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HomeMy WebLinkAboutItem 2. PA No. 2021-34 (Evergreen Commercial Development Project) Page 1 of 10 REPORT TO PLANNING COMMISSION To: Honorable Chair and Members of the Planning Commission From: Damaris Abraham, Interim Assistant Community Development Director Date: April 4, 2023 Subject: Planning Application No. 2021-34 (Evergreen Commercial Development Project) requesting to develop a new 57,254 sq. ft. commercial center on an 8.863-acre site Applicant: Karen Levitt Ortiz, Evergreen Devco, Inc. Recommendation 1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION (ER 2021-05) (SCH NO. 2022090133) FOR PLANNING APPLICATION NO. 2021-34 (TENTATIVE PARCEL MAP NOS. 38195 AND 38281, CONDITIONAL USE PERMIT NOS. 2021-09, 2021-10, 2021-11, AND 2021-12, COMMERCIAL DESIGN REVIEW NO. 2021-17, PUBLIC CONVENIENCE AND NECESSITY NOS. 2021-01 AND 2021-02, AND UNIFORM SIGN PROGRAM NO. 2021-35); 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING APPLICATION NO. 2021-34 (TENTATIVE PARCEL MAP NOS. 38195 AND 38281, CONDITIONAL USE PERMIT NOS. 2021-09, 2021-10, 2021-11, AND 2021-12, COMMERCIAL DESIGN REVIEW NO. 2021-17, PUBLIC CONVENIENCE AND NECESSITY NOS. 2021-01 AND 2021-02, AND UNIFORM SIGN PROGRAM NO. 2021-35) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); 3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE PARCEL MAP NO. 38195 SUBDIVIDING 8.863 ACRES INTO FOUR LOTS RANGING IN SIZE FROM 1.10 ACRES TO 4.62 ACRES LOCATED AT APNS 377-020-014, 016, 017, 018, and 019; 4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE PARCEL MAP Evergreen Commercial Development Project Page 2 of 10 NO. 38281 SUBDIVIDING 8.863 ACRES INTO FIVE LOTS RANGING IN SIZE FROM 1.10 ACRES TO 3.59 ACRES AT LOCATED APNS 377-020-014, 016, 017, 018, and 019; 5. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2021-09 TO ESTABLISH A 4,116 SQUARE FOOT CAR WASH ON LOT 1 OF TPM 38195/38281 LOCATED AT APNS 377-020-014, 016, 017, 018, and 019; 6. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2021-10 TO ESTABLISH A 3,000 SQUARE FOOT DRIVE-THROUGH RESTAURANT ON LOT 2 OF TPM 38195/38281 LOCATED AT APNS 377-020-014, 016, 017, 018, and 019; 7. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2021-11 TO ESTABLISH A 4,088 SQUARE FOOT CONVENIENCE STORE WITH A GAS STATION ON LOT 3 OF TPM 38195/38281 LOCATED AT APNS 377-020-014, 016, 017, 018, and 019; 8. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2021-12 TO ESTABLISH A 3,000 SQUARE FOOT DRIVE-THROUGH RESTAURANT ON LOT 5 OF 38281 LOCATED AT APNS 377-020-014, 016, 017, 018, and 019; 9. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS OF PUBLIC CONVENIENCE OR NECESSITY (PCN 2021-01) FOR THE SALE OF BEER AND WINE (TYPE 20 ABC) FOR OFF-SITE CONSUMPTION ON LOT 3 OF TPM 38195/38281 LOCATED AT APNS 377-020-014, 016, 017, 018, and 019; 10. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS OF PUBLIC CONVENIENCE OR NECESSITY (PCN 2021-02) FOR THE SALE OF BEER, WINE, DISTILLED SPIRITS (TYPE 21 AND 86 ABC) FOR OFF-SITE CONSUMPTION ON LOT 4 OF TPM 38281 LOCATED AT APNS 377-020-014, 016, 017, 018, and 019; 11. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF COMMERCIAL DESIGN REVIEW NO. 2021-17 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR THE EVERGREEN COMMERCIAL DEVELOPMENT PROJECT LOCATED AT APNS 377-020-014, 016, 017, 018, and 019; and 12. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF UNIFORM SIGN PROGRAM (SIGN) NO. 2021-35 ESTABLISHING A UNIFORM SIGN PROGRAM FOR THE EVERGREEN COMMERCIAL DEVELOPMENT PROJECT LOCATED AT APNS 377-020- 014, 016, 017, 018, and 019. Evergreen Commercial Development Project Page 3 of 10 Project Location The Project site is located south of Central Avenue/State Route 74 (SR-74) and east of Interstate 15 (I-15). The Project site encompasses Assessor Parcel Numbers (APNs) 377-020-014, 016, 017, 018, and 019. Background The Project was originally heard at the October 18, 2022 and November 15, 2022 Planning Commission meetings but was continued off-calendar in order to allow staff and the applicant additional time to review and address the comments received on the Mitigated Negative Declaration (MND) prepared for the Project. Responses to the comments have been completed and have been attached to the staff report (Attachment 15). Additionally, two (2) written comments were received concerning this application from Chris and Valerie Matteson dated November 14, 2022 and David McLean dated November 14, 2022 (Attachment 24). The issues raised in the comments include the proposed emergency access gate on Allan Street, the material proposed (wrought iron) for the gate, and noise. Staff and the applicant have addressed the comments as follows: 1. Emergency Access Gate: The proposed gate is required by the Fire Department as a second point of access for residents on Allan Street. The gate will be kept locked with a Knox Box for the Fire Department to access as an emergency fire escape from Allan Street into the shopping center. 2. Gate Material: The applicant has proposed to redesign the gate with a solid material rather than a slated gate to provide additional screening for the residents. The project is conditioned to submit a Final Wall and Fence Plan for review that also shows a solid screening material for the gate (COA No. 47). 3. Noise: A Noise Impact Analysis dated May 2022, was prepared by Rincon Consultants to evaluate the potential noise impacts for the proposed Project. The study assessed the short-term construction noise impacts as well as operational noise impacts as a result of the Project that include on-site noise sources such as car wash equipment and vacuum stations and traffic generated noise. The study found that the project meets the noise regulations and standards of the LEMC Section 17.176 (Noise Ordinance). To minimize the potential operational noise exposure to the surrounding residences, the study recommended additional mitigation measures (Mitigation Measures NOI-1 and NOI-2). With implementation of these mitigation measures the project would have less than significant impact related to noise. In addition, the hours of operation for the carwash will be limited to 7:00 a.m. to 10:00 p.m. to minimize noise impacts to the adjacent existing residences (COA No. 22). Evergreen Commercial Development Project Page 4 of 10 Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant General Commercial (GC) General Commercial (C-2) North Vacant General Commercial (GC) General Commercial (C-2) South Residential Medium Density Residential (MDR) & High Density Residential (HDR) Medium Density Residential (R-2) & High Density Residential (R-3) East Residential Low Density Residential (LDR) Residential Estate (R-E) West Commercial General Commercial (GC) General Commercial (C-2) Table 1: Environmental Setting Project Description The Evergreen Commercial Development Project (“Project”) consists of construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two (2) phases over a total of 8.863 acres. The Project consists of applications for Tentative Parcel Map (TPM) No. 38195, TPM No. 38281, Conditional Use Permit (CUP) No. 2021-09, CUP No. 2021-10, CUP No. 2021-11, CUP No. 2021- 12, Commercial Design Review (CDR) No. 2021-17, Public Convenience & Necessity (PCN) No. 2021-01, PCN No. 2021-02, and Uniform Sign Program (SIGN) No. 2021-35, which collectively are being processed under Planning Application (PA) No. 2021-34. Tentative Parcel Map No. 38195 (Phase 1) includes a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres. Lot Number Phase Number Lot Size (Gross Acres) Proposed Use 1 1 1.30 Car Wash 2 1 1.20 Drive-through restaurant 3 1 1.65 Gas station with convenience store 4 2 4.62 Undeveloped Total 8.863 Table 2: Lot Summary for TPM 38195 Evergreen Commercial Development Project Page 5 of 10 Tentative Parcel Map No. 38281 (Phase 2) includes a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Lot Number Phase Number Lot Size (Gross Acres) Proposed Use 1 1 1.30 Car Wash 2 1 1.20 Drive-through restaurant 3 1 1.65 Gas station with convenience store 4 2 3.60 Grocery Store 5 2 1.13 Drive-through restaurant Total 8.863 Table 3: Lot Summary for TPM 38281 Conditional Use Permit No. 2021-09 proposes to establish a 4,116 SF Car Wash and 25 self- service vacuum stations on Lot 1 of TPM 38195/TPM 38281. Conditional Use Permit No. 2021-10 proposes to establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2 of TPM 38195/TPM 38281. Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 proposes to establish a 4,088 SF convenience store, fuel canopy with eight (8) pumps with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3 TPM 38195/TPM 38281. Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4 of TPM 38281. Conditional Use Permit No. 2021-12 proposes to establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5 of TPM 38281. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to create an integrated framework for all signage within the Project site to allow for business branding and identification while complementing the character of the center via architectural compatibility. The sign program includes proposed freestanding signs, a blueprint for building/wall signage, and all other types of contemplated signage that would be allowed in the center. The larger Center identification signs situated at the primary driveway entrances into the center will feature the grocery anchor tenant prominently with panels for the other prospective 4 tenants within the center. The sign program is also proposing a 6’ tall freestanding monument sign for each remaining outparcel featuring a single business name/logo with consistent base and sign structure to match the rest of the signs architectural theme. The sign program also incorporates City Identification/Branding sign. Evergreen Commercial Development Project Page 6 of 10 Project Phasing The Project is proposed to be developed in two (2) phases. The first phase would include the gasoline station, convenience store, quick-serve drive-through restaurant, and car wash. All street improvements will also be implemented as part of the first phase of the Project. The second phase would include a grocery store and quick-serve drive-through restaurant. Grading The Project Site is flat and has already been cleared of most vegetation. Building pads will need to be over-excavated, recompacted and filled prior to construction. Precise grading is anticipated to require 51,000 cubic yards (CY) of exported soils and 60,000 CY of imported soils, for a total of 9,000 CY of net import fill soils. The maximum grading cut depth would be 10.7 feet, with a maximum fill depth of 1 foot. Architecture and Treatments The proposed Project would consist of modern architectural buildings with a maximum height of 40 feet. The exterior building materials would include stacked CMU block, corrugated metal panels, stone veneers, and metal canopies with supports. Exterior finishes would generally be grays, browns, and whites. The material type, as well as massing and height, would vary for the multiple façades and architectural components proposed for each building. The buildings would incorporate decorative architectural features, including LED light fixtures. Landscaping and Additional Site Improvements The proposed landscaping plan has been designed to complement the architectural style for the proposed buildings. The Project includes approximately 56,262 SF of landscaping, which is 15.53 percent landscape coverage. Landscaping would be provided in the setback areas along the perimeter of the Project Site, between the operational areas of each pad tenant, and interspersed throughout the shared parking lot. The entire site would include on-site stormwater management improvements, lighting, and a security gate for the emergency vehicle access at Allan Street. An 8-foot-high concrete block wall would be constructed along the south and east perimeter to screen the Project Site from the adjacent residential uses. Site Access Two-way vehicular driveways are proposed from Central Avenue into Lots 1 and 3, and from Cambern Avenue into Lots 3 and 5. An emergency vehicle only access is also proposed from Allan Street, a residential street to the east, into Lot 1. All vehicular driveways are proposed to be served by dedicated right turn only lanes traveling northbound and eastbound, and by median left turn lanes traveling southbound and westbound. Pedestrian access to the site will be provided by new sidewalks along both street frontages. A future Riverside Transit Agency (RTA) bus shelter is anticipated along eastbound Central Avenue adjacent to Lot 2. Evergreen Commercial Development Project Page 7 of 10 Street Improvements Central Avenue (State Route 74) 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. The applicant is required to dedicate approximately 12 feet adjacent to the property frontage for a minimum total right-of-way of 67 feet from centerline to the Project property line. Cambern Avenue is classified as a Secondary Highway in the City’s General Plan Circulation Element, where full-width is 90 feet and curb-to-curb width is 70 feet. The applicant is required to dedicate approximately 10 feet adjacent to the property frontage for a total right-of-way of 45 feet from centerline to the Project property line. The Project is required to construct ultimate half-width street improvements along the property frontage on Central Avenue and Cambern Avenue. Improvements include but are not limited to curb, gutter, sidewalk, and roadway widening, including minimum of two travel lanes in each direction and striping for left-turn storage. Analysis General Plan Consistency The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 0.16 FAR. Therefore, the Project is consistent with the General Plan. Municipal Code Consistency The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores and food stores as permitted uses. Section 17.124.030 of the C-2 zone states that uses subject to a conditional use permit listed in the C-1 zone are also permitted in the C-2 zone subject to a Conditional Use Permit. Section 170.120.030 of the C-1 zone permits drive-through establishments, gasoline dispensing establishments, and car washes subject to a Conditional Use Permit. Below are the relevant development standards applicable to the project as identified in the C-2 zone and Section 17.112.090 (Gasoline dispensing establishments) of the Lake Elsinore Municipal Code (LEMC): Evergreen Commercial Development Project Page 8 of 10 Development Standard Required Proposed Lot Area Minimum (Net) 25,000 sq. ft. (0.72 acres) 49,223 sq. ft. (1.13 acres) Street Frontage Width 100 ft. 194 sq. ft. Front yard Setback 20 ft. 54.83 ft. Fueling Canopy 20 ft. 31.56 ft. Building Height (maximum) 45 ft. 40 ft. Landscape improvements Adjacent to Street 15 ft. min./ Ave. 20 ft. 20 ft. Buffer Landscaping 15 ft. 15 ft. Landscape coverage 15% 15.53% Table 4: Development Standards Tentative Parcel Map Analysis Tentative Parcel Map No. 38195 includes a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres. Tentative Parcel Map No. 38281 includes a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. The proposed subdivisions meet the minimum lot area requirement and street frontage width of the C-2 zone. The tentative maps also comply with Chapter 16.24 (Tentative Map) of the LEMC and the Subdivision Map Act. The Project will be required to form a Property Owner’s Association (POA) for reciprocal access easements, shared parking spaces as well as for the maintenance of common areas. Parking Analysis The Project complies with the onsite parking standards listed in Chapter 17.148 (Parking Requirements) of the LEMC. Section 17.148.030.A of the LEMC requires one (1) parking space for each 250 square feet of retail floor area. Section 17.148.030.E.13 of the LEMC requires one (1) parking space for each 45 square feet of customer area, plus one space for each 200 square feet of noncustomer area for food establishments. The Project will provide 369 parking spaces. The Project will be required to install electric vehicle charging stations for at least 6 percent of all onsite parking spaces per CalGreen 2019 requirements. The proposed parking would exceed the minimum 286 parking spaces required for the site per the LEMC. Design Review The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture of the building has been designed to achieve harmony and compatibility with surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the project site. The proposed landscaping improvements serve to enhance the building designs and soften portions of building elevations, provide shade and break-up expanses of pavement. The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the proposed project, and have conditioned the Project to ensure compliance with the general plan, the municipal code, and the related environmental document. Evergreen Commercial Development Project Page 9 of 10 AB 52 Tribal Consultations On November 24, 2021, the City provided written notification of the Project in accordance with AB 52 to all of the Native American tribes that requested to receive such notification from the City. Staff received requests from Rincon, Pechanga, and Soboba Tribes within the 30-day period, requesting to initiate consultation. Consultation was concluded on January 6, 2022 with the Rincon Band of Luiseño Indians, on January 13, 2022 with the Soboba Band of Luiseño Indians, and on August 15, 2022 with the Pechanga Band of Luiseño Indians. Mitigation measures have been added to address a concern over the potential for uncovering tribal cultural resources (TCRs) or other tribal‐affiliated resources during construction of the project. Environmental Determination Pursuant to CEQA Guidelines Section 15063, an Initial Study (Environmental Review No. 2021- 05) was prepared for the project to assess potential environmental impacts. The Initial Study revealed that the project would have potentially significant environmental impacts but those potentially significant impacts could be mitigated to less than significant levels. A Mitigated Negative Declaration (MND) (SCH# 2022090133) was prepared and was made available for public review and comment for a 30-day review period from September 12, 2022 to October 12, 2022. The MND determined that the proposed Project would have potentially significant environmental impacts upon Biological Resources, Cultural and Tribal Resources, and Noise. These impacts will be mitigated to below a level of significance through compliance with the mitigation measures set forth in the MND. Notice to all interested persons and agencies inviting comments on the MND was published in accordance with the provisions of CEQA, and posted at the Office of the County Clerk of Riverside County and at the State Clearinghouse on September 12, 2022 for a 30-day public comment period. Three (3) comment letters regarding the MND were received during the 30-day public comment period from the Riverside County Department of Environmental Health (dated September 15, 2022), California Department of Fish and Wildlife (dated October 7, 2022), and Riverside County Flood Control and Water Conservation District (dated October 11, 2022). Reponses to comments were prepared and are attached to the Staff Report (Attachment 15). There were no public comments or changes to the text or analysis contained in the MND that resulted in the identification of any new significant environmental effects. Only clarifications were made to the MND in response to public comments. Therefore, in accordance with Section 15073.5 of the CEQA Guidelines a recirculation of the MND is not warranted. MSHCP Consistency The Project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The Project site is not located in a Criteria Cell and was not required to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) processes. The Project complies with all other applicable requirements of the MSHCP. Evergreen Commercial Development Project Page 10 of 10 Community Outreach The applicant has conducted an outreach meeting on September 26, 2022 to introduce the Project to the community and to provide information to the surrounding neighbors regarding the proposed project. Public Notice Notice of the hearing for this application has been published in the Press-Enterprise newspaper and mailed to property owners within 500 feet of the subject property. As of the writing of this report, two (2) written comments were received concerning this application and are attached to the staff report (Attachment 23). Responses to comments has been provided in this staff report under the background section. Attachments Attachment 1 – CEQA Resolution Exhibit A - MMRP Attachment 2 – MSHCP Resolution Attachment 3 – TPM 38195 Resolution Attachment 4 – TPM 38281 Resolution Attachment 5 – CUP 2021-09 Resolution Attachment 6 – CUP 2021-10 Resolution Attachment 7 – CUP 2021-11 Resolution Attachment 8 – CUP 2021-12 Resolution Attachment 9 – PCN 2021-01 Resolution Attachment 10 – PCN 2021-02 Resolution Attachment 11 – CDR Resolution Attachment 12 – SIGN Resolution Attachment 13 – Conditions of Approval Attachment 14 – IS/MND Attachment 15 – Responses to Comments Attachment 16 – Vicinity Map Attachment 17 – Aerial Map Attachment 18 – TPM 38195 Attachment 19 – TPM 38281 Attachment 20 – Design Review Package Attachment 21 – Sign Program Attachment 22 – Renderings Attachment 23 – Public Notice Materials Attachment 24 – Public Comments RESOLUTION NO. 2023-__ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION (ER 2021-05) (SCH NO. 2022090133) FOR PLANNING APPLICATION NO. 2021-34 (TENTATIVE PARCEL MAP NOS. 38195 AND 38281, CONDITIONAL USE PERMIT NOS. 2021-09, 2021-10, 2021-11, AND 2021-12, COMMERCIAL DESIGN REVIEW NO. 2021-17, PUBLIC CONVENIENCE AND NECESSITY NOS. 2021-01 AND 2021-02, AND UNIFORM SIGN PROGRAM NO. 2021-35) Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, the Project is subject to the provisions of the California Environmental Quality Act (Public Resources Code §§ 21000, et seq.: “CEQA”) and the State Implementation Guidelines for CEQA (14 California Code of Regulations Sections 15000, et seq.: “CEQA Guidelines”) because the Project involves an activity which may cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and involves the issuance of a lease, permit license, certificate, or other entitlement for use by one or more public agencies (Public Resources Code Section 21065); and, Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the Project would have a significant effect on the environment. The Initial Study revealed that the Project would have potentially significant environmental impacts but those potentially significant impacts could be mitigated to less than significant levels; and, PC Reso. No. 2023-____ Page 2 of 4 Whereas, based upon the results of the Initial Study (Environmental Review No. 2021- 05), and based upon the standards set forth in CEQA Guidelines Section 15070, it was determined that it was appropriate to prepare and circulate a Mitigated Negative Declaration (MND) for the Project; and, Whereas, pursuant to CEQA Guidelines Section 15072, on September 12, 2022, the City duly issued a notice of intent to adopt the MND; and, Whereas, in accordance with CEQA Guidelines Section 15073, the MND was made available for public review and comment for a minimum of 30 days beginning September 12, 2022, and ending on October 12, 2022; and, Whereas, a Mitigation Monitoring and Reporting Program (MMRP) for the Project has been prepared in accordance with Section 21081.6 of CEQA; and, Whereas, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) for adopting MNDs; and, Whereas, on October 18, 2022, November 15, 2022, and April 4, 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 foregoing recitals are true and correct and are hereby incorporated into these findings by this reference. Section 2: The Commission has evaluated all comments, written and oral, received from persons who have reviewed the MND. The Commission hereby finds and determines that all public comments have been addressed. Section 3: The Commission hereby finds that the MND for the Project is adequate and has been completed in accordance with the CEQA Guidelines and the City’s procedures for implementation of CEQA; and recommends to the Council that it make the same finding. The Commission has reviewed and considered the information contained in the MND and finds that the MND represents the independent judgment of the City. Section 4: The Commission further finds and determines that none of the circumstances listed in CEQA Guidelines Section 15073.5 requiring recirculation of the MND are present and that it would be appropriate to recommend adoption the MND as proposed to the Council. Section 5: The Commission hereby makes, adopts, and incorporates the following findings regarding the lack of potential environmental impacts of the Project and the analysis and conclusions set forth in the MND: 1. Revisions in the Project plans or proposals made by or agreed to by the applicant before a Mitigated Negative Declaration and Initial Study was released for public review and mitigation measures set forth in the Initial Study would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur. PC Reso. No. 2023-____ Page 3 of 4 Based upon the Initial Study conducted for the Project, there is substantial evidence suggesting that all potential impacts to the environment resulting from the Project can be mitigated to less than significant levels. All appropriate and feasible mitigation has been incorporated into the Project design. The Mitigation Monitoring and Reporting Plan contains an implementation program for each mitigation measure. After implementation of the mitigation contained in the MMRP, potential environmental impacts are effectively reduced to less than significant levels. 2. There is no substantial evidence, in the light of the whole record before the agency including the initial study and any comments received, that there is no substantial evidence that the Project will have significant effect on the environment. Pursuant to the evidence received, including comment letters, and in the light of the whole record presented, the Project will not have a significant effect on the environment. Section 6: Based upon the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Commission recommends that the Council adopt the MND (ER 2021-05) and the MMRP, which is attached hereto as Exhibit “A,” for Planning Application No. 2021-34 (Tentative Parcel Map (TPM) No. 38195, TPM No. 38281, a Conditional Use Permit (CUP) No. 2021-09, CUP No. 2021-10, CUP No. 2021-11, CUP No. 2021-12, a Commercial Design Review (CDR) No. 2021-17, Public Convenience & Necessity (PCN) No. 2021-01, PCN No. 2021-02, and Uniform Sign Program (SIGN) No. 2021-35). Section 7: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: PC Reso. No. 2023-____ Page 4 of 4 AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Terms and Definitions: 1. Property Owner/Developer – Owner or developer of Evergreen Commercial Development Project. 2. Environmental Equivalent/Timing – Any mitigation measure and timing thereof, subject to the approval of the City, which will have the same or superior result and will have the same or superior effect on the environment. The Planning Department, in conjunction with any appropriate agencies or City departments, shall determine the adequacy of any proposed "environmental equivalent/timing" and, if determined necessary, may refer said determination to the Board of Supervisors. Any costs associated with information required in order to make a determination of environmental equivalency/timing shall be done by the property owner/developer. Staff time for reviews will be charged on a time and materials basis at the rate in the City’s adopted Fee Schedule. 3. Implementation Timing – This is the point where a mitigation measure must be monitored for compliance. In the case where multiple action items are indicated, it is the first point where compliance associated with the mitigation measure must be monitored. Once the initial action item has been complied with, no additional monitoring pursuant to the Mitigation Monitoring Plan will occur, as routine City practices and procedures will ensure that the intent of the measure has been complied with. For example, if the timing is "to be shown on approved building plans" subsequent to issuance of the building permit consistent with the approved plans will be final building and zoning inspections pursuant to the building permit to ensure compliance. 4. Responsible Monitoring Party – Shall mean that compliance with the subject mitigation measure(s) shall be reviewed and determined adequate by all departments listed for each mitigation measure. Outside public agency review is limited to those public agencies specified in the Mitigation Monitoring Plan which have permit authority in conjunction with the mitigation measure. 5. Ongoing Mitigation Measures – The mitigation measures that are designated to occur on an ongoing basis as part of this Mitigation Monitoring Plan will be monitored in the form of an annual letter from the property owner/developer in January of each year demonstrating how compliance with the subject measure(s) has been achieved. When compliance with a measure has been demonstrated for a period of one year, monitoring of the measure will be deemed to be satisfied and no further monitoring will occur. For measures that are to be monitored "Ongoing During Construction", the annual letter will review those measures only while construction is occurring; monitoring will be discontinued after construction is complete. A final annual letter will be provided at the close of construction. 6. Building Permit – For purposes of this Mitigation Monitoring Plan, a building permit shall be defined as any permit issued for construction of a new building or structural expansion or modification of any existing building but shall not include any permits required for interior tenant improvements or minor additions to an existing structure or building. Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Mitigation Monitoring and Reporting Program Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method Biological Resources MM BIO-1: Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.52 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits, either from the Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank. Riverpark Mitigation Bank: If mitigation credits are purchased from the Riverpark Mitigation Bank, they will either be purchased as re-establishment or rehabilitation. If re-establishment is available, credits will be purchased at a 1.5:1 replacement ratio (i.e., 0.78 acres of mitigation). If both re-establishment and rehabilitation is available, credits will be purchased at a 1:1 replacement ratio for both credit options (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres of mitigation). If re-establishment is not available at the time of purchase, credits will be purchased at a 3:1 replacement ratio for rehabilitation credits alone (i.e, 1.56 acres). Barry Jones Wetland Mitigation Bank: If mitigation credits are purchased from the Barry Jones Wetland Mitigation Bank, they will be purchased as preservation, at a 4:1 replacement ratio (i.e., 2.08 acres of mitigation). Prior to commencement of ground disturbing activities for Phase 2 Qualified Biologist, Community Development Department - Planning Division Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. A DBESP report, as described in Section 6.1.2 of the MSHCP, has been prepared and details the existing conditions, proposed impacts, and proposed mitigation sufficient to offset impacts on MSHCP riparian/riverine areas (inclusive of scale broom scrub). Biological Resources MM BIO-2: Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation), a qualified biologist shall conduct a nesting bird survey within 3 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits: 1) Applicant shall designate a biologist (Designated Biologist) experienced in: identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the Prior to commencement of site construction activities Qualified Biologist, Community Development Department - Planning Division Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method efficacy of implemented avoidance and minimization measures. 2) Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate. If an active nest is detected, a suitable avoidance buffer will be established by the Designated Biologist in the field based on their best professional judgement and experience. Construction activities will remain outside of the buffer until a Designated Biologist determines that the nest is no longer active (i.e., the juveniles are surviving independent from the nest). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished. If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City for mitigation monitoring compliance record keeping. Cultural Resources MM CUL-1: Unanticipated Resources. The developer/permit holder or any successor in interest shall comply with the following for the life of this permit. If during ground disturbance activities, unanticipated cultural resources are discovered, the following procedures shall be followed: 1. All ground disturbance activities within 100 feet of the discovered cultural resource shall During construction Project Applicant /Developer, Construction Contractor, Project Archaeologist, Tribal Monitor, Engineering Department, Community Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method be halted until a meeting is convened between the developer, the Project Archaeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), and the Community Development Director or their designee to discuss the significance of the find. 2. The developer shall call the Community Development Director or their designee immediately upon discovery of the cultural resource to convene the meeting. 3. At the meeting with the aforementioned parties, the significance of the discoveries shall be discussed and a decision is to be made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resource. 4. Further ground disturbance shall not resume within the area of the discovery until a meeting has been convened with the aforementioned parties and a decision is made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation measures. 5. Treatment and avoidance of the newly discovered resources shall be consistent with Development Department - Planning Division Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method the Cultural Resources Treatment and Monitoring Agreements entered into with the appropriate tribes. This may include avoidance of cultural resources through project design, in-place preservation of cultural resources located in native soils, and/or re-burial on the Project property so they are not subject to further disturbance in perpetuity as identified in Non-Disclosure of Reburial Location measure. 6. If the find is determined to be significant and avoidance of the site has not been achieved, a Phase III data recovery plan shall be prepared by the Project Archeologist, in consultation with the Tribe(s), and shall be submitted to the City for their review and approval prior to implementation of the said plan. 7. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation for archaeological resources and cultural resources. If the Project Applicant and the Tribe(s) cannot agree on the significance or the mitigation for the archaeological or cultural resources, these issues will be presented to the Community Development Director for decision. The Community Development Director shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources, Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method recommendations of the project archeologist and shall take into account the cultural and religious principles and practices of the Tribe(s). Notwithstanding any other rights available under the law, the decision of the City Community Development Director shall be appealable to the City Planning Commission and/or City Council.” Evidence of compliance with this mitigation measure, if a significant archaeological resource is found, shall be provided to City of Lake Elsinore upon the completion of a treatment plan and final report detailing the significance and treatment finding. Cultural Resources MM CUL-2: Archaeologist/CRMP. Prior to issuance of grading permits, the applicant/developer shall provide evidence to the Community Development Department that a Secretary of Interior Standards qualified and certified Registered Professional Archaeologist (RPA) has been contracted to implement a Cultural Resource Monitoring Program (CRMP) that addresses the details of all activities that must be completed and procedures that must be followed regarding cultural resources associated with this project. The CRMP document shall be provided to the Community Development Director or their designee for review and approval prior to issuance of the grading permit. The CRMP provides procedures to be followed and are to ensure that impacts on cultural resources will Prior to issuance of grading permits Project Applicant /Developer, Construction Contractor, Project Archaeologist, Tribal Monitor, Engineering Department, Community Development Department - Planning Division Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method not occur without procedures that would reduce the impacts to less than significant. These measures shall include, but shall not be limited to, the following: Archaeological Monitor - An adequate number of qualified monitors shall be present to ensure that all earth-moving activities are observed and shall be on- site during all grading activities for areas to be monitored including off-site improvements. Inspections will vary based on the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The frequency and location of inspections will be determined by the Project Archaeologist, in consultation with the Tribal monitor. Cultural Sensitivity Training - The Project Archaeologist and a representative designated by the consulting Tribe(s) shall attend the pre-grading meeting with the contractors to provide Cultural Sensitivity Training for all Construction Personnel. Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified during earthmoving activities; the requirements of the monitoring program; the protocols that apply in the event unanticipated cultural resources are identified, including who to contact and appropriate avoidance measures until the find(s) can be properly evaluated; and any other appropriate protocols. This is a mandatory training and all construction personnel must attend prior to beginning work on the project site. A sign-in sheet for attendees of this training shall be included in the Phase IV Monitoring Report. Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method Unanticipated Resources - In the event that previously unidentified potentially significant cultural resources are discovered, the Archaeological and/or Tribal Monitor(s) shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow evaluation of potentially significant cultural resources. The Project Archaeologist, in consultation with the Tribal monitor(s) shall determine the significance of the discovered resources. The Community Development Director or their designee must concur with the evaluation before construction activities will be allowed to resume in the affected area. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered and features recorded using professional archaeological methods Phase IV Report - A final archaeological report shall be prepared by the Project archaeologist and submitted to the Community Development Director or their designee prior to grading final. The report shall follow County of Riverside requirements and shall include at a minimum: a discussion of the monitoring methods and techniques used; the results of the monitoring program including any artifacts recovered; an inventory of any resources recovered; updated DPR forms for all sites affected by the development; final disposition of the resources including GPS data; artifact catalog and any additional recommendations. A final copy shall be submitted to the City, Project Applicant, the Eastern Information Center (EIC), and the Tribe. Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method Cultural Resources MM CUL-3: Cultural Resources Disposition. In the event that Native American cultural resources are discovered during the course of grading (inadvertent discoveries), the following procedures shall be carried out for final disposition of the discoveries: One or more of the following treatments, in order of preference, shall be employed with the tribes. Evidence of such shall be provided to the Community Development Department: 1. Preservation-In-Place of the cultural resources, if feasible. Preservation in place means avoiding the resources, leaving them in the place where they were found with no development affecting the integrity of the resources. 2. Relocation of the resources on the Project property. The measures for relocation shall include, at least, the following: Measures and provisions to protect the future reburial area from any future impacts by means of a deed restriction or other form of protection (e.g., conservation easement) in order to demonstrate avoidance in perpetuity. Relocation shall not occur until all legally required cataloging and basic recordation have been completed, with an exception that sacred items, burial goods and Native During grading Project Applicant /Developer, Construction Contractor, Project Archaeologist, Tribal Monitor, Engineering Department, Community Development Department - Planning Division Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method American human remains are excluded. Any reburial process shall be culturally appropriate. Listing of contents and location of the reburial shall be included in the confidential Phase IV report. The Phase IV Report shall be filed with the City under a confidential cover and not subject to Public Records Request. 3. If preservation in place or reburial is not feasible then the resources shall be curated in the culturally sensitive matter at a Riverside County curation facility that meets State Resources Department of Office of Historic Preservation Guidelines for the Curation of Archaeological Resources ensuring access and use pursuant to the Guidelines. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence of curation in the form of a letter from the curation facility stating that subject archaeological materials have been received and that all fees have been paid, shall be provided by the landowner to the City. There shall be no destructive or invasive testing on sacred items, burial goods and Native American human remains. Results concerning finds of any inadvertent discoveries shall be included in the Phase IV monitoring report. Evidence of compliance with this mitigation measure, if a significant Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method archaeological resource is found, shall be provided to the City of Lake Elsinore upon completion of a treatment plan and final report detailing the significance and treatment of finding. Cultural Resources MM CUL-4: Tribal Monitoring. Prior to the issuance of a grading permit, at least 30 days prior to the issuance, the applicant shall contact the consulting Native American Tribe(s) that have requested monitoring through consultation with the City during the AB 52 and/or the SB 18 process (“Monitoring Tribes”). The applicant shall coordinate with the Tribe(s) to develop individual Tribal Monitoring Agreement(s). A copy of the signed agreement(s) shall be provided to the City of Lake Elsinore Community Development Department, Planning Division prior to the issuance of a grading permit. The Agreement shall address the treatment of any known tribal cultural resources (TCRs) including the project’s approved mitigation measures and conditions of approval; the designation, responsibilities, and participation of professional Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains/burial goods discovered on the site per the Tribe(s) customs and traditions and the City’s mitigation measures/conditions of approval. The Tribal Monitor will have the authority to stop and redirect grading in the immediate area of Prior to issuance of a grading permit; and during site disturbing activities Project Applicant /Developer, Construction Contractor, Project Archaeologist, Tribal Monitor, Engineering Department, Community Development Department - Planning Division Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. Cultural Resources MM CUL-5: Phase IV Report. Upon completion of the implementation phase, a Phase IV Cultural Resources Monitoring Report shall be submitted that complies with the Riverside County Planning Department's requirements for such reports for all ground disturbing activities associated with this grading permit. The report shall follow the County of Riverside Planning Department Cultural Resources (Archaeological) Investigations Standard Scopes of Work posted on the County website. The report shall include results of any feature relocation as well as evidence of the required cultural sensitivity training for the construction staff held during the required pre-grade meeting. Once the report is determined to be adequate, two (2) copies shall be submitted to Eastern Information Center (EIC) at the University of California Riverside (UCR) and one (1) copy shall be submitted to the Monitoring Tribes. After completion of construction site monitoring Project Applicant /Developer, Project Archaeologist, Tribal Monitor, Community Development Department - Planning Division Cultural Resources MM CUL-6: Discovery of Human Remains. In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving, the construction contractors, project archaeologist and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The project applicant shall then inform the Riverside County Coroner and the City of Lake Elsinore Community During construction Project Applicant /Developer, Construction Contractor, Project Archaeologist, Tribal Monitor, Riverside County Coroner, Community Development Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains and that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. If human remains are determined to be Native American, the applicant shall comply with the state law relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097). The coroner shall contact the NAHC within 24 hours and the NAHC will make the determination of most likely descendant. The most likely descendant shall then make recommendations and engage in consultation concerning the treatment of the remains as provided in Public Resource Code Section 5097.98. In the event that the applicant and the MLD are in disagreement regarding the disposition of the remains. State law will apply and the mediation process will occur with the NAHC, if requested (see PRC Section 5097.98(e) and 5097.94(k)). According to the California Health and Safety Code, six or more human burial at one location constitutes a cemetery (Section 81 00), and disturbance of Native American cemeteries is a felony (Section 7052). Department - Planning Division Cultural Resources MM CUL-7: Non-Disclosure of Reburial Location. It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods During construction Project Applicant /Developer, Riverside County Coroner Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r), parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r). Noise MM NOI-1: Prior to issuance of a building permit, ensure that the sound attenuation features are identified on the plans and implemented to reduce noise impacts to off-site receptors to levels which comply with the City’s General Plan. These measures may include but not be limited to the following: • Construct a twelve (12)-foot-tall soundwall along the eastern curb of the car wash tunnel exit for a distance of 20 feet to the south to shield residential receivers east of the project site. The soundwall shall connect to the car wash building at the tunnel exit; • Limit car wash operations to daytime hours of 7:00 a.m. to 10:00 p.m. Prior to issuance of a building permit Project Applicant /Developer, Community Development Department Building & Safety Division Noise MM NOI-2: Prior to issuance of a building permit, ensure that the vibration attenuation features are identified on the plans to reduce potential vibration levels at property lines adjacent to residential uses. These measures may include but not be limited to implementation of a small vibratory roller when Prior to issuance of a building permit Project Applicant /Developer, Community Development Department Building & Safety Division Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Category Mitigation Measure Implementation Timing Responsible Monitoring Party Monitoring/Reporting Method compacting activities are conducted within 25 feet of an adjacent residential property line. A small vibratory roller creates approximately 0.101 in./sec. PPV at a distance of 25 feet (Caltrans 2020). This would equal a vibration level of 0.177 in./sec. PPV at 15 feet. This vibration level would not exceed the threshold of 0.25 in./sec. PPV. Transportation COA TRANS-1: Prior to the issuance of a building permit, the Property Owner/Developer shall pay its fair share of the cost of the improvements identified in the Project’s traffic study, to the City of Lake Elsinore. Prior to issuance of a building permit Project Applicant/Developer, Engineering Department RESOLUTION NO. 2023-__ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING APPLICATION NO. 2021-34 (TENTATIVE PARCEL MAP NOS. 38195 AND 38281, CONDITIONAL USE PERMIT NOS. 2021-09, 2021-10, 2021-11, AND 2021-12, COMMERCIAL DESIGN REVIEW NO. 2021-17, PUBLIC CONVENIENCE AND NECESSITY NOS. 2021-01 AND 2021-02, AND UNIFORM SIGN PROGRAM NO. 2021-35) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and the Joint Project Review (JPR) to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and, Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives; and, Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.415.050 (Major Design Review), Section 17.415.070 (Conditional Use Permit), Chapter 16.24 (Tentative Map), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) the PC Reso. No. 2023-____ Page 2 of 5 Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to tentative maps, conditional use permits, design review applications, and sign programs; and, Whereas, on October 18, 2022, November 15, 2022, and April 4, 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 recommending that the Council adopt Findings of Consistency with the MSHCP. Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency: 1. The Project is a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval. The Project site is not located within a MSHCP Criteria Cell. Pursuant to the City’s MSHCP Resolution, the Project is required to be reviewed for MSHCP consistency, including consistency with other “Plan Wide 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 (JPR) processes. As stated above, the project is not located within a Criteria Cell and therefore was not required to go through the LEAP and JPR processes. 3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines. Section 6.1.2 of the MSHCP requires the assessment of a proposed project’s potential impacts to riparian/riverine or vernal pool resources, and those species that depend on such resources. Drainage 1, which traverses the eastern portion of the project site, meets the criteria for riparian/riverine, as defined in the MSHCP. Phase 2 of the proposed project would result in the permanent removal of Drainage 1, and approximately 0.52 acre (469 linear feet) of riparian/riverine area, including 0.09 acres of native riparian/riverine vegetation (scale broom scrub). The portion of Drainage 1 that traverses the project site comprises earthen bed and banks that exhibit natural hydrology and support native vegetation that provide marginal foraging and breeding habitat for wildlife; however, this resource is isolated and is no longer capable of functioning as contiguous habitat. Vegetation both upstream and downstream of the project site consists almost exclusively of ornamental vegetation (e.g., river red gum). While this vegetation may support nesting birds, it provides little value as habitat for most indigenous wildlife, including those considered special status or otherwise sensitive species. PC Reso. No. 2023-____ Page 3 of 5 Incorporation of Mitigation Measure BIO-1 (either from the Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank; applicable only during Phase 2 of the proposed Project), the payment of development fees, and the implementation of appropriate Best Management Practices outlined in MSHCP Appendix C (Dudek 2003) would ensure that the Project is consistent with the provisions of the MSHCP. 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 a Narrow Endemic Plant Species Survey Area as defined by Section 6.1.3, or Amphibian Survey Area, Burrowing Owl Survey Area, or Mammal Survey Area as defined by Section 6.3.2 of the MSHCP. 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. According to section 6.1.4 of the MSHCP, the Urban/Wildlands Interface Guidelines are intended to address indirect effects associated with locating development in proximity to the MSHCP Conservation Area. The project site is not near a conservation area. Therefore, the Urban/Wildlife Interface Guidelines are not applicable. 7. The Project is consistent with the Vegetation Mapping requirements. There are no resources located on the project sites requiring mapping as set forth in MSHCP Section 6.3.1. 8. The Project is consistent with the Fuels Management Guidelines. The MSHCP acknowledges that brush management to reduce fuel loads and protect urban uses and public health/safety shall occur where development is adjacent to conservation areas. The project is not located within or adjacent to MSHCP Conservation Areas. Since the project site is not immediately adjacent to a MSHCP Conservation Area, the proposed project does not pose a risk of causing direct or indirect effects to MSHCP Conservation Areas. Therefore, the project is consistent with the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP. The project will incorporate the BMPs outlined in Volume I, Appendix C of the MSHCP as part of the development. Therefore, the project is consistent with the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP. PC Reso. No. 2023-____ Page 4 of 5 9. The Project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee. As a condition of approval, the Project will be required to pay the City’s MSHCP Local Development Mitigation Fee at the time of issuance of building permits. 10. The Project is consistent with the MSHCP. The Project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas. As described above, the Project complies with all applicable MSHCP requirements. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby recommends that the Council find that the Project is consistent with the MSHCP. Section 4: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: PC Reso. No. 2023-____ Page 5 of 5 AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023-___ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE PARCEL MAP NO. 38195 SUBDIVIDING 8.863 ACRES INTO FOUR LOTS RANGING IN SIZE FROM 1.10 ACRES TO 4.62 ACRES LOCATED APNS 377-020- 014, 016, 017, 018, AND 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, Tentative Parcel Map (TPM) No. 38195 proposes to subdivide the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres; and, Whereas, pursuant to Chapter 16.24 (Tentative Map) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to tentative maps; and, Whereas, on October 18, 2022, November 15, 2022, and April 4, 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: PC Reso. No. 2023-____ Page 2 of 4 Section 1: Prior to making a recommendation to the Council, the Commission has reviewed and analyzed the proposed Project pursuant to the appropriate Planning and Zoning Laws, and Chapter 16 (Subdivisions) of the LEMC. Section 2: On April 4, 2023, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2021- 05) (SCH No. 2022090133) is adequate and is prepared in accordance with the requirements of CEQA. Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the Commission makes the following findings for approval of TPM No. 38195: 1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). a. The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed- use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick- serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 0.16 FAR. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan. b. All offsite mitigation measures have been identified in a manner consistent with the General Plan. 2. The site of the proposed subdivision of land is physically suitable for the proposed density of development in accordance with the General Plan. a. The proposed Project does not include residential development. The proposed subdivision is consistent and compatible with the adjacent communities. 3. The effects that this project are likely to have upon the housing needs of the region, the public service requirements of its residents and the available fiscal and environmental resources have been considered and balanced. a. TPM No. 38195 is consistent with the General Commercial land use plan, development and design standards, and programs, and all other appropriate requirements contained in the General Plan. The Project has a General Commercial (GC) Land Use Designation and will not have a direct impact on housing needs. During the approval of the General Plan, housing needs, public services and fiscal resources were scrutinized to achieve a balance within the City. 4. The proposed division of land or type of improvements is not likely to result in any significant environmental impacts. PC Reso. No. 2023-____ Page 3 of 4 a. A Mitigated Negative Declaration (MND) (ER 2021-05) (SCH# 2022090133) was prepared for TPM No. 38195. The Initial Study identified potentially significant environmental effects but these impacts will be mitigated to below a level of significance through compliance with the mitigation measures set forth in the MND. TPM No. 38195 has been conditioned to comply with these mitigation measures. 5. The design of the proposed division of land or type of improvements is not likely to cause serious public health problems. a. TPM No. 38195 has been designed in a manner consistent with the General Plan and does not divide previously established communities. 6. The design of the proposed division of land or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed division of land. a. All known easements or request for access have been incorporated into the design of TPM No. 38195. b. The map has been circulated to City departments and outside agencies, and appropriate Conditions of Approval have been applied to the project. Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Commission hereby recommends that the Council approve TPM No. 38195. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) PC Reso. No. 2023-____ Page 4 of 4 I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023-___ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE PARCEL MAP NO. 38195 SUBDIVIDING 8.863 ACRES INTO FOUR LOTS RANGING IN SIZE FROM 1.10 ACRES TO 4.62 ACRES LOCATED APNS 377-020- 014, 016, 017, 018, AND 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, Tentative Parcel Map (TPM) No. 38195 proposes to subdivide the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres; and, Whereas, pursuant to Chapter 16.24 (Tentative Map) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to tentative maps; and, Whereas, on October 18, 2022, November 15, 2022, and April 4, 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: PC Reso. No. 2023-____ Page 2 of 4 Section 1: Prior to making a recommendation to the Council, the Commission has reviewed and analyzed the proposed Project pursuant to the appropriate Planning and Zoning Laws, and Chapter 16 (Subdivisions) of the LEMC. Section 2: On April 4, 2023, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2021- 05) (SCH No. 2022090133) is adequate and is prepared in accordance with the requirements of CEQA. Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the Commission makes the following findings for approval of TPM No. 38195: 1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). a. The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed- use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick- serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 0.16 FAR. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan. b. All offsite mitigation measures have been identified in a manner consistent with the General Plan. 2. The site of the proposed subdivision of land is physically suitable for the proposed density of development in accordance with the General Plan. a. The proposed Project does not include residential development. The proposed subdivision is consistent and compatible with the adjacent communities. 3. The effects that this project are likely to have upon the housing needs of the region, the public service requirements of its residents and the available fiscal and environmental resources have been considered and balanced. a. TPM No. 38195 is consistent with the General Commercial land use plan, development and design standards, and programs, and all other appropriate requirements contained in the General Plan. The Project has a General Commercial (GC) Land Use Designation and will not have a direct impact on housing needs. During the approval of the General Plan, housing needs, public services and fiscal resources were scrutinized to achieve a balance within the City. 4. The proposed division of land or type of improvements is not likely to result in any significant environmental impacts. PC Reso. No. 2023-____ Page 3 of 4 a. A Mitigated Negative Declaration (MND) (ER 2021-05) (SCH# 2022090133) was prepared for TPM No. 38195. The Initial Study identified potentially significant environmental effects but these impacts will be mitigated to below a level of significance through compliance with the mitigation measures set forth in the MND. TPM No. 38195 has been conditioned to comply with these mitigation measures. 5. The design of the proposed division of land or type of improvements is not likely to cause serious public health problems. a. TPM No. 38195 has been designed in a manner consistent with the General Plan and does not divide previously established communities. 6. The design of the proposed division of land or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed division of land. a. All known easements or request for access have been incorporated into the design of TPM No. 38195. b. The map has been circulated to City departments and outside agencies, and appropriate Conditions of Approval have been applied to the project. Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Commission hereby recommends that the Council approve TPM No. 38195. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) PC Reso. No. 2023-____ Page 4 of 4 I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2021-09 TO ESTABLISH A 4,116 SQUARE FOOT CAR WASH ON LOT 1 OF TPM 38195/38281 LOCATED AT APNS 377-020-014, 016, 017, 018, AND 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, Conditional Use Permit (CUP) No. 2021-09 proposes to establish a 4,116 SF Car Wash and 25 self-service vacuum stations on Lot 1 of TPM 38195/TPM 38281; and, Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impact; and, Whereas, pursuant Section 17.415.070 (Conditional Use Permits), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to conditional use permits; and, PC Reso. No. 2023-____ Page 2 of 4 Whereas, on October 18, 2022, November 15, 2022, and April 4, 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 prior to making a recommendation to the Council and has found it acceptable. Section 2: On April 4, 2023, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2021- 05) (SCH No. 2022090133) is adequate and is prepared in accordance with the requirements of CEQA. Section 3. That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CUP No. 2021-09: 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed- use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick- serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 0.16 FAR. Therefore, the Project is consistent with the General Plan. The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores and food stores as permitted uses. Section 17.124.030 of the C-2 zone states that uses subject to a conditional use permit listed in the C-1 zone are also permitted in the C- 2 zone subject to a Conditional Use Permit. Section 170.120.030 of the C-1 zone permits drive-through establishments, gasoline dispensing establishments, and car washes subject to a Conditional Use Permit. Further, the proposed Project will assist in achieving the development of a well-balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. PC Reso. No. 2023-____ Page 3 of 4 The proposed use does not propose either directly or indirectly any detrimental effects to the existing surrounding community. The Project has been conditioned as such to avoid any possible negative impacts associated with the proposed use. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will complement the existing uses, based on the submitted plans and the conditions of approval imposed on the Project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The project would include dedication on Central Avenue and Cambern Avenue to the ultimate half‐section width and would construct frontage improvements in accordance with City’s Engineering Department. These improvements will be sufficient for the type and quantity of traffic generated by the proposed use. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on October 18, 2022, November 15, 2022, and April 4, 2023, appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby recommends that the Council approve CUP No. 2021-09. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman PC Reso. No. 2023-____ Page 4 of 4 Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023-___ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE PARCEL MAP NO. 38281 SUBDIVIDING 8.863 ACRES INTO FIVE LOTS RANGING IN SIZE FROM 1.10 ACRES TO 3.59 ACRES LOCATED APNS 377-020-014, 016, 017, 018, AND 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, Tentative Parcel Map (TPM) No. 38281 proposes the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres; and, Whereas, pursuant to Chapter 16.24 (Tentative Map) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to tentative maps; and, Whereas, on October 18, 2022, November 15, 2022, and April 4, 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: PC Reso. No. 2023-____ Page 2 of 4 Section 1: Prior to making a recommendation to the Council, the Commission has reviewed and analyzed the proposed Project pursuant to the appropriate Planning and Zoning Laws, and Chapter 16 (Subdivisions) of the LEMC. Section 2: On April 4, 2023, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2021- 05) (SCH No. 2022090133) is adequate and is prepared in accordance with the requirements of CEQA. Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the Commission makes the following findings for approval of TPM No. 38281: 1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). a. The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed- use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick- serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 0.16 FAR. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan. b. All offsite mitigation measures have been identified in a manner consistent with the General Plan. 2. The site of the proposed subdivision of land is physically suitable for the proposed density of development in accordance with the General Plan. a. The proposed Project does not include residential development. The proposed subdivision is consistent and compatible with the adjacent communities. 3. The effects that this project are likely to have upon the housing needs of the region, the public service requirements of its residents and the available fiscal and environmental resources have been considered and balanced. a. TPM No. 38281 is consistent with the General Commercial land use plan, development and design standards, and programs, and all other appropriate requirements contained in the General Plan. The Project has a General Commercial (GC) Land Use Designation and will not have a direct impact on housing needs. During the approval of the General Plan, housing needs, public services and fiscal resources were scrutinized to achieve a balance within the City. 4. The proposed division of land or type of improvements is not likely to result in any significant environmental impacts. PC Reso. No. 2023-____ Page 3 of 4 a. A Mitigated Negative Declaration (MND) (ER 2021-05) (SCH# 2022090133) was prepared for TPM No. 38281. The Initial Study identified potentially significant environmental effects but these impacts will be mitigated to below a level of significance through compliance with the mitigation measures set forth in the MND. TPM No. 38281 has been conditioned to comply with these mitigation measures. 5. The design of the proposed division of land or type of improvements is not likely to cause serious public health problems. a. TPM No. 38281 has been designed in a manner consistent with the General Plan and does not divide previously established communities. 6. The design of the proposed division of land or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed division of land. a. All known easements or request for access have been incorporated into the design of TPM No. 38281. b. The map has been circulated to City departments and outside agencies, and appropriate Conditions of Approval have been applied to the project. Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Commission hereby recommends that the Council approve TPM No. 38281. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) PC Reso. No. 2023-____ Page 4 of 4 I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2021-10 TO ESTABLISH A 3,000 SQUARE FOOT DRIVE-THROUGH RESTAURANT ON LOT 2 OF TPM 38195/38281 LOCATED AT APNS 377-020-014, 016, 017, 018, AND 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, Conditional Use Permit (CUP) No. 2021-10 proposes to establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2 of TPM 38195/TPM 38281; and, Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impact; and, Whereas, pursuant Section 17.415.070 (Conditional Use Permits), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to conditional use permits; and, PC Reso. No. 2023-____ Page 2 of 4 Whereas, on October 18, 2022, November 15, 2022, and April 4, 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 prior to making a recommendation to the Council and has found it acceptable. Section 2: On April 4, 2023, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2021- 05) (SCH No. 2022090133) is adequate and is prepared in accordance with the requirements of CEQA. Section 3. That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CUP No. 2021-10: 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed- use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick- serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 0.16 FAR. Therefore, the Project is consistent with the General Plan. The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores and food stores as permitted uses. Section 17.124.030 of the C-2 zone states that uses subject to a conditional use permit listed in the C-1 zone are also permitted in the C- 2 zone subject to a Conditional Use Permit. Section 170.120.030 of the C-1 zone permits drive-through establishments, gasoline dispensing establishments, and car washes subject to a Conditional Use Permit. Further, the proposed Project will assist in achieving the development of a well-balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. PC Reso. No. 2023-____ Page 3 of 4 The proposed use does not propose either directly or indirectly any detrimental effects to the existing surrounding community. The Project has been conditioned as such to avoid any possible negative impacts associated with the proposed use. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will complement the existing uses, based on the submitted plans and the conditions of approval imposed on the Project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The project would include dedication on Central Avenue and Cambern Avenue to the ultimate half‐section width and would construct frontage improvements in accordance with City’s Engineering Department. These improvements will be sufficient for the type and quantity of traffic generated by the proposed use. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on October 18, 2022, November 15, 2022, and April 4, 2023, appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby recommends that the Council approve CUP No. 2021-10. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman PC Reso. No. 2023-____ Page 4 of 4 Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2021-11 TO ESTABLISH A 4,088 SQUARE FOOT CONVENIENCE STORE WITH A GAS STATION ON LOT 3 OF TPM 38195/38281 LOCATED AT APNS 377-020-014, 016, 017, 018, AND 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, Conditional Use Permit (CUP) No. 2021-11 proposes to establish a 4,088 SF convenience store, a fuel canopy with eight (8) pumps with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3 of TPM 38195/TPM 38281; and, Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impacts; and, Whereas, pursuant Section 17.415.070 (Conditional Use Permits), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to conditional use permits; and, PC Reso. No. 2023-____ Page 2 of 4 Whereas, on October 18, 2022, November 15, 2022, and April 4, 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 prior to making a recommendation to the Council and has found it acceptable. Section 2: On April 4, 2023, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2021- 05) (SCH No. 2022090133) is adequate and is prepared in accordance with the requirements of CEQA. Section 3. That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CUP No. 2021-11: 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed- use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick- serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 0.16 FAR. Therefore, the Project is consistent with the General Plan. The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores and food stores as permitted uses. Section 17.124.030 of the C-2 zone states that uses subject to a conditional use permit listed in the C-1 zone are also permitted in the C- 2 zone subject to a Conditional Use Permit. Section 170.120.030 of the C-1 zone permits drive-through establishments, gasoline dispensing establishments, and car washes subject to a Conditional Use Permit. Further, the proposed Project will assist in achieving the development of a well-balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. PC Reso. No. 2023-____ Page 3 of 4 The proposed use does not propose either directly or indirectly any detrimental effects to the existing surrounding community. The Project has been conditioned as such to avoid any possible negative impacts associated with the proposed use. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will complement the existing uses, based on the submitted plans and the conditions of approval imposed on the Project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The project would include dedication on Central Avenue and Cambern Avenue to the ultimate half‐section width and would construct frontage improvements in accordance with City’s Engineering Department. These improvements will be sufficient for the type and quantity of traffic generated by the proposed use. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on October 18, 2022, appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby recommends that the Council approve CUP No. 2021-11. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman PC Reso. No. 2023-____ Page 4 of 4 Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2021-12 TO ESTABLISH A 3,000 SQUARE FOOT DRIVE-THROUGH RESTAURANT ON LOT 5 OF 38281 LOCATED AT APNS 377-020-014, 016, 017, 018, AND 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, Conditional Use Permit (CUP) No. 2021-12 proposes to establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5 of TPM 38281; and, Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impact; and, Whereas, pursuant Section 17.415.070 (Conditional Use Permits), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to conditional use permits; and, PC Reso. No. 2023-____ Page 2 of 4 Whereas, on October 18, 2022, November 15, 2022, and April 4, 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 prior to making a recommendation to the Council and has found it acceptable. Section 2: On April 4, 2023, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2021- 05) (SCH No. 2022090133) is adequate and is prepared in accordance with the requirements of CEQA. Section 3. That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CUP No. 2021-12: 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed- use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick- serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 0.16 FAR. Therefore, the Project is consistent with the General Plan. The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores and food stores as permitted uses. Section 17.124.030 of the C-2 zone states that uses subject to a conditional use permit listed in the C-1 zone are also permitted in the C- 2 zone subject to a Conditional Use Permit. Section 170.120.030 of the C-1 zone permits drive-through establishments, gasoline dispensing establishments, and car washes subject to a Conditional Use Permit. Further, the proposed Project will assist in achieving the development of a well-balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. PC Reso. No. 2023-____ Page 3 of 4 The proposed use does not propose either directly or indirectly any detrimental effects to the existing surrounding community. The Project has been conditioned as such to avoid any possible negative impacts associated with the proposed use. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will complement the existing uses, based on the submitted plans and the conditions of approval imposed on the Project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The project would include dedication on Central Avenue and Cambern Avenue to the ultimate half‐section width and would construct frontage improvements in accordance with City’s Engineering Department. These improvements will be sufficient for the type and quantity of traffic generated by the proposed use. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on October 18, 2022, appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby recommends that the Council approve CUP No. 2021-12. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman PC Reso. No. 2023-____ Page 4 of 4 Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS OF PUBLIC CONVENIENCE OR NECESSITY (PCN 2021-01) FOR THE SALE OF BEER AND WINE (TYPE 20 ABC) FOR OFF-SITE CONSUMPTION ON LOT 3 OF TPM 38195/38281 LOCATED AT APNS 377-020-014, 016, 017, 018, and 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, the applicant is requesting approval of Public Convenience or Necessity No. 2021-01 for finding of Public Convenience or Necessity for concurrent sale of beer and wine for off-site consumption (Type 20 ABC) within an approximately 4,088 SF convenience store and a gas station located in Lot 3 of TPM 38195/TPM 38281; and, Whereas, the Department of Alcohol Beverage Control (ABC), a state agency, regulates the distribution of liquor licenses in the State of California; and, Whereas, Section 23958.4 of the Business and Professions Code defines “undue concentration" of liquor licenses and establishes a procedure for the local agency to determine if the Public Convenience and Necessity will be served by the issuance of a license notwithstanding a determination that there is an undue concentration of licenses; and, Whereas, Section 23958.4 of the Business and Professions Code allows the City Council to delegate the responsibility making the finding of Public Convenience and Necessity; and, PC Reso. No. 2023-____ Page 2 of 4 Whereas, pursuant to City Council Resolution No. 2008-83, Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining determinations on whether Public Convenience and Necessity would be served to warrant the issuance of an alcoholic beverage license from the State Department of Alcohol Beverage Control ABC) as allowed by Section 23958.4 of the Business and Professions Code of the State of California and the City Clerk or Director of Community Development are authorized to issue letters of Public Convenience and Necessity after a determination is made; and, Whereas, on October 18, 2022, November 15, 2022, and April 4, 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 Project is located within Census Tract No. 427.50, which contains five (5) off-premise alcohol establishment licenses. ABC guidelines only allows for two (2) off-premise alcohol establishments within this census tract. Before issuing a license, ABC requires a Public Convenience or Necessity (PCN) finding from the local jurisdiction for alcohol sales establishments that are located within a census tract that is over concentrated with similar alcohol related uses. Section 2: The Commission makes the following findings for Public Convenience or Necessity No. 2021-01 for sale of beer and wine for off-site consumption (Type 20 ABC): 1. The use is essential or desirable to the public convenience and public welfare. The availability of alcohol with the sale of convenience store items allows customers to have readily available products in one location where they would otherwise be obliged to travel to other locations to further purchase their items; thus, the establishment of off-site alcoholic beverage sale serves a public convenience. 2. The granting the permit will not be materially detrimental to the public welfare and to other property in vicinity. The store is primarily for the sale everyday items such as coffee, groceries, snack foods, confectionery, soft drinks, over-the-counter drugs, toiletries, newspapers, and magazines. The sale of alcohol is incidental and in conjunction with the sale of such items. The proposed sale of alcohol would not be detrimental to the public health, safety, or welfare because the proposed store is located in a commercial area away from churches, schools, and residences. In addition, the store has been designed where all the windows are facing the street and parking lot allowing for motorists and patrons outside the store to have a direct view inside the store. Security of alcohol will include the use of theft deterrent equipment and a floor plan that keeps alcohol shelves and coolers unobstructed for store management and staff and permits staff to monitor customers and reduce alcohol theft. The store will operate in compliance with the state’s Alcohol Beverage Control Act, together with any conditions of the license that may be issued by ABC. Therefore, the granting of the permit will not be detrimental to public welfare and to other properties in the vicinity. PC Reso. No. 2023-____ Page 3 of 4 3. The use conforms to good zoning practices and development standards. The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores and food stores as permitted uses. Section 17.124.030 of the C-2 zone states that uses subject to a conditional use permit listed in the C-1 zone are also permitted in the C-2 zone subject to a Conditional Use Permit. Section 170.120.030 of the C-1 zone permits gasoline dispensing establishments subject to a Conditional Use Permit. A Design Review (CDR 2021-17) and a Conditional Use Permit (CUP 2021-11) are being concurrently processed for the subject property ensuring that the Project meets all the development standards of the C-2 zone and the requirements outlined in Section 17.112.090.O of the LEMC are included in the conditions of approval. 4. The use is not contrary to any of the objectives of any part of the adopted General Plan. The Project complies with the goals and objectives of the General Plan because it will assist in providing a service that serves to provide the full spectrum of commercial needs for a community in a commercial retail center. Section 3: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby recommends that the Council make findings of Public Convenience and Necessity (PCN 2021-01) for concurrent sale of beer and wine for off-site consumption (Type 20 ABC). Section 4: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Asst. Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2023-__ was adopted by the Planning Commission PC Reso. No. 2023-____ Page 4 of 4 of the City of Lake Elsinore, California, at a regular meeting held April 4, 2023 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS OF PUBLIC CONVENIENCE OR NECESSITY (PCN 2021-02) FOR THE SALE OF BEER, WINE, DISTILLED SPIRITS (TYPE 21 AND 86 ABC) FOR OFF-SITE CONSUMPTION ON LOT 4 OF TPM 38281 LOCATED AT APNS 377-020-014, 016, 017, 018, and 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, the applicant is requesting approval of Public Convenience or Necessity No. 2021-02 for finding of Public Convenience or Necessity for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) within an approximately 43,050 SF grocery store located in Lot 4 of TPM 38281; and, Whereas, the Department of Alcohol Beverage Control (ABC), a state agency, regulates the distribution of liquor licenses in the State of California; and, Whereas, Section 23958.4 of the Business and Professions Code defines “undue concentration" of liquor licenses and establishes a procedure for the local agency to determine if the Public Convenience and Necessity will be served by the issuance of a license notwithstanding a determination that there is an undue concentration of licenses; and, Whereas, Section 23958.4 of the Business and Professions Code allows the City Council to delegate the responsibility making the finding of Public Convenience and Necessity; and, PC Reso. No. 2023-____ Page 2 of 4 Whereas, pursuant to City Council Resolution No. 2008-83, Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining determinations on whether Public Convenience and Necessity would be served to warrant the issuance of an alcoholic beverage license from the State Department of Alcohol Beverage Control ABC) as allowed by Section 23958.4 of the Business and Professions Code of the State of California and the City Clerk or Director of Community Development are authorized to issue letters of Public Convenience and Necessity after a determination is made; and, Whereas, on October 18, 2022, November 15, 2022, and April 4, 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 Project is located within Census Tract No. 427.50, which contains five (5) off-premise alcohol establishment licenses. ABC guidelines only allows for two (2) off-premise alcohol establishments within this census tract. Before issuing a license, ABC requires a Public Convenience or Necessity (PCN) finding from the local jurisdiction for alcohol sales establishments that are located within a census tract that is over concentrated with similar alcohol related uses. Section 2: The Commission makes the following findings for Public Convenience or Necessity No. 2021-02 for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC): 1. The use is essential or desirable to the public convenience and public welfare. The public will benefit from the sales of alcohol by being able to do their grocery shopping and having the additional option of purchasing alcohol in one place. They will also benefit from the enhanced selection of high quality products that a grocer will offer. 2. The granting the permit will not be materially detrimental to the public welfare and to other property in vicinity. The store is primarily for the sale of grocery items. The sale of alcohol is incidental and in conjunction with the sale of such items. The estimated percentage floor area devoted to alcohol sales will be 4.5%. In addition, the store will employ security measures at the product level (like security bottle caps), the shelf level (such as locking cabinets) and at the store level (security cameras) to discourage and prevent alcohol theft. The store employs extensive internal training (including any required by state or local regulation), several types of security measures, and operational processes to prevent the sale of alcohol to minors or intoxicated patrons, and to prevent theft of alcoholic beverages from the store. All store associates who will be working in sales or stocking of alcoholic beverages will be trained on ID checking processes, how to identify intoxicated customers, the personal and corporate penalties for knowingly selling alcohol to minors, and the importance of being a good neighbor in the community. The store will operate in compliance with the state’s Alcohol Beverage Control Act, together with any conditions of the license that may be issued by ABC. Therefore, the PC Reso. No. 2023-____ Page 3 of 4 granting of the permit will not be detrimental to public welfare and to other properties in the vicinity. 3. The use conforms to good zoning practices and development standards. The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists food stores as permitted uses. A Design Review (CDR 2021-17) is being concurrently processed for the subject property ensuring that the Project meets all the development standards of the C-2 zone. 4. The use is not contrary to any of the objectives of any part of the adopted General Plan. The Project complies with the goals and objectives of the General Plan because it will assist in providing a service that serves to provide the full spectrum of commercial needs for a community in a commercial retail center. Section 3: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby recommends that the Council make findings of Public Convenience and Necessity (PCN 2021-02) for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC). Section 4: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: PC Reso. No. 2023-____ Page 4 of 4 AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023-___ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF COMMERCIAL DESIGN REVIEW NO. 2021-17 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR THE EVERGREEN COMMERCIAL DEVELOPMENT PROJECT LOCATED AT APNS 377-020-014, 016, 017, 018, AND 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, Commercial Design Review (CDR) No. 2021-17 proposes a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping; and, Whereas, pursuant to Section 17.415.050 (Major Design Review), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to design review applications; and, Whereas, on October 18, 2022, November 15, 2022, and April 4, 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: PC Reso. No. 2023-____ Page 2 of 4 Section 1: The Commission has reviewed and analyzed the proposed Project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore General Plan (GP) and the LEMC and finds and determines that the proposed Project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC. Section 2: On April 4, 2023, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2021- 05) (SCH No. 2022090133) is adequate and is prepared in accordance with the requirements of CEQA. Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding CDR No. 2021-17: 1. The Project, as approved, will comply with the goals and objectives of the General Plan, Specific Plan and the Zoning District in which the Project is located. The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 0.16 FAR. Therefore, the Project is consistent with the General Plan. The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores and food stores as permitted uses. Section 17.124.030 of the C-2 zone states that uses subject to a conditional use permit listed in the C-1 zone are also permitted in the C-2 zone subject to a Conditional Use Permit. Section 170.120.030 of the C-1 zone permits drive- through establishments, gasoline dispensing establishments, and car washes subject to a Conditional Use Permit. Further, the proposed 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 General Plan and all other applicable provisions of the LEMC. The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture has been designed to achieve harmony and compatibility with the surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the Project site. In addition, safe and efficient circulation has been achieved onsite. PC Reso. No. 2023-____ Page 3 of 4 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 October 18, 2022, November 15, 2022, and April 4, 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 all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Commission hereby recommends that the Council approve CDR No. 2021-17. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: PC Reso. No. 2023-____ Page 4 of 4 AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director RESOLUTION NO. 2023-___ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF UNIFORM SIGN PROGRAM (SIGN) NO. 2021-35 ESTABLISHING A UNIFORM SIGN PROGRAM FOR THE EVERGREEN COMMERCIAL DEVELOPMENT PROJECT LOCATED AT APNS 377-020-014, 016, 017, 018, AND 019 Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center; and, Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019); and, Whereas, Uniform Sign Program (SIGN) No. 2021-35 proposes to create an integrated framework for all signage within the Project site to allow for business branding and identification while complementing the character of the center via architectural compatibility. The sign program includes proposed freestanding signs, a blueprint for building/wall signage, and all other types of contemplated signage that would be allowed in the center; and, Whereas, pursuant to Section 17.196.180.C (Signs in commercial districts), Section 17.415.050 (Major Design Review), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to design review applications; and, Whereas, on October 18, 2022, November 15, 2022, and April 4, 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. PC Reso. No. 2023-____ Page 2 of 4 NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Commission has reviewed and analyzed the proposed Project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore General Plan (GP) and the LEMC and finds and determines that the proposed Project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC. Section 2: On April 4, 2023, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2021- 05) (SCH No. 2022090133) is adequate and is prepared in accordance with the requirements of CEQA. Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding Uniform Sign Program (SIGN) No. 2021-35: 1. The Project, as approved, will comply with the goals and objectives of the General Plan, Specific Plan and the Zoning District in which the Project is located. The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a separate drive-through car wash with 0.16 FAR. Therefore, the Project is consistent with the General Plan. The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores and food stores as permitted uses. Section 17.124.030 of the C-2 zone states that uses subject to a conditional use permit listed in the C-1 zone are also permitted in the C-2 zone subject to a Conditional Use Permit. Section 170.120.030 of the C-1 zone permits drive- through establishments, gasoline dispensing establishments, and car washes subject to a Conditional Use Permit. Further, the proposed 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 General Plan and all other applicable provisions of the LEMC. The proposed uniform sign program demonstrates that the size and scale of signs are harmonious with the overall design concept of the Project. The materials and colors also reflect those used for the principal structures of the Evergreen Commercial Development Project. The Project also complies with the architectural guidelines and development standards outlined in the Nonresidential Development Standards (Chapter 17.112) of the PC Reso. No. 2023-____ Page 3 of 4 LEMC by creating a sign program that enhances the appearance of the Project. The Project has also incorporated the City’s Branding. 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 October 18, 2022. The Project, as reviewed and conditioned by all applicable City divisions, departments and agencies, will not have a significant effect on the environment. Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Commission hereby recommends that the Council approve Uniform Sign Program (SIGN) No. 2021-35. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 4th day of April, 2023. Matthew Dobler, Chairman Attest: ___________________________________ Damaris Abraham, Interim Asst. Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Damaris Abraham, Interim Asst. 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 April 4, 2023 and that the same was adopted by the following vote: PC Reso. No. 2023-____ Page 4 of 4 AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Interim Asst. Community Development Director Applicant’s Initials: _____ Page 1 of 22 CONDITIONS OF APPROVAL PROJECT: PA 2021-34/TPM 38195/TPM 38281/CUP 2021-09/CUP 2021-10/CUP 2021-11/CUP 2021-12/CDR 2021-17/ PCN 2021-01/PCN 2021-02/SIGN 2021-35 PROJECT NAME: Evergreen Commercial Development Project PROJECT LOCATION: APNs: 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019 APPROVAL DATE: EFFECTIVE DATE: EXPIRATION DATE: GENERAL 1. Planning Application No. 2021-34 involves the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, several quick-serve restaurants, a gas station with a convenience store, and a separate drive-through car wash with 369 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres. Tentative Parcel Map No. 38195 would include a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No. 2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. No. 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No. 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. Unifom Sign Program (SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center.The Proposed Project involves off-site roadway improvements along the Project site’s frontage. Two-way vehicular driveways are proposed from Central Avenue into Lots 1 and 3, and from Cambern Avenue into Lots 3 and 5. An emergency vehicle only access is also proposed from Allan Street into Lot 1. The project is located is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377- 020-014, 377-020-016, 377-020-017, 377-020-018, and 377-020-019). 2. The applicant shall defend (with counsel reasonably acceptable to the City and the City will reasonably cooperate with the applicant if joint counsel is required, in the applicant’s reasonable discretion), 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 PA 2021-34 (TPM 38195/TPM 38281/CUP 2021-09/CUP 2021-10/CUP 2021-11/CUP 2021-12/CDR 2021-17/ PCN 2021-01/PCN 2021-02/SIGN 2021-35), which action is bought within the time period provided for in California Government Code Sections Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 2 of 22 65009 and/or 66499.37, and Public Resources Code Section 21167, including the approval, extension or modification of PA 2021-34 (TPM 38195/TPM 38281/CUP 2021-09/CUP 2021- 10/CUP 2021-11/CUP 2021-12/CDR 2021-17/ PCN 2021-01/PCN 2021-02/SIGN 2021-35) or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition. 3. Within 30 days of project approval, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records. 4. A Notice of Determination shall be filed with the County of Riverside within five working days after project approval. The current filing is $2,814.00. PLANNING DIVISION 5. Tentative Parcel Map No. 38195 will expire two years from the date of approval unless within that period of time a Final Map has been filed with the County Recorder, or an extension of time is granted by the City Council in accordance with the State of California Subdivision Map Act and applicable requirements of the Lake Elsinore Municipal Code (LEMC). 6. Tentative Parcel Map No. 38195 shall comply with the State of California Subdivision Map Act and applicable requirements contained in the LEMC, unless modified by these Conditions of Approval. 7. Tentative Parcel Map No. 38281 will expire two years from the date of approval unless within that period of time a Final Map has been filed with the County Recorder, or an extension of time is granted by the City Council in accordance with the State of California Subdivision Map Act and applicable requirements of the Lake Elsinore Municipal Code (LEMC). 8. Tentative Parcel Map No. 38281 shall comply with the State of California Subdivision Map Act and applicable requirements contained in the LEMC, unless modified by these Conditions of Approval. 9. Commercial Design Review No. 2021-17 shall lapse and become void two years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (1) and (2) of 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. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 3 of 22 10. Conditional Use Permit No. 2021-09 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the Conditional Use Permit application. 11. Conditional Use Permit No. 2021-10 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of 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. 12. Conditional Use Permit No. 2021-11 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the Conditional Use Permit application. 13. Conditional Use Permit No. 2021-12 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. 14. Unifom Sign Program (SIGN) No. 2021-35 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 Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 4 of 22 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. 15. 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. 16. If operation of a particular use violates these conditions of approval or code related to parking, noise, traffic, or other impacts, at the discretion of the Community Development Director, a 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 that particular Conditional Use Permit. 17. The applicantor designee shall provide all project-related on-site and off-site improvements as required by these Conditions of Approval. 18. 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. 19. 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. 20. 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. 21. 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. 22. Hours of Operation for the Carwash located on Lot 1 shall be daily from 7:00 a.m. to 10:00 p.m. 23. 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 consistent with the sign program for the project. 24. In accordance with Section 17.112.090.O. of the LEMC, establishments engaged in the concurrent sale of motor vehicle fuel with alcoholic beverages shall abide by the following requirements: a. No beer or wine shall be displayed within five feet of the cash register or the front door. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 5 of 22 b. No advertisement of alcoholic beverages shall be displayed at motor fuel islands. c. No sale of alcoholic beverages shall be made from a drive-in window. d. No display or sale of beer or wine shall be made from an ice tub. e. No beer or wine advertising shall be located on motor fuel islands and no self-illuminated advertising for beer or wine shall be located on buildings or windows. f. Employees on duty between the hours of 10:00 p.m. and 2:00 a.m. shall be at least 21 years of age to sell beer and wine. 25. Graffiti shall be removed within 24 hours. 26. 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, except in containers designated for such purpose. 27. No outside overnight storage of inoperable vehicles shall occur at the site. 28. There shall be no loitering in or around the business. 29. 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 property owner or any successors in interest. 30. 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 the applicableapprovals herein granted, deny or further condition issuance of applicable future building permits, deny revoke, or further condition applicable certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the applicable property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. Prior to Recordation of Final Map(s) 31. All lots shall comply with minimum standards set forth in Chapter 17.124 (C-2 General Commercial District) of the LEMC. 32. A precise survey with closures for boundaries and all lots shall be provided per the LEMC. 33. All of the project improvements shall be designed by the applicant's Civil Engineer to the specifications of the City of Lake Elsinore. 34. Prior to recordation of a Final Map, the applicant shall initiate and complete Covenants, Conditions and Restrictions (CC&Rs) which shall be approved by the City. All CC&R documents that address including, but not limited to, reciprocal easements, shall be submitted for review and approval by City Planning, Engineering and the City Attorney and upon City approval shall be recorded. Such documents shall include Covenants, Conditions and Restrictions (CC&Rs). Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 6 of 22 a. All slopes, landscaping within public right-of-way, all drainage basins, and common areas including but not limited to parking areas and drive aisles, shall be maintained in accordance with the CC&Rs. b. Provisions to restrict parking upon other than approved and developed parking spaces shall be written into the CC&Rs for the project. Prior to Issuance of Grading Permits/Building Permits 35. The applicant or designee shall pay all applicable City fees, including but not limited to Development Impact Fees (DIF) and MSHCP Fees per LEMC Section 16.85, at the rate in effect at the time of payment. 36. Prior to the issuance of a grading permit for the Project site and prior to the start of Project activities, if required the Applicant shall notify the California Department of Fish and Wildlife (CDFW) for impacts to Fish and Game Code section 1602 resources. If required, the applicant shall either receive a Streambed Alteration Agreement or written documentation from CDFW that a Streamed Alteration Agreement is not needed. 37. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be adhered to during all site preparation and construction activity. 38. Prior to the issuance of a grading permit, the applicant shall place a weatherproof 3’ X 3’ sign at the entrance to the project site identifying the approved days and hours of construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall not take place on Sunday, or any Legal Holidays. The sign shall identify the name and phone number of the site contractor and/or development manager to address any complaints 39. Prior to issuance of a building permit, the applicant shall submit water and sewer plans to the Elsinore Valley Municipal Water District (EVMWD) for review and approval. The applicant shall incorporate all EVMWD required conditions and standards. 40. All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public streets. Any roof mounted central swamp coolers shall also be screened, and the Community Development Director, prior to issuance of building permit shall approve screening plan. 41. 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. 42. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors, materials and design of the project architecture. 43. A uniform hardscape and sitefurniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Division review and approval prior to the issuance of building permits. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 7 of 22 44. Prior to issuance of Building Permit, the Applicant shall submit a photometric study to the Community Development Department for review and approval. The plan shall ensure that all exterior on-site lighting are shielded and directed on-site so as not to create glare onto neighboring properties and streets or allow illumination above the horizontal plane of the fixture. 45. Prior to the issuance of a Building Permit, all exterior wall mounted and freestanding light fixtures shall be submitted for review and approval by the Director of Community Development, or their designee. Light fixtures shall compliment the architectural style of the buildings onsite. 46. Prior to the issuance of a Building Permit, the color, finish and pattern of all decorative paving onsite shall be submitted for review and approval by the Director of Community Development, or their designee. 47. Prior to issuance of building permit, a Final Wall and Fence Plan that includes solid screening material for the emergency access gate at Allan Street shall be submitted for review and approval by the Director of Community Development, or their designee. 48. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans shall be submitted along with appropriate fees for review and approval by the Community Development Director or designee. a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method. b. All planting areas shall be separated from paved areas with a six inch (6”) high and six inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape areas to the maximum extent feasible. c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty- four inches (24”). d. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines. e. No required tree planting bed shall be less than 5 feet wide. f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks. g. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines. i. All landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance reviewed by the Landscape Consultant and approved by the Community Development Director or Designee. j. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. k. Final landscape plan must be consistent with approved site plan. l. Final landscape plans to include planting and irrigation details. m. Final landscape plans shall include drought tolerant planting consistent with Elsinore Valley Municipal Water District standards subject to plan check and approval by the City’s landscape plan check consultant. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 8 of 22 n. No turf shall be permitted. 49. The proposed location of on-site construction trailers shall be approved by the Community Development Director or designee. A cash bond of $1,000 shall be required for any construction trailers placed on the site and used during construction. Bonds will be released after removal of trailers and restoration of the site to an acceptable state, subject to approval of the Community Development Director or designee. Such trailer(s) shall be fully on private property and outside the public right of way. BUILDING DIVISION General Conditions 50. 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. 51. 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. 52. 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. 53. 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. 54. Obtain Approvals Prior to Construction. Applicant must obtain all applicable plans and permit approvals prior to commencement of such construction work. 55. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 56. 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. 57. 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 Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 9 of 22 how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. At Plan Review Submittal 58. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of the Section 1207, of the 2022 edition of the California Building Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) 59. 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. 60. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Prior to Issuance of Building Permit(s) 61. 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 62. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. ENGINEERING DEPARTMENT General 63. All new submittals for plan check or permit shall be made using the City’s online Citizen Self-Service Portal (CSSP). 64. All plans shall be prepared by a Registered Civil Engineer using the City’s standard title block. 65. All required soils, geology, hydrology and hydraulic and seismic reports shall be prepared by a Registered Civil Engineer. 66. 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 Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 10 of 22 maintenance entity approved by the City Council. 67. 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 its designee in accordance with the CC&Rs. 68. In accordance with the City’s Franchise Agreement for waste disposal and 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. 69. 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. 70. 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. 71. Minimum good housekeeping and erosion and sediment control Best Management Practices (BMPs) as identified by the City shall be implemented. FEES 72. Applicant or designee shall pay all applicable permit application and Engineering assessed fees, including without limitation plan check and construction inspection fees, at the prevalent rate at time of payment in full. 73. Applicant or designee shall pay all applicable Mitigation and Development Impact Fees at the prevalent rate at time of payment in full. Fees are subject to change. Mitigation and Development Impact Fees include without limitation: • Master Plan of Drainage Fee – Due prior to Final Map approval or Grading Permit issuance, whichever is first. • Traffic Infrastructure Fee (TIF) – Due prior to Building Permit issuance • Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy • Stephens’ Kangaroo Rat Habitat Mitigation Fee (K-Rat) – Due prior to Grading Permit issuance. 74. The project shall pay fair share fees as determined by and specified in Table 1-3 of the Traffic Analysis dated July 27, 2022. Project fair share fees for Phase 1 are due prior to issuance of a Building Permit on Phase 1. Project fair share fees for Phase 2 are due prior to issuance of a Building Permit on Phase 2. PARCEL MAP / LAND DIVISION 75. Applicant shall submit for plan check review and approval of the Parcel Maps. 76. Any dedications and easements made by separate instruments and not on the Parcel Map shall be prepared by the developer or his agent and shall be submitted to the Engineering Department for review and approval. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 11 of 22 77. 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. 78. Applicant shall dedicate right-of-way along Cambern Avenue adjacent to the property frontage for a total right-of-way of 45 feet from centerline to the project property line. Cambern Avenue is classified as a Secondary Highway in the City’s General Plan Circulation Element, where full-width is 90 feet and curb-to-curb width is 70 feet. 79. 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. 80. Right-of-way and easement dedications to the City as required in these Conditions of Approval shall be made on the Parcel Maps. 81. Prior to scheduling City Council approval of the Parcel Maps, the applicant shall, in accordance with Government Code, have constructed the applicableimprovements or have the applicable improvement plans submitted and approved, agreements executed, and securities posted. 82. Monumentation shall be in accordance with LEMC Section 16.32 and Subdivision Map Act. 83. Security and inspection fee for monumentation shall be paid and two contiguous monuments shall be inspected prior to scheduling City Council approval of Parcel Map. 84. Covenants, Conditions and Restrictions (CC&Rs) shall be submitted to the City for review approval. Recordation shall be prior to or at the time of recordation of the Parcel Map(s). STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES Design 85. 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 development and/or activity. These permits include: • General Permit – Construction • De Minimis Discharges • MS4 86. 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). 87. 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. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 12 of 22 • Phase 1 Final WQMP shall be approved with the rough grading plan approval, scheduling City Council approval of Parcel Map 38195, or issuance of any permit for construction, whichever is first. • Phase 2 Final WQMP shall be approved with the rough grading plan approval, scheduling City Council approval of Parcel Map 38281, or issuance of any permit for construction, whichever is first. • Prior to any revision or modification to the approved Final WQMP, the applicant must notify the City Engineering Department. Upon City acceptance of revisions, a Final WQMP shall be submitted, reviewed and approved prior to issuance of any subsequent permits. 88. 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 or in accordance with the CC&Rs. 89. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff to the maximum extent feasible. 90. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape to the maximum extent feasible. 91. Project trash enclosure shall be covered, bermed, and designed to divert drainage from adjoining paved areas and regularly maintained. 92. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Department. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 13 of 22 93. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City authorized marker. 94. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in accordance with NPDES Permit Provision XII.D.4. 95. The project site shall implement full trash capture methods/devices approved by the Region Water Quality Control Board. 96. All vehicle/equipment washing/steam cleaning areas must be self-contained and/or covered, equipped with a clarifier or other pretreatment facility, and properly connected to a sanitary sewer or other appropriately permitted disposal facility. Plan Requirements: The Owner/Applicant shall incorporate vehicle/equipment wash requirements into project design and depict on plans, including detail plans as needed. 97. 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 98. 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. 99. 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. 100. 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. 101. Chemical Management – Prior to issuance of building permits for any tank or pipeline, the uses of said tank or pipeline shall be identified and the developer shall submit a Chemical Management Plan in addition to a WQMP with all appropriate measures for chemical management (including, but not limited to, storage, emergency response, employee training, spill contingencies and disposal) in a manner meeting the satisfaction of the Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 14 of 22 Manager, Permit Intake, in consultation with the Riverside County Fire Department and wastewater agencies, as appropriate, to ensure implementation of each agency’s respective requirements. A copy of the approved “Chemical Management Plans” shall be furnished to the Fire Marshall, prior to the issuance of any Certificates of Use and Occupancy. Post-Construction 102. Prior to the issuance of a certificate of use and/or occupancy, the applicant or designee shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include: • Demonstrate that the project has complied with all non-structural BMPs described in the project’s WQMP. • Provide signed, notarized certification from the Engineer of Work that the structural 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 Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall: (1) describe the long-term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation and maintenance of the referenced BMPs; (3) describe the mechanism for funding the long-term operation and maintenance of the referenced BMPs; and (4) provide for annual certification for water quality facilities by a Registered Civil Engineer. The City format shall be used. • Provide documentation of formation of or annexation into a CFD for funding facilities to be maintained by the City or other funding mechanism as approved 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 103. 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). 104. 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. Dedication shall be made on the Parcel Map. 105. 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. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 15 of 22 106. 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 107. Applicant shall implement traffic mitigation measures identified in the Traffic Analysis by Urban Crossroads dated July 27, 2022, as specified in Section 1.6 and Table 1-3 of the study to the satisfaction of the City Engineer. All street improvements shall be implemented as part of the first phase of the project. Improvements include but are not limited to: • Cambern Avenue & Central Avenue (State Route 74) i. Modify to accommodate a minimum of 190 feet of storage for the northbound left turn lane. ii. Restripe the existing lanes to accommodate a 2nd northbound left turn lane and single through lane. iii. Construct a northbound right turn lane. iv. Modify the existing traffic signal to accommodate improvements. • Central Avenue (State Route 74) & Project Driveway 4 i. Install stop control on the northbound approach and construct a right turn lane (project driveway). Project shall prohibit left turn access at Driveway 4 by implementing necessary signage and striping. ii. Construct an eastbound right turn pocket with a minimum of 100 feet of storage. • Cambern Avenue & Project Driveway 1 i. Accommodate two (2) northbound through lanes and a northbound right turn lane. ii. Install a stop control on the westbound approach and construct westbound right turn lane (project driveway). iii. Construct a raised median along Cambern Avenue to prohibit left turn access at Driveway 1. • Central Avenue (State Route 74) & Project Driveway 5 i. Install a stop control on the northbound approach and construct a right turn lane (project driveway). Project shall prohibit egress left turn access by implementing necessary signage and striping at driveway location. ii. Construct eastbound right turn lane. iii. Construct westbound left turn lane with a minimum of 100 feet of storage. • Construction of ultimate half-width street improvements along the property frontage on Central Avenue (minimum 67 foot half-width). Improvements include but are not limited to new AC pavement and base material, curb, gutter, sidewalk, parking landscaping, and street lights. • Construction of ultimate half-width street improvements along the property frontage on Cambern Avenue (minimum 45 foot half width) between Central Avenue and southern boundary of Phase 1. Improvements include but are not limited to new AC pavement and base material, curb, gutter, sidewalk, parkway landscaping, and street lights. The roadway Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 16 of 22 shall include a minimum of two travel lanes in each direction and striping for left -turn storage. • Cambern Avenue & Project Driveway 2 i. Install stop control on the westbound approach and construct a left turn lane and right turn lane (project driveway). ii. Construct a northbound right turn lane. iii. Construct a southbound left turn lane with minimum of 75 feet of storage. • Cambern Avenue & Project Driveway 3 i. Install stop control on the westbound approach and construct a right turn lane (project driveway). Driveway shall be striped and signed to restrict access to right-in/right-out access only. • Construction of ultimate half-width street improvements along the property frontage on Cambern Avenue (minimum 45 foot half-width) between boundary of Phase 2. Improvements include are not limited to new AC pavement and base material along with curb, gutter, sidewalk, parkway landscaping, and street lights. The roadway shall include minimum of two travel lanes in each direction and striping for left-turn storage. 108. 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. 109. 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. 110. 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 first phase of the project. 111. 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. 112. All storm drain facilities conveying off-site flows shall be constructed as part of the first phase of the project. If the project proposes to phase out the improvement of facilities conveying off-site flows, the project must demonstrate that natural drainage pathways are no impacted. Approval from the City, Riverside County Flood Control, or applicable agency shall be obtained. 113. 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. 114. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area to the maximum extent feasible. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 17 of 22 115. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 116. 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. 117. A California 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). 118. 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. 119. Project will be responsible to design and install streetlights along the property’s 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. 120. 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. Permitting/Construction 121. An Encroachment Permit shall be obtained prior to any work on City right-of-way. The developer shall submit the permit application, required fees, and executed agreements, security and other required documentation prior to issuance. 122. An Encroachment Permit from Riverside County shall be obtained prior to any work within Riverside County right-of-way or connections to Riverside County Flood Control facilities. Permit shall be obtained prior to issuance of applicable City permits. 123. 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 124. A grading plan signed and stamped by a California Registered Civil Engineer shall be submitted for City review and approval for all addition and/or movement of soil (grading) on site. The plan shall include separate sheets for erosion control, haul route and traffic control. The grading submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual. 125. All grading plan contours shall extend to minimum of 50 feet beyond property lines to Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 18 of 22 indicate existing drainage pattern. 126. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 127. 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. 128. 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. If applicable, the location of faults, active or inactive shall be shown on the plan sets. 129. The 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. 130. Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and/or diversion of drainage. 131. 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. Permitting/Construction 132. Applicant shall execute and submit grading and erosion control agreement, post grading security, and pay permit fees as a condition of grading permit issuance. 133. 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. 134. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. 135. Prior to commencement of grading operations, Applicant or designee shall 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 Section 15.72.065). All required documents shall be submitted and approved prior to scheduling for City Council. 136. Import/Export sites located within the Lake Elsinore City limits must have an active grading permit. 137. Applicant or designee to provide to the City a video record of the condition of all proposed Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 19 of 22 public City haul roads. In the event of damage to such roads, the applicant shall pay full cost of restoring public roads to the baseline condition. A bond may be required to ensure payment of damages to the public right-of-way, subject to approval of the City Engineer. 138. 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. 139. 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. 140. Approval of the project Final Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a precise grading permit. 141. 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 142. Parcel Map shall be recorded prior to issuance of first applicable building permit. 143. Provide soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 144. Prior to issuance of certificates of use and occupancy or building permits for individual tenant improvements or construction permits for a tank or pipeline, facility uses shall be identified and, for specified uses (where the proposed improvements will store, generate or handle hazardous materials in quantities that will require permitting and inspection once operational), the applicant shall propose plans and measures for chemical management (including, but not limited to storage, emergency response, employee training, spill contingencies and disposal) to the satisfaction of the City Building Official(s). 145. All public improvement plans, traffic signal plans, signing and striping plans shall be completed and approved by the City Engineer and as specified in the Traffic Analysis dated July 27, 2022. 146. All required public right-of-way dedications and easements prepared by a separate instrument shall be prepared by the developer or his agent and shall be submitted to the Engineering Department for review and approval prior to issuance of the building permit. 147. Any dedications, vacations and easement agreement(s) not processed on the parcel map for ingress and egress through adjacent property(ies) shall be recorded andthe recorded copy provided to the City prior to issuance of theapplicable certificate of occupancy. PRIOR TO OCCUPANCY / FINAL APPROVAL 148. 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 prior to issuance of first Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 20 of 22 occupancy. 149. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 150. Applicant shall provide a digital copy of the recorded Covenants, Conditions, and Restrictions (CC&Rs) to the Engineering Department. 151. As-built plans for all approved plan sets shall be submitted for review and approval by the City. The developer/owner is responsible for revising the original mylar plans. 152. In the event of the damage to City roads from hauling or other construction related activity, applicant or designee shall pay full cost of restoring public roads to the baseline condition. 153. 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. 154. All required public right-of-way dedications, easements, vacations and easement agreement(s) shall be recorded with a recorded copy provided to the City prior to first occupancy. 155. Applicant or designee shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval. 156. Applicant or designee shall submit documentation pursuant to City’s Security Release handout. 157. Applicant or designee 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. 158. Applicant or designee 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 159. 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. 160. The applicant or developer shall provide fire hydrants in accordance with the following: • Prior to placing any combustibles on site, provide an approved water source for firefighting purposes. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 21 of 22 • Prior to building permit issuance, submit plans to the water district for a public fire hydrant system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Hydrants must produce the required fire flow per the California Fire Code. Required fire flow is estimated to be 2,750 GPM at 20 PSI for a 2-hour duration based on 2019 California Fire Code and 43,050 square foot building area with Type V-B construction. 161. To improve public safety, prior to the completion and final approval of each development phase, the developer shall provide one public fire hydrant in or accessible from the public right-of-way along Central Avenue for a minimum of two hydrants constructed in accordance with EVMWD and Fire Department standards. 162. Each development phase must comply with applicable Fire Code requirements and Fire Department standards at the time of construction independently of future development, including emergency vehicle access and firefighting water supply. DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services) 163. Prior to approval of the first certificate of occupancy (as applicable), the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public right-of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services. Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable. MITIGATION MONITORING AND REPORTING PROGRAM 164. The applicant shall comply with all mitigation measures identified in the Mitigation Monitoring & Reporting Program for the Mitigated Negative Declaration (Environmental Review No. 2021-05; SCH # 2022090133) prepared for the Project. Conditions of Approval PC: April 4, 2023 PA 2021-34 CC: TBD Applicant’s Initials: _____ Page 22 of 22 I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the City Council of the City of Lake Elsinore on _________. I also acknowledge that all Conditions shall be met as indicated. Date: Applicant’s Signature: Print Name: Address: Phone Number: EVERGREEN COMMERCIAL DEVELOPMENT PROJECT Planning Application No. 2021-34 Tentative Parcel Map (TPM) Nos. 38195 and 38281 Conditional Use Permit (CUP) Nos. 2021-09, 2021-10, 2021-11, 2021-12 Commercial Design Review (CDR) No. 2021-17 Public Convenience & Necessity (PCN) Nos. 2021-01 and 2021-02 Uniform Sign Program (SIGN) No. 2021-35 ENVIRONMENTAL REVIEW NO. 2021-05 (INITIAL STUDY/MITIGATED NEGATIVE DECLARATION) Prepared By: CITY OF LAKE ELSINORE 130 South Main Street Lake Elsinore, CA 92530 Applicant: EVERGREEN DEVCO, INC 2390 E. CAMELBACK ROAD, SUITE 410 PHOENIX, AZ 85106 Environmental Consultant: Sagecrest Planning+Environmental 27128 Paseo Espada, Suite #1524 San Juan Capistrano, CA 92675 September 2022 SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Table of Contents I.INTRODUCTION ..........................................................................................................................4 A. PURPOSE ........................................................................................................................ 4 B. CALIFORNIA ENVIRONMENTAL QUALITY ACT .................................................................. 4 C. INTENDED USES OF INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION ................ 5 D.CONTENTS OF INITIAL STUDY .......................................................................................... 5 E.SCOPE OF ENVIRONMENTAL ANALYSIS ............................................................................ 6 F. TIERED DOCUMENTS, INCORPORATION BY REFERENCE, AND TECHNICAL STUDIES .......... 7 II.PROJECT DESCRIPTION ............................................................................................................11 A.PROJECT LOCATION AND SETTING ................................................................................. 11 B. PROJECT DESCRIPTION................................................................................................... 12 III.ENVIRONMENTAL CHECKLIST .................................................................................................29 A.BACKGROUND ............................................................................................................... 29 B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED .................................................... 31 C. DETERMINATION ........................................................................................................... 31 D. INITIAL STUDY CHECKLIST .............................................................................................. 32 IV. ENVIRONMENTAL ANALYSIS ..................................................................................................40 I. AESTHETICS .......................................................................................................... 40 II. AGRICULTURE AND FORESTRY RESOURCES .......................................................... 45 III. AIR QUALITY......................................................................................................... 48 IV. BIOLOGICAL RESOURCES ...................................................................................... 57 V. CULTURAL RESOURCES ......................................................................................... 64 VI. ENERGY ................................................................................................................ 73 VII. GEOLOGY AND SOILS ............................................................................................ 