"9'-0"9'-5 1/4"6 3/4"9'-5 1/4"74'-0" 2'-0" 4'-1" 21'-8" 1 3 3 4 4 5 6 7 10 12A 12B 13 15 16 17 24 24 21 23 19 112 3'-0 1/4" 6'-4" R.O. 2'-4" 6" PUBLIC 171'-6"EQ.EQ. 4'-10 3/4"5'-8 3/4"4'-3"7'-5 1/4"6 5 11'-5"8'-4 1/4"2 3/4"3'-3"4'-3 1/2" 2'-4 3/4" 2'-6 3/4" 11 EQ.EQ. 2 3/4" 9 27'-1"8'-11 3/4" 1 ±11'-1 1/2" R.O.±11'-1 1/2" R.O.±18'-0" R.O. 4 27 4 4 7'-2 3/4"15'-8"10'-11"104 KITCHEN COOLER WALK IN FREEZER WALK IN UTILITY TYP. TYP. TYP. TYP. TYP. DRY STORAGE SEE STRUCTURAL FOR CONCRETE CURB, BELOW 2 8 5 106 102 SERVICE 5'-2 1/2"5'-6 1/2"3'-6 1/4"7'-6 3/4"2'-7 1/4" 25 20 11'-5" 8'-5 3/4" 3'-0" CLEAR OPENING EMPLOYEE 107 3'-0 1/4" CLEAR, HOLD 3'-0 1/2"3'-2"7'-0" 6'-8 1/2" 22 6'-3 3/4" 5'-11"2'-2" 101 105 GALLEY/PREP 2'-10"10'-11"4'-7"6 3/4"3'-7 1/4"9'-0" 23 1818 ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH I TECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 PROVIDE THE FOLLOWING MOISTURE RESISTANT MATERIALS. SEE SPECIFICATIONS FOR OTHER DETAILS HIGH MOISTURE REGIONS 1. 2.GEORGIA PACIFIC DENSARMOR PLUS INTERIOR FIREGUARD TYPE 'X' GLASS MAT GYPSUM BOARD IN LIEU OF PAPER FACED GYPSUM BOARD. JOHNS MANVILLE MR FACED INSULATION AT EXTERIOR STUD WALLS IN LIEU OF KRAFT FACED INSULATION. POSITION INSULATION WITH THE MR FACED SIDE LOCATED ON THE EXTERIOR FACE OF STUD (ADJACENT TO THE EXTERIOR PLYWOOD SHEATHING) 3.GEORGIA PACIFIC DENS SHIELD FIREGUARD TILE GUARD TYPE 'X' ACRYLIC COATED GLASS MAT GYPSUM BOARD IN LIEU OF CEMENTITIOUS BACKER BOARD (C.B.B.) D.TYPICAL INTERIOR WALLS. KEY NOTES FLOOR PLAN A1.0 1/4" = 1'-0" 1 2 ELECTRICAL PANELS, SEE ELECTRICAL DRAWINGS. ELECTRICAL METER, SEE EXTERIOR ELEV. AND ELECTRICAL DRAWINGS. WALK-IN FREEZER AND COOLER, SEE KITCHEN DRAWINGS. LINE OF FOOD SERVICE EQUIPMENT, SEE KITCHEN DRAWINGS. GAS METER, SEE PLUMBING DRAWINGS. LINE OF CONCRETE CURB, TYP. 3 4 5 6 7 8 9 10 11 13 15 16 17 LINE OF CANOPY, TYP. 18 19 20 21 6" BLOCK OUT AT THIS LOCATION FOR LIGHTING TIME CLOCK, SEE ELECTRICAL DRAWINGS. 22GREASE TANK / BULK OIL SYSTEM BOX, SEE KITCHEN & PLUMBING DRAWINGS. 12 R-19 BATT INSULATION IN ALL EXT. WALLS AND SOUND INSULATION IN ALL RESTROOM AND WORKSTATION WALLS. LANDING BEGINNING ELEV. 0'-0" TO SLOPE MAX 2% AWAY FROM BUILDING. SEE SITE PLANS. LINE OF BRANDING PANELS, ABOVE. IRRIGATION CONTROLLER IN TAMPERPROOF ENCLOSURE, SEE LANDSCAPE AND ELECTRICAL DRAWINGS. C02 FILL BOX, SEE EXTERIOR ELEVATIONS. LADDER TO ROOF. BARRIER POST, TYP., SEE SITE DETAILS. MOP SINK. ROOF DRAINS . SEE SITE PLAN FOR CONTINUATION. COUNTER AT DRIVE-THRU CASHIER WINDOW. SEE GENERAL NOTE 8 THIS SHEET. FOAM SEAL TOP OF CHASE AFTER ALL SERVICES ARE COMPLETED. 12. 2. 6. 11. 10. 8. 7. 1. 14. 15. 16. 17. 13. 9. 18. 3. 5. 4.PROVIDE 2x SOLID BLOCKING IN WALLS AS REQUIRED FOR REINFORCEMENT OF ALL GRAB BARS, RESTROOM FIXTURES, PLUMBING LINES, WALL BUMPERS AND MILLWORK ATTACHMENT, ETC. ALL DIMENSIONS SHOWN TO FACE OF EXTERIOR WALLS ARE FACE OF STUD, ALL DIMENSIONS SHOWN TO INTERIOR WALLS ARE TO CENTERLINE OF STUD, OR FACE OF FINISH GYPSUM BOARD OR PLYWOOD. ALL EXTERIOR WALLS SHALL BE 2x6 WOOD STUDS AT 16" O.C. W/ 5/8" WATER RESISTANT GYPSUM BOARD ON THE INTERIOR FACE, U.O.N. ALL INTERIOR WALLS SHALL BE 2x4 WOOD STUDS AT 24" O.C. W/ 5/8" WATER RESISTANT GYPSUM BOARD ON BOTH SIDES, U.O.N. ALL EXTERIOR DOORS SHALL BE WEATHERSTRIPPED. ALL EXTERIOR JOINTS AROUND DOOR FRAMES & WINDOWS & AT ALL PENETRATIONS THROUGH BUILDING ENVELOPE SHALL BE SEALED USING SEALANT & CAULKING. ADDITIONALLY, FOAM INSULATION SHALL BE PROVIDED IN & AROUND ALL WINDOW AND/OR DOOR FRAMES WHERE METAL MEETS WOOD FRAMING PLUS ALL EXTERIOR WALL OPENINGS/PENETRATIONS. ALL GLAZING WITHIN DOORS AND OPERABLE WINDOW, AND ALL GLAZING ADJACENT TO DOORS SHALL BE TEMPERED AS REQUIRED BY CURRENT BUILDING CODE. POST MAX SIZE OCCUPANCY LOAD SIGN IN CONSPICUOUS PLACE NEAR MAIN EXITS AT 6'-10" A.F.F. CAULK AROUND ALL SIDES. "MAXIMUM SEATING CAPACITY - 46. FOR SEAT COUNT, SEE "BUILDING DATA" ON SHEET TS1.0. ALL FINISH SURFACES SHALL HAVE A FLAME SPREAD CLASSIFICATION OF CLASS C OR HIGHER (FLAME SPREAD INDEX 76 THROUGH 200 & A SMOKE DENSITY RATING OF 450). ALL EXIT DOORS SHALL BE OPERABLE FROM THE INSIDE WITHOUT ANY SPECIAL KNOWLEDGE OR EFFORT OR THE USE OF A KEY. FOR EXTERIOR WALL TREATMENT, SEE EXTERIOR ELEVATIONS. ALL DRAPES, CURTAINS & DECORATIVE MATERIAL PROVIDED AND/OR INSTALLED BY THE GENERAL CONTRACTOR SHALL BE MADE FROM NONFLAMMABLE MATERIALS OR TREATED WITH FLAME RETARDANT AS REQUIRED BY THE LOCAL FIRE MARSHAL. OWNER SHALL PROVIDE PORTABLE FIRE EXTINGUISHERS PER LOCAL FIRE MARSHAL. GENERAL CONTRACTOR TO INSTALL. BUILDING ADDRESS NUMBERS SHALL BE A MINIMUM 12" HIGH AND BE OF CONTRASTING COLORS. ANY TIME THE BUILDING IS OCCUPIED, THE MEANS OF EGRESS SHALL BE ILLUMINATED AT AN INTENSITY OF NOT LESS THAN 1 FOOT-CANDLE AT THE FLOOR LEVEL. SEE ELECTRICAL DRAWINGS. PROVIDE EXIT SIGNS FOR EGRESS IDENTIFICATION. SEE ELECTRICAL DRAWINGS. PROVIDE APPROVED EGRESS ILLUMINATION AND ILLUMINATED EXIT SIGNS. SEE ELECTRICAL DRAWINGS. PROVIDE APPROVED PANIC HARDWARE ON EXIT DOORS. CONTRACTOR TO PROVIDE BORIC ACID TERMITE PROTECTION IN ALL WALLS. 20. 19.GENERAL CONTRACTOR SHALL COORDINATE THEIR WORK WITH THE WORK OF THE FOOD SERVICE EQUIPMENT CONTRACTOR. FOR ITEMS FURNISHED BY OTHERS & INSTALLED BY GENERAL CONTRACTOR SEE KITCHEN AND INTERIOR DRAWINGS. 21.CONSULT CONSTRUCTION MANAGER FOR REQUIREMENTS FOR AIR CURTAINS AT DRIVE THRU AND CASHIER WINDOWS AND AT DINING ENTRIES. PROVIDE DOOR SWITCHES AS NECESSARY. 22.EXIT AISLES SHALL MEET ALL APPLICABLE CODES. GENERAL NOTES A. 5 1/2" STL. STUDS AT 16" O.C. PER STRUCTURAL DRAWINGS, U.N.O.. USE NON-COMBUSTIBLE BLOCKING AT THIS LOCATION. INDICATES WALLS THAT SHALL BE: B. 5/8" WATER RESISTANT GYPSUM BOARD. INDICATES INTERIOR WALL FACE W/ 5/8" PLYWOOD IN LIEU OF INDICATES INTERIOR WALL W/ 1/4" GYPSUM BOARD OVER 5/8" PLYWOOD. C. 2x6 WOOD STUDS AT 16" O.C. U.N.O. INDICATES INTERIOR WALLS THAT SHALL BE 23 INSTALL 5/8" GYPSUM BOARD OVER STEEL STUDS. DO NOT INSTALL F.R.P. BEHIND HOODS. SEE KITCHEN DRAWINGS FOR STAINLESS STEEL FINISH. 