80 VIII. GREENHOUSE GAS EMISSIONS ............................................................................. 86 IX. HAZARDS AND HAZARDOUS MATERIALS .............................................................. 91 X. HYDROLOGY AND WATER QUALITY...................................................................... 97 XI. LAND USE AND PLANNING ................................................................................. 105 XII. MINERAL RESOURCES......................................................................................... 107 XIII. NOISE ................................................................................................................. 109 XIV POPULATION AND HOUSING .............................................................................. 117 XV. PUBLIC SERVICES ................................................................................................ 119 XVI. RECREATION ...................................................................................................... 123 XVII. TRANSPORTATION ............................................................................................. 125 XVIII. TRIBAL CULTURAL RESOURCES ........................................................................... 138 XIX. UTILITIES AND SERVICE SYSTEMS ....................................................................... 142 XX. WILDFIRE ................................................................................................................... 146 XXI. MANDATORY FINDINGS OF SIGNIFICANCE ................................................................ 149 V. PERSONS AND ORGANIZATIONS CONSULTED .......................................................................152 VI. REFERENCES.........................................................................................................................153 2 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Figures Figure 1: Regional Location Map .................................................................................................17 : Site Location –Aerial View ...........................................................................................18Figure 2 Figure 3: Site Location – USGS Map ............................................................................................19 Figure 4: General Plan Land Use and Site Zoning ........................................................................20 : Site Plan Schematic ......................................................................................................22Figure 5 Figure 6: Site Phasing ..................................................................................................................23 Figure 7: Tentative Parcel Map No. 38195 (Phase 1) ..................................................................24 Figure 8: Tentative Parcel Map No. 38281 (Phase 2) ..................................................................25 Figure 9: Landscape Plan .............................................................................................................26 Figure 10: Utility Plan ..................................................................................................................27 : Photometric Plan ........................................................................................................28Figure 11 Figure 12: Noise Contours .........................................................................................................116 Tables Table 1 – Lot Summary ................................................................................................................12 Table 2 – Development Summary Table 13 – Existing Plus Ambient Growth Plus Project Plus Cumulative (EPAC) Conditions With ...............................................................................................14 Table 3 -Regional Significance – Unmitigated Construction Emissions (pounds/day) ................52 Table 4 –Estimated Annual Unmitigated Operational Emissions (pounds/day).........................53 Table 5 – Project Construction Energy Consumption ..................................................................75 Table 6 – Project Operational Energy Consumption Summary ...................................................76 Table 7 – Proposed Project Compliance with Applicable General Plan Energy Policies ..............79 Table 8 –Climate Action Plan Consistency Analysis ....................................................................89 Table 9 –Operational Noise Levels Off-Site Land Uses .............................................................111 Table 10 – Operational Noise Levels Off-Site Land Uses with Recommendations ....................112 Table 11 – Level of Service Descriptors .....................................................................................128 Table 12 – Existing and Proposed Levels of Service...................................................................132 Improvements ...........................................................................................................................133 Table 14 -Project Fair Share Calculations .................................................................................134 3 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration I. INTRODUCTION A. PURPOSE This document is an Initial Study for evaluation of environmental impacts resulting from implementation of Evergreen Commercial Development Project or Planning Application (PA) No. 2021-34, which consists of Tentative Parcel Map (TPM) No. 38195, TPM No. 38281, a Conditional Use Permit (CUP) No. 2021-09, CUP No. 2021-10, CUP No. 2021-11, CUP No. 2021- 12, a Commercial Design Review (CDR) No. 2021-17, Public Convenience & Necessity (PCN) No. 2021-01, PCN No. 2021-02, and Uniform Sign Program (SIGN) No. 2021-35. For purposes of this document, this application will be called the “Proposed Project.” B. CALIFORNIA ENVIRONMENTAL QUALITY ACT As defined by Section 15063 of the California Environmental Quality Act (CEQA) Guidelines, an Initial Study is prepared primarily to provide the Lead Agency with information to use as the basis for determining whether an Environmental Impact Report (EIR), Negative Declaration, or Mitigated Negative Declaration would be appropriate for providing the necessary environmental documentation and clearance for any proposed project. According to CEQA Guidelines Section 15065, an EIR is deemed appropriate for a particular proposal if the following conditions occur: • The proposal has the potential to substantially degrade quality of the environment. • The proposal has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. • The proposal has possible environmental effects which are individually limited but cumulatively considerable. • The proposal could cause direct or indirect adverse effects on human beings. According to Section 21080(c)(1) of CEQA and Section 15070(a) of the CEQA Guidelines, a Negative Declaration can be adopted if it can be determined that the project will not have a significant effect on the environment. According to Section 21080(c)(2) of CEQA and Section 15070(b) of the CEQA Guidelines, a Mitigated Negative Declaration can be adopted if it is determined that although the Initial Study identifies that the project may have potentially significant effects on the environment, revisions in the project plans and/or mitigation measures, which would avoid or mitigate the effects to below the level of significance, have been made or agreed to by the applicant. 4 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration This Initial Study has determined that the Proposed Project may result in potentially significant environmental effects but that said effects can be reduced to below the level of significance through the implementation of mitigation measures and therefore, a Mitigated Negative Declaration is deemed the appropriate document to provide the necessary environmental evaluations and clearance. This Initial Study and Mitigated Negative Declaration are prepared in conformance with the California Environmental Quality Act of 1970, as amended (Public Resources Code, Section 21000 et seq.); the State Guidelines for Implementation of the California Environmental Quality Act (“CEQA Guidelines”), as amended (California Code of Regulations, Title 14, Chapter 3, Section 15000, et. seq.); applicable requirements of the City of Lake Elsinore; and the regulations, requirements, and procedures of any other responsible public agency or agency with jurisdiction by law. The City of Lake Elsinore City Council is designated the Lead Agency, in accordance with Section 15050 of the CEQA Guidelines. The Lead Agency is the public agency which has the principal responsibility for carrying out or approving a project which may have significant effects upon the environment. C. INTENDED USES OF INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION This Initial Study and Mitigated Negative Declaration are informational documents which are intended to inform the City of Lake Elsinore decision-makers, other responsible or interested agencies, and the general public of the potential environmental effects of the Proposed Project. The environmental review process has been established to enable public agencies to evaluate environmental consequences and to examine and implement methods of eliminating or reducing any potentially adverse impacts. While CEQA requires that consideration be given to avoiding environmental damage, the Lead Agency and other responsible agencies must balance adverse environmental effects against other public objectives, including economic and social goals (CEQA Guidelines Section 15021). The City of Lake Elsinore City Council, as Lead Agency, has determined that environmental clearance for the Proposed Project can be provided with a Mitigated Negative Declaration. The Initial Study and Notice of Availability and Intent to Adopt prepared for the Mitigated Negative Declaration will be circulated for a period of 30 days for public and agency review. Comments received on the document will be considered by the Lead Agency before it acts on the Proposed Project. D. CONTENTS OF INITIAL STUDY This Initial Study is organized to facilitate a basic understanding of the existing setting and environmental implications of the Proposed Project. 5 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration I. INTRODUCTION presents an introduction to the entire report. This section identifies City of Lake Elsinore contact persons involved in the process, scope of environmental review, environmental procedures, and incorporation by reference documents. II. PROJECT DESCRIPTION describes the Proposed Project. A description of discretionary approvals and permits required for project implementation is also included. III. ENVIRONMENTAL CHECKLIST FORM contains the City’s Environmental Checklist Form. The checklist form presents results of the environmental evaluation for the Proposed Project and those areas that would have either a potentially significant impact, a less than significant impact with mitigation incorporated, a less than significant impact, or no impact. IV. ENVIRONMENTAL ANALYSIS provides the background analysis supporting each response provided in the environmental checklist form. Each response checked in the checklist form is discussed and supported with sufficient data and analysis. As appropriate, each response discussion describes and identifies specific impacts anticipated with project implementation. In this section, mitigation measures are also set forth, as appropriate, that would reduce potentially significant adverse impacts to levels of less than significance. V. MANDATORY FINDINGS presents the background analysis supporting each response provided in the environmental checklist form for the Mandatory Findings of Significance set forth in Section 21083(b) of CEQA and Section 15065 of the CEQA Guidelines. VI. PERSONS AND ORGANIZATIONS CONSULTED identifies those individuals consulted and involved in the preparation of this Initial Study and Mitigated Negative Declaration. VII. REFERENCES lists bibliographical materials used in preparation of this document. E. SCOPE OF ENVIRONMENTAL ANALYSIS For evaluation of environmental impacts, each question from the Environmental Checklist Form is stated and responses are provided according to the analysis undertaken as part of the Initial Study. All responses will consider the whole action involved, including offsite as well as onsite, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. Project impacts and effects will be evaluated and quantified, when appropriate. To each question, there are four responses, including: 1. No Impact: A “No Impact” response is supported if the referenced sources show that the impact simply does not apply to the Proposed Project. 2. Less Than Significant Impact: Development associated with project implementation will 6 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration have the potential to impact the environment. These impacts, however, will be less than the levels of thresholds that are considered significant and no additional analysis is required. 3. Less Than Significant With Mitigation Incorporated: This applies where incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The Lead Agency must describe the mitigation measures and explain how the measures reduce the effect to a less than significant level. 4. Potentially Significant Impact: Future implementation will have impacts that are considered significant and additional analysis and an EIR may be required to identify mitigation measures that could reduce these impacts to less than significant levels. F. TIERED DOCUMENTS, INCORPORATION BY REFERENCE, AND TECHNICAL STUDIES Information, findings, and conclusions contained in this document are based on the incorporation by reference of tiered documentation and technical studies that have been prepared for the Proposed Project which are discussed in the following section. Tiered Documents As permitted in Section 15152(a) of the CEQA Guidelines, information and discussions from other documents can be included into this document. Tiering is defined as follows: “Tiering refers to using the analysis of general matters contained in a broader EIR (such as the one prepared for a general plan or policy statement) with later EIRs and negative declarations on narrower projects; incorporating by reference the general discussions from the broader EIR; and concentrating the later EIR or negative declaration solely on the issues specific to the later project.” For this document, the “Lake Elsinore General Plan Final EIR” (prepared in 1990) serves as the broader document, since it analyzes the entire City area, which includes the Project Site. However, as discussed, site-specific impacts, which the broader document (Lake Elsinore General Plan Final EIR) cannot adequately address, may occur for certain issue areas. This document, therefore, evaluates each environmental issue alone and will rely upon the analysis contained within the Lake Elsinore General Plan Final EIR with respect to remaining issue areas. Tiering also allows this document to comply with Section 15152(b) of the CEQA Guidelines, which discourages redundant analyses, as follows: “Agencies are encouraged to tier the environmental analyses which they prepare for separate but related projects including the general plans, zoning changes, and 7 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration development projects. This approach can eliminate repetitive discussion of the same issues and focus the later EIR or negative declaration on the actual issues ripe for decision at each level of environmental review. Tiering is appropriate when the sequence of analysis is from an EIR prepared for a general plan, policy, or program to an EIR or negative declaration for another plan, policy, or program of lesser scope, or to a site-specific EIR or negative declaration.” Further, Section 15152(d) of the CEQA Guidelines states: “Where an EIR has been prepared and certified for a program, plan, policy, or ordinance consistent with the requirements of this section, any lead agency for a later project pursuant to or consistent with the program, plan, policy, or ordinance should limit the EIR or negative declaration on the later project to effects which: (1) Were not examined as significant effects on the environment in the prior EIR; or (2) Are susceptible to substantial reduction or avoidance by the choice of specific revisions in the project, by the imposition of conditions or other means.” Incorporation by Reference Incorporation by reference is a procedure for reducing the size of EIRs and is most appropriate for including long, descriptive, or technical materials that provide general background information, but do not contribute directly to the specific analysis of the project itself. This procedure is particularly useful when an EIR or Negative Declaration relies on a broadly drafted EIR for its evaluation of cumulative impacts of related projects (Las Virgenes Homeowners Federation v. County of Los Angeles [1986, 177 Ca.3d 300]). This document incorporates by reference the document from which it is tiered, the Lake Elsinore General Plan Final Environmental Impact Report, published in 2011. This document is referred to as the “General Plan EIR.” When an EIR or Negative Declaration incorporates a document by reference, the incorporation must comply with Section 15150 of the CEQA Guidelines as follows: The incorporated document must be available to the public or be a matter of public record (CEQA Guidelines Section 15150[a]). The General Plan EIR shall be made available, along with this document, at the City of Lake Elsinore, Community Development Department, 130 South Main Street, Lake Elsinore, CA 92530, ph. (951) 674-3124. This document must be available for inspection by the public at an office of the lead agency (CEQA Guidelines Section 15150[b]). This document is available at the City of Lake Elsinore, 8 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Community Development Department, 130 South Main Street, Lake Elsinore, CA 92530, ph. (951) 674-3124. This document must summarize the portion of the document being incorporated by reference or briefly describe the information that cannot be summarized. Furthermore, this document must describe the relationship between the incorporated information and the analysis in the General Plan EIR (CEQA Guidelines Section 15150[c]). As discussed above, the General Plan EIR addresses the entire City of Lake Elsinore and provides background and inventory information and data which apply to the Project Site. Incorporated information and/or data is cited in the appropriate sections. This document must include the State identification number of the incorporated document (CEQA Guidelines Section 15150[d]). The State Clearinghouse Number for the General Plan EIR is 91122065. The material to be incorporated in this document will include general background information (CEQA Guidelines Section 15150[f]). Technical Studies Appendix A – Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022 Appendix B – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022 Appendix B-1 -Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022 Appendix C – Cultural Resources Assessment for the Evergreen Commercial Project, Riverside County, California, Paleowest Archaeology, June 2022 Appendix D – Evergreen Development Energy Assessment, JK Consulting Group, December 21, 2021 Appendix E – Geotechnical Engineering Investigation with Geologic Hazard Study, Salem Engineering Group, Inc., April 22, 2021 Appendix F -Phase I Environmental Site Assessment Report, Proposed Commercial Development, East Corner of Central Avenue and Cambern Avenue, Lake Elsinore, California 92530, Salem Engineering Group, March 11,2022 Appendix F-1 – Geophysical Investigation Report, Proposed Commercial Development, NEC Central Avenue and Cambern Avenue, Lake Elsinore, California, Salem Engineering Group, May 9 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration 14, 2021 Appendix G –Preliminary Water Quality Management Plan, Evergreen Development – Cambern & Central, DRC Engineering Inc., July 26, 2022 Appendix G-1 – Preliminary Hydrology Study, Evergreen Development – Cambern & Central, DRC Engineering, Inc., December 17, 2021 Appendix H – Noise and Vibration Study, Salem Engineering Group, Inc., May 16, 2022 Appendix I – Traffic Analysis, Central & Cambern Retail, Urban Crossroads, July 27, 2022 Appendix J – Will Serve Letter, Elsinore Valley Municipal Water District, December 10, 2021 10 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration II. PROJECT DESCRIPTION A. PROJECT LOCATION AND SETTING The Proposed Project is in the City of Lake Elsinore (City); in the western portion of Riverside County, California (Figure 1 -Regional Vicinity Map and Figure 2 -Site Location – Aerial View). The Project Site is within the United States Geological Survey (USGS) “Lake Elsinore, California” 7.5-minute quadrangle (1977, Figure 3 -Site Location – USGS Map) and located in the central portion of the City, south of Central Avenue/State Route 74 (SR-74) and east of Interstate 15 (I- 15). The Project Site consists of five existing parcels (APN 377-020-014, 377-020-016, 377-020- 017, 377-020-018, and 377-020-019) totaling approximately 8.863 gross acres in size. The Project Site has a General Plan Land Use Designation of General Commercial (GC) and a zoning designation of General Commercial (C-2). The Project Site is currently vacant, undeveloped land. The Project Site is gently sloping to the south with elevation ranging from 1,333 to 1,313 feet above mean sea level based on Google Earth imagery. The east corner and southeast side of the Project Site consists of a portion of an existing natural drainage course that conveys stormwater from the Third Street Channel Watershed, which lays within the Santa Ana River Basin. The site has sparse vegetation, consisting of grass field with a concentration of trees and shrubbery along the existing natural drainage course. The Project Site is bounded to the north by Central Avenue/SR-74 and undeveloped land designated as General Commercial (C-2) beyond, to the east by single-family residential properties zoned Residential Estate (R-E), to the south by residential properties zoned Medium Density Residential (R-2) and vacant land zoned High Density Residential (R-3) and to the west by Cambern Avenue and commercial properties zoned General Commercial (C-2) beyond. Vehicular Access to the Project Site would be immediately taken from Central Avenue and Cambern Avenue. The Project Site can be accessed from the I-15 freeway, via Central Avenue/SR-74. Existing Site General Plan and Zoning Designation The General Plan Land Use Designation of the Project Site is General Commercial (GC) and is zoned General Commercial (C-2) (Figure 4 – General Plan Land Use and Site Zoning). The GC designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses. The Lake Elsinore Municipal Code (LEMC) Chapter 17.124.010 describes that the General Commercial (C-2) is intended to accommodate a full range of retail stores, offices, personal and business service establishments offering commodities and services scaled to meet the needs of the residents of the entire City. 11 | Page SAGECREST PLANNING+ ENYIRONMENIAL I I Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Surrounding Land Uses, General Plan and Zoning Designations The Project Site is located on the southeast corner of Cambern Avenue and Central Avenue/SR- 74, within the northernmost portion of the City’s C-2 zone along Central Avenue/SR-74, adjacent to residential zoning. The southeast and southwest corners of Cambern Avenue and Central Avenue/SR-74 are fully developed with large commercial centers. The northwest side of Central Avenue/SR-74 consists of undeveloped land with a General Plan Land Use Designation of General Commercial (GC) and a zoning designation of General Commercial (C-2). The east side of the Project Site consists of single-family residential properties designated Low Density Residential (LDR) and zoned Residential Estate (R-E), and the adjacent south side of the Project Site consists of residential properties designated Medium Density Residential (MDR) and High Density Residential (HDR) and zoned Medium Density Residential (R-2) and vacant land zoned High Density Residential (R-3), respectively. B. PROJECT DESCRIPTION The Proposed Project consists of construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, several quick-serve restaurants, a gas station with a convenience store, and a separate drive-through car wash, which would be constructed in two phases over a total of 8.863 acres (Figure 5 -Site Plan Schematic and Figure 6 -Site Phasing). The Proposed Project consists of applications for a Tentative Parcel Map (TPM) No. 38195, TPM No. 38281, a Conditional Use Permit (CUP) No. 2021-09, CUP No. 2021-10, CUP No. 2021-11, CUP No. 2021-12, a Commercial Design Review (CDR) No. 2021-17, Public Convenience & Necessity (PCN) No. 2021-01, PCN No. 2021-02, and Uniform Sign Program (SIGN) No. 2021-35, which collectively are being processed under Planning Application (PA) No. 2021-34. Tentative Parcel Map The Applicant proposes to subdivide the existing five lots into five lots with different sizes via Figure 7 – Tentative Parcel Map No. 38195 (Phase 1) and Figure 8 – Tentative Parcel Map No. 38281 and in Table 1 – Lot Summary: Table 1 – Lot Summary Lot Number Gross Acreage Net Acreage 1 1.30 1.19 2 1.20 1.10 3 1.65 1.42 4 3.60 3.59 5 1.13 1.03 Total 8.88 (+/-8.863) 8.33 (+/-8.32) 12 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Development Proposal The Applicant proposes to construct the following improvements as shown in Figure 5 and in Table 2 – Development Summary. Site improvements would be completed in two phases consistent with the phasing plan for Project buildout (Figure 6). An 8-foot-high concrete block wall would be constructed along the south and east perimeter to screen the Project Site from the adjacent residential uses. Phase 1: Lot 1: A 4,116 SF drive-thru car wash building, 25 self-service vacuum stations, 7 parking spaces, and two monument signs on 1.19 net acres. An access gate would be installed on Lot 1 at the terminus of Allan Street; the gate would be locked and is designed for emergency vehicle access only. Lot 2: A 3,000 SF quick-service restaurant building, 57 parking spaces, and one monument sign on 1.10 net acres. Lot 3: A 4,088 SF service station with convenience store, fuel canopy with eight pumps, two underground storage tanks (USTs), 43 parking spaces, and two monument signs on 1.42 net acres. Phase 2: Lot 4: A 43,050 SF grocery store and 184 parking spaces on 3.59 net acres. Lot 5: A 3,000 SF quick-service restaurant building, 52 parking spaces, and two monument signs on 1.03 net acres. 13 | Page SAGECREST PLANNING+ ENYIRONMENIAL I I Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Table 2 – Development Summary Proposed Lot Number Proposed Gross Acres Proposed Net Acres Proposed Development (Conceptual) Proposed Floor Area Ratio (FAR) Phase 1 1 1.30 1.19 • Car Wash (4,116 SF) • 25 self-serve vacuum stations • 7 parking spaces • Two monument signs • Trash enclosure • Site lighting 0.0797 2 1.20 1.10 • Quick-service Restaurant (3,000 SF) • 57 parking spaces • Monument sign • Site lighting • Trash enclosure 0.0629 3 1.65 1.42 • Service station with convenience store (4,088 SF) • Fuel canopy with eight-pumps • 43 parking spaces • Two USTs • Two monument signs • Site lighting • Trash enclosure 0.0659 Phase 2 4 3.60 3.59 • Grocery store (43,050 SF) • 184 parking spaces • Site lighting • Trash enclosure 0.2756 5 1.13 1.03 • Quick-service Restaurant (3,000 SF) • 52 parking spaces • Two monument signs • Site lighting • Trash enclosure 0.0672 Pursuant to the C-2 zoning requirements, the project would be subject to a CUP No. 2021-09 for the 4,116 SF Car Wash on Lot 1, CUP No. 2021-10 for the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, CUP No. 2021-11 and PCN No. 2021-01 for the gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, PCN No. 2021-02 for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and CUP No. 2021-12 for the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. 14 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Signage The uniform sign program (SIGN No. 2021-35) for the Project intended to create an integrated framework for all signage within the center to allow for business branding and identification while complementing the character of the center via architectural compatibility. The sign program includes proposed freestanding signs, a blueprint for building/wall signage, and all other types of contemplated signage that would be allowed in the center. The larger Center identification signs situated at the primary driveway entrances into the center will feature the grocery anchor tenant prominently with panels for the other prospective 4 tenants within the center. The sign program is also proposing a 6’ tall freestanding monument sign for each remaining outparcel featuring a single business name/logo with consistent base and sign structure to match the rest of the signs architectural theme. Street Improvements Off-site street improvements within the public right-of-way on Central Avenue and Cambern Avenue, along the Project Site’s frontages, would conform with the City’s roadway design standards. Two-way vehicular driveways are proposed from Central Avenue into Lots 1 and 3, and from Cambern Avenue into Lots 3 and 5. An emergency vehicle only access is also proposed from Allan Street, a residential street to the east, into Lot 1. All vehicular driveways are proposed to be served by dedicated right turn only lanes traveling northbound and eastbound, and by median left turn lanes traveling southbound and westbound. Pedestrian access to the site will be provided by new sidewalks along both street frontages. A future Riverside Transit Agency (RTA) bus shelter is anticipated along eastbound Central Avenue adjacent to Lot 2. Parking The Project Site would include a total of 369 vehicular parking spaces between all five lots, which exceeds the City’s parking requirement of 286 spaces based on the proposed mixed of uses for the project. Parking space total includes the 25 self-service vacuum stations on Lot 1. ADA accessible parking spaces will be provided throughout the Project Site in accordance with California Building Code (CBC) requirements. Shared access easements shall link all five lots to allow for seamless use of the shared parking lot by visitors to the Project Site arriving from both Central Avenue and Cambern Avenue. Additional Site Improvements The Proposed Project includes approximately 56,262 SF of landscaping, which is 15.53 percent landscape coverage. Landscaping would be provided in the setback areas along the perimeter of the Project Site, between the operational areas of each pad tenant, and interspersed throughout the shared parking lot (Figure 9 – Landscape Plan). Paved areas for parking and circulation would cover 247,767 SF, or 68.64 percent of the Project Site. The entire site would include on-site stormwater management improvements, lighting, walls and fencing, and a security gate for the emergency vehicle access at Allan Street (Figure 10 – Utility Plan and Figure 11 – Photometric Plan). 15 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Grading The Project Site is flat and has already been cleared of most vegetation. Building pads will need to be over-excavated, recompacted and filled prior to construction. Precise grading is anticipated to require 51,000 cubic yards (CY) of exported soils and 60,000 CY of imported soils, for a total of 9,000 CY of net import fill soils. The maximum grading cut depth would be 10.7 feet, with a maximum fill depth of 1 foot. Operation Individual business hours of operation will be determined by each pad tenant but are anticipated to concentrate within conventional business hours. The proposed convenience store would be single-story and include restrooms and retail space. The proposed gas station would entail eight fuel pumps, servicing up to 16 vehicles at one time. The two quick-service restaurants include drive-thru queuing lanes in addition to on-site parking spaces. The carwash includes a drive-thru queuing area and self-service vacuum stations for customers. The grocery store includes a parking lot for customers and staff as well as loading dock area for delivery vehicles on the east side of the building. 16 | Page SAGECREST PLANNING + ENY I RO NMENIAL __ Los Angeles Lor1gBeach ........ Sant3 A(ia ) l,:1*f>shoreOr McVic ke r Can yon Park Q Lakeside High School 9 Wat Khmer Monastery Lake Els inore Lookout Roa C se ' ); ® (I%~,.. -1 •• Q Launch Pointe Recreation T Destinatio & RV Park 9 Lake Els inore Marl<et G',..~,,O' -1 •• Costco Wholesale 9 The Home Depot "9 ® Target9 Elm Grove Beach ~ <.,.f. "~ ;;; s :! "' Lake Els inore Lake po int Q Park G o gle r~'h&c(t/2 """1-,, :,-,_~ ln-N-Out Bur r' E l..akeshare Dr Lake Elsinore Storm ~ Tuscan y Hills Par k Q ~ Econo Lodge Lake T Elsinore Cas in o Ca ny,on Lake Rodeway Inn & Suites ~ Canyon Lake 1-15 T Stater Bros. Markets 9 Railroad Canyon Rd I Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Regional Overview Project Site Not to Scale Figure 1: Regional Vicinity Map Source: Google Maps SAGECREST PLANNING+ ENYIRONMENIA L Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration 377-020-014 Figure 2: Site Location – Aerial View Source: ESRI Mapping Service a a a a a SAG ~f,.~N~e~,! PLANNING+ Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Project Site Figure 3: Site Location – USGS Map Source: Google Earth, Earth Point Topo Map SAGECREST PLANNING+ ENY IRONM ENIA L □CITY IIOUNDARY □SPH E RE O F I NFLUE N C E /',./ STRE AMS ,V I-I S /'V' SH WY-74 i FUTURE SC H OO LS l EX IST ING SCHOOLS ~ EXT RAC TIVE O VER LAY l§ll§ll§! AUTO MALL OVERLAY GTIJ MAI N STREET O V ERLAY LA DUSE -FLOODWAY -IIUS I NESS PROFESSIO N AL -LIM I TE D I DUSTRJAL -GE ERAL CO M M ERC IAL N EIGliBORH OOD COMMERC I A L -T OUR I ST COMMERCIAL -GATEWAY COMMERC IA L -COMM ERC I A L MIX ED USE -RESIDENTIA L M IXED U SE LAKES I DE R ES I DE NTIA L HI LLSIDE RES I DE T I AL LOW D E SITY R ES I D ENTIA L LOW-MED I U M RES IDEN TI AL M EDIUM D ENSITY RES I DE T I A L HIG II D ENS ITY R ES I DENTIAL RECR EAT I ONA L DOW TOW RECREATIO N AL -OPE SPACE -PUB LI C I NS T I TUT IONAL -SPEC I FIC PLAN . ' .J-~ ,._o" I N THE EVE T THAT LAND U E DEL I N EATIONS ARE CHANGED A ND PROP ERTY IS RE LEASED FROM THE FLO ODWAY. T H E LAND U SE MAP W I LL ASSUME T I I E DES IG ATIO N OF T II E BALA CE OF THE PARC EL OR EXT ADJACE N T PROP ERTY. SU BJECT TO FEDE RAL REQ!J I REM E CO N STRAI TS_ SOURCES : CITY OF LAKE ELS I NORE. COUNTY OF R I VERSIDE ~ LAK_E c,_ LS I NORE ~ DA.FAM F'f(r llfME .Ll N 0 0.5 I M ILES CITY OF L AKE ELS I ORE LAND USE P LAN FIGURE 2.1A Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Project Site Project Site Figure 4: General Plan Land Use and Site Zoning Source: City of Lake Elsinore. SAGECREST PLANNING+ ENYIRONMENIAL CITY OF LAKE ELSINORE ZONING MAP ..I. CITY LAYERS • 0 Gty Boundary - D Specific Plan Boundaries 0 HistOl'ic Downtown D istrict Boundary "'-'"lntrmtatelS ~ Highway74 • .1111. CrtyHall • ! Schools - CITY ZONING RMR Rura l Mount ainous Residentiill • CO Commerci.11 Office RH -Hillside Single Family Residential • Cl'-Commercial l'ark RR-Run~I Res idential -BP -Business Professional RE -Residential Estate Rl -Single Family Residentia l R2 Mediu m Density Residenti.:il RJ -H igh Dens ity ReSideritial MC -Mobile Home Community RMU -8esidential Mixed Use- Ml -Li mited M<1nufocturing -M2 -General Manufacturing • M3 Mineral Resources/Related M.:inufocturing -L -Lakeshore • Pl -Public/Institutional • F -Floodway • CMU -Commercial Milced Use Cl -Neigborhood Commercial OS -Open Space R-Recreation -C2-Genera1Commercial SP -Specific: Plan • CM -Commercial Manu facturing SPA -Specific Plan Area Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Project Site Project Site Figure 4-1: General Plan Land Use and Site Zoning Source: City of Lake Elsinore. SAGECREST PLANNING+ ENYIRONMENIA L C-2ZONING GENERAL COMMERICAL , '•1..l. j__l t;; -,;;-/~•,·-~ !·,.:J~-~-.::~].~: '.~ C-2ZONING GENERAL COMMERICAL C-2ZONING GENERAL COMMERICAL _L, OVERALL SITE PLAN R-2Z6NING MEDIUM DENSITY RESIDENTIAL C-2ZONING GENERAL COMMERICAL CENTRAL AVE. R-3ZONING UNCATEGORIZED R-EZONING LOW OENSITY I RESIDENTIAL :;~r:~r ~t -"'1S'ITTCITl'OR O:Jl•Jt~:y•,1:t•~El!C :of\LY • '--"IK;K:11.r)[.'-t"-<•lH-!>..-...'"R~ io:~FFtllHC,"41~1 "11:(i-'~(')J.>.C"t,1 SITE & PARKING CATA: :~,..:•.rn--1.r5 9" 4,1\1• ~~l\l<;tc~ :! ~¥;,'"{ fri~~;; ~~~i~ .cr:,,:2~:t-.cR>.!.•:>:.,11.1e Rt;,,. .• z-:..111c.: .... ~-<IN-J 't""(l ,' • il~'\.11 ~..::.t·T ... ,i v .' -,,)';Et~IN'.;1,•u.">rnrE~'(;l!AYHvNI'.' :<!R !.CCl rl" .'.1:+-1(~~1 :~~-) ~~;°~~Nr~RO PERTY LINE SCREENIN G WALL 62302049 03/10.~ SD1.0 Evergreen Development Project Initial Study/Mitigated Negative Declaration Figure 5: Site Plan Schematic Source: BRR Architecture, Inc. AVE. 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SAGECREST PLANNING+ ENYIRONMENIAL t \ i i g 'ii WW 55 ==±~ ' GROCERY- 43,050 SF DOMESTIC WA lfB GONSJRI ICTION NOJFS· @1NSTALLFlREOCP"Rll,l(NTCO.NECTIO>/ @IHSlALL2'DOMC.TICW/1:IERSERYICC @)1HSTALL2°00MES"OCBACXR.OWPRE'l'ENlEJi ® MSTM.L +• IJl,CKFlO'lf PREIOITER @IHSTA1.LPVELlCFll£HYORANTPEREW\IOSTOOARDS @ltfilAl..l.2"DCMESTICWA1ER MOERP81EWIIOSTNIOARDS @ INSTALL e: PUau:: W.t.fER WAN LI£ Pm [WWII ST.ltNO~DS @eo1NtcTtoDISTWGPUIIUCWATERMAINI..IIE @ IHSTAU.4•PRIVATEm(WA.T[RUNE @t1STALl£>BAOCFl.OWPREVHl'TEll @t1STAU.6"PRIVATEfl!EWATERLINC ® \MST,lil 1' IRRIG>.TION WATER METER PD! EW'Ml STANDARDS @ lltST.lrU 1• RRIG>.Tl{W BACKrulW PfJI EW'Ml STAl«lAROS @ INST,l,IJ. 1' RRIGAD !Dllo1CE. PER CW'Ml ST>-KJAl!CIS SEVGR CQNS1HlJCllQN NOJES· ® CONNECT TO EXISTING EWMl SOfR ~CI..E @cONSlRJC14S"S£111EJ!MAHHOLE @t1sTAU.8"SORJ5P\ICSEllERPff @1NST,1J,.LB"SDRJSP\ICPUBUCSE~I.AlERM.l"EREWWDSTNIOARCS @INST""1.SEWERCl.£ANOUTP81EWIIIOSTANDARDS @lNST.-.llB"SllRJ5P\ICPRIVA1E~LATERALPERE'oV\IIDST,1r,NOAR0S DETAIL "A" SCAl£:1'•'211 :r:CD ~ ~ t~::;t~~;;;;;~~="'-'=-;;,'=-,_'=--_=:,"', =_==_ .. _=aa!a_-::-::::-:::::"' ,,,___, . "'' ~ (f) EX u · £WMl l'A1ER il.O,f,j CAlmERN A VE '" 'I '----EXR/W J DAT'E: 2/U /711ll CHCD<ID::CII IIRAWN:JI Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Figure 10: Utility Plan Source: DRC Engineering, Inc. SAGECREST PLANNING + ENYIRO NMENIAL C-2ZONING GENERAL COMMERICAL C-2 ZONING GENERAL OM MERICAL ~ z a: w a, " ~ RESIDENTIAL P HOTOM ETRI C SITE PLAN r:,A \cJ,._j R-3ZONING UNCATEGORIZED ~:·;,;:~ :!::> :v ~Uto: H :,: tl,'~:T c::c ::: : . ·.ul'. r.:::~ H'-i~•:T I_ R-EZONING LOW DENSITY RESIDENTIAL ~, .. ;:: ~-;, ;~: . ~~:: ~r.~ :~~ ·;.:~;-- \_-n_ ~~~~~: • ~ ' .?: .. -' _,.?: 1,i · i:1.1',S '.-;"STE(lf"..U::l'l'm" (K,K"Trr: IIMlllllO r~~r, t<JN '·ll'tT(R;>UtlDl,·.(.;GJNO.Xl"JI\ TOGtOUN(ll\t~..cc;:tl!::l)!-L"l\lHO..f. "1'a,m.,.. Collitlltlrl.1 ~--PU.C. ""'---~ W,f.'lA:.r-7w-,,k~ 62302049 7~f~i~ ~~.,,~~~•;,';!.~'G,.~ ••• ~•v u E1.0 _ _, __ Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Figure 11: Photometric Plan Source: BRR Architecture, Inc. SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration III. ENVIRONMENTAL CHECKLIST A.BACKGROUND 1. Project Title: Evergreen Commercial Development Project 2. Lead Agency Name and Address: City of Lake Elsinore, 130 South Main Street, Lake Elsinore, CA 92530 3. Contact Person and Phone Number: Attn: Damaris Abraham, Planning Manager (951) 674-3124 Ext. 913 dabraham@lake-elsinore.org 4. Project Location: Undeveloped parcels along the south side of Central Avenue/State Route 74 (SR-74), approximately 0.32 mile east of Interstate 15 (I-15) in the City of Lake Elsinore, County of Riverside; Assessor’s Parcel Number [APNs] 377-020-014, 377-020-016, 377-020-017, 377-020- 018, and 377-020-019. 5. Project Sponsor’s Name and Address: Evergreen Devco, Inc. 2390 E. Camelback Road, Suite 410 Phoenix, AZ 85016 6. General Plan Designation: General Commercial (GC) 7. Zoning: General Commercial (C-2) 8. Description of Project: The Proposed Project consists of construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, several quick-serve restaurants, a drive-through car wash, and a fuel station, which would be constructed in two phases over a total of 8.863 acres. See Section II above for a more complete description of the Proposed Project. 9. Surrounding Land Uses and Setting: The Project Site is zoned C-2 (General Commercial) and is bounded to the north by Central Avenue/SR-74 with undeveloped land designated as General Commercial (C-2) beyond to the north, on the east by single-family residential properties zoned Residential Estate (R-E), on the south by residential properties zoned Medium Density Residential (R-2) and vacant land zoned High Density Residential (R-3) and to the west by Cambern Avenue and commercial properties zoned General Commercial (C-2) beyond. Vehicular Access to the Project Site would be immediately taken from Lake Street, located to the West. Vehicular Access to the Project Site would be taken from Central Avenue and Cambern Avenue. The Project Site can be accessed from the I-15 freeway, via Central Avenue/SR-74. 29 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration 10. Other Public Agencies Whose Approval is Required: The project would be required to comply with the National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction of Land Disturbance Activities (State Water Resources Control Board [SWRCB] Order No. 2009- 0009-DWQ, NPDES No. CA2000002), in addition to related City requirements for storm water and erosion control; South Coast Air Quality Management District (SCAQMD) Permit to Operate; California Department of Fish and Wildlife and Regional Water Quality Control Board authorizations related to fill of aquatic feature on the Project Site; and a driveway encroachment permit through the California Department of Transportation (Caltrans). 11. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.?: In accordance with the requirements of Assembly Bill (AB) 52, the City sent notification to six Tribes on November 24, 2021. Of the tribes notified, the Rincon Band of Luiseño Indians, Pechanga Band of Luiseño Indians, and the Soboba Band of Luiseño Indians requested formal government-to-government consultation under AB 52. Consultation meetings were held on January 4, 2022 with the Rincon Band of Luiseño Indians, on January 13, 2022 with the Soboba Band of Luiseño Indians, and on January 27, 2022 with the Pechanga Band of Luiseño Indians. The City concluded consultation with the Rincon Band of Luiseño Indians on January 6, 2022, the Soboba Band of Luiseño Indians on January 13, 2022, and with e Pechanga Band of Luiseño Indians on August 15, 2022. Mitigation measures have been added to address a concern over the potential for uncovering tribal cultural resources (TCRs) or other tribal affiliated resources during construction of the Project. Please see Section XVIII of the Initial Study Environmental Checklist for more detail. 30 | Page SAGECREST PLANNING+ ENYIRONMENIAL □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact,” as indicated by the checklist on the following pages. Aesthetics Agriculture & Forest Resources Air Quality Biological Resources Cultural Resources Energy Geology/Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology/Water Quality Land Use/Planning C. DETERMINATION Mineral Resources Noise Population/Housing Public Services Recreation Transportation Tribal Cultural Resources Utilities/Service Systems Wildfire Mandatory Findings of Significance I find that the Proposed Project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the Proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the Proposed Project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the Proposed Project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the Proposed Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the Proposed Project, nothing further is required. Damaris Abraham, Planning Manager Date 09/06/2022 31 | Page SAGECREST PLANNING+ ENYIRONMENIAL □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration D. INITIAL STUDY CHECKLIST Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? II. AGRICULTURE AND FORESTRY RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non-forest uses? 32 | Page SAGECREST PLANNING+ ENYIRONMENIAL □ □ □ ~ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ ~ □ □ □ □ ~ □ □ ~ □ □ □ □ ~ □ □ ~ □ □ Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non- agricultural use? III. AIR QUALITY. Where available, significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? c) Expose sensitive receptors to substantial pollutant concentrations? d) Result in other emissions (such as those leading to odors) affecting a substantial number of people? IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat 33 | Page SAGECREST PLANNING+ ENYIRONMENIAL □ IZI □ □ □ IZI □ □ □ IZI □ □ □ □ IZI □ □ □ IZI □ □ □ IZI □ □ □ IZI □ □ □ IZI □ □ □ IZI □ □ □ IZI □ □ □ IZI □ □ □ IZI □ Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5 of the California Code of Regulations? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5 of the California Code of Regulations? c) Disturb any human remains, including those interred outside of formal cemeteries? VI. ENERGY. Would the project: a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? VII. GEOLOGY AND SOILS. Would the project: a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), 34 | Page SAGECREST PLANNING+ ENYIRONMENIAL □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ □ ~ □ □ ~ □ □ □ □ ~ □ □ ~ □ □ □ ~ □ Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? VIII. GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? IX. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous materials or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? g) Expose people or structures, either directly or 35 | Page SAGECREST PLANNING+ ENYIRONMENIAL □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ □ ~ □ □ ~ □ □ □ ~ □ □ □ □ Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact indirectly to a significant risk of loss, injury or death involving wildland fires? X. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces in a manner which would: (i) result in substantial erosion or siltation on-or off-site; (ii) substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on-or off-site; (iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or, (iv) impede or redirect flood flows? d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? XI. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? b) Cause a significant environmental impact due to a conflict with any applicable land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? XII. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally 36 | Page Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? XIII. NOISE. Would the project result in: a) Generation of a substantial temporary or permanent increase in ambient of noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or other applicable standards of other agencies? b) Generation of excessive groundborne vibration or groundborne noise levels? c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? XIV. POPULATION AND HOUSING. Would the project: a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? V. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? b) Police protection? c) Schools? d) Parks? e) Other public services/facilities? XVI. RECREATION. a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur SAGECREST PLANNING+ ENYIRONMENIAL □ ~ □ □ □ ~ □ □ □ □ □ ~ □ □ ~ □ □ □ □ ~ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ 37 | Page SAGECREST PLANNING+ ENYIRONMENIAL □ □ □ ~ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ ~ □ □ □ ~ □ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XVII. TRANSPORTATION. Would the project: a) Conflict with program, ordinance or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? b) Conflict or be inconsistent with CEQA Guideline section 15064.3, subdivision (b)? c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? XVIII.TRIBAL CULTURAL RESOURCES. Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k). b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. XIX. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? c) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? 38 | Page SAGECREST PLANNING+ ENYIRONMENIAL □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? XX. WILDFIRE. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project: a) Substantially impair an adopted emergency response plan or emergency evacuation plan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? XXI. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? 39 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration IV. ENVIRONMENTAL ANALYSIS This section provides an evaluation of the impact categories and questions contained in the Environmental Checklist. A complete list of the reference sources applicable to the following source abbreviations is contained in Section VII, References, of this document. I. AESTHETICS Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Have a substantial adverse effect on a scenic vista? ☐ ☐ ☒ ☐ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? ☐ ☐ ☒ ☐ c) In non-urbanized area, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? ☐ ☐ ☒ ☐ d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? ☐ ☐ ☒ ☐ a) Have a substantial adverse effect on a scenic vista? Less Than Significant Impact: The State CEQA Guidelines do not provide a definition of what constitutes a “scenic vista” or “scenic resource” or a reference as to from what vantage point(s) the scenic vista and/or resource, if any, should be observed. Scenic resources are typically landscape patterns and features that are visually or aesthetically pleasing and that contribute affirmatively to the definition of a distinct community or region such as trees, rock outcroppings, and historic buildings. A scenic vista is identified as a public vantage viewpoint that provides expansive views of a highly valued landscape for the benefit of the general public. Common examples may include a public vantage point that provides expansive views of undeveloped hillsides, ridgelines, and open space areas that provide a unifying visual backdrop to a developed area. Important factors in determining whether the Proposed Project would block or diminish scenic vista quality includes the project’s proposed height, mass, and location relative to surrounding 40 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration land uses and public travel corridors. The Project Site and surrounding area is relatively flat, and mostly undeveloped and contains no views of scenic vistas on site, and there are no visual resources on the Project Site. The Project Site is bounded by vacant property to the northwest, commercial centers to the southwest and southeast of Cambern Avenue. Residential land uses exist to the east and southeast of the Project Site. The General Plan EIR identifies the most notable aesthetic resource in the City as Lake Elsinore itself, a 3,000-acre natural lake, located approximately 1.6 miles southeasterly of the Project Site The City’s General Plan Figure 4.10 – Viewshed and Vantage Points identifies various areas within the City of Lake Elsinore that may have a view of the lake, as well as identifies specific vantage points of Lake Elsinore that are to be visually maintained. These vantage points are generally located adjacent to the lake approximately 1.6 miles southeasterly of the Project Site. The Project Site is not identified as a vantage point, and there are no vantage points in the immediate Project vicinity. The City’s aesthetic setting is characterized by urbanized development of various densities occurring within varied topographical features and interspersed with undeveloped natural areas. Scenic resources within and surrounding the City include the lake, portions of the Cleveland National Forest, rugged hillside land, distant mountains and ridgelines, rocky outcroppings, streams, vacant land with native vegetation, parkland, and buildings of historical and cultural significance such as the cultural center, bathhouse, and military academy. General Plan Goal 12 recommends policies to preserve valued public views throughout the City. The Project Site is located more than 1.6 miles northwesterly of Lake Elsinore (water body) and does not propose any building heights in excess of those that are allowed by the City’s Zoning Code. Views of the mountains and ridgelines can be seen from the Project Site; however, the Proposed Project would be subject to the maximum building height permitted by the zoning which is limited to 45 feet. The highest elevation of the Proposed Project would be the grocery store at 40 feet high. The Proposed Project provides a 20-foot setback along Central Avenue/SR-74 and a 15-foot setback along Cambern Avenue. An 8-foot-high concrete wall would be installed along the south and east property boundaries that are adjacent to the residential areas. Views of the scenic resources within and surrounding the City are the prominent scenic vistas in the area. However, the Proposed Project would not impede any of these views because the Project would be constructed within City’s height standards. Therefore, potential impacts associated with a scenic vista would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, Project Description, Conceptual Grading Plan 41 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? Less Than Significant Impact: The Project Site is undeveloped land on 8.863-acres (gross). The Project Site is located on the southeast corner of Cambern Avenue and Central Avenue/SR-74, approximately 0.32 mile east of I-15. The Project Site is located near SR-74 and I-15. According to the California Scenic Highway Mapping System, there are no eligible scenic highways near the Project Site. The portion of the I-15 eligible for listing as a state scenic highway runs from the southerly border of Riverside County to the SR-91/I-15 exchange located in the northwest corner of Riverside County, which is more than 10 miles from the Project Site. The Project Site is relatively flat and has been previously disturbed for the mining operation. The Project site does not contain any scenic resources, and there are no existing rock outcroppings or historic buildings present on the Project Site. The City has local ordinances that protect the City’s streetscape and trees. The City’s Municipal Code includes a City Tree Preservation Ordinance (Ord. 1256) which governs species, maintenance, and care of trees within the public right-of-way and parks. There are no trees existing on the Project Site and therefore the ordinance does not apply to the Project Site. The City of Lake Elsinore has also determined that certain species of palm trees in the family Palmaceae are locally significant resources through the City Significant Palm Tree Ordinance (Ord. 1160). However, no palms occur on the Project Site. Therefore, through compliance with local ordinances and the City’s design review process, potential impacts associated with scenic resources within a state scenic highway would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, LEMC, CalTrans California Scenic Highway Mapping System (accessed https://dot.ca.gov/programs/design/lap-landscape-architecture-and-community-livability/lap- liv-i-scenic-highways on July 19, 2022. c) In non-urbanized area, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?? Less Than Significant Impact: The Project Site is located within an urbanized area. The Proposed Project would not substantially degrade the existing visual character or quality of the Project Site and its surroundings. The Project Site consists of a previously disturbed, undeveloped parcel located in a commercially zoned area of the City. The Project Site is bounded to the north by Central Avenue/SR-74 and undeveloped land designated as General Commercial (C-2) beyond, to the east by single-family residential properties zoned Residential Estate (R-E), to the south by residential properties zoned Medium Density Residential (R-2) and vacant land zoned High 42 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Density Residential (R-3) and to the west by Cambern Avenue and commercial properties zoned General Commercial (C-2) beyond. Vehicular Access to the Project Site would be immediately taken from Central Avenue and Cambern Avenue. The Proposed Project consists of construction of a 57,254 SF commercial center that consists of an anchor grocery store, several quick-serve restaurants, a gas station with a convenience store, and a separate drive-through car wash, which would be constructed in two phases over a total of 8.863 acres. No structures are being proposed that would diminish the existing visual character of the area or block views of the distant mountains and ridgelines. The Proposed Project is consistent with the intended land use for the area and meets development standards guiding the visual character of the Project Site. In addition, the Proposed Project would provide street improvements along the Project Site’s frontage of SR-74 and Cambern Avenue, including curbs, and sidewalks. The resulting aesthetic would be more organized, unified, and urban, compared to the existing conditions. While the Proposed Project would change the visual quality of the Project Site, it would not degrade the existing visual character or quality of the Project Site or surroundings. Therefore, potential impacts associated with the visual character or quality of the Project Site and its surroundings would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Project Description, Site Plan, SCAG U.S. Census Urbanized Areas (accessed July 16, 2019) d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Less Than Significant Impact: According to the City’s General Plan, light and glare impacts to the Mount Palomar Observatory are of concern to the City. Areas of light pollution impacts have been identified through a “ring analysis,” where primary impacts to the Observatory are within a 30- mile radius, and secondary impacts are up to 45 miles. According to the General Plan Figure 4.12 – Palomar Lighting Impact Analysis Areas, the Project Site is within the 45-mile secondary impacts radius. The Proposed Project would introduce light features to the vacant Project Site. Accordingly, the new buildings and associated components would include lighting features typical of commercial developments, such as security lighting and indoor lighting. However, while the Proposed Project would introduce new sources of light, all lighting fixtures would comply with Lake Elsinore Municipal Code (LEMC) Section 17.112.040 Lighting (for Nonresidential Development). Section 17.112.040 requires all outdoor lighting fixtures in excess of 60 watts to be oriented and shielded to prevent direct illumination above the horizontal plane passing through the luminaire and prevent any glare or illumination on adjacent properties or streets. This section of the LEMC encourages the use of low-pressure sodium vapor lighting due to the City’s proximity to the Mount Palomar Observatory. 43 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration The Proposed Project would not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Therefore, potential impacts associated with light or glare would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: LEMC, General Plan 44 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration II. AGRICULTURE AND FORESTRY RESOURCES Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? ☐ ☐ ☐ ☒ b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? ☐ ☐ ☐ ☒ c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? ☐ ☐ ☐ ☒ d) Result in the loss of forest land or conversion of forest land to non-forest use? ☐ ☐ ☐ ☒ e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? ☐ ☐ ☐ ☒ a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? No Impact: Agricultural uses constitute approximately 0.8 percent of the City’s total acreage and are designated by the California Farmland Mapping and Monitoring Program (FMMP) as Farmland of Local Importance (554 acres within the City), Grazing Land (827 acres within the City), and Unique Farmland (25 acres within the City). Remaining land is considered Urban/Built Up Land or Other Land, reflecting its developed uses or other characteristics making it unsuitable for agriculture. None of the farmland designated within the City or Sphere of Influence (SOI) are considered Prime Farmland, Unique Farmland, or Farmland of Statewide Importance by the State of California. There are no agricultural uses on the Project Site or adjacent to the Project Site. The Proposed Project would not convert any Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. Therefore, no impacts associated with conversion of farmland would occur. 45 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Mitigation Measures: No mitigation measures are required. Sources: FMMP, General Plan EIR b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact: The Proposed Project Site is not located within or adjacent to a property subject to a Williamson Act contract as there are no Williamson Act agricultural preserves located within the City of Elsinore. The Project Site zoning is General Commercial (C-2) and is surrounded by commercial and residential zoning designations. The Proposed Project would not conflict with existing zoning for agricultural use or a Williamson Act contract. Therefore, no impacts associated with agricultural uses or a Williamson Act contract would occur. Mitigation Measures: No mitigation measures are required. Sources: DOC WA, General Plan EIR. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? No Impact: The Project Site is within the City of Lake Elsinore which does not have zoning designated for forest land, timberland, or timberland zoned Timberland Production within City limits. The Project Site does not contain forestland or timberland. There is no conflict with existing zoning and no cause for rezoning of land related to forestland or timberland. Therefore, no impacts associated with forest land or timberland would occur. Mitigation Measures: No mitigation measures are required. Sources: General Plan, Zoning Map d) Result in the loss of forest land or conversion of forest land to non-forest uses? No Impact: As indicated in Section II(c), the City does not have a zoning designation for forest land, timberland, or timberland zoned Timberland Production within City limits. In addition, the Project Site is currently vacant and is bounded by vacant property to the north, west, south, and east. The Proposed Project would not result in the loss of forest land or conversion of forest land to non-forest uses. Therefore, no impacts associated with forest land would occur. Mitigation Measures: No mitigation measures are required. Sources: General Plan, Zoning Map, Alberhill Ranch Specific Plan 46 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use? No Impact: The historical use of the Project Site consisted of a clay pit mining operation between approximately 1949 and approximately 1974. The surrounding properties historically were undeveloped. The site currently does not include any farmland or forest land that would be converted to a non-agricultural or non-forest use. The Proposed Project would be consistent with the existing zoning designation of General Commercial (C-2). The Proposed Project does not result in conversion of Farmland to non- agricultural use. Therefore, no impacts associated with farmland would occur. Mitigation Measures: No mitigation measures are required. Sources: Phase I ESA (Appendix F), Project Description, Zoning Map 47 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration III. AIR QUALITY Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Conflict with or obstruct implementation of the applicable air quality plan? ☐ ☐ ☒ ☐ b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? ☐ ☐ ☒ ☐ c) Expose sensitive receptors to substantial pollutant concentrations? ☐ ☐ ☒ ☐ d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? ☐ ☐ ☒ ☐ An Air Quality Analysis was completed to determine potential impacts to air quality associated with the development of the Proposed Project (Appendix A -Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022). The results of the analysis are based on CalEEMod version 2020.4.0. CalEEMod is a statewide land use emissions computer model designed to provide a uniform platform for government agencies, land use planners, and environmental professionals to quantify criteria pollutants and GHG emissions associated with construction and operations from a variety of land use projects. a) Conflict with or obstruct implementation of the applicable air quality plan? Less Than Significant Impact: The Project Site is in the City of Lake Elsinore, which is part of the South Coast Air Basin (SCAB) that includes all of Orange County as well as the non-desert portions of Los Angeles, Riverside, and San Bernardino Counties. The SCAQMD’s 2016 Air Quality Management Plan (AQMP) assesses the attainment status of the SCAB. The SCAQMD updates the AQMP every three years. Each iteration of the AQMP is an update of the previous plan and has a 20-year horizon. The latest AQMP, the 2016 AQMP, was adopted on March 3, 2017. As described below, the Proposed Project would not conflict with or obstruct implementation of the SCAQMD Air Quality Management Plan (AQMP). SCAQMD Air Quality Management Plan The California Environmental Quality Act (CEQA) requires a discussion of any inconsistencies between a Proposed Project and applicable General Plans and regional plans (CEQA Guidelines Section 15125). The air quality regional plan that applies to the Proposed Project includes the 48 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration SCAQMD AQMP. This section discusses any potential inconsistencies of the Proposed Project with the AQMP. If the decision-makers determine that the Proposed Project is inconsistent, the lead agency may consider project modifications or inclusion of mitigation to eliminate the inconsistency. The SCAQMD CEQA Handbook states that "New or amended GP Elements (including land use zoning and density amendments), Specific Plans, and significant projects must be analyzed for consistency with the AQMP." Strict consistency with all aspects of the plan is usually not required. A Proposed Project would be consistent with the AQMP if it furthers one or more policies and does not obstruct other policies. The SCAQMD CEQA Handbook identifies two key indicators of consistency: Criterion 1: Whether the project will result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP. Criterion 2: Whether the project will exceed the forecasted growth assumptions incorporated within the AQMP or increments based on the year of project buildout and phase. Criterion 1 -Increase in the Frequency or Severity of Violations Based on the air quality modeling analysis contained in Appendix A, neither short-term construction impacts, nor long-term operations would result in significant impacts based on the SCAQMD regional and local thresholds of significance. The ongoing operation of the Proposed Project would generate air pollutant emissions that are inconsequential on a regional basis and would not result in significant impacts based on SCAQMD thresholds of significance. The analysis for long-term local air quality impacts showed that local pollutant concentrations would not be projected to exceed the air quality standards. Therefore, the Proposed Project is not projected to contribute to the exceedance of any air pollutant concentration standards and is found to be consistent with the AQMP for Criterion 1. Criterion 2 -Exceed Assumptions in the AQMP? Consistency with the AQMP assumptions is determined by performing an analysis of the Proposed Project with the assumptions in the AQMP. The emphasis of this criterion is to ensure that the analyses conducted for the Proposed Project are based on the same forecasts as the AQMP. The 2016-2040 Regional Transportation/Sustainable Communities Strategy, prepared by SCAG, 2016, includes chapters on: the challenges in a changing region, creating a plan for our future, and the road to greater mobility and sustainable growth. These chapters currently respond directly to federal and state requirements placed on SCAG. Local governments are required to use these as the basis of their plans for purposes of consistency with applicable 49 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration regional plans under CEQA. For this Project, the County of Riverside Land Use Map defines the assumptions that are represented in the AQMP. The Project Site has a General Plan Land Use Designation of General Commercial (GC) and a zoning designation of General Commercial (C-2). The City of Lake Elsinore General Plan states that the GC land use designation is intended to provide for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi- public uses, and similar and compatible uses. The Proposed Project consists of construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, several quick- serve restaurants, a gas station with a convenience store, and a separate drive-through car wash, which would be constructed in two phases over a total of 8.863 acres. Therefore, the Proposed Project would not result in an inconsistency with the current land use designations with respect to the regional forecasts utilized by the AQMPs. The Proposed Project would not exceed the AQMP assumptions for the Project Site and is found to be consistent with the AQMP for the second criterion. Therefore, potential impacts associated with an inconsistency with the SCAQMD AQMP would be less than significant, and no mitigation would be required. Mitigation Measures: No mitigation measures are required. Sources: Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022 (Appendix A) b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact: The Proposed Project would not 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, including releasing emissions which exceed quantitative thresholds for ozone precursor). Cumulative projects include local development as well as general growth within the project area. However, as with most development, the greatest source of emissions is from mobile sources, which travel throughout the local area. Therefore, from an air quality standpoint, the cumulative analysis would extend beyond any local projects and when wind patterns are considered would cover an even larger area. Accordingly, the cumulative analysis for the Proposed Project’s air quality must be regional by nature. The SCAB has been designated by EPA for the national standards as a non-attainment area for O3, PM2.5, and partial non-attainment for lead. In addition, PM10 has been designated by the State as non-attainment. In accordance with CEQA Guidelines Section 15130(b), this analysis of cumulative impacts incorporates a three-tiered approach to assess cumulative air quality impacts. 50 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration • Consistency with the SCAQMD project specific thresholds for construction and operations; • Project consistency with existing air quality plans; and • Assessment of the cumulative health effects of the pollutants. Consistency with Project Specific Thresholds Construction-Related Impacts Construction activities associated with the Project would result in emissions of VOCs, NOx, SOx, CO, PM10, and PM2.5. Construction related emissions are expected from the following construction activities: • Site Preparation • Grading • Building Construction • Paving • Architectural Coating The duration of construction activity was estimated based on CalEEMod model defaults, past project experience, and a 2024 project buildout year. The construction schedule utilized in the analysis represents a “worst-case” analysis scenario should construction occur any time after the respective dates since emission factors for construction decrease as time passes and the analysis year increases due to emission regulations becoming more stringent. The duration of construction activity and associated equipment both represent a reasonable approximation of the expected construction fleet as required per CEQA guidelines. Dust is typically a major concern during rough grading activities. Because such emissions are not amenable to collection and discharge through a controlled source, they are called “fugitive emissions.” Fugitive dust emissions rates vary as a function of many parameters (soil silt, soil moisture, wind speed, area disturbed, number of vehicles, depth of disturbance or excavation, etc.). However, SCAQMD Rules that are currently applicable during construction activity for the Proposed Project would include but are not limited to: Rule 1113 (Architectural Coatings) and Rule 403 (Fugitive Dust). Construction emissions for construction worker vehicles traveling to and from the Project Site, as well as vendor trips (construction materials delivered to the Project Site) were estimated based on CalEEMod. The estimated maximum daily construction emissions without mitigation are summarized on Table 3 -Regional Significance – Unmitigated Construction Emissions [pounds/day]. Under the assumed scenarios, emissions resulting from the Proposed Project construction would not exceed criteria pollutant thresholds established by the SCAQMD for emissions of any criteria pollutant. 51 | Page SAGECREST PL A NNING + ENYIRO N MENIAL I Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Table 3 -Regional Significance – Unmitigated Construction Emissions (pounds/day) Emission Source ROG NOX CO SOX PM10 PM2.5 Regional Significance Thresholds 75 100 550 150 150 55 Maximum Daily Emissions 18.21 33.13 23.45 0.07 10.66 6.08 Regional Construction Thresholds Exceeded? No No No No No No Local Significance Thresholds -371 1,965 -13 8 Maximum On-Site Emissions -33.08 19.70 -10.46 6.03 Local Construction Thresholds Exceeded? No No No No No No Operational-Related Impacts Operational activities associated with the Proposed Project would result in emissions of VOCs, NOX, SOX, CO, PM10, and PM2.5. Operational emissions would be expected from the following primary sources (Appendix A): • Area Source Emissions • Energy Source Emissions • Mobile Source Emissions • Gasoline Dispensing Emissions Table 4 – Estimated Annual Operational Emissions (Unmitigated) summarizes the Proposed Project’s daily regional emissions from on-going operations. During operational activity, the Proposed Project would not exceed any of the thresholds of significance. The greatest cumulative operational impact on the air quality to the Air Basin would be the incremental addition of pollutants mainly from increased traffic from residential, commercial, and industrial development. In accordance with SCAQMD methodology, projects that do not exceed SCAQMD criteria or can be mitigated to less than criteria levels are not significant and do not add to the overall cumulative impact. The regional ozone, PM10, and PM2.5 emissions created from the on-going operations of the Proposed Project were calculated and are detailed in Table 6. Development of the Proposed Project would result in less than significant regional emissions of VOC and NOx (ozone precursors), PM10, and PM2.5 during operation. Therefore, potential cumulative impacts associated with operation of the Proposed Project would be less than significant. 52 | Page SAGECREST PL A NNING + ENYIRO N MENIAL I I Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Table 4 – Estimated Annual Unmitigated Operational Emissions (pounds/day) Emission Source ROG NOX CO SOX PM10 PM2.5 Regional Significance Thresholds 55 55 550 150 150 55 Maximum Daily Operational Emissions 12.63 11.38 91.69 0.19 19.65 5.37 Regional Operational Thresholds Exceeded? No No No No No No Local Significance Thresholds -371 1965 -4 2 On-Site Operational Emissions -1.77 9.74 -2.01 0.58 Local Operational Threshold Exceed? No No No No No No Cumulative Health Impacts Projects involving traffic impacts may result in the formation of locally high concentrations of CO, known as CO “hot spots.” A CO hotspot is a localized concentration of CO that is above a CO ambient air quality standard. Localized CO hotspots can occur at intersections with heavy peak hour traffic. Specifically, hotspots can be created at intersections where traffic levels are sufficiently high such that the local CO concentration exceeds the federal one-hour standard of 35.0 ppm or the federal and state eight-hour standard of 9.0 ppm (CARB 2016). The SCAB is in conformance with state and federal CO standards, and most air quality monitoring stations no longer report CO levels. No stations in the vicinity of the Project Site have monitored CO since 2012. In 2012, the Lake Elsinore station detected an 8-hour maximum CO concentration of 0.5 ppm, which is below the state and federal standards (CARB 2019). The Proposed Project would result in CO emissions of approximately 92 pounds per day, well below the 550 pounds per day threshold. Based on the low background level of CO in the project area, improving vehicle emissions standards for new cars in accordance with state and federal regulations, and the project’s low level of operational CO emissions, the project would not create new hotspots or contribute substantially to existing hotspots, and impacts would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022 (Appendix A) c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact: The Proposed Project would not expose sensitive receptors to substantial pollutant concentrations. The local concentrations of criteria pollutant emissions produced in the nearby vicinity of the Project Site, which may expose sensitive receptors to substantial concentrations, have been calculated in Section III(b) for both construction and operations. The results in Table 3 and Table 4 identify that neither construction nor operations exceed localized thresholds for criteria pollutants. The discussion below also includes an analysis 53 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration of the potential impacts from toxic air contaminant emissions. Some people are especially sensitive to air pollution and are given special consideration when evaluating air quality impacts from projects. These groups of people include children, the elderly, individuals with pre-existing respiratory or cardiovascular illness, and athletes and others who engage in frequent exercise. Structures that house these persons or places where they gather to exercise are defined as “sensitive receptors;” they are also known to be locations where an individual can remain for 24 hours. The sensitive receptors nearest to the Project Site are single-family residences adjacent to the Project site’s eastern and southern boundaries. Since the fuel station would be located on the western corner of the site, it would not be immediately adjacent to the sensitive receptors. Residences to the south are sited approximately 509 feet (155 meters) from the fuel station, and residences to the east are sited approximately 574 feet (175 meters) from the fuel station (Appendix A). Toxic Air Contaminants Impacts from Construction The greatest potential for toxic air contaminant emissions would be related to diesel particulate matter (DPM) emissions associated with heavy equipment operations during construction of the Proposed Project. According to SCAQMD methodology, health effects from carcinogenic air toxics are usually described in terms of “individual cancer risk.” “Individual Cancer Risk” is the likelihood that a person exposed to concentrations of toxic air contaminants over a 70-year lifetime would contract cancer, based on the use of standard risk-assessment methodology. Given the limited number of heavy-duty construction equipment and the short-term construction schedule, the Proposed Project would not result in a long-term (i.e., 70 years) substantial source of toxic air contaminant emissions and corresponding individual cancer risk. In addition, California Code of Regulations Title 13, Article 4.8, Chapter 9, Section 2449 regulates emissions from off-road diesel equipment in California. This regulation limits idling of equipment to no more than five minutes, requires equipment operators to label each piece of equipment and provide annual reports to CARB of their fleet’s usage and emissions. This regulation also requires systematic upgrading of the emission Tier level of each fleet, and currently no commercial operator can purchase Tier 0 or Tier 1 equipment and by January 2023 no commercial operator is allowed to purchase Tier 2 equipment. In addition to the purchase restrictions, equipment operators need to meet fleet average emissions targets that become more stringent each year between years 2014 and 2023. Therefore, potential short-term toxic air contaminant impacts associated with construction would be less than significant. Toxic Air Contaminants Impacts from Operations The Proposed Project includes a service station with eight fuel pumps with two dispensers each, for a total of 16 fuel pumps, along with ancillary service station equipment including two (2) USTs and has been estimated to have a throughput of 1 million gallons of fuel per year. Emissions resulting from the gasoline service station have the potential to result in toxic air contaminants 54 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration (TACs) (e.g., benzene, hexane, MTBE, toluene, xylene) and have the potential to contribute to health risk in the vicinity of the Project Site. Standard regulatory controls would apply to the Proposed Project in addition to any permits required that demonstrate appropriate operational controls. For purposes of this evaluation, cancer risk estimates can be made consistent with the methodology presented in SCAQMD’s RiskTool (V1.103) R040919 (Appendix A). The RiskTool is a screening tool that provides a Maximum Individual Cancer Risk (MICR) result based on factors such as storage tank type, annual throughput, best available control technology for toxics (T- BACT), closest meteorological station, and the nearest residential and commercial uses. The meteorological station closest to the site would be the Lake Elsinore Station, which is approximately 2.5 miles south of the Project Site. The resident MICR was calculated using the distance of the closest single-family residences to the south are sited approximately 509 feet (155 meters) from the fuel station. The worker MICR was calculated using the distance of the closest commercial use west of the site at approximately 246 feet (75 meters). The distances are based on the distance from the fuel canopy to the property line of the receptors. SCAQMD has developed significance thresholds for the emissions of TACs based on health risks associated with elevated exposure to such compounds. For carcinogenic compounds, cancer risk is assessed in terms of incremental excess cancer risk. A project would result in a potentially significant impact to sensitive receptors if it would generate an incremental excess cancer risk of 10 in 1 million. Based on this screening procedure it is anticipated that no residential sensitive receptors in the vicinity of the Project Site would be exposed to a cancer risk of less than 1 in 1 million which is less than the applicable threshold of 10 in 1 million. This screening-level risk estimate is very conservative (i.e., it would overstate rather than understate potential impacts). Furthermore, pursuant to SCAQMD Rule 1401 and Rule 212, the fuel station of the Project would require a permit to construct and operate a gasoline dispensing facility from the SCAQMD. Rule 1401 provides specific requirement thresholds a stationary source must meet that would ensure no significant health risk impacts before a permit is granted. Rule 212 requires sources to eliminate, reduce, or control the emission of air contaminants before issuance of a permit to construct and operate. As part of the review SCAQMD would review the facility design and location of the fuel station for compliance with SCAQMD standards for air quality and community health. Pursuant to the State’s Enhanced Vapor Recovery (EVR) program, SCAQMD Rule 461 requires all retail service stations to have Phase I and Phase II EVR systems to control gasoline emissions and reduce the release of volatile organic compounds and TACs such as benzene, ethylbenzene, and naphthalene. Potential impacts to sensitive receptors associated with substantial pollutant concentrations from the operation of the Proposed Project would be less than significant. Mitigation Measures: No mitigation measures are required. 55 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Sources: Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022 (Appendix A) d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? Less Than Significant Impact: During construction, diesel equipment operating at the site may generate some nuisance odors; however, due to the distance of sensitive receptors to the Project Site and the temporary nature of construction, odors associated with project construction would not be significant. Land uses typically associated with odor complaints include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting activities, refineries, landfills, dairies, and fiberglass molding operations. Fuel stations aren’t typically associated with fuel odor complaints. These land uses are not proposed for the Proposed Project. The Proposed Project includes trash bins and fuel dispensing activities which could generate potential odor. Pursuant to SCAQMD Rule 461 the proposed gas station would be required to utilize gas dispensing equipment that minimizes vapor and liquid leaks and requires that the equipment be maintained at proper working order, which would minimize odor impacts occurring from the gasoline and diesel dispensing facilities. Moreover, SCAQMD Rule 402 acts to prevent occurrences of odor nuisances. Pursuant to City regulations, permanent trash enclosures that protect trash bins from rain as well as limit air circulation would be required for the trash storage areas. Due to the distance of the nearest receptors from the fueling station being more than 500 feet and through compliance with SCAQMD’s Rule 461 and 402 and City trash storage regulations, potential impacts associated with on-going operational odors would be less than significant. Based on the Proposed Project’s construction and operational characteristics, the Proposed Project would not result in odor emissions that could adversely affect a substantial number of people. Mitigation Measures: No mitigation measures are required. Sources: Sources: Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022 (Appendix A) 56 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration IV. BIOLOGICAL RESOURCES Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? ☐ ☐ ☒ ☐ b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? ☐ ☒ ☐ ☐ c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? ☐ ☐ ☒ ☐ d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? ☐ ☒ ☐ ☐ e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? ☐ ☐ ☒ ☐ f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? ☐ ☒ ☐ ☐ A Habitat Assessment and Consistency Analysis was completed to determine potential impacts to biological resources associated with the development of the Proposed Project (Appendix B – Evergreen Commercial Development Project Biological Resources Technical Report, ESA, July 2022). An Aquatic Resources Delineation Report was prepared to determine acreages of impact for regulatory compliance for the Proposed Project (Appendix B-1 -Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022). No special-status plant species were detected during the focused special-status plant survey. Two special-status wildlife species, Cooper’s hawk (Accipiter cooperii) and burrowing owl (Athene cunicularia), were identified as having a moderate potential to occur on-site. However, the native 57 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration habitat on-site to support these species is limited. A drainage occurs on site (Drainage 1), encompassing approximately 0.09 acre. A formal jurisdictional delineation to determine acreages of impact for regulatory compliance was completed for the Proposed Project (Appendix B-1). Overall, the Proposed Project is anticipated to disturb approximately 8.87 acres of which 7.79 acres are already disturbed or comprise non-native grasslands, and approximately 1.09 acres of Red Gum trees and scale broom occur within or around Drainage 1. a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Less Than Significant Impact: Special-Status Plants Special-status plants were not identified within the Project Site during the focused special-status plant survey conducted as part of the study in Appendix B, and, according to Section 6.1.3, Protection of Narrow Endemic Plant Species, and 6.3.2, Additional Survey Needs and Procedures of the MSHCP, the Project Site does not fall within a required survey area for special-status plants with potential to occur (Appendix B). Therefore, no impacts to special-status plants are anticipated, and with participation in the MSHCP (the City of Lake Elsinore is an MSHCP permittee), the Proposed Project will ensure no impacts to special-status plants will occur. Special-Status Wildlife Although two special-status wildlife species, Cooper’s hawk, and burrowing owl, were identified as having a moderate potential to occur on-site (Appendix B), the native habitat on-site to support these species is limited. The removal of 1.00 acre of river red gum groves, 0.11 acre of non-native grasses and forbs, 7.68 acres of disturbed/developed habitat is not expected to threaten regional populations and would therefore not be significant. Critical Habitat The Project Site does not occur within or immediately adjacent to critical habitat for any special status plant or wildlife species; therefore, there would be no impacts to critical habitat as a result of project activities. Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) The Project Site is located within the Western Riverside County Multiple Species Habitat 58 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Conservation Plan (MSHCP) Elsinore Area Plan. The Project Site is not located in the Amphibian Survey Area, Burrowing Owl Survey Area, or Mammal Survey Area as defined by Section 6.3.2 of the MSHCP; therefore, further ensuring these impacts are not significant, any potential project impacts to wildlife habitat that might occur would be addressed through participation in the MSHCP. Therefore, the Project would not have substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. The potential impacts associated with impacts to candidate, sensitive, or special status species would be less than significant. Mitigation Measures: No Mitigation Measures Required. Sources: Habitat Assessment (Appendix B) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Less Than Significant Impact With Mitigation Incorporated: Scale broom scrub is a sensitive community that is present on-site and will be impacted by the Project (Appendix B). The removal of approximately 0.09 acre of scale broom scrub within Drainage 1 would be considered potentially significant. However, incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits at Soquel Canyon Mitigation Bank) would reduce impacts to MSHCP riparian/riverine areas and CDFW sensitive natural communities to a less-than significant level. Mitigation Measure BIO-1 applies only to Phase 2 of the Proposed Project as the sensitive community only occurs in the southern portion of the Project Site. A Determination of Biologically Equivalent or Superior Preservation (DBESP) report, as described in Section 6.1.2 of the MSHCP, will be prepared and will detail the existing conditions, proposed impacts, and proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas. A more detailed discussion can be found in the Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis and Determination of Biologically Equivalent or Superior Preservation (ESA 2022b), under separate cover. Mitigation Measures: MM BIO-1 : Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.26 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits from the Soquel Canyon Mitigation Bank, or other agency-approved mitigation bank or in-lieu fee program, at a minimum of 1:1 impact-to-replacement ratio. BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in 59 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration the southern portion of the project site. A DBESP report, as described in Section 6.1.2 of the MSHCP, will be prepared and will detail the existing conditions, proposed impacts, and proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas. Sources: Habitat Assessment (Appendix B) c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? Less Than Significant Impact: Wetlands Although other waters of the United States and State, and aquatic features subject to CDFW’s Section 1600 et seq. jurisdiction, are likely to be present on the site, no wetlands as defined by the Clean Water Act or the Porter-Cologne Water Quality Control Act occur on-site and therefore there will be no impacts to state or federally protected wetlands. See Section IV(b) above for an evaluation of impacts to these other waters and features and their associated riparian habitat. Vernal Pools As defined by Section 6.1.2 the MSHCP, vernal pools are seasonal wetlands that occur in sunken areas that have wetland soils, vegetation, and hydrology during the wetter portion of the growing season but lack hydrology and/or vegetation during the drier portion of the year. The Project Site soil types consisted of the following as identified in Appendix B: • Arbuckle gravelly loam, 2 to 9 percent slopes, dry MLRA 19: Soils in this series are well- drained on alluvial fans. These soils developed in alluvium derived from igneous, metamorphic, and sedimentary rock. This is not a hydric soil. • Garretson gravelly very fine sandy loam, 2 to 8 percent slopes: Soils in this series are well- drained soils on alluvial fans. These soils developed in alluvium derived from metasedimentary rock. This is not a hydric soil. Therefore, potential impacts on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Habitat Assessment (Appendix B) 60 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Less Than Significant Impact With Mitigation Incorporated: Wildlife Movement As identified in the MSHCP (Figure 3-2, Schematic Cores and Linkages Map), wildlife migration corridors do not occur within the Project Site. Additionally, the Project Site is situated in a developed portion of the city, and Drainage 1 has been heavily modified both upstream and downstream from the Project Site. As a result, the available habitat is not expected to be used for wildlife migration or dispersal, to any measurable degree. Thus, no impact to wildlife movement and/or nursery sites is expected as a result of project activities. Nesting Birds The Proposed Project may result in the disturbance of nesting birds (passerine and raptors) protected by the MBTA and CFGC 3503, 3503.5, and 3513. Impacts to nesting birds would be potentially significant. Incorporation of Mitigation Measure BIO-2 (nesting bird survey) would reduce impacts to nesting birds to a less-than-significant level. Mitigation Measures MM BIO-2: If construction is scheduled to commence during the avian nesting season (February 1–August 31), a qualified biologist should conduct a nesting bird survey within 7 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the Project Site. If an active nest is detected, a suitable avoidance buffer will be established by the biologist in the field. Construction activities will remain outside of the buffer until a qualified biologist determines that the nest is no longer active (e.g., chicks have fledged). Appropriate buffer distances include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the Project Site (including surrounding 500 feet) will be resurveyed. Following the initial construction (clearing and grubbing), if there is no longer suitable habitat for nesting birds within the project area, a nesting bird survey shall no longer be required. Sources: Habitat Assessment (Appendix B) 61 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less Than Significant Impact: The Proposed Project would be consistent with local policies and ordinances related to biological resources. The City’s Municipal Code includes a City Tree Preservation Ordinance (Ord. 1256) that protects the City’s streetscape and trees. There are no trees growing on the Project Site. Ord. 1256 requires that a City business license be obtained prior to pruning, treating, or removing street or park trees within the City. Additionally, no species other than those included in the City’s official street tree species list would be planted without written permission of the City Tree Committee. Tree spacing, distance from curbs and sidewalks, and other aesthetic guidelines shall be followed in accordance with Ord. 1256. Chapter 5.116, Significant Palm Trees, of the Lake Elsinore Municipal Code regulates the removal, destruction, and relocation of significant palms of five specific species (Butia capitata, Phoenix canariensis, Phoenix reclinata, Phoenix roebelenii, and Washingtonia filifera) and two palm genera (Chamaerops and Trachycarpus) that exceed 5 feet in height. No palm trees were identified within the Project Site. There are no other local policies or ordinances for the protection of other tree species that apply to the Project Site. Therefore, potential impacts associated with conflict with local policies or ordinances would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Habitat Assessment (Appendix B), MSHCP JPR (Appendix C2), LEMC f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Less Than Significant Impact With Mitigation Incorporated: The Project Site is located within the Western Riverside County MSHCP and lies within the Elsinore Area Plan of the MSHCP. However, the Project Site is not located within a MSHCP Criteria Area, which is comprised of individual Cells or Cell Groups identified to guide assembly of Additional Reserve Lands for the MSHCP Conservation Area. The local jurisdictions participating in the MSHCP, such as the City of Lake Elsinore, are collectively responsible for assembling approximately 97,000 acres of land for the MSHCP Conservation Area. Local acquisition of lands for the MSHCP Conservation Area are purchased by the Western Riverside County Regional Conservation Authority (RCA) from willing sellers using the Habitat Evaluation and Acquisition Negotiation Strategy (HANS) process, or other processes, such as the Joint Project/Acquisition Review (JPR) process during which the RCA and appropriate Permittee staff (i.e., City of Lake Elsinore) shall jointly review development applications that are within a Criteria Area and are submitted to a Permittee for consideration). However, since the Project Site is not located within a MSHCP Criteria Area and is therefore not subject to the HANS process or the JPR process, the Proposed Project would not conflict with MSHCP Reserve Assembly goals. The Project’s consistency with the MSHCP is summarized below. A more detailed discussion can be found in the Western Riverside County Multiple Species Habitat Conservation Plan 62 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Consistency Analysis and Determination of Biologically Equivalent or Superior Preservation (Appendix B). The Project Site is not within any wildlife migration corridors identified in MSHCP Figure 3-2, Schematic Cores and Linkages Map. With respect to the Proposed Project’s consistency with MSHCP Section 6.1.2 (Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools), the removal of approximately 0.26 acre (469 linear feet) of potential MSHCP riparian/riverine areas would be considered potentially significant (Figure 5b of Appendix B). However, incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits at Soquel Canyon Mitigation Bank; applicable only during Phase 2 of the Proposed Project), the payment of development fees, and the implementation of appropriate Best Management Practices outlined in MSHCP would ensure that the project is consistent with the provisions of the MSHCP. With respect to the Proposed Project’s consistency with MSHCP Section 6.1.3 (Protection of Narrow Endemic Plant Species) and Section 6.3.2 (Additional Survey Needs and Procedures), as stated throughout the document, the Project is not located within a Narrow Endemic Plant Species Survey Area as defined by Section 6.1.3, or Amphibian Survey Area, Burrowing Owl Survey Area, or Mammal Survey Area as defined by Section 6.3.2 of the MSHCP. Therefore, impacts to wildlife habitat would be covered through payment of the MSHCP development fees. Section 6.1.4 of the MSHCP specifies that certain guidelines should be implemented for proposed projects located adjacent to or connected with existing conservation lands/lands described for conservation within the MSHCP Conservation Area; these include Public/Quasi-Public Land (PQP) Lands and conserved portions of the Criteria Area. The various guidelines include the management of site drainage/runoff and toxics/pollutants, grading, lighting, noise, invasive plant species, and wildlife barriers, to ensure that pre-project conditions are maintained during and following the completion of construction, to the degree feasible. The Proposed Project is not situated within, adjacent to, or connected with PQP Lands, or the Criteria Area; therefore, Section 6.1.4 of the MSHCP does not apply to this project, which would be consistent. Mitigation Measures: MM BIO-1 Sources: Habitat Assessment (Appendix B) 63 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration V. CULTURAL RESOURCES Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5 of the California Code of Regulations? ☐ ☒ ☐ ☐ b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5 of the California Code of Regulations? ☐ ☒ ☐ ☐ c) Disturb any human remains, including those interred outside of formal cemeteries? ☐ ☒ ☐ ☐ A cultural resources assessment was completed to determine potential impacts to cultural resources associated with the development of the Proposed Project (Appendix C – Cultural Resources Assessment for the Evergreen Commercial Project, Riverside County, California, Paleowest Archaeology, June 2022). a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5 of the California Code of Regulations? Less Than Significant with Mitigation Incorporated: Public Resources Code Section 15064.5(a) defines historical resources, which includes: A resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources (Pub. Res. Code §5024.1, Title 14 CCR, Section 14 CCR, Section 4850 et seq.). The cultural resources assessment included a historical records search conducted at the Eastern Information Center (EIC). A total of 70 cultural resource studies have been conducted within a 1- mile radius of the Project area. The records search indicated that 21 cultural resources have been previously documented within 1 mile of the Project area; however, none of these resources were identified within or immediately adjacent to the Project area. The Proposed Project would be limited to the boundaries of the Project Site and would not result in any alterations to any of the previously recorded historical resources found within the Project area. An archeologist from PaleoWest Archaeology performed an intensive pedestrian survey of the Project Site on May 14, 2021 by walking a series of parallel transects spaced at 10-to 15-meter (33-to 49-feet) intervals. The archaeologist inspected all areas within the Project Site likely to contain or exhibit sensitive cultural resources to ensure discovery and documentation of any visible, potentially significant cultural resources within the Project Site. No prehistoric or historic period cultural resources were identified during the survey. The survey, as well as a review of historic aerial imagery, indicated the Project area has been recently and likely repeatedly 64 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration disturbed. The likelihood of identifying intact archaeological resources in original context is considered low. In the event that cultural resources (including historical, archaeological, and tribal cultural resources) are inadvertently discovered during ground-disturbing activities, MM CUL-1 requires work to be halted within 100 feet of the discovery until it can be evaluated by a qualified archaeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), and the Community Development Director or their designee to discuss the significance of the find. Construction activities may continue in other areas. If the discovery proves to be significant, additional work, such as data recovery excavation or resource recovery, may be warranted and would be discussed in consultation with the appropriate regulatory agency and/or tribal group. With implementation of MM CUL-1, potential impacts to historical resources would be less than significant. Mitigation Measures: MM CUL-1: Unanticipated Resources. The developer/permit holder or any successor in interest shall comply with the following for the life of this permit. If during ground disturbance activities, unanticipated cultural resources are discovered, the following procedures shall be followed: 1. All ground disturbance activities within 100 feet of the discovered cultural resource shall be halted until a meeting is convened between the developer, the Project Archaeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), and the Community Development Director or their designee to discuss the significance of the find. 2. The developer shall call the Community Development Director or their designee immediately upon discovery of the cultural resource to convene the meeting. 3. At the meeting with the aforementioned parties, the significance of the discoveries shall be discussed, and a decision is to be made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resource. 4. Further ground disturbance shall not resume within the area of the discovery until a meeting has been convened with the aforementioned parties and a decision is made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation measures. 5. Treatment and avoidance of the newly discovered resources shall be consistent with the Cultural Resources Treatment and Monitoring Agreements entered 65 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration into with the appropriate tribes. This may include avoidance of cultural resources through project design, in-place preservation of cultural resources located in native soils, and/or re-burial on the Project property so they are not subject to further disturbance in perpetuity as identified in Non-Disclosure of Reburial Location measure. 6. If the find is determined to be significant and avoidance of the site has not been achieved, a Phase III data recovery plan shall be prepared by the Project Archeologist, in consultation with the Tribe(s), and shall be submitted to the City for their review and approval prior to implementation of the said plan. 7. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation for archaeological resources and cultural resources. If the Project Applicant and the Tribe(s) cannot agree on the significance or the mitigation for the archaeological or cultural resources, these issues will be presented to the Community Development Director for decision. The Community Development Director shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources, recommendations of the project archeologist and shall take into account the cultural and religious principles and practices of the Tribe(s). Notwithstanding any other rights available under the law, the decision of the City Community Development Director shall be appealable to the City Planning Commission and/or City Council.” Evidence of compliance with this mitigation measure, if a significant archaeological resource is found, shall be provided to City of Lake Elsinore upon the completion of a treatment plan and final report detailing the significance and treatment finding. Sources: Cultural Resources Assessment for the Evergreen Commercial Project, Riverside County, California, Paleowest Archaeology, June 2022 (Appendix C) b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5 of the California Code of Regulations? Less Than Significant with Mitigation Incorporated: Archaeological sites represent the material remains of human occupation and activity either prior to European settlement (prehistoric sites) or after the arrival of Europeans (historical sites). Refer to the analysis above in Section V.a. for the results of the records search and pedestrian survey conducted for the Project Site. The cultural resources assessment in Appendix C included a Sacred Lands File (SLF) records search from the Native American Heritage Commission (NAHC), who responded indicating that no known resources were within the project area. The City prepared consultation invitation letters 66 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration to the Native American Tribes on the City’s AB 52 consultation list that were mailed on November 24, 2021. Of the Tribes notified, the Rincon Band of Luiseño Indians, Pechanga Band of Luiseño Indians, and the Soboba Band of Luiseño Indians requested formal government-to-government consultation under AB 52. A complete summary of the consultations is provided in Section XVIII, Tribal Cultural Resources. Based on the record searches performed by the NAHC and the EIC, and results of the intensive pedestrian survey performed by Paleowest, no known archaeological resources are present on the Project Site, which has been disturbed by previous ground disturbing activities. However, the information provided by the Tribes regarding tribal cultural resources supports that the Project maintains sensitivity for subsurface tribal cultural resources to which the Tribes ascribe tribal value. In addition, the consulting tribes expressed concern that the Project area is sensitive for cultural resources and there is the possibility that previously unidentified resources might be found during ground disturbing activities. Per Section V.a. above, MM CUL-1 has been included to address inadvertent discovery of archaeological resources during ground disturbing activities. In addition, MM CUL-2 through MM CUL-5 have been agreed upon through consultation between the City and Tribes to further address unanticipated subsurface tribal cultural resource discoveries during Project construction. Mitigation includes preparation of a Cultural Resource Monitoring Program (CRMP) to provide monitoring by a qualified archaeologist and construction staff training, retention of tribal cultural monitoring during ground disturbing activities, and preparation of a Phase IV report after conclusion of on-site archaeological monitoring. With implementation of MM CUL-1 through MM CUL-5, potential impacts associated with archeological resources would be less than significant. Mitigation Measures: MM CUL-2: Archaeologist/CRMP. Prior to issuance of grading permits, the applicant/developer shall provide evidence to the Community Development Department that a Secretary of Interior Standards qualified and certified Registered Professional Archaeologist (RPA) has been contracted to implement a Cultural Resource Monitoring Program (CRMP) that addresses the details of all activities that must be completed and procedures that must be followed regarding cultural resources associated with this project. The CRMP document shall be provided to the Community Development Director or their designee for review and approval prior to issuance of the grading permit. The CRMP provides procedures to be followed and are to ensure that impacts on cultural resources will not occur without procedures that would reduce the impacts to less than significant. These measures shall include, but shall not be limited to, the following: Archaeological Monitor -An adequate number of qualified monitors shall be present to ensure that all earth-moving activities are observed and shall be on-site during all 67 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration grading activities for areas to be monitored including off-site improvements. Inspections will vary based on the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The Project Archaeologist determines the frequency and location of inspections, in consultation with the Tribal monitor. Cultural Sensitivity Training -The Project Archaeologist and a representative designated by the consulting Tribe(s) shall attend the pre-grading meeting with the contractors to provide Cultural Sensitivity Training for all Construction Personnel. Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified during earthmoving activities; the requirements of the monitoring program; the protocols that apply in the event unanticipated cultural resources are identified, including who to contact and appropriate avoidance measures until the find(s) can be properly evaluated; and any other appropriate protocols. This is a mandatory training, and all construction personnel must attend prior to beginning work on the Project Site. A sign-in sheet for attendees of this training shall be included in the Phase IV Monitoring Report. Unanticipated Resources -In the event that previously unidentified potentially significant cultural resources are discovered, the Archaeological and/or Tribal Monitor(s) shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow evaluation of potentially significant cultural resources. The Project Archaeologist, in consultation with the Tribal monitor(s) shall determine the significance of the discovered resources. The Community Development Director or their designee must concur with the evaluation before construction activities will be allowed to resume in the affected area. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered, and features recorded using professional archaeological methods. Phase IV Report -A final archaeological report shall be prepared by the Project archaeologist and submitted to the Community Development Director or their designee prior to grading final. The report shall follow County of Riverside requirements and shall include at a minimum: a discussion of the monitoring methods and techniques used; the results of the monitoring program including any artifacts recovered; an inventory of any resources recovered; updated DPR forms for all sites affected by the development; final disposition of the resources including GPS data; artifact catalog and any additional recommendations. A final copy shall be submitted to the City, Project Applicant, the Eastern Information Center (EIC), and the Tribe. MM CUL-3: Cultural Resources Disposition. In the event that Native American cultural resources are discovered during the course of grading (inadvertent discoveries), the following procedures shall be carried out for final disposition of the discoveries: One or more of the following treatments, in order of preference, shall be employed 68 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration with the tribes. Evidence of such shall be provided to the Community Development Department: 1. Preservation-In-Place of the cultural resources, if feasible. Preservation in place means avoiding the resources, leaving them in the place where they were found with no development affecting the integrity of the resources. 2. Relocation of the resources on the Project property. The measures for relocation shall include, at least, the following: Measures and provisions to protect the future reburial area from any future impacts by means of a deed restriction or other form of protection (e.g., conservation easement) in order to demonstrate avoidance in perpetuity. Relocation shall not occur until all legally required cataloging and basic recordation have been completed, with an exception that sacred items, burial goods and Native American human remains are excluded. Any reburial process shall be culturally appropriate. Listing of contents and location of the reburial shall be included in the confidential Phase IV report. The Phase IV Report shall be filed with the City under a confidential cover and not subject to Public Records Request. 3. If preservation in place or reburial is not feasible then the resources shall be curated in the culturally sensitive matter at a Riverside County curation facility that meets State Resources Department of Office of Historic Preservation Guidelines for the Curation of Archaeological Resources ensuring access and use pursuant to the Guidelines. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence of curation in the form of a letter from the curation facility stating that subject archaeological materials have been received and that all fees have been paid, shall be provided by the landowner to the City. There shall be no destructive or invasive testing on sacred items, burial goods and Native American human remains. Results concerning finds of any inadvertent discoveries shall be included in the Phase IV monitoring report. Evidence of compliance with this mitigation measure, if a significant archaeological resource is found, shall be provided to the City of Lake Elsinore upon completion of a treatment plan and final report detailing the significance and treatment of finding. MM CUL-4: Tribal Monitoring. Prior to the issuance of a grading permit, at least 30 days prior to the issuance, the applicant shall contact the consulting Native American Tribe(s) that have requested monitoring through consultation with the City during the AB 52 and/or the SB 18 process (“Monitoring Tribes”). The applicant shall coordinate with 69 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration the Tribe(s) to develop individual Tribal Monitoring Agreement(s). A copy of the signed agreement(s) shall be provided to the City of Lake Elsinore Community Development Department, Planning Division prior to the issuance of a grading permit. The Agreement shall address the treatment of any known tribal cultural resources (TCRs) including the project’s approved mitigation measures and conditions of approval; the designation, responsibilities, and participation of professional Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains/burial goods discovered on the site per the Tribe(s) customs and traditions and the City’s mitigation measures/conditions of approval. The Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. MM CUL-5: Phase IV Report. Upon completion of the implementation phase, a Phase IV Cultural Resources Monitoring Report shall be submitted that complies with the Riverside County Planning Department's requirements for such reports for all ground disturbing activities associated with this grading permit. The report shall follow the County of Riverside Planning Department Cultural Resources (Archaeological) Investigations Standard Scopes of Work posted on the County website. The report shall include results of any feature relocation as well as evidence of the required cultural sensitivity training for the construction staff held during the required pre- grade meeting. Once the report is determined to be adequate, two (2) copies shall be submitted to Eastern Information Center (EIC) at the University of California Riverside (UCR) and one (1) copy shall be submitted to the Monitoring Tribes. Sources: Cultural Resources Assessment for the Evergreen Commercial Project, Riverside County, California, Paleowest Archaeology, June 2022 (Appendix C) c) Disturb any human remains, including those interred outside of formal cemeteries? Less Than Significant with Mitigation Incorporated: Based on an analysis of records and archaeological survey of the property, it has been determined that the Project Site does not include a formal cemetery or any known archaeological resources that might contain interred human remains. Procedures of conduct following the discovery of human remains on non-federal lands have been mandated by California Health and Safety Code (CHSC) §7050.5, PRC §5097.98 and the California Code of Regulations (CCR) §15064.5(e). According to the provisions in CEQA, should human remains be encountered, all work in the immediate vicinity of the burial must cease, and any necessary steps to ensure the integrity of the immediate area must be taken. The County Coroner would be immediately notified. The Coroner must then determine whether the remains are Native American. If the Coroner determines the remains are Native American, the Coroner has 24 hours to notify the Native American Heritage Commission (NAHC), who would, in turn, notify the person they identify as the most likely descendent (MLD) of any human remains. 70 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Further actions would be determined, in part, by the desires of the MLD. The MLD has 48 hours from being allowed access to the Project Site to make recommendations regarding the disposition of the remains following notification from the NAHC of the discovery. If the MLD does not make recommendations within 48 hours, the owner shall, with appropriate dignity, reinter the remains in an area of the property secure from further disturbance. Alternatively, if the owner does not accept the MLD’s recommendations, the owner or the descendent may request mediation by the NAHC. Thus, with adherence to existing regulatory requirements and implementation of mitigation measures MM CUL-6 and MM Cul-7, the Project is not anticipated to disturb any human remains. Therefore, impacts are less than significant with mitigation. Mitigation Measures: MM CUL-6: Discovery of Human Remains. In the event that human remains (or remains that may be human) are discovered at the Project Site during grading or earthmoving, the construction contractors, project archaeologist and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The project applicant shall then inform the Riverside County Coroner and the City of Lake Elsinore Community Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains and that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. If human remains are determined to be Native American, the applicant shall comply with the state law relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097). The coroner shall contact the NAHC within 24 hours and the NAHC will make the determination of most likely descendant. The most likely descendant shall then make recommendations and engage in consultation concerning the treatment of the remains as provided in Public Resource Code Section 5097.98. In the event that the applicant and the MLD are in disagreement regarding the disposition of the remains. State law will apply, and the mediation process will occur with the NAHC, if requested (see PRC Section 5097.98(e) and 5097.94(k)). According to the California Health and Safety Code, six or more human burial at one location constitutes a cemetery (Section 81 00), and disturbance of Native American cemeteries is a felony (Section 7052). MM CUL-7: Non-Disclosure of Reburial Location. It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r), parties, and Lead Agencies, will be asked to withhold public disclosure information related to 71 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r). Sources: Cultural Resources Assessment for the Evergreen Commercial Project, Riverside County, California, Paleowest Archaeology, June 2022 (Appendix C) 72 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration VI. ENERGY Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? ☐ ☐ ☒ ☐ b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? ☐ ☐ ☒ ☐ An energy resources analysis was completed to determine potential impacts to energy resources associated with the development of the Proposed Project (Appendix D – Evergreen Development Energy Assessment, JK Consulting Group, December 21, 2021). The Proposed Project would impact energy resources during construction and operation. Energy resources that would be potentially impacted include electricity, natural gas, and petroleum- based fuel supplies and distribution systems. a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Less Than Significant Impact: Construction Energy The construction activities for the Proposed Project would include grading of the Project Site, building construction and application of architectural coatings to the proposed buildings, and paving of the proposed parking lot and driveways. The Proposed Project would consume energy resources during construction in three (3) general forms: 1. Petroleum-based fuels used to power off-road construction vehicles and equipment on the Project Site, construction worker travel to and from the Project Site, as well as delivery and haul truck trips (e.g., hauling of demolition material to off-site reuse and disposal facilities); 2. Electricity associated with the conveyance of water that would be used during Project construction for dust control (supply and conveyance) and electricity to power any necessary lighting during construction, electronic equipment, or other construction activities necessitating electrical power; and, 3. Energy used in the production of construction materials, such as asphalt, steel, concrete, pipes, and manufactured or processed materials such as lumber and glass. 73 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Construction-Related Electricity During construction, the Proposed Project would consume electricity to construct the new building and infrastructure. Electricity would be supplied to the Project Site by Southern California Edison and would be obtained from the existing electrical lines in the vicinity of the Project Site. Electricity consumed during project construction would vary throughout the construction period based on the construction activities being performed. Various construction activities include electricity associated with the conveyance of water that would be used during project construction for dust control (supply and conveyance) and electricity to power any necessary lighting during construction, electronic equipment, or other construction activities necessitating electrical power. Such electricity demand would be temporary, nominal, and would cease upon the completion of construction. Overall, construction activities associated with the Proposed Project would require limited electricity consumption that would not have an adverse impact on available electricity supplies and infrastructure. Therefore, the use of electricity during project construction would not be wasteful, inefficient, or unnecessary. Since the Project Site already has electrical service, it is anticipated that only nominal improvements would be required to Southern California Edison distribution lines and equipment with development of the Proposed Project. Where feasible, the new service installations and connections would be scheduled and implemented in a manner that would not result in electrical service interruptions to other properties. Compliance with City’s guidelines and requirements would ensure that the Proposed Project fulfills its responsibilities relative to infrastructure installation, coordinates any electrical infrastructure removals or relocations, and limits any impacts associated with grading, construction, and development. Construction of the Proposed Project’s electrical infrastructure is not anticipated to adversely affect the electrical infrastructure serving the surrounding uses or utility system capacity. Construction-Related Natural Gas Construction of the Proposed Project would not involve the consumption of natural gas. Natural gas would not be supplied to support construction activities, so there would be no demand generated by construction. Since the Project Site is in a developed community that has natural gas line in the vicinity of the Project Site, construction of the Proposed Project would be limited to installation of new natural gas connections within the Project Site if any are required for the Proposed Project. Development of the Proposed Project would not require extensive infrastructure improvements to serve the Project Site. Construction-related energy usage impacts associated with the installation of natural gas connections are expected to be confined to trenching in order to place the lines below surface. In addition, prior to ground disturbance, the Proposed Project would notify and coordinate with SoCalGas to identify the locations and depth of all existing gas lines and avoid disruption of gas service. Therefore, construction-related impacts to natural gas supply and infrastructure would be less than significant. 74 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Construction-Related Petroleum Fuel Use Petroleum-based fuel usage represents the highest amount of transportation energy potentially consumed during construction, which would be utilized by both off-road equipment operating on the Project Site and on-road automobiles transporting workers to and from the Project Site and on-road trucks transporting equipment and supplies to the Project Site. The off-road construction equipment fuel usage was calculated through use of the off-road equipment assumptions and fuel use assumptions detailed in Appendix D and is provided in Table 5 – Project Construction Energy Consumption. Table 5 – Project Construction Energy Consumption Activity Variable Consumption Rate Total Consumption Construction Equipment - Diesel Equipment Use -hp-hr 0.05 gallons / hp- hr 16,642 gallons (diesel) Hours of Use 145 hours Construction Worker VMT VMT = 63,004 mpg = 19.36 3,255 gallons (gasoline) Construction Vendor VMT VMT = 12,420 mpg = 7.44 1,670 gallons (diesel) Construction activities associated with the Proposed Project would be required to adhere to all State and SCAQMD regulations for off-road equipment and on-road trucks, which provide minimum fuel efficiency standards. Construction activities for the Proposed Project would not result in the wasteful, inefficient, and unnecessary consumption of energy resources because of the State and SCAQMD regulations. Therefore, potential impacts regarding transportation energy would be less than significant. Development of the Proposed Project would not result in the need to manufacture construction materials or create new building material facilities specifically to supply the Proposed Project. It is difficult to measure the energy used in the production of construction materials such as asphalt, steel, and concrete; however, it is reasonable to assume that the production of building materials such as concrete, steel, etc., would employ all reasonable energy conservation practices in the interest of minimizing the cost of doing business. Therefore, potential impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction would be less than significant. Operational Energy The on-going operation of the 57,254 square foot (SF) commercial center that consists of an anchor grocery store, several quick-serve restaurants, a gas station with a convenience store, and a separate drive-through car wash, over a total of 8.863 acres, would require the use of energy resources for multiple purposes including, but not limited to, gas pumps, heating/ventilating/air conditioning (HVAC), refrigeration, lighting, appliances, and electronics. Energy would also be 75 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration consumed during operations related to water usage, solid waste disposal, landscape equipment and vehicle trips. A summary of potential energy use is provided in Table 6 – Project Operational Energy Consumption Summary, and the discussion follows below. Table 6 – Project Operational Energy Consumption Summary Land Use Electricity Use (kWh/year) Natural Ga (kBtu/year) Vehicle Gasoline (gallons/year) 4,116 sq. ft. Car Wash 40,870 133,200 53,675 4,088 sq. ft. Convenience Store / Gasoline Service Station 49,653 8,998 78,709 3,000 sq. ft. Quick Serve Restaurant w/ Drive-Through Window 138,480 817,980 80,221 3,000 sq. ft. Quick Serve Restaurant w/ Drive-Through Window 138,480 817,980 23,264 43,050 sq. ft. Grocery Store 1,566,160 823,547 368,010 PROJECT TOTAL 1,933,643 2,601,705 660,835 STATE CONSUMPTION (2019)1 279,510,000,000 2,217,200,000,000 18,086,109,398 PROJECT PERCENTAGE OF STATEWIDE CONSUMPTION 0.0007% 0.0001% 0.0037% Source: CalEEMod 2020.4.0 / EMFAC 2021 Notes: kWh = Kilowatt hours Btu = British thermal units 1 -State Electricity Use (C EC ) / State Natural Gas Use (US EIA) / State Gasoline Use (EMFAC 2021) Operations-Related Electricity Operation of the Proposed Project would result in consumption of electricity at the Project Site. Appendix E determines the Proposed Project would consume 1,933,643 kilowatt-hours per year of electricity. The Proposed Project would comply with all Federal, State, and City requirements related to the consumption of electricity, including but not limited to, CCR Title 24, Part 6 Building Energy Efficiency Standards and CCR Title 24, Part 11: California Green Building Standards. The CCR Title 24, Part 6 and Part 11 standards require numerous energy efficiency measures to be incorporated into the proposed buildings, including enhanced insulation, use of energy efficient lighting and appliances as well as requiring a variety of other energy-efficiency measures to be incorporated into all of the proposed structures. Therefore, the Proposed Project would be designed and built to minimize electricity use and that existing and planned electricity capacity and electricity supplies would be enough to support the Proposed Project’s electricity demand and impacts related to electrical supply and infrastructure capacity would be less than significant. Operations-Related Natural Gas Operation of the Proposed Project would result in increased consumption of natural gas at the Project Site. As detailed in Appendix D, the Proposed Project would consume 2,601,705 MBTU 76 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration per year of natural gas. The Proposed Project would comply with all Federal, State, and City requirements related to the consumption of natural gas, including but not limited to, CCR Title 24, Part 6 Building Energy Efficiency Standards and CCR Title 24, Part 11: California Green Building Standards. The CCR Title 24, Part 6 and Part 11 standards require numerous energy efficiency measures to be incorporated into the proposed structures, including enhanced insulation as well as use of efficient natural gas appliances and HVAC units. Therefore, it is anticipated the Proposed Project would be designed and built to minimize natural gas use and that existing and planned natural gas capacity and natural gas supplies would be sufficient to support the Proposed Project’s natural gas demand and impacts related to natural gas supply and infrastructure capacity would be less than significant. Operations-Related Transportation Energy Operation of the Proposed Project would result in increased consumption of petroleum-based fuels related to vehicular travel to and from the Project Site. Appendix D states the Proposed Project would consume 660,835 gallons of transportation fuel per year. The Proposed Project would comply with all Federal, State, and City requirements related to the consumption of transportation energy, including but not limited to, California Code of Regulations Title 24, Part 11 California Green Building Standards which require all new parking lots provide preferred parking for clean air vehicles. Therefore, the Proposed Project would be designed and built to minimize transportation energy through the promotion of the use of electric-powered vehicles and it is anticipated existing and planned capacity and supplies of transportation fuels would be sufficient to support the Proposed Project’s demand and impacts related to transportation energy supply and infrastructure capacity would be less than significant. The Proposed Project would comply with regulatory compliance measures outlined by the State and City related to Air Quality, Greenhouse Gas Emissions (GHG), Transportation/Circulation, and Water Supply. Additionally, the Proposed Project would be constructed in accordance with all applicable City Building and Fire Codes which require efficiency and energy conservation. Therefore, potential impacts associated with the wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Evergreen Development Energy Assessment, JK Consulting Group, December 21, 2021 (Appendix D). b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Less Than Significant Impact: The Proposed Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency. The Project is subject to CCR, Title 24 building standards. Compliance with Title 24 of the CCR would improve energy efficiency and consumption. In addition, the Project will acquire electricity 77 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration through the local utility (Southern California Edison) which is subject to the guidelines provided in California Senate Bill 100 (SB 100). SB 100 expedited and expanded the Renewable Portfolio Standard (RPS) program (SB 1078), which obliged utilities to grow renewable generation by at least one percent of sales every year, with a 20 percent target by 2017. SB 100 mandates that a 50% RPS be achieved by December 31, 2026, and a 60% RPS by December 31, 2030. SB 100 also established a new statewide policy target of supplying 100 percent of electricity retail sales and 100 percent of power procured to serve all state agencies by December 31, 2045, using qualifying renewable energy and zero-carbon resources. As required by California law, city and county General Plans contain a Land Use Element that details the types and quantities of land uses that the city or county estimates will be needed for future growth, and that designate locations for land uses to regulate growth. The Southern California Association of Governments (SCAG) uses the growth projections and land use information in adopted general plans to estimate future average daily trips and then VMT, which are then provided to the South Coast AQMD to estimate future emissions in the Air Quality Plan (AQPs). Existing and future pollutant emissions and energy consumption computed in the AQP are based on land uses from area general plans. AQPs detail the control measures and emission reductions required for reaching attainment of the air standards. The applicable energy plan for the Proposed Project is the City of Lake Elsinore General Plan, adopted December 13, 2011. The Project’s consistency with the City’s General Plan is summarized in Table 7 – Proposed Project Compliance with Applicable General Plan Energy Policies. 