24 14 A. 20 ga 5 1/2" STL. STUDS AT 16" O.C. U.N.O. USE NON-COMBUSTIBLE BLOCKING AT THIS LOCATION. (WALL OCCURS ON SPLIT COOKLINE ONLY) INDICATES WALLS THAT SHALL BE: NORTH E.PROVIDE TILE BACKER BOARD AT ALL WALL TILE. PROVIDE NON-COMBUSTIBLE BLOCKING IN WALL FOR KITCHEN EQUIPMENT. SEE GENERAL NOTE 4 THIS SHEET FOR ADDITINAL INFORMATION. INTERIOR STOREFRONT WINDOW. SEE IINTERIOR DESIGN DRAWINGS FOR ADDITIONAL INFORMATION. BATT INSULATION IN NON-COMBUSTIBLE WALL AREA SHALL BE UN-FACED NON-COMBUSTIBLE INSULATION. FLOOR PLAN - JACK IN THE BOX 1/4" = 1'-0" 1 PLANNING 1ST CORR. 06.28.221 5'-6" 0'-0" TOP OF SLAB 20'-0" TOP OF UPPER PARAPET 9'-6" BOT.OF CANOPY 7'-6" TOP OF OPNG. 2'-8" WINDOW SILL HEIGHT @ DRIVE THRU1'-0"C.L. OF FIXTURE ARM 19'-2" TOP OF LOWER PARAPET 22'-8" TOP OF PARAPET 24 - 07 - TYP. 07 -TYP. 7'-6"C.L. OF R.J.C.L. OF MARQUEE3'-9"3'-9" 3'-9"7'-6"3'-9" 09 F 2'-7"2'-10"8'-7"8'-7"C.L. OF R.J. T.O. OF C.J. 7'-6"1'-3"6'-6"6'-6"6'-6" F.G. 7'-6"C.L. OF R.J.3'-9"7'-6"3'-9" 7'-6"1'-3"7'-6"C.L. OF R.J.3'-9"7'-6"3'-9" 7'-6"C.J.3'-9"C.L. OF MARQUEE01 B CORRUGATED WALL PANELS, OWNER PROVIDED, OWNER INSTALLED EQ.EQ. F.G.F.G. T.G. F.G. T.G. T.G. LAKE ELSINORE JACK 0'-0" TOP OF SLAB 9'-6" BOT.OF CANOPY 8'-0" TOP OF OPNG. 2'-4" BOTTOM OF OPNG. 9'-6" BOT.OF CANOPY AND BAND 0'-0" TOP OF SLAB 12'-8" TOP OF OPNG. 16'-0" TOP OF PARAPET 1'-6" TOP OF CONC. CURB 22'-8" TOP OF PARAPET 5'-6" 3'-4"16'-8"C.L. OF C.J.2'-7"EQ.EQ. EQ. 6'-6"6'-6"6'-6" EQ. CORRUGATED WALL PANELS, OWNER PROVIDED, OWNER INSTALLED 92532 2'-5"4'-6" UNDERSIDE OF COPING UNDERSIDE OF COPING 4'-6"4'-6"2'-5"2'-6"4'-6"2'-6" CORRUGATED WALL PANELS DO NOT OVERLAP AT CORNERS CORRUGATED WALL PANELS DO NOT OVERLAP AT CORNERSC.J.C.J.C.J.T.G.T.G. CENTER LIGHT ON CENTER OF WINDOW BANDING EQ.EQ. NORTH E L E V A T I O N WEST E L E V A T I O N ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH ITECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 EXTERIOR ELEVATIONS A1.1 INTERNALLY ILLUMINATED SIGNAGE (O.F.O.I., NOT A PART OF THIS PERMIT) STONE VENNER ALUMINUM STOREFRONT SYSTEM (SEE SPECS FOR MORE INFORMATION) EXTERIOR CEMENT PLASTER- SAND FLOAT FINISH ALUMINUM COPING. COLOR TO BE FACTORY APPLIED TO BE COLOR LISTED OR BE EQUIVALENT MATCH.11 CO2 FILL BOX METAL COVER 07 12 03 COLOR MATERIAL/FINISH 01 06 10 04 02 MATERIAL/FINISH: 01 A MAIN ELECTRICAL SERVICE08 GREASE TANK / BULK OIL SYSTEM BOX 1" CLEAR INSULATED GLASS 1" CLEAR INSULATED GLASS EXTERIOR FINISH SCHEDULE ANTI-GRAFFITI FILM COLOR: SHERWIN WILLIAMS: SW 6991 A B W/ SOLARBAN 60 COATING 16 17 WALL MOUNTED LIGHT FIXTURE, SEE DETAIL 16/A9.3 FOR FIXTURE ATTACHMENT. SHERWIN WILLIAMS ACRYLIC COATING INTEGRAL COLOR (SEE SPECIFICATIONS) SERVING GRAY 4. 1. 2. 3. ALL SIGNAGE IS UNDER SEPARATE SUBMITTAL AND PERMIT (N.I.C.). GENERAL NOTES: C.J. = PLASTER CONTROL JOINT SHERWIN WILLIAMS: SW 2827 EXTERIOR INSULATION FINISHING SYSTEM (EIFS) AS ALTERNATE, CONTRACTOR TO SUBSTITUTE EIFS IN LIEU OF EXTERIOR CEMENT PLASTER 15 FEATURE WINDOW POP OUT W/ ALUMINUM BREAK METAL PANELS 1" CLEAR INSULATED GLASS W/ SOLARBAN 70XL COATING LOCKABLE, IRRIGATION CONTROL PANEL09 ALL PLASTER ACCESSORIES, FLASHING ETC. SHALL BE PAINTED TO MATCH ADJACENT SURFACES.(U.O.N.) ALL EXTERIOR WALL OPENINGS FOR RECEPTACLES, HOSE BIBBS, ETC. SHALL BE SEALED. SEE FLOOR PLAN, GENERAL NOTES, AND SPECIFICATIONS FOR ADDITIONAL NOTES. 5.R.J. = 3/4" PLASTER REVEAL JOINT 6. 14 MOUNT LIGHTING FIXTURE WITHIN CANOPY AWNING/CANOPY & SUPPORTS (O.F.O.I) OF-EQ23 OF-EQ24 13 PLASTER CONTROL JOINT ALL OUTSIDE CORNERS WITH CROSSVILLE SPEAKEASY TO GET DRIVE THRU/ CASHIER WINDOW OF-EQ25 ILLUMINATED ADDRESS WITH 12" HIGH LETTERS (AS REQUIRED PER LOCAL JURISDICTION)05 C STANDARD STOREFRONT: CLEAR ANODIZED D WHITE TEXT ON WHITE BACKGROUND E RAL-7039 QUARTZ GREY F COLOR /FINISH TO MATCH ADJACENT SURFACE TOTAL FRONTAGE - 74'-0" ON HWY 74 40'-0 ON EL TORO CUT OFF 74'-0" ON FRONTAGE ROAD 188'-0" FRONTAGE SIGNAGE PROVIDED: (3) SIGNS 25 S.F. E.A 1 188'-0" OF SIGNAGE ALLOWET TOTAL : 75'-0" S.F. PROVIDED SIGNAGE CALCULATION PLANNING 1ST CORR. 06.28.221 PLANNING 2ND CORR. 10.31.222 2 T.G.T.G. T.G.T.G. 20'-0" TOP OF UPPER PARAPET 0'-0" TOP OF SLAB 9'-6" BOT.OF TRANSOM 12'-8" TOP OF OPNG. 16'-0" TOP OF PARAPET 1'-0"C.L. OF FIXTURE ARM 0'-0" TOP OF SLAB 16'-0" TOP OF PARAPET 22'-6" TOP OF PARAPET 20'-0" TOP OF UPPER PARAPET 1'-0"C.L. OF FIXTURE ARM 19'-2" TOP OF LOWER PARAPET 15 F 03 F 07 - 9'-6" BOT. OF BAND/CANOPY 07 - EQ.C.L. OF C.J.C.L. OF C.J.4'-3"4'-3" ℄C.L. OF C.J.10 1/8"09 F EQ.EQ.C.L. OF C.J.EQ.EQ.C.L. OF C.J.ALIGN W/ OPNG.ALIGN W/ OPNG.EQ. EQ.EQ.C.L. OF C.J.2'-7"C.L. OF R.J.7'-6"1'-3"7'-6"C.L. OF R.J.3'-9"7'-6"3'-9" 7'-6"6'-6"6'-6"6'-6" EQ.EQ.C.L. OF C.J.ALIGN W/ OPNG.2'-6"2'-10"8'-7"8'-7"C.L. OF R.J. T.O. C.J. 7'-3 1/4"C.L. OF R.J.4'-10 5/8"5'-4 1/8" GAS METER C.J.1'-3"7'-6" 3'-9"7'-6"3'-9" 7'-6" 3'-9"7'-6"3'-9" 7'-6"C.L. OF R.J.06 D 07 - TYP. 07 - TYP. CORRUGATED WALL PANELS, OWNER PROVIDED, OWNER INSTALLED UNDERSIDE OF COPING C.J.C.J.C.J.PROVIDE ADDRESS PLAQUE AT GAS AND ELECTRIC METERS (COORDINATE WITH JIB PROJECT MANAGER) 07 - TYP.4'-0"EQ.EQ.GAS METER09 F SOUTH E L E V A T I O N EAST E L E V A T I O N ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCHI TECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 EXTERIOR ELEVATIONS A1.2 INTERNALLY ILLUMINATED SIGNAGE (O.F.O.I., NOT A PART OF THIS PERMIT) STONE VENNER ALUMINUM STOREFRONT SYSTEM (SEE SPECS FOR MORE INFORMATION) EXTERIOR CEMENT PLASTER- SAND FLOAT FINISH ALUMINUM COPING. COLOR TO BE FACTORY APPLIED TO BE COLOR LISTED OR BE EQUIVALENT MATCH.11 CO2 FILL BOX METAL COVER 07 12 03 COLOR MATERIAL/FINISH 01 06 10 04 02 MATERIAL/FINISH: 01 A MAIN ELECTRICAL SERVICE08 GREASE TANK / BULK OIL SYSTEM BOX 1" CLEAR INSULATED GLASS 1" CLEAR INSULATED GLASS EXTERIOR FINISH SCHEDULE ANTI-GRAFFITI FILM COLOR: SHERWIN WILLIAMS: SW 6991 A B W/ SOLARBAN 60 COATING 16 17 WALL MOUNTED LIGHT FIXTURE, SEE DETAIL 16/A9.3 FOR FIXTURE ATTACHMENT. SHERWIN WILLIAMS ACRYLIC COATING INTEGRAL COLOR (SEE SPECIFICATIONS) SERVING GRAY 4. 