78 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Table 7 – Proposed Project Compliance with Applicable General Plan Energy Policies Policy No. General Plan Policy Proposed Project Implementation Actions 12.1 Coordinate with the utility agencies to provide for the continued maintenance, development and expansion of electricity, natural gas, and telecommunications systems to serve residents and businesses. Consistent. The project applicant has received “Will Serve” letters from Southern California Edison and SoCal Gas verifying that the energy utilities are able to accommodate the additional demand for service. 12.2 Encourage developers to contact Southern California Edison early in their planning process, especially for large-scale residential and non-residential development or specific plans, to ensure the projected electric loads for these projects are factored into SCE’s load forecasts for the community. Consistent. The project applicant has informed Southern California Edison of the Proposed Project. The projected electric loads for these projects are factored into SCE’s load forecasts for the community. 12.3 Encourage developers to incorporate energy efficient design measures into their projects and pursue available energy efficiency assistance programs from SCE and other utility agencies Consistent. The Proposed Project is required to be designed to meet the Title 24 Part 6 Building Energy Efficiency Standards that require the incorporation of energy efficient building features. The City requires a Title 24 report to be completed that shows compliance with the current Title 24 requirements, prior to issuance of a building permit. Source: City of Lake Elsinore, 2011. As shown in Table 7, the Proposed Project would be consistent with all applicable energy-related policies from the General Plan. Therefore, potential impacts associated with obstructing a state or local plan for renewable energy or energy efficiency would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Evergreen Development Energy Assessment, JK Consulting Group, December 21, 2021 (Appendix D) and General Plan (2011). 79 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration VII. GEOLOGY AND SOILS Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Directly or indirectly cause to potential substantial adverse effects, including the risk of loss, injury, or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ☐ ☐ ☒ ☐ ii. Strong seismic ground shaking? ☐ ☐ ☒ ☐ iii. Seismic-related ground failure, including liquefaction? ☐ ☐ ☒ ☐ iv. Landslides? ☐ ☐ ☒ ☐ b) Result in substantial soil erosion or the loss of topsoil? ☐ ☐ ☒ ☐ c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? ☐ ☐ ☒ ☐ d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? ☐ ☐ ☒ ☐ e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? ☐ ☐ ☐ ☒ f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? ☐ ☐ ☒ ☐ A Geotechnical Feasibility Study was completed to determine potential impacts to geology and soils associated with the development of the Proposed Project (Appendix E -Geotechnical Engineering Investigation With Geologic Hazard Study, Salem Engineering Group, Inc., April 22, 2021). 80 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. Less Than Significant Impact: The Project Site is in Southern California, a seismically active area and susceptible to the effects of seismic activity include rupture of earthquake faults. The proposed development site lies outside of any Alquist Priolo Special Studies Zone, and no active faults with the potential for surface fault rupture are known to pass directly beneath the site (Appendix D). Structures proposed for the Project Site would be constructed to the standards prescribed by the California Building Code (CBC), which would reduce risks associated with seismic activity. The CBC provides procedures for earthquake resistant structural design that include considerations for on-site soil conditions, occupancy, and the configuration of the structure including the structural system and height. Local codes are permitted to be more restrictive than Title 24 but are required to be no less restrictive. The CBC is designed and implemented to improve building safety, sustainability, and consistency, and to integrate new technology and construction methods to construction projects throughout California. Moreover, the City of Lake Elsinore Building and Safety permitting process would ensure that all required CBC seismic safety measures are incorporated into the building. Therefore, potential impacts associated with rupture of a known earthquake fault would be less than significant and no mitigation would be required. Mitigation Measures: No mitigation measures are required. Sources: General Plan and Geotechnical Engineering Investigation With Geologic Hazard Study, Salem Engineering Group, Inc., April 22, 2021 (Appendix E) ii) Strong seismic ground shaking? Less Than Significant Impact: The Project Site is situated in a seismically active area that has historically been affected by moderate to occasionally high levels of ground motion. The Project Site lies in relative close proximity to several seismically active faults including the Elsinore Fault (2 miles from the Project Site) and the Chino fault, approximately 16.2 miles from the Project Site; therefore, during the life of the proposed improvements, the City and surroundings also have the potential to experience significant ground shaking as a result of seismic activity on a number of the Peninsular Ranges’ other active faults as shown in Section 3.11 -Geology & Soils of the Lake Elsinore General Plan EIR. Soils on site are classified as Site Class D in accordance with Chapter 16 of the California Building Code. The proposed structures are determined to be in Seismic Design Category D. The Proposed Project would be designed and constructed in accordance with seismic design requirements of 81 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration the current California Building Code (CBC), which would address potential impacts related to potential ground shaking. Therefore, potential impacts associated with strong seismic ground shaking would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan and Geotechnical Engineering Investigation With Geologic Hazard Study, Salem Engineering Group, Inc., April 22, 2021 (Appendix E) iii) Seismic-related ground failure, including liquefaction? Less Than Significant Impact Liquefaction is the loss of strength in cohesionless, saturated soils when the pore-water pressure induced in the soil by a seismic event becomes equal to or exceeds the overburden pressure. The primary factors which influence the potential for liquefaction include groundwater table elevation, soil type and grain size characteristics, relative density of the soil, initial confining pressure, and intensity and duration of ground shaking. The depth within which the occurrence of liquefaction may impact surface improvements is identified as the upper 50 feet below the existing ground surface. Liquefaction potential is greater in saturated, loose, poorly graded fine sands. Clayey soils or soils which possess clay particles in excess of 20-percent are not considered to be susceptible to liquefaction, nor are those soils which are above the historic static groundwater table. According to Appendix E, groundwater was encountered at the Project Site at a depth of approximately 29 feet below ground surface. The historically highest groundwater is estimated to be at a depth of 20 feet below ground surface based on the County of Riverside Geologic Hazards Map (2004) and regional groundwater data. The Riverside County Office of Information Technology GIS website shows the subject site to be in a very high liquefaction potential area. The analysis in Appendix E included a liquefaction analysis which indicated that the on-site soils had a moderate potential for liquefaction and that the total liquefaction-induced settlement was calculated to be 1.42 inches. Differential settlement is estimated to be 0.71 inches over a horizontal distance of 40 feet. The Proposed Project design will utilize a shallow foundation system, which would not reach the liquefiable soil layer. Additionally, the Property Owner/Developer would grade the Project Site according to the recommendations specified by the Proposed Project’s Licensed Geotechnical Engineer and construct the development to the standards prescribed by the California Building Code (CBC), as amended by the City, which would reduce risks associated with liquefaction. Therefore, potential impacts to people or structures from liquefaction shaking would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Sources: General Plan and Geotechnical Engineering Investigation With Geologic Hazard Study, Salem Engineering Group, Inc., April 22, 2021 (Appendix E) 82 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration iv) Landslides? Less Than Significant Impact: Landslides result from the downward movement of earth or rock materials that have been influenced by gravity. In general, landslides occur due to various factors including steep slope conditions, erosion, rainfall, groundwater, adverse geologic structure, and grading impacts. The Project Site is flat and is surrounded by similar topography and no significant slopes are proposed as part of the Proposed Project’s design. The Project Site is on a gently (less than 5%) sloping grade, over 3/4 mile from the nearest significant topographic change. Landslide/slope instability/rock fall issues pose a very low risk. Due to the site’s distance from significant topography, topography-related debris flows are a low risk. Therefore, potential impacts associated with landslides would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Sources: General Plan and Geotechnical Engineering Investigation With Geologic Hazard Study, Salem Engineering Group, Inc., April 22, 2021 (Appendix E) b) Result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact: The Project Site is previously disturbed and unimproved. During Project construction when soils are exposed, temporary soil erosion may occur, which could be exacerbated by rainfall. To control the potential for soil erosion, wind, dust, and water quality impacts, the Proposed Project is required to comply with SCAQMD rules relating to dust control (such as SCAQMD Rule 403) and rules to protect water quality including preparing a Stormwater Pollution Prevention Plan (SWPPP) to be approved by the Regional Water Quality Control Board (RWQCB). Additionally, all construction and grading activities would comply with City’s grading ordinance (LEMC 15.04) using BMPs, including the use of fiber rolls, street sweeping, sandbag barriers, straw bale barriers, and storm drain inlet protection. The Proposed Project would implement BMPs to control project runoff and protect water quality, which would limit operational impacts as a result of the Proposed Project. Upon project completion, the Project Site would be developed with a commercial center that includes buildings, paved surfaces, and landscaping, which would prevent substantial erosion from occurring. Therefore, potential impacts associated with soil erosion would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: LEMC, Preliminary Water Quality Management Plan, Evergreen Development – Cambern & Central, DRC Engineering Inc., July 26, 2022 (Appendix G) 83 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? Less Than Significant Impact: Lateral spreading is caused by the lateral displacement of surficial blocks of sediment, as a result of liquefaction in subsurface layers. Lateral spreading is associated with areas prone to liquefaction. The Project Site has a moderate liquefaction susceptibility (Appendix E). The Project Site is flat and there is no substantial slope. The Riverside County Office of Information Technology GIS website shows the subject site to be in a susceptible subsidence potential area (Figure 7, Subsidence Potential Map). However, based on the existence of medium dense to very dense silty sand with various amounts of clay and gravel, stiff to hard sandy silt with various amounts of clay, and hard weathered siltstone/claystone, subsidence potential is considered minimal. Soil samples collected from surface to the proposed foundation depths are considered to have a very low to low expansion potential, and the sample tested returned and Expansion Index value of 15. Based on the geotechnical analysis in Appendix E, undocumented fill materials are anticipated to be present onsite within the northwest portion of the Project Site, which was formerly excavated for use as a clay pit and regraded to its current condition, although no undocumented fill was encountered in the geotechnical borings performed during the field investigation conducted for the geotechnical study (Appendix E). The Proposed Project would be constructed in compliance with the recommendations in the geotechnical feasibility study and the CBC. Therefore, potential impacts associated with unstable soil would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan and Geotechnical Engineering Investigation With Geologic Hazard Study, Salem Engineering Group, Inc., April 22, 2021 (Appendix E) d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Less than Significant Impact: As described in V.VII(15)(a.), Expansive soils have a significant amount of clay particles which can give up water (shrink) or take on water (swell). The change in volume exerts stress on buildings and other loads placed on these soils. Expansive soils can be widely dispersed and can be found in hillside areas as well as low-lying alluvial basins. Expansion testing and mitigation are required by current County grading and building codes. Special engineering designs are used effectively to alleviate problems caused by expansive soils. Appendix E includes a site-specific analysis on expansive soils for the Project Site. Test data in this geotechnical report show that soil samples consolidated from approximately 4 to 12 percent after a maximum 12.8 ksf load. Hydroconsolidation (collapse upon wetting) at a load of 1.6 ksf 84 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration was approximately 2.5 to 3 percent for two of the samples at a load of 1.6 ksf, one sample expanded approximately 0.4 percent. The potential for collapse should be considered moderate. Soil samples collected from surface to the proposed foundation depths are considered to have a very low to low expansion potential, and the sample tested returned and Expansion Index value of 15. Compliance with the California Building Code (CBC) is a standard practice and would be required by the City of Lake Elsinore Department of Building and Safety, which would include staff review of the site-specific geotechnical report to ensure the recommendations outlined in Appendix E are implemented. Therefore, potential impacts associated with expansive soils would be less than significant and no mitigation would be required. Mitigation Measures: No mitigation measures are required. Sources: Geotechnical Engineering Investigation With Geologic Hazard Study, Salem Engineering Group, Inc., April 22, 2021 (Appendix E) e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? No Impact: The Proposed Project would not involve the installation of septic tanks or alternative wastewater disposal systems. Therefore, no impacts to soils associated with septic tanks or alternative wastewater disposal systems would occur, and no mitigation would be required. Mitigation Measures: No mitigation measures are required. Sources: Project Description f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Less Than Significant Impact: Paleontological resources are the fossilized biotic remains of ancient environments. They are valued for the information they yield about the history of the earth and its past ecological settings. Riverside County has been inventoried for geologic formations known to potentially contain paleontological resources. Lands with high, low, or undetermined potential for finding paleontological resources are mapped within the City of Lake Elsinore General Plan, Figure 4.6 of the Resource Protection and Preservation Element 1. According to the General Plan, the Proposed Project is located within a paleontological sensitivity area of low potential. There are no unique geologic features on the Project Site and the possibility of finding buried paleontological deposits on-site is very low. Therefore, potential impacts to a unique paleontological resource or unique geologic feature would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: City of Lake Elsinore General Plan, Chapter 4, Resource Protection and Preservation, Figure 4.6 1 http://www.lake-elsinore.org/home/showdocument?id=7298 85 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration VIII. GREENHOUSE GAS EMISSIONS Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? ☐ ☐ ☒ ☐ b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? ☐ ☐ ☒ ☐ A Greenhouse Gas Emissions Impact Analysis was completed to determine potential impacts to greenhouse gas emissions associated with the development of the Proposed Project (Appendix A -Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022). The results of the analysis are based on CalEEMod version 2020.4.0. CalEEMod is a statewide land use emissions computer model designed to provide a uniform platform for government agencies, land use planners, and environmental professionals to quantify criteria pollutants and GHG emissions associated with construction and operations from a variety of land use projects. Construction Emissions Construction activities associated with the Proposed Project would result in emissions of CO2 and CH4 from construction activities. The report in Appendix A contains detailed information regarding construction activity. For construction phase project emissions, GHGs are quantified and amortized over the life of the Proposed Project. To amortize the emissions over the life of the Proposed Project, the SCAQMD recommends calculating the total greenhouse gas emissions for the construction activities, dividing it by a 30-year project life then adding that number to the annual operational phase GHG emissions. Construction emissions were amortized over a 30-year period and added to the annual operational phase GHG emissions. Operations Emissions Operational activities associated with the Proposed Project would result in emissions of CO2, CH4, and N2O from the following primary sources: • Area Source Emissions (e.g., Landscape maintenance equipment) • Energy Source Emissions (e.g., Combustion emissions) • Mobile Source Emissions (e.g., Vehicles) 86 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration • Solid Waste • Water Supply, Treatment and Distribution a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less Than Significant Impact: The Proposed Project would not generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment. The Proposed Project consists of construction of a 57,254 SF commercial center that consists of an anchor grocery store, several quick-serve restaurants, a gas station with a convenience store, and a separate drive-through car wash, which would be constructed in two phases over a total of 8.863 acres. The City of Lake Elsinore has not adopted its own numeric threshold of significance for determining impacts with respect to greenhouse gas (GHG) emissions. In the absence of any applicable adopted numeric threshold, the significance of the Project’s GHG emissions was evaluated in Appendix A consistent with CEQA Guidelines Section 15064.4(b) by considering whether the Project is consistent with applicable regulations or requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of greenhouse gas emissions. For this Project, as a land use development project, the most directly applicable adopted regulatory plan to reduce GHG emissions is the City of Lake Elsinore Climate Action Plan. Adopted on December 13, 2011, the City of Lake Elsinore’s Climate Action Plan (CAP) is a long- range plan to reduce local greenhouse gas emissions that contribute to climate change (Lake Elsinore 2011). The CAP includes an inventory of existing GHG emissions and projects future emissions trends. The CAP also describes local GHG emissions targets for the years 2020 and 2030, and strategies and measures to achieve the targets. The Proposed Project would generate an estimated total of 676.0465 metric tons of CO2e emissions during construction. The SCAQMD recommends amortizing construction emissions over a period of 30 years to estimate the contribution of construction emissions to operational emissions over the project lifetime. Amortized over 30 years, the construction of the project would generate approximately 22.5349 metric tons of CO2e on an annualized basis. Based on the results of the CalEEMod Model, the project would generate a total of 3,802.3747 metric tons of CO2e emissions annually from operations. By adding the amortized construction emissions results with the operational annual CO2e emissions the project would produce 3,824.91 metric tons over a 30-year period. The Project proposes 57,254 square feet of commercial use thereby resulting in approximately 91 new employees at the site per SCAG’s commercial employee generation rates. Based on the estimated number of employees, the project would produce 42.03 MT of CO2e per service population per year, which is higher than the City’s efficiency-based target of 4.4 MT of CO2e per service population per year in the CAP. 87 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration According to the CAP, if projects are consistent with General Plan and CAP Consistency Checklist, then the project is consistent with the CAP and the environmental review pertaining to GHG impacts may be streamlined as allowed by CEQA Guidelines Sections 15152 and 15183.5” (City of Lake Elsinore 2011a).Per the guidelines, a lead agency may determine that a project’s incremental contribution to a cumulative effect is not cumulatively considerable if the project complies with the requirements in a previously adopted plan. Since the Proposed Project complies with the adopted CAP, no additional analysis is required under CEQA to make a finding of less than significant impact. The Project was determined to be consistent with the CAP Checklist, as discussed in VIII(b) below. Therefore, potential impacts associated with greenhouse gas emissions would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Sources: Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022 (Appendix A) b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Less Than Significant Impact: The Proposed Project would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing GHG emissions. In 2006, California adopted AB 32, which requires the state to reduce statewide GHG emissions to 1990 levels by 2020, a reduction target that was introduced in EO S-3-05. In 2016, California adopted SB 32, which requires the state to reduce statewide GHG emissions to 40 percent below 1990 levels by 2030, a reduction target that was introduced in EO B-30-15. AB 32 and SB 32 codified state targets and directed state regulatory agencies to develop rules and regulations to meet the targets; AB 32 and SB 32 do not stipulate project-specific requirements. Specific requirements are codified in rules and regulations developed by regulatory agencies such as CARB and SCAQMD, and local City actions such as the City of Lake Elsinore CAP. The City’s CAP, adopted in 2011, certified that the City’s target is consistent with AB 32’s 2020 goals. The City CAP ensures that the City will be providing local GHG reductions that will complement state efforts to reduce GHG emissions to the AB 32 target. The Proposed Project would not conflict with the applicable CAP reduction measures, as shown in Appendix H (p. 46- 51) nor would it conflict with AB 32, SB 32, or ARB’s Scoping Plan, as outlined in Appendix H (p. 51-54). Appendix H also discusses consistency with AB 32. Although the CAP was prepared prior to the adoption of SB 32, it is still an applicable plan. Section 5 of Appendix A (Table 8) provides a list of the applicable reduction measures for new non-residential developments included in the Climate Action Plan and a Project consistency analysis of each measure. Appendix A also includes a list of Proposed Project’s consistency with 88 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration AB 32. Table 8 – Climate Action Plan Consistency Analysis Measure Finding Measure T-1.2: Pedestrian Infrastructure: Consistent: The project would be required to provide sidewalks which would be reviewed by the Through the development review process, require City for compliance with adopted standards and the installation of sidewalks along new and specifications. reconstructed streets. Also require new subdivisions and large developments to provide sidewalks or paths to internally link all uses where applicable and provide connections to neighborhood activity centers, major destinations, and transit facilities contiguous with the project site; implement through conditions of approval. Measure T-2.1: Designated Parking for Fuel-Consistent: The project would provide fuel- Efficient Vehicles: efficient parking spaces in compliance with both the City’s Municipal Code and the project-specific Revise the Municipal Code to require that new Conditions of Approval. nonresidential development designate 10% of total parking spaces for any combination of low- emitting, fuel-efficient and carpool/vanpool vehicles (consistent with CalGreen Tier 1, Sections A5.106.5.1 and A5.106.5.3) and implement through conditions of approval. Parking stalls shall be marked “Clean Air Vehicle.” Measure E-1.1: Tree Planting Program: Through the development review process, require new development to plant at minimum one 15- gallon non-deciduous, umbrella-form tree per 30 linear feet of boundary length near buildings, per the Municipal Code. Trees shall be planted in strategic locations around buildings or to shade pavement in parking lots and streets. Consistent: The project would comply with all applicable Municipal Code policies related to tree planting. The project would include a number of street trees and trees throughout the parking lot and adjacent to proposed structures. Measure E-1.2: Cool Roof Requirements: Consistent: The project’s roofing material would be reviewed and approved for compliance with Amend the City Municipal Code to require new the City’s Municipal Code. The proposed Project non-residential development to use roofing elements would be required to comply with the materials having solar reflectance, thermal City ordinances and conditions of approval. As emittance or Solar Reflectance Index (SRI)3 such, the proposed project would not conflict with consistent with CalGreen Tier 1 values (Table this measure. A5.106.11.2.1) and implement through conditions of approval. 89 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Measure E-3.2: Energy Efficient Street and Traffic Consistent: The project would be required to Signal Lights: comply with the City’s conditions of approval related to new streetlights. Work with Southern California Edison to replace existing high pressure sodium streetlights and traffic lights with high efficiency alternatives, such as Low Emitting Diode (LED) lights. Replace existing City owned traffic lights with LED lights. Require any new street and traffic lights to be LED and implement through conditions of approval. Measure E-4.1: Landscaping Ordinance: Consistent: The project’s landscape plan would be reviewed and approved by the City’s Planning and Through the development review process, enforce Public Works Department for compliance with the City’s Assembly Bill 1881 Landscaping Assembly Bill 1881 and the City’s Landscaping Ordinance; implement through conditions of Ordinance. approval. Measure S-1.4: Construction and Demolition Consistent: A Waste Management Plan would be Waste Diversion: prepared for the project, reviewed by the City for consistency with the City’s Municipal Code, and be Amend the Municipal Code to require subject to City approval. development projects to divert to recycle or salvage non-hazardous construction and demolition debris generated at the site, resulting in at least a 65% reduction by 2020 (consistent with CalGreen Tier 1, Section A5.408.3.1). Require all new projects to be accompanied by a waste management plan for the project and a copy of the completed waste management report shall be provided upon completion. The Proposed Project would be consistent with the applicable local measures provided in the Climate Action Plan. Therefore, potential impacts associated with conflict with a plan, policy, or regulation to reduce greenhouse gas emissions would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Sources: Sources: Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022 (Appendix A). 90 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration IX. HAZARDS AND HAZARDOUS MATERIALS Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? ☐ ☐ ☒ ☐ b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? ☐ ☐ ☒ ☐ c) Emit hazardous emissions or handle hazardous materials or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? ☐ ☐ ☐ ☒ d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? ☐ ☐ ☒ ☐ e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? ☐ ☐ ☐ ☒ f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? ☐ ☐ ☒ ☐ g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? ☐ ☐ ☒ ☐ A Phase I Environmental Site Assessment (ESA) was completed to determine potential impacts to hazards and hazardous materials associated with the development of the Project Site (Appendix F -Phase I Environmental Site Assessment Report, Proposed Commercial Development, East Corner of Central Avenue and Cambern Avenue, Lake Elsinore, California 92530, Salem Engineering Group, March 11, 2022 and Appendix F-1 – Geophysical Investigation Report, Proposed Commercial Development, NEC Central Avenue and Cambern Avenue, Lake Elsinore, California, Salem Engineering Group, May 14, 2021). 91 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less Than Significant Impact: During construction, there would be a minor level of transport, use, and disposal of hazardous materials and wastes that are typical of construction projects. This would include fuels and lubricants for construction machinery, coating materials, etc., as well as for the transport of the gas and diesel fuels to the Project Site. The proposed fuel storage tanks associated with the service stations would be required to follow specific protocols for handling, transporting, and storing the fuel onsite. All hazardous materials are required to be utilized and transported in accordance with their labeling pursuant to federal and state law. Routine construction control measures and best management practices for hazardous materials storage, application, waste disposal, accident prevention and clean-up would be enough to reduce potential impacts to less than significant. The operation of the proposed commercial center in general would not be expected to generate hazardous waste or create the routine transport, use, or disposal of hazardous materials. The use would be required to comply with the Lake Elsinore Municipal Code, including Chapter 14.08 – Stormwater/Urban Runoff Management and Discharge Controls. The operation of the proposed convenience store would not be expected to generate hazardous waste or create the routine transport, use, or disposal of hazardous materials. The Proposed Project would involve the installation of Underground Storage Tanks (USTs) to serve the fueling station. Rule 461 of the South Coast Air Quality Management District (SCAQMD) governs the operation of gasoline stations and requires that all underground storage tanks are equipped with a “CARB certified” enhanced vapor recovery system, all fill tubes are equipped with vapor tight caps, all dry breaks are equipped with vapor tight seals, a spill box shall be installed to capture any gasoline spillage, and all equipment is required to be properly maintained per CARB regulations. All gasoline dispensing units are required to be equipped with a “CARB certified” vapor recovery system, the dispensing system components shall always maintain vapor and liquid tight connections and the breakaway coupling shall be equipped with a poppet valve that shall close when coupling is separated. Rule 461 also provides several additional requirements including detailed maintenance, testing, reporting and recordkeeping requirements for all gas stations. The gas station would also be subject to permit and inspection by the Hazardous Materials Division of the County Fire Department. Sections 2729 through 2732 of the California Code of Regulations (CCR) provide requirements for the reporting, inventory, and release response plans for hazardous materials. These requirements establish procedures and minimum standards for hazardous material plans, inventory reporting and submittal requirements, emergency planning/response, and training. In addition, all regulated substance handlers are required to register with local fire or emergency response departments per the California Accidental Release Prevention Program (CalARP). Locally, this is overseen by the Riverside County Department of Environmental Health, Hazardous Materials Branch. The division reviews and approves an 92 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Emergency/Contingency Plan for regulated facilities. The plan outlines precautions and procedures necessary to protect the facility from accidental release of hazardous materials and provides emergency remediation to minimize effects should an accidental spill occur. Annual updates and review of the plan are required to ensure compliance and adequacy. The Riverside County Department of Environmental Health, Hazardous Materials Branch administers the CalARP Program in the area. The CalARP Program was established to prevent accidental release of substances that pose the greatest risk of immediate harm to the public and the environment. The Program requires facilities to proactively prevent and prepare for chemical accidents. The proposed facility would be subject to Program requirements for regulated substances including preparation of a risk management plan (RMP) to include an off-site consequence analysis, compliance audit, certified program elements, and a seismic assessment. Existing risk management and response requirements would ensure potential risks associated with accidental releases of hazardous materials are minimized. Therefore, potential impacts associated with the risk of exposure of the public and/or the environment to hazardous waste, either used or transported on site, would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: CCR, Code of Federal Regulations, Health and Safety Code, and Phase I Environmental Site Assessment Report, Proposed Commercial Development, East Corner of Central Avenue and Cambern Avenue, Lake Elsinore, California 92530, Salem Engineering Group, March 11,2022 (Appendix F) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Significant Impact: The Proposed Project would be required to comply with all applicable federal, state, and local laws and regulations pertaining to the transport, use, disposal, handling, and storage of hazardous waste during the construction phase to reduce the likelihood and severity of accidents during transit. Proper handling of the use and disposal of hazardous materials associated with the gas station would reduce the potential for exposure. Once the fuel storage tanks are constructed, there would be continued routine maintenance. Rule 461 of the SCAQMD governs the operation of gasoline stations and requires that all underground storage tanks are equipped with a “CARB certified” enhanced vapor recovery system, all fill tubes are equipped with vapor tight caps, all dry breaks are equipped with vapor tight seals, a spill box shall be installed to capture any gasoline spillage, and all equipment is required to be properly maintained per CARB regulations. The operation of the proposed convenience store would not be expected to generate hazardous waste or create the routine transport, use, or disposal of hazardous materials. The operation of the proposed commercial center in general would not be expected to generate hazardous waste or create the routine transport, use, or disposal of hazardous materials. The use would be required to comply with the Lake Elsinore Municipal Code, including Chapter 14.08 – 93 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Stormwater/Urban Runoff Management and Discharge Controls. The use of hazardous materials on the Project Site post-construction would consist of those commonly used in a light commercial setting for routine maintenance and cleaning. Proper handling of the use and disposal of hazardous materials would reduce the potential for exposure. Therefore, potential impacts associated with accidental release of hazardous materials into the environment would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: CCR, Code of Federal Regulations, Health, and Safety Code c) Emit hazardous emissions or handle hazardous materials or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No Impact: There are no existing or proposed schools within a quarter mile of the Proposed Project. The closest school site is Ortega High School, located approximately 1 mile to the southeast. As previously discussed, the Proposed Project would be required to comply with all applicable federal, state, and local laws and regulations pertaining to the transport, use, disposal, handling, and storage of hazardous waste during the construction phase to reduce the likelihood and severity of accidents during transit. Proper handling of the use and disposal of hazardous materials associated with the gas station would reduce the potential for exposure of any school in proximity to the Project Site to hazardous materials. Therefore, no impact associated with hazardous materials within on-quarter mile of a school would occur. Mitigation Measures: No mitigation measures are required. Sources: Google Maps d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Less Than Significant Impact: Based on the database search conducted in Appendix F, which included the California Department of Toxic Substances Control, EnviroStor Site/Facility Search, the Project Site is not included on a list of hazardous materials sites pursuant to Government Code Section 65962.5. The Project Site was not identified in the database search as a site of environmental concern. No evidence was observed that the Project Site has been adversely impacted by contamination and no evidence of recognized environmental conditions existing on the Project Site (Appendix F). The Phase I Environmental Site Assessment (Appendix F) did identify that a review of historical aerial photographs and topographic maps, between at least 1949 and until at least 1974, the northwestern portion of the Project Site appeared to have been occupied by a rectangular- shaped pit that is deeper in the center and slopes out on each side. During this time period, the 94 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration subject property is associated with the clay pit mining operations located adjoining to the northwest across Central Avenue. By 1978, the pit had been backfilled and the subject property appeared to have been graded. The Phase 1 Environmental Site Assessment (Appendix F) identified that the pit may have been utilized for the disposal of waste generated by the clay pit mining operations. A geophysical survey was conducted in the area of the former clay mining pit (Appendix F-1). The geophysical survey did not identify any subsurface anomalies of potential environmental concern such as waste materials or other debris that may have been placed in the former pit on the northwestern portion n is warranted and was found to not be of a concern. Therefore, potential impacts associated with hazardous materials sites would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Phase I Environmental Site Assessment Report, Proposed Commercial Development, East Corner of Central Avenue and Cambern Avenue, Lake Elsinore, California 92530, Salem Engineering Group, March 1,2022 (Appendix F) and Geophysical Investigation Report, Proposed Commercial Development, NEC Central Avenue and Cambern Avenue, Lake Elsinore, California, Salem Engineering Group, May 14, 2021 (Appendix F-1) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? No Impact: The Proposed Project is not located within an airport land use plan or within two miles of a public airport or public use airport. Therefore, no impacts associated with safety hazards or excessive noise in proximity to an airport would occur. Mitigation Measures: No mitigation measures are required. Sources: General Plan, Google Earth, Evergreen Commercial Development Project, Noise and Vibration Study, Rincon Consultants, May 2022 (Appendix H). f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Less Than Significant Impact: The Proposed Project would be required to comply with all applicable fire code requirements for construction and access to the Project Site and would be reviewed by the City Fire Department to determine the specific fire requirements applicable to ensure compliance with these requirements. This review would ensure that the Proposed Project would provide adequate emergency access to and from the Project Site. The City Engineer and the City Fire Department would review any modifications to existing roadways to ensure that adequate emergency access and/or emergency response would be maintained. The Proposed 95 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Project does not propose any changes that would impact the City’s Emergency Preparedness Plan or the Riverside County Operational Area Multi-Jurisdictional Local Hazard Mitigation Plan. Therefore, potential impacts associated with interference with an adopted emergency response or evacuation plan would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? Less Than Significant Impact: According to the California Department of Forestry and Fire Protection and the City of Lake Elsinore General Plan EIR Figure 3.10-2 -City of Lake Elsinore Wildfire Susceptibility, the Project Site is in a Moderate Fire Hazard Severity Zone. The Project Site is bounded to the north by Central Avenue/SR-74 and undeveloped land designated as General Commercial (C-2) beyond, to the east by single-family residential properties zoned Residential Estate (R-E), to the south by residential properties zoned Medium Density Residential (R-2) and vacant land zoned High Density Residential (R-3) and to the west by Cambern Avenue and commercial properties zoned General Commercial (C-2) beyond. Vehicular Access to the Project Site would be immediately taken from Central Avenue and Cambern Avenue. The Proposed Project would be subject to the plan check process and would undergo a fire, life, and safety review by the City Fire Department to determine the specific fire requirements applicable to ensure compliance with Fire Department requirements. Additional specific analysis of Wildfire hazards is provided in Section XX of this report. The Proposed Project would not involve the construction or operation of a use which involves open flame or a fire related use. The proposed site plan would include landscaped areas with irrigation to ensure vegetation does not dry out and become susceptible to immediate combustion. Therefore, potential impacts associated with wildland fires would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: California Department of Forestry and Fire Protection, General Plan EIR 96 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration X. HYDROLOGY AND WATER QUALITY Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? ☐ ☐ ☒ ☐ b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge, such that the project may impede sustainable groundwater management of the basin? ☐ ☐ ☒ ☐ c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i. result in substantial erosion or siltation on- or off-site; ☐ ☐ ☒ ☐ ii. substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or offsite; ☐ ☐ ☒ ☐ iii. create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or ☐ ☐ ☒ ☐ iv. impede or redirect flood flows? ☐ ☐ ☒ ☐ d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? ☐ ☐ ☒ ☐ e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? ☐ ☐ ☒ ☐ A Preliminary Water Quality Management Plan (PWQMP) (Appendix G -Preliminary Water Quality Management Plan, Evergreen Development – Cambern & Central, DRC Engineering Inc., July 26, 2022, and Appendix G-1 – Preliminary Hydrology Study, Evergreen Development – Cambern & Central, DRC Engineering, Inc., December 17, 2021) was completed to determine potential impacts associated with hydrology and water quality. 