1. 2. 3. ALL SIGNAGE IS UNDER SEPARATE SUBMITTAL AND PERMIT (N.I.C.). GENERAL NOTES: C.J. = PLASTER CONTROL JOINT SHERWIN WILLIAMS: SW 2827 EXTERIOR INSULATION FINISHING SYSTEM (EIFS) AS ALTERNATE, CONTRACTOR TO SUBSTITUTE EIFS IN LIEU OF EXTERIOR CEMENT PLASTER 15 FEATURE WINDOW POP OUT W/ ALUMINUM BREAK METAL PANELS 1" CLEAR INSULATED GLASS W/ SOLARBAN 70XL COATING LOCKABLE, IRRIGATION CONTROL PANEL09 ALL PLASTER ACCESSORIES, FLASHING ETC. SHALL BE PAINTED TO MATCH ADJACENT SURFACES.(U.O.N.) ALL EXTERIOR WALL OPENINGS FOR RECEPTACLES, HOSE BIBBS, ETC. SHALL BE SEALED. SEE FLOOR PLAN, GENERAL NOTES, AND SPECIFICATIONS FOR ADDITIONAL NOTES. 5.R.J. = 3/4" PLASTER REVEAL JOINT 6. 14 MOUNT LIGHTING FIXTURE WITHIN CANOPY AWNING/CANOPY & SUPPORTS (O.F.O.I) OF-EQ23 OF-EQ24 13 PLASTER CONTROL JOINT ALL OUTSIDE CORNERS WITH CROSSVILLE SPEAKEASY TO GET DRIVE THRU/ CASHIER WINDOW OF-EQ25 ILLUMINATED ADDRESS WITH 12" HIGH LETTERS (AS REQUIRED PER LOCAL JURISDICTION)05 C STANDARD STOREFRONT: CLEAR ANODIZED D WHITE TEXT ON WHITE BACKGROUND E RAL-7039 QUARTZ GREY F COLOR /FINISH TO MATCH ADJACENT SURFACE 2 TOTAL FRONTAGE - 74'-0" ON HWY 74 40'-0 ON EL TORO CUT OFF 74'-0" ON FRONTAGE ROAD 188'-0" FRONTAGE SIGNAGE PROVIDED: (3) SIGNS 25 S.F. E.A 1 188'-0" OF SIGNAGE ALLOWET TOTAL : 75'-0" S.F. PROVIDED SIGNAGE CALCULATION PLANNING 1ST CORR. 06.28.221 PLANNING 2ND CORR. 10.31.222 PARAPET BEYOND ROOF TOP UNITS PER MECHANICAL DRAWINGS, MOUNT ON LEVEL CURBS, PLATFORMS, ETC. CONC. SLAB, CURBS, & FOOTINGS PER STRUCT. DWGS. KITCHEN MENU BOARD DINING KICKER PER STRUCTURAL DRAWINGS SLOPE 1/2"/FT. HVAC DUCTWORK SLOPE 1/2"/FT. COOLER WALK IN FREEZER WALK IN PARAPET BEYOND ROOF TOP UNITS PER MECHANICAL DRAWINGS, MOUNT ON LEVEL CURBS, PLATFORMS, ETC. ROOF TOP CONDENSING UNIT PER MECHANICAL DRAWINGS, MOUNT ON LEVEL CURBS, PLATFORMS, ETC. CONC. SLAB, CURBS, & FOOTINGS PER STRUCT. DWGS. KITCHENDRY STORAGE SCUPPER THRU PARAPET WALL BEYOND, SEE DETAIL 8/A9.0 EMPLOYEEGALLEY/PREP ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH ITECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 BUILDING CROSS SECTION2 BUILDING SECTIONS A1.3 1 BUILDING LONGITUDINAL SECTION 1 PLANNING 1ST CORR. 06.28.221 PLANNING 2ND CORR. 10.31.222 2 KITCHEN WALK IN COOLER RESTROOM DRIVE THRU 3'-0" 3'-0"6'-2 1/2"33'-4 3/4"3'-8 1/2"5'-3 1/2"7'-3 1/4"13'-7 1/2"1 6 5 3'-2"2'-11 1/2"7'-3 1/4"3'-2"3'-2 1/4"34'-9 3/4"7'-10"1'-7 3/4"2'-10 3/4"7'-10"2'-10 3/4"4 1/4"4 1/4"1'-10 1/4"10'-7 1/2"1'-10 1/4"4 1/4"1'-7 3/4"7'-10"34'-9 3/4"4 1/4" 1'-10 1/4" 1 3/4" 7'-10" 1 3/4" 1'-10 1/4"21'-4 1/4"1'-10 1/4"8'-1 1/2"1'-10 1/4"1'-10 1/4"10'-7 1/2"1'-10 1/4"1'-10 1/4"8'-1 1/2"1'-10 1/4"21'-4 1/4"1'-10 1/4"8'-1 1/2"1'-10 1/4" 9 9 2 2 2 7 8 10 3 33 3 3 3 33 4 4 ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH I TECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 PROVIDE THE FOLLOWING MOISTURE RESISTANT MATERIALS. SEE SPECIFICATIONS FOR OTHER DETAILS HIGH MOISTURE REGIONS 1. 2.GEORGIA PACIFIC DENSARMOR PLUS INTERIOR FIREGUARD TYPE 'X' GLASS MAT GYPSUM BOARD IN LIEU OF PAPER FACED GYPSUM BOARD. JOHNS MANVILLE MR FACED INSULATION AT EXTERIOR STUD WALLS IN LIEU OF KRAFT FACED INSULATION. POSITION INSULATION WITH THE MR FACED SIDE LOCATED ON THE EXTERIOR FACE OF STUD (ADJACENT TO THE EXTERIOR PLYWOOD SHEATHING) 3.GEORGIA PACIFIC DENS SHIELD FIREGUARD TILE GUARD TYPE 'X' ACRYLIC COATED GLASS MAT GYPSUM BOARD IN LIEU OF CEMENTITIOUS BACKER BOARD (C.B.B.) D.TYPICAL INTERIOR WALLS. KEY NOTES FLOOR PLAN A2.0 3/8" = 1'-0" 1 2 ELECTRICAL METER, SEE EXTERIOR ELEV. AND ELECTRICAL DRAWINGS. WALK-IN FREEZER AND COOLER, SEE KITCHEN DRAWINGS. LINE OF FOOD SERVICE EQUIPMENT, SEE KITCHEN DRAWINGS. GAS METER, SEE PLUMBING DRAWINGS. LINE OF CONCRETE CURB, TYP. 3 4 5 6 7 8 9 10 LINE OF CANOPY, TYP. BARRIER POST, TYP., SEE SITE DETAILS. COUNTER AT DRIVE-THRU CASHIER WINDOW. SEE GENERAL NOTE 8 THIS SHEET. 12. 2. 6. 11. 10. 8. 7. 1. 14. 15. 16. 17. 13. 9. 18. 3. 5. 4.PROVIDE 2x SOLID BLOCKING IN WALLS AS REQUIRED FOR REINFORCEMENT OF ALL GRAB BARS, RESTROOM FIXTURES, PLUMBING LINES, WALL BUMPERS AND MILLWORK ATTACHMENT, ETC. ALL DIMENSIONS SHOWN TO FACE OF EXTERIOR WALLS ARE FACE OF STUD, ALL DIMENSIONS SHOWN TO INTERIOR WALLS ARE TO CENTERLINE OF STUD, OR FACE OF FINISH GYPSUM BOARD OR PLYWOOD. ALL EXTERIOR WALLS SHALL BE 2x6 WOOD STUDS AT 16" O.C. W/ 5/8" WATER RESISTANT GYPSUM BOARD ON THE INTERIOR FACE, U.O.N. ALL INTERIOR WALLS SHALL BE 2x4 WOOD STUDS AT 24" O.C. W/ 5/8" WATER RESISTANT GYPSUM BOARD ON BOTH SIDES, U.O.N. ALL EXTERIOR DOORS SHALL BE WEATHERSTRIPPED. ALL EXTERIOR JOINTS AROUND DOOR FRAMES & WINDOWS & AT ALL PENETRATIONS THROUGH BUILDING ENVELOPE SHALL BE SEALED USING SEALANT & CAULKING. ADDITIONALLY, FOAM INSULATION SHALL BE PROVIDED IN & AROUND ALL WINDOW AND/OR DOOR FRAMES WHERE METAL MEETS WOOD FRAMING PLUS ALL EXTERIOR WALL OPENINGS/PENETRATIONS. ALL GLAZING WITHIN DOORS AND OPERABLE WINDOW, AND ALL GLAZING ADJACENT TO DOORS SHALL BE TEMPERED AS REQUIRED BY CURRENT BUILDING CODE. POST MAX SIZE OCCUPANCY LOAD SIGN IN CONSPICUOUS PLACE NEAR MAIN EXITS AT 6'-10" A.F.F. CAULK AROUND ALL SIDES. "MAXIMUM SEATING CAPACITY - 46. FOR SEAT COUNT, SEE "BUILDING DATA" ON SHEET TS1.0. ALL FINISH SURFACES SHALL HAVE A FLAME SPREAD CLASSIFICATION OF CLASS C OR HIGHER (FLAME SPREAD INDEX 76 THROUGH 200 & A SMOKE DENSITY RATING OF 450). ALL EXIT DOORS SHALL BE OPERABLE FROM THE INSIDE WITHOUT ANY SPECIAL KNOWLEDGE OR EFFORT OR THE USE OF A KEY. FOR EXTERIOR WALL TREATMENT, SEE EXTERIOR ELEVATIONS. ALL DRAPES, CURTAINS & DECORATIVE MATERIAL PROVIDED AND/OR INSTALLED BY THE GENERAL CONTRACTOR SHALL BE MADE FROM NONFLAMMABLE MATERIALS OR TREATED WITH FLAME RETARDANT AS REQUIRED BY THE LOCAL FIRE MARSHAL. OWNER SHALL PROVIDE PORTABLE FIRE EXTINGUISHERS PER LOCAL FIRE MARSHAL. GENERAL CONTRACTOR TO INSTALL. BUILDING ADDRESS NUMBERS SHALL BE A MINIMUM 12" HIGH AND BE OF CONTRASTING COLORS. ANY TIME THE BUILDING IS OCCUPIED, THE MEANS OF EGRESS SHALL BE ILLUMINATED AT AN INTENSITY OF NOT LESS THAN 1 FOOT-CANDLE AT THE FLOOR LEVEL. SEE ELECTRICAL DRAWINGS. PROVIDE EXIT SIGNS FOR EGRESS IDENTIFICATION. SEE ELECTRICAL DRAWINGS. PROVIDE APPROVED EGRESS ILLUMINATION AND ILLUMINATED EXIT SIGNS. SEE ELECTRICAL DRAWINGS. PROVIDE APPROVED PANIC HARDWARE ON EXIT DOORS. CONTRACTOR TO PROVIDE BORIC ACID TERMITE PROTECTION IN ALL WALLS. 20. 19.GENERAL CONTRACTOR SHALL COORDINATE THEIR WORK WITH THE WORK OF THE FOOD SERVICE EQUIPMENT CONTRACTOR. FOR ITEMS FURNISHED BY OTHERS & INSTALLED BY GENERAL CONTRACTOR SEE KITCHEN AND INTERIOR DRAWINGS. 21.CONSULT CONSTRUCTION MANAGER FOR REQUIREMENTS FOR AIR CURTAINS AT DRIVE THRU AND CASHIER WINDOWS AND AT DINING ENTRIES. PROVIDE DOOR SWITCHES AS NECESSARY. 22.EXIT AISLES SHALL MEET ALL APPLICABLE CODES. GENERAL NOTES A. 5 1/2" STL. STUDS AT 16" O.C. PER STRUCTURAL DRAWINGS, U.N.O.. USE NON-COMBUSTIBLE BLOCKING AT THIS LOCATION. INDICATES WALLS THAT SHALL BE: B. 5/8" WATER RESISTANT GYPSUM BOARD. INDICATES INTERIOR WALL FACE W/ 5/8" PLYWOOD IN LIEU OF INDICATES INTERIOR WALL W/ 1/4" GYPSUM BOARD OVER 5/8" PLYWOOD. C. 2x6 WOOD STUDS AT 16" O.C. U.N.O. INDICATES INTERIOR WALLS THAT SHALL BE A. 20 ga 5 1/2" STL. STUDS AT 16" O.C. U.N.O. USE NON-COMBUSTIBLE BLOCKING AT THIS LOCATION. (WALL OCCURS ON SPLIT COOKLINE ONLY) INDICATES WALLS THAT SHALL BE: NORTH E.PROVIDE TILE BACKER BOARD AT ALL WALL TILE. COUNTER AT DRIVE-THRU PICK-UP WINDOW. SEE GENERAL NOTE 8 THIS SHEET. R-19 BATT INSULATION IN ALL EXT. WALLS AND SOUND INSULATION IN ALL RESTROOM AND WORKSTATION WALLS. FLOOR PLAN - THE HUMAN BEAN 1/4" = 1'-0" 12'-10" TOP OF PARAPET FINISH FLOOR 19'-6" TOP OF PARAPET 12'-0" AWNINGS 0'-0" FINISH FLOOR 0'-0" 16'-6" TOP OF PARAPET 11 - 11 - 11 - 7 - 7 - 7 - 7 - 10 - 02 B 14 - 01 A 01 A 01 A 7 - 01 B 3'-0" FINISH FLOOR NORTH E L E V A T I O N 19'-6" TOP OF PARAPET 12'-0" AWNINGS 0'-0" FINISH FLOOR 11 - 06 D 01 A 10 - 4 C 13 - 02 B 14 - 02 B 14 - 01 A 01 B WEST E L E V A T I O N 19'-6" TOP OF PARAPET 12'-0" AWNINGS 0'-0" FINISH FLOOR 11 - 7 - 7 - 02 B 14 - 02 B 14 - 01 A 10 - 01 B EAST E L E V A T I O N 19'-6" TOP OF PARAPET 0'-0" FINISH FLOOR 12'-0" AWNINGS 16'-6" TOP OF PARAPET 0'-0" FINISH FLOOR 12'-10" TOP OF PARAPET 11 - 11 - 11 - 7 - 7 - 7 - 7 - 06 D 01 A 10 - 02 B 14 - 7 - 01 B 01 B 3'-0" DRIVE THRU WINDOW SOUTH E L E V A T I O N ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH I TECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 EXTERIOR ELEVATIONS A2.1 INTERNALLY ILLUMINATED SIGNAGE (O.F.O.I., NOT A PART OF THIS PERMIT) STONE VENNER ALUMINUM STOREFRONT SYSTEM (SEE SPECS FOR MORE INFORMATION) EXTERIOR CEMENT PLASTER- SAND FLOAT FINISH ALUMINUM COPING. COLOR TO BE FACTORY APPLIED TO BE COLOR LISTED OR BE EQUIVALENT MATCH.11 CO2 FILL BOX METAL COVER 07 12 03 COLOR MATERIAL/FINISH 01 06 10 04 02 MATERIAL/FINISH: 01 A MAIN ELECTRICAL SERVICE08 GREASE TANK / BULK OIL SYSTEM BOX 1" CLEAR INSULATED GLASS 1" CLEAR INSULATED GLASS EXTERIOR FINISH SCHEDULE ANTI-GRAFFITI FILM COLOR: SHERWIN WILLIAMS: SW 6991 A B W/ SOLARBAN 60 COATING 16 17 WALL MOUNTED LIGHT FIXTURE, SEE DETAIL 16/A9.3 FOR FIXTURE ATTACHMENT. SHERWIN WILLIAMS ACRYLIC COATING INTEGRAL COLOR (SEE SPECIFICATIONS) SERVING GRAY 4. 1. 2. 3. ALL SIGNAGE IS UNDER SEPARATE SUBMITTAL AND PERMIT (N.I.C.). GENERAL NOTES: C.J. = PLASTER CONTROL JOINT SHERWIN WILLIAMS: SW 2827 EXTERIOR INSULATION FINISHING SYSTEM (EIFS) AS ALTERNATE, CONTRACTOR TO SUBSTITUTE EIFS IN LIEU OF EXTERIOR CEMENT PLASTER 15 FEATURE WINDOW POP OUT W/ ALUMINUM BREAK METAL PANELS 1" CLEAR INSULATED GLASS W/ SOLARBAN 70XL COATING LOCKABLE, IRRIGATION CONTROL PANEL09 ALL PLASTER ACCESSORIES, FLASHING ETC. SHALL BE PAINTED TO MATCH ADJACENT SURFACES.(U.O.N.) ALL EXTERIOR WALL OPENINGS FOR RECEPTACLES, HOSE BIBBS, ETC. SHALL BE SEALED. SEE FLOOR PLAN, GENERAL NOTES, AND SPECIFICATIONS FOR ADDITIONAL NOTES. 5.R.J. = 3/4" PLASTER REVEAL JOINT 6. 14 MOUNT LIGHTING FIXTURE WITHIN CANOPY AWNING/CANOPY & SUPPORTS (O.F.O.I) OF-EQ23 OF-EQ24 13 PLASTER CONTROL JOINT ALL OUTSIDE CORNERS WITH CROSSVILLE SPEAKEASY TO GET DRIVE THRU/ CASHIER WINDOW OF-EQ25 ILLUMINATED ADDRESS WITH 12" HIGH LETTERS (AS REQUIRED PER LOCAL JURISDICTION)05 C STANDARD STOREFRONT: CLEAR ANODIZED D WHITE TEXT ON WHITE BACKGROUND E RAL-7039 QUARTZ GREY F COLOR /FINISH TO MATCH ADJACENT SURFACE 1 1 TOTAL FRONTAGE - 34'-0" ON HWY 74 13'-0" ON EL TORO CUT OFF 34'-0" ON FRONTAGE ROAD 81'-0" FRONTAGE SIGNAGE PROVIDED: (3) SIGNS 27 S.F. E.A 1 81'-0" OF SIGNAGE ALLOWET TOTAL : 81'-0" S.F. PROVIDED SIGNAGE CALCULATION PLANNING 1ST CORR. 06.28.221 PLANNING 2ND CORR. 10.31.222 2 T.G.T.G. T.G.T.G. GAS METER JACK IN THE BOX ELEVATION THE HUMAN BEAN ELEVATION ALL REPORTS, PLANS AND DOCUMENTS PREPARED BY MARKS ARCHITECTS SHALL REMAIN THE PROPERTY OF MARKS ARCHITECTS AND IS INTENDED FOR USE FOR THIS SPECIFIC PROJECT ONLY. marks architects 2022 PLANNING SUBMITTAL 01.14.22 MK10B ADDRESS: MK TYPE: JIB #: MK10B 5497 ⒸSGOOTAESTRENEWAL DATE CF FLAI12-30-2023 NRAIRKRBAC-31482 AEI M ALICENS E D ARCH ITECTL HWY 74 NS EL TORO CUT OFF, LAKE ELSINORE CA, 92532 COLORS AND MATERIAL A3.0 MFR:SHERWIN WILLIAMS COLOR: SW 7016 MINDFUL GRAY MFR:SHERWIN WILLIAMS COLOR: SW 6321 RED BAY (D.T. TOWER) MFR:SHERWIN WILLIAMS COLOR: SW 7020 BLACK FOX 1 2 8" PORCELAIN WALL TILE CROSSVILLE SPEAKEEASY AV283, SWEET GEORGIA BROWN WITH SAND BEIGE H148 GROUT 4 CORRUGATED METAL PANEL 5 3 1 5 4 3 2 MFR:SHERWIN WILLIAMS COLOR: SW 7016 MINDFUL GRAY MFR:SHERWIN WILLIAMS COLOR: SW 6991 BLACK MAGIC 1 2 STONE VENNER 4 3 MFR:SHERWIN WILLIAMS COLOR: SW 7662 EVENING SHADOW 1 2 34 1 1 PLANNING 1ST CORR. 06.23.22 1