97 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Less than Significant Impact: The Santa Ana Regional Water Quality Control Board (SARWQCB) sets water quality standards for all ground and surface waters within the Project’s region. Water quality standards are defined under the Clean Water Act to include both the beneficial uses of specific water bodies and the levels of water quality that must be met and maintained to protect those uses (water quality objectives). Construction of the Proposed Project would include grading, excavation, and other earthmoving activities that have the potential to cause erosion that could subsequently degrade water quality and/or violate water quality standards. As required by the Clean Water Act, the Proposed Project would comply with the Santa Ana Municipal Separate Storm Sewer (MS4) National Pollution Discharge Elimination System (NPDES) Permit. The NPDES MS4 Permit Program, which is administered in the project area by Riverside County and is issued by the Santa Ana Regional Water Quality Control Board (RWQCB), regulates storm water and urban runoff discharges from developments to natural and constructed storm drain systems in the City of Lake Elsinore. Since the Proposed Project would disturb one or more acres of soil, construction activities would be subject to the Construction General Permit (NPDES General Permit No. CAS000002, Waste Discharge Requirements, Order No. 2009-0009-DWQ, adopted September 2, 2009, and effective as of July 2, 2010) issued by the State Water Resources Control Board (SWRCB). The Construction General Permit requires implementation of a Storm Water Pollution Prevention Plan (SWPPP) for site clearing, grading, and disturbances such as stockpiling or excavation. The SWPPP would contain a site map showing the construction perimeter, proposed buildings, storm water collection and discharge points, general pre-and post-construction topography, drainage patterns across the Project Site, and adjacent roadways. Development of the Project Site would add impervious surfaces through associated parking lot and parking, sidewalks, and drive aisles. By increasing the percentage of impervious surfaces on the Project Site, less water would percolate into the ground and more surface runoff would be generated. Paved areas and streets would collect dust, soil and other impurities that would then be assimilated into surface runoff during rainfall events. Operation of the Proposed Project has the potential to release pollutants resulting from replacing vacant land with buildings, walkways, and parking lots. These improvements may potentially impact water quality. However, according to the Project Specific Water Quality Management Plan (Appendix G), the impervious area would be 7.38 acres impervious, and the balance of the Project Site of 1.50 acres would be pervious with the use of landscape areas. All drainage flows would be captured by, and a private underground storm drain system with five separate underground detention systems and five separate proprietary water quality treatment units dedicated to each of the separate parcels. The Preliminary WQMP has been submitted to the City Public Works Department for review. Prior to issuance of a grading or building permit, the Property Owner/Developer would be required to submit a final WQMP to the City for approval. The Proposed Project incorporates site design, source controls and treatment control BMPs to address storm water runoff. The building rooftops shall drain back to landscape areas, where 98 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration possible, for natural filtration. Most of the flows from the Project Site would occur over impervious surfaces that discharge the proposed subsurface infiltration/detention facilities. Infiltration and Bioretention BMPs are also included to treat storm water runoff before it leaves the Project Site. Therefore, potential impacts associated with violations of water quality or water discharge requirements would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: Preliminary Water Quality Management Plan, Evergreen Development – Cambern & Central, DRC Engineering Inc., July 26, 2022 (Appendix G) b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge, such that the project may impede sustainable groundwater management of the basin? Less Than Significant Impact: According to General Plan EIR, the Project Site is located within the Warm Springs Valley Groundwater Management Zone (GMZ). Since the City has a large amount of vacant land, substantial changes to recharge systems could occur from development of the vacant parcels. For example, Lake Elsinore is evaporating faster than runoff from natural precipitation can recharge it. Requiring infiltration of runoff for projects tributary to Lake Elsinore, without consideration of potential contamination due to land use, would only exacerbate current water quality problems associated with pollutant concentration due to lake water evaporation. Groundwater quality management is considered as a part of the General Plan policies. In order to reduce pollutants, the City has implemented policies to minimize pollutants in the local and regional waterways, which includes water that percolates into the groundwater through Water Resources Policies 4.1, 4.2, and 4.3. Water Resources Policies 4.1 and 4.2 require development projects to acquire a National Pollutant Discharge Elimination System (NPDES) permit and implement Best Management Practices (BMPs) to reduce pollutants. Water Resources Policy 4.3 requires the City to review future development project’s beneficial uses during the environmental review stage. Test boring locations on the Project Site were checked for the presence of groundwater during and after the drilling operations. Free groundwater was encountered at a depth of approximately 29 feet below ground surface during this time of investigation. The historically highest groundwater is estimated to be at a depth of approximately 20 feet below ground surface according to the County of Riverside Geologic Hazards Map (2004) and regional groundwater well data. Based on the soil condition and percolation test results, the Project Site is considered to be technically infeasible to attain an infiltration rate necessary to achieve reliable performance of infiltration or bioretention BMPs in retaining the stormwater quality design volume (SWQDv) on site. 99 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration In order to prevent potential pollution caused by runoff of surface pollutants during rain events due to impermeable surface added to the Project Site due to development, the grading of the Project Site is designed to best resemble the natural drainage patterns of the existing site condition and balance on-site detention and storm drain runoff in compliance with NPDES and applicable BMPs. All runoff in the proposed condition drains to the same outlet as the existing site condition. The proposed onsite underground storm drain system implements five (5) proposed detention systems and outlet control manholes that would provide storage capacity for 2-year and 100-year peak flows. Runoff volumes generated in the proposed condition do not exceed the peak flows and runoff volumes generated from the existing site condition. Therefore, potential impacts associated with depletion of or interference with groundwater would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR and Preliminary Water Quality Management Plan, Evergreen Development – Cambern & Central, DRC Engineering Inc., July 26, 2022 (Appendix G); Preliminary Hydrology Study, Evergreen Development – Cambern & Central, DRC Engineering, Inc., December 17, 2021 (Appendic G-1) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i) Result in substantial erosion or siltation on-or off-site; Less Than Significant Impact: The Proposed Project would preserve the existing drainage pattern on the Project Site. Per the PWQMP, currently the east corner and southeast side of the Project Site consists of a portion of an existing natural drainage course that conveys stormwater from the Third Street Channel Watershed, as referenced in the Technical Drainage Study (JN 148215) prepared by Michael Baker International dated April 11, 2016. In the Proposed Condition, the proposed grocery building with associated paved drive aisles and parking stalls would be constructed at the location of this on-site portion of the existing natural drainage course. A proposed headwall and City storm drain pipe would be designed and constructed to intercept the specific portion of stormwater from the existing natural drainage course that drained onto the Project Site in the existing condition. Stormwater would drain into the existing underground RCFC&WCD 78-inch storm drain pipe on Cambern Avenue. Additionally, screen walls around the perimeter of the Project Site at the east and southeast property line would be designed and constructed to prevent offsite flows from entering the Project Site. The Proposed Project involves an alteration of the course of the natural drainage course that exists on site by modifying the drainage from an open system to a closed system. Based on the biological resources report in Appendix B, the existing vegetation within drainage course includes 100 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration scale broom scrub. The proposed improvements for the Project Site would remove the existing vegetation located on the on-site portion of the existing drainage course. The off-site portion of the existing natural drainage course will remain in place. Erosion and siltation impacts potentially resulting from the Proposed Project would, for the most part, occur during the Proposed Project’s site preparation and earthmoving phase. However, implementation of the NPDES permit requirements, as they apply to the Project Site, would reduce potential erosion, siltation, and water quality impacts. Therefore, potential impacts associated with erosion or siltation would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: PWQMP (Appendix J) ii) Substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on-or off-site? Less Than Significant Impact: Although the Project would add approximately 7.38 acres of impervious surface to the currently vacant site, site layout was designed to minimize impervious area through the integration of proposed landscape areas and various landscape planters throughout the Project Site, resulting in approximately 1.50 acres of pervious surfaces. To reduce surface runoff, the Project includes the installation of a private underground storm drain system with five separate underground detention systems and five separate proprietary water quality treatment units dedicated to each of the separate parcels. Stormwater would drain into the existing underground RCFC&WCD 78-inch Storm Drain Pipe on Cambern Avenue. Additionally, screen walls around the perimeter of the Project Site at the east and southeast property line would be designed and constructed to prevent offsite flows from entering the Project Site. Therefore, potential impacts associated with an increase in the rate or amount of surface runoff resulting in flooding would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR and Preliminary Water Quality Management Plan, Evergreen Development – Cambern & Central, DRC Engineering Inc., February 10, 2022 (Appendix G) iii) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; Less Than Significant Impact: The amount of water runoff is not expected to exceed stormwater drainage capacity or provide substantial additional sources of polluted runoff. A portion of stormwater discharge from the Third Street Channel Watershed (as referenced in the Technical Drainage Study (JN 148215) prepared by Michael Baker International dated April 11th, 2016) drains onsite at the east most corner of the Project Site in the Existing Condition. 101 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration In the Proposed Condition, a proposed concrete gutter and headwall would be constructed at the east corner of the Project Site to capture the specific portion of stormwater that previously drained from the Third Street Channel Watershed onto the Project Site. Stormwater would be conveyed underground through a proposed storm drain system that will be sloped to drain southwesterly into the existing underground RCFC&WCD 78-inch Storm Drain Pipe on Cambern Ave. then southeasterly along Cambern Avenue and eventually connecting to the existing RCFC&WCD 78-inch storm drain under Cambern Avenue. The proposed onsite underground storm drain system implements two proposed detention systems and outlet control utility access holes that are sized to provide a storage capacity such that the 2-year and 100-year peak flows and runoff volumes generated in the Proposed Condition do not exceed the peak flows and runoff volumes generated from the Existing Condition (Appendix G-1). The Property Owner/Developer must also prepare a SWPPP for construction activity associated with the Proposed Project. The SWPPP shall be maintained at the construction site for the entire duration of construction. The objectives of the SWPPP are to identify pollutant sources that may affect the quality of storm water discharge and to implement BMPs to reduce pollutants in storm water discharges during construction and post construction in compliance with NPDES. Projects that comply with NPDES standards would result in a less than significant impact. In addition, storm drains located within the City limits are maintained by the City as well as by the Riverside County Flood Control and Water Conservation District. Storm runoff within the City is intercepted by a network of City facilities and then conveyed into regional facilities. All downstream conveyance channels that would receive runoff from the Project Site are engineered and regularly maintained to ensure flow capacity. Therefore, potential impacts associated with runoff would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, Preliminary Hydrology Study, Evergreen Development – Cambern & Central, DRC Engineering, Inc., December 17, 2021 (Appendix G-1). iv. Impede or redirect flood flows? Less Than Significant Impact: According to the Federal Emergency Management Agency (FEMA), Flood Insurance Rate Map panel 06065C2029G (08/28/2008), a small area along the central portion of the Project Site adjacent to Central Avenue/SR-74 is within the special flood hazard area, Zone A, and the remainder of the Project Site is within a 1-percent annual chance flood hazard area, Zone X. The portion of the Project Site designated as Zone A is consistent with the City’s designation of 100-year flood plain area according to the General Plan EIR. The Proposed Project is designed to include subsurface drainage basins that would reduce post-development runoff rates in accordance with the requirements of the City of Lake Elsinore and RCFCWCD. Because the Proposed Project has been designed to attenuate post-development runoff from the Project Site, Project-related runoff would not substantially increase the rate or amount of surface runoff in downstream areas in a manner that would result in flooding on-or off-site. Additionally, 102 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration the Proposed Project would not impede or redirect flood flows. Therefore, potential impacts associated with flood flows would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: FEMA and General Plan EIR d) In flood, tsunami, or seiche zones, risk release of pollutants due to project inundation? Less Than Significant Impact: According to the City’s General Plan EIR, Figure 4.4 – Hydrological Resources, a portion of the western area of the Project Site is within a 100-year flood hazard area. Appendix G details no change in drainage flows for the Project Site under the Proposed Project and that the Proposed Project would employ infiltration BMPs to retain the Proposed Project’s BMP volume and also retain the difference in pre and developed condition project runoff, up to the 100-year event. Seiches are large waves generated in enclosed bodies of water in response to ground shaking. The Project Site is surrounded by a relatively flat area with a small natural drainage that flows on the southeast portion of the Project Site. The Project Site is located approximately 1.7 miles north of Lake Elsinore, which lacks significant potential for a damaging seiche because of its low depth, and presence of flood control devices constructed by the U.S. Army Corps of Engineers, including the berm fill at the southern end of the lake. The Project Site is located more than 25 miles from the ocean and approximately 1,330 feet above mean sea level (MSL). Due to the location of the Project Site, and topography of the surrounding locale, it is also not likely that mudflows would inundate the Project Site. Therefore, potential impacts associated with inundation by flood, tsunami, or seiche would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Less than Significant Impact: The Project Site is located within the Santa Ana River watershed, which is regulated by the Santa Ana Regional Water Quality Control Board (RWQCB). The RWQCB has developed a “Water Quality Control Plan” for the Santa Ana River Basin (herein, “Basin Plan”). The Basin Plan establishes water quality standards for the ground and surface waters of the region. The Basin Plan includes an implementation plan describing the actions by the RWQCB and others that are necessary to achieve and maintain the water quality standards. The RWQCB regulates waste discharges to minimize and control their effects on the quality of the region’s ground and surface water. Permits are issued under several programs and authorities. The terms and conditions of these discharge permits are enforced through a variety of technical, administrative, and legal means. The RWQCB ensures compliance with the Basin Plan through its issuance of National Pollutant Discharge Elimination System (NPDES) Permits, issuance of Waste Discharge Requirements (WDR), and Water Quality Certifications pursuant to Section 401 of the Clean Water Act (CWA). In conformance with these requirements, the Applicant has prepared a 103 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Preliminary WQMP (Appendix G), which demonstrates that the Proposed Project’s drainage plan would meet all applicable requirements of the Basin Plan, including requirements and conditions of approval associated with NPDES permits, issuance of WDRs, and Water Quality Certifications. Therefore, the Proposed Project would not conflict with the Basin Plan, and potential impacts associated with implementation of a water quality control plan would be less than significant. According to General Plan EIR, the Project Site is located within the Warm Springs Valley Groundwater Management Zone (GMZ). Since the City has a large amount of vacant land, substantial changes to recharge systems could occur from development of the vacant parcels. In order to reduce pollutants, the City has implemented policies to minimize pollutants in the local and regional waterways, which includes water that percolates into the groundwater through Water Resources Policies 4.1, 4.2, and 4.3. Water Resources Policies 4.1 and 4.2 require development projects to acquire a National Pollutant Discharge Elimination System (NPDES) permit and implement Best Management Practices (BMPs) to reduce pollutants. Water Resources Policy 4.3 requires the City to review future development project’s beneficial uses during the environmental review stage. Therefore, the Proposed Project would not conflict with any sustainable groundwater management plans, and potential impacts associated with implementation of a groundwater management plan would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR 104 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XI. LAND USE AND PLANNING Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Physically divide an established community? ☐ ☐ ☐ ☒ b) Cause a significant environmental conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? ☐ ☐ ☒ ☐ a) Physically divide an established community? No Impact. The Project Site is located on the southeast corner of Cambern Avenue and Central Avenue/SR-74, within the northernmost portion of the City’s C-2 zone along Central Avenue/SR- 74, adjacent to residential zoning. The southeast and southwest corners of Cambern Avenue and Central Avenue/SR-74 is fully developed with large commercial centers. The northwest side of Central Avenue/SR-74 consists of undeveloped land designated as General Commercial (C-2). The east side of the Project Site consists of single-family residential properties zoned Residential Estate (R-E), and the adjacent south side of the Project Site consists of residential properties zoned Medium Density Residential (R-2) and vacant land zoned High Density Residential (R-3). The Zoning Code divides the City into districts, or zones, and regulated land use activity in each district, specifying the permitted uses of land and buildings, density, bulk, and other regulations. The Proposed Project includes the request for approval of a Tentative Tract Map that would modify the existing five parcels into different sizes and construct commercial center. These modifications only pertain to the parcels on the existing Proposed Project site and therefore would not physically divide any established community. In addition, the Proposed Project has been designed to provide adequate buffer and screening for the adjacent residential properties. The Proposed Project would not divide any established biological communities as analyzed in Section IV, Biological Resources. The Proposed Project would not include any changes to the existing circulation network that would divide an existing community. Therefore, no impacts associated with the division of an established community would occur. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, Zoning Map b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Significant Impact: The General Plan Land Use Designation of the Project Site is General Commercial (GC) and it is zoned General Commercial (C-2). The GC designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed- use projects, public and quasi-public uses, and similar and compatible uses. The Lake Elsinore 105 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Municipal Code (LEMC) Chapter 17.124.010 describes that the C-2 is intended to accommodate a full range of retail stores, offices, personal and business service establishments offering commodities and services scaled to meet the needs of the residents of the entire City. The Proposed Project consists of construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, several quick-serve restaurants with drive-through lanes, a gas station with a convenience store with concurrent sale of beer and wine for off-site consumption, and a separate drive-through car wash, which would be constructed in two phases over a total of 8.863 acres. The proposed grocery store is a permitted use the C-2 zone. The car wash, the drive-through restaurants, and the gas station and convenience store with concurrent sale of beer and wine for off-site consumption are permitted subject to the approval of a Conditional Use Permit. The Proposed Project as designed meets all development standards as identified in the C-2, including but not limited to setbacks, building heights, parking spaces, drive aisles, and floor area ratio. Additionally, the Proposed Project has been designed to provide adequate buffering and screening for existing adjacent residential developments. The Proposed Project is consistent with all applicable existing and planned land use policies and regulations of the LEMC and the General Plan. Therefore, potential impacts associated with conflict with a land use plan, policy or regulation would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, General Plan Land Use Map, Zoning Map 106 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XII. MINERAL RESOURCES Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? ☐ ☐ ☒ ☐ b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? ☐ ☐ ☒ ☐ The City of Lake Elsinore lies within the Temescal Valley Area, Riverside County, California. Special Report No. 165, prepared in 1991 by the State Department of Conservation, Division of Mines and Geology, identifies that the Project Site is designated as Mineral Resource Zone (MRZ-2). This zone is identified by the State Mining and Geology Board as areas underlain by mineral deposits where geologic data show that significant measured or indicated resources are present. MRZ-2 is divided on the basis of both degree of knowledge and economic factors. Areas classified MRZ- 2a contain discovered mineral deposits that are either measured or indicated reserves as determined by such evidence as drilling records, sample analysis, surface exposure, and mine information. Areas classified MRZ-2b contain discovered deposits that are either inferred reserves or deposits that are presently sub-economic as determined by limited sample analysis, exposure, and past mining history. a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? Less Than Significant Impact: The County’s principal mineral resources include clay, limestone, iron ore, sand, and construction aggregate. As of 2010, six mines were active in the Lake Elsinore area, producing clay, stone/rock, and sand and gravel. Decomposed granite has also been mined in the Lake Elsinore area in recent years. According to Figure 3.12-1 of the General Plan EIR, the Project Site is located within the Mineral Resource Zone 3 Area (MRZ-3), or areas containing mineral deposits, the significance of which cannot be evaluated from available data. Historical records identified that the Project Site was subject to clay mining between approximately 1949 and 1974, and the site closed in 1978 (Appendix F). Significant clay resources are associated with the Alberhill area in the north portion of the City, and classified by the State since 1982. Pacific Clay Products deposits are located within the approved Alberhill Specific Plan and pending Alberhill Villages Specific Plan. The mining activity is being phased out in accordance with approved permits, and the continued use and ultimate reclamation of these lands has been or will be addressed in the specific plans prepared for these areas. (General Plan 4.5.2, Mineral Resource Areas) 107 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration The Project Site’s General Plan land use designation is General Commercial (GC) and the zoning designation is General Commercial (C-2). Mining for mineral resources is not a permitted use in the City’s General Plan or zoning code for this property, nor would such a use be permitted in the future. The property is also not within a specific plan area identified as having significant clay deposits eligible for commercial mining. Therefore, potential impacts associated with the loss of availability of a known mineral resource that would be of value to the region and the residents of the state would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan, General Plan EIR, Phase I ESA (Appendix F) b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? Less Than Significant Impact: The City’s General Plan delineates mining operations areas by an overlay land use for mining purposes. The Proposed Project is not located within any of those overlays. As such, the Proposed Project would not result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan. Therefore, potential impacts associated with loss of a mineral resource recovery site would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan, General Plan EIR, Phase I ESA (Appendix F) 108 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XIII. NOISE Would the project result in: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project excess of standards established in the local general plan or noise ordinance, or other applicable standards of other agencies? ☐ ☒ ☐ ☐ b) Generation of excessive groundborne vibration or groundborne noise levels? ☐ ☒ ☐ ☐ c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? ☐ ☐ ☐ ☒ A Noise Impact Analysis was completed to determine potential impacts to noise associated with the development of the Proposed Project (Appendix H – Evergreen Commercial Development Project, Noise and Vibration Study, Rincon Consultants, May 2022). The Project involves development of five lots with six commercial buildings/structures (totaling 57,254 square feet). These commercial buildings include a 43,050-square foot grocery store, a 4,116-square foot car wash, a 4,088-square foot convenience store with eight fueling stations (sixteen total dispensers), and two drive-thru restaurants (3,000 square feet each). The remainder of the Project Site would be paved and utilized as parking lots for the various businesses on the property. A total of 369 parking spaces would be distributed throughout the Project Site. The Project Site would include five ingress/egress points -three on Cambern Avenue and two on Central Avenue. An 8-foot-tall block wall along the eastern and southern project boundary lines is proposed. An emergency access gate is proposed at the terminus of Allan Street along on the eastern Project boundary. Additional improvements would include curb and sidewalk enhancements and landscaping. The Project would be constructed in two phases. The lots adjacent to Central Avenue would be developed in the first phase of construction and the remainder of the site constructed as the second phase. Figure 5 shows the Project plan layout. The most common source of noise in the Project site vicinity is vehicular traffic from Central Avenue (Appendix H). To characterize ambient sound levels at and near the Project Site, sound level measurements were conducted on July 19, 2021, at the eastern boundary of the Project Site north of Allan Street to capture noise levels at adjacent residential uses, which are currently exposed to noise from Central Avenue, the busiest street next to the Project Site. 109 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or other applicable standards of other agencies? Less Than Significant Impact With Mitigation Incorporated: The following section calculates the potential noise emissions associated with the construction and operations of the Proposed Project and compares the noise levels to the City standards. Construction-Related Noise The Project involves development of five lots with six commercial buildings/structures (totaling 57,254 square feet). These commercial buildings include a 43,050-square foot grocery store, a 4,116-square foot car wash, a 4,088-square foot convenience store with eight fueling stations (sixteen total dispensers), and two drive-thru restaurants (3,000 square feet each). The remainder of the Project Site would be paved and utilized as parking lots for the various businesses on the property. A total of 369 parking spaces would be distributed throughout the Project Site. The Project Site would include five ingress/egress points -three on Cambern Avenue and two on Central Avenue. An 8-foot-tall block wall along the eastern and southern project boundary lines is proposed. An emergency access gate is proposed at the terminus of Allan Street along on the eastern project boundary. Additional improvements would include curb and sidewalk enhancements and landscaping. The Project would be constructed in two phases. The lots adjacent to Central Avenue would be developed in the first phase of construction and the remainder of the site constructed as the second phase. Noise impacts from construction activities associated with the Proposed Project would be a function of the noise generated by construction equipment, including a combination of trucks, power tools, concrete mixers, and portable generators. Noise impacts from this equipment is impacted by equipment location, sensitivity of nearby land uses, and the timing and duration of the construction activities. The nearest sensitive receptors to the Project include potentially sensitive receivers in the area include single-family residences adjacent to the east and south of the Project Site. The Project would be constructed over two phases. The lots adjacent to Central Avenue would be constructed during the first phase and the lots containing the proposed grocery store and quick service restaurant on the southern portion of the Project Site would be constructed during the second phase. Noise levels at the nearest sensitive receivers would be loudest when construction occur near to single-family residences to the east and south of the Project Site. Construction equipment would be located as close as 20 feet to these properties but over the course of a typical construction day would typically be located at an average distance farther away due to the nature of construction and the lot size of the project. For example, during a typical construction day, the equipment may operate across the horizontal and vertical distance of the site (630 and 600 feet) from a nearby noise receiver. Therefore, it is assumed that the acoustical center would be at an average distance of 150 feet from adjacent single-family residences. 110 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Construction noise is typically loudest during activities that involve excavation and move soil, such as site preparation and grading. A typical construction scenario would include a grader, a dozer, a front-end loader, a scraper, and a dump truck working during grading to excavate and move soil. At a distance of 50 feet, a grader, a dozer, a front-end loader, a scraper, and a dump truck would generate a noise level of 84 dBA Leq and at a distance of 150 feet, noise levels would attenuate to 74 dBA Leq (Appendix H). For affected residential land uses adjacent to construction sites, Lake Elsinore’s construction noise limit is 75 dBA; therefore, Project construction noise levels would not exceed construction noise thresholds during both phases of construction. Therefore, impacts from construction noise would be less than significant. Operational-Related Noise The Project would introduce sources of operational noise to the site, including car wash, vacuums, drive-thru speaker boxes, loading docks, and mechanical equipment. Assumptions for these sources are discussed in (Appendix H). Receiver locations and noise level contours are shown on Figure 12 -Operational Noise Contours and Table 9 – Operational Noise Levels Off-Site Land Uses identifies the results of the noise modeling. Table 9 – Operational Noise Levels Off-Site Land Uses Noise Level (dBA Leq) Exceeds Exceeds Receiver Description Daytime Nighttime1 Daytime Nighttime Threshold2 Threshold?3 R-1 Residence-east 41 34 No No R-2 Residence-east 61 33 Yes No R-3 Residence-east 52 34 No No R-4 Residence-east 53 38 No No R-5 Residence-south 39 36 No No R-6 Residence-south 40 36 No No R-7 Vacant-north 59 33 No No R-8 Vacant-north 46 32 No No R-9 Commercial-west 34 33 No No R-10 Commercial-west 48 34 No No 1Combined noise levels reflect that the car wash and loading dock are not in operation. 2 Daytime thresholds would be exceeded if exterior noise levels exceed 56 dBA at residential uses and 65 dBA at commercial uses from 7:00 a.m. to 10:00 p.m. 3 Nighttime thresholds would be exceeded if exterior noise levels exceed 46 dBA at residential uses and 60 dBA at commercial uses from 10:00 p.m. to 7:00 a.m. See Figure 5 for receiver locations. Section 17.176.060(A) of the Municipal Code limits onsite noise sources to 65 dBA between 7:00 a.m. and 10:00 p.m. and 60 dBA between 10:00 p.m. and 7:00 a.m. Section 8.06.060(A). As shown 111 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration in Table 8, combined operational activities on the Project Site would generate noise levels up to 61 dBA Leq at nearby residential properties during daytime hours and up to 38 dBA Leq during the nighttime hours. The combined operational noise from car wash, vacuums, drive-thru speaker boxes, loading docks, and mechanical equipment would exceed Lake Elsinore’s daytime noise standard of 56 dBA at one residential receivers (one to the east of the Project Site). However, nighttime noise levels would not exceed the nighttime noise standard of 46 dBA at any residences adjacent to the Project Site. In order to reduce potential impacts from operational noise to the adjacent residences, MM NOI- 1 requires that noise attenuation be included in the final site design to attenuate noise to levels consistent with the City of Lake Elsinore’s General Plan. These attenuation features could include, but not be limited to, a 12-foot sound wall to be installed along the eastern curb of the car wash tunnel, which willlimit noise impacts to below code-required levels. Table 10 – Operational Noise Levels Off-Site Land Uses with Recommendations Noise Level (dBA Leq) Exceeds Exceeds Receiver Description Daytime Nighttime Daytime Nighttime Threshold1 Threshold?2 R-1 Residence-east 41 34 No No R-2 Residence-east 53 33 No No R-3 Residence-east 46 34 No No R-4 Residence-east 48 38 No No R-5 Residence-south 40 36 No No R-6 Residence-south 42 36 No No R-7 Vacant-north 59 33 No No R-8 Vacant-north 48 32 No No R-9 Commercial-west 38 33 No No R-10 Commercial-west 50 34 No No 1 Daytime thresholds would be exceeded if exterior noise levels exceed 56 dBA at residential uses and 65 dBA at commercial uses from 7:00 a.m. to 10:00 p.m. 2 Nighttime thresholds would be exceeded if exterior noise levels exceed 46 dBA at residential uses and 60 dBA at commercial uses from 10:00 p.m. to 7:00 a.m. 112 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Traffic Appendix H also modeled potential impacts from on-site traffic noise and parking lot noise. Traffic noise increases would range from less than 1 dBA to 2 dBA for all but one of the segments analyzed which would not exceed the 3 dBA criterion for offsite traffic noise impacts. The segment of Cambern Avenue from Central Avenue to Driveway 1 shows an increase of 3 dBA, however, noise levels would not exceed 5 dBA, and commercial uses are adjacent to this roadway segment and noise sensitive uses would not be exposed to this project generated traffic noise increase. Therefore, impacts from traffic noise would be less than significant. Therefore, potential impacts associated with the generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Proposed Project in excess of standards established would be less than significant with mitigation. Parking Lot Noise The Noise and Vibration Study (Appendix H) also modeled potential impacts from noise from the parking lot. There are no large gathering areas on the Project Site, and conversational noise would be transient in nature as people transit from vehicles to the store or fuel pumps. Therefore, general conversations would not represent a substantial noise source. Landscape maintenance and waste hauling are regulated by the noise ordinance with allowable hours and other limitations as discussed in Lake Elsinore Municipal Codes 17.176.080(L) and 17.176.090(A). Thus, the primary noise sources of concern would be associated with the car wash, vacuums, drive- thru speaker boxes, loading docks, and mechanical equipment. The Project would also generate noise from parking lot activity such as car alarms, car horns, and door slams. Parking lot noise would range from 30 to 63 dBA at 100 feet (Appendix H). Parking lot noise would occur within 15 feet of the nearest property line. Therefore, noise levels would range from 47 to 80 dBA at 15 feet. However, parking lot noise sources would be instantaneous noise sources, such as car door slams and horns, which would not result in an exceedance of the hourly noise level limits in Chapter 17.176.060 of the City’s Municipal Code. Therefore, there would be a less than significant impact from noise generated from the parking lot. Mitigation Measures: MM NOI-1: Prior to issuance of a building permit, ensure that the sound attenuation features are identified on the plans and implemented to reduce noise impacts to off-site receptors to levels which comply with the City’s General Plan. These measures may include but not be limited to the following: • Construct a twelve (12)-foot-tall soundwall along the eastern curb of the car wash tunnel exit for a distance of 20 feet to the south to shield residential receivers east of the Project Site. The soundwall shall connect to the car wash building at the tunnel exit; • Limit car wash operations to daytime hours of 7:00 a.m. to 10:00 p.m. 113 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Sources: Evergreen Commercial Development Project, Noise and Vibration Study, Rincon Consultants, May 16, 2022 (Appendix H), LEMC, General Plan b) Generation of excessive groundborne vibration or groundborne noise levels? Less Than Significant Impact With Mitigation Incorporated: The Proposed Project would not expose persons to or generation of excessive groundborne vibration or groundborne noise levels. The following section analyzes the potential vibration impacts associated with the construction and operations of the Proposed Project. Construction-Related Vibration Impacts Construction activities known to generate excessive groundborne vibration, such as pile driving, would not be conducted by the Project. The greatest anticipated source of vibration during general project construction activities would be from a large vibratory roller, which may be used within 15 feet of the nearest residential property line. A vibratory roller creates approximately 0.211 in./sec. PPV at a distance of 25 feet (Caltrans 2020). This would equal a vibration level of 0.368 in./sec. PPV at 15 feet. This vibration level would exceed the threshold of 0.25 in./sec. PPV. Therefore, temporary impacts associated with operation of a large vibratory roller during construction activities within 25 feet of the adjacent residential property lines would be significant. In order to reduce potential impacts from operational noise to the adjacent residences, MM NOI- 2 would require that construction noise vibration attenuation be included on the construction plans to attenuate vibration to levels consistent with the most recent Caltrans standards. These attenuation features could include but not be limited use of smaller equipment near property lines. The Project does not include any substantial vibration sources associated with operation. Therefore, operational vibration impacts would be less than significant with mitigation. Mitigation Measures: MM NOI-2: Prior to issuance of a building permit, ensure that the vibration attenuation features are identified on the plans and implemented to reduce potential vibration levels at property lines adjacent to residential uses. These measures may include but not be limited to implementation of a small vibratory roller when compacting activities are conducted within 25 feet of an adjacent residential property line. A small vibratory roller creates approximately 0.101 in./sec. PPV at a distance of 25 feet (Caltrans 2020). This would equal a vibration level of 0.177 in./sec. PPV at 15 feet. This vibration level would not exceed the threshold of 0.25 in./sec. PPV. Sources: Sources: Evergreen Commercial Development Project, Noise and Vibration Study, Rincon Consultants, May 16, 2022 (Appendix H), LEMC, General Plan 114 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact: The Perris Airport is the nearest public airport, located approximately 7.8 miles to the northeast of the Project Site. The Skylark Airport is the nearest private airport, located approximately 4.3 miles to the southeast of the Project Site. According to the noise compatibility contours figure for the Perris Airport in the Riverside County Airport Land Use Compatibility Plan Policy Document (Riverside County Airport Land Use Commission 2004), the Project Site is located outside the airport’s 60 CNEL noise contour. The Skylark Airport is not included in the County Airport Land Use Compatibility Plan Policy Document; however, the airport is primarily used for recreational skydiving and has limited flights because it is not open to the public. Both airports are located over 2 miles from the Project Site. Therefore, no substantial noise exposure from airport noise would occur to construction workers, users, or employees of the project, and no impacts would occur. Mitigation Measures: No mitigation measures are required. Sources: Evergreen Commercial Development Project, Noise and Vibration Study, Rincon Consultants, May 16, 2022 (Appendix H) 115 | Page SAGECREST PLANNING + ENYIRO NMENIA L --Site Plan --Noise Protection Wall • • Receivers Blowers --40dBA Leq HVAC --45 dBA Leq --75 dBA Le q Loading Do ck --5o dBA Leq --80 dBA Leq Spea ker Bo x --55 dBA Leq --85 dBA Leq Vacuum s 60 dBA Leq Imagery provided by Google Earth a nd its /icensors © 2021 . 0 160 N Feet A Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Figure 12: Operational Noise Contours Source: Appendix H, Figure 5, Rincon Consultants, Inc SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XIV POPULATION AND HOUSING Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? ☐ ☐ ☒ ☐ b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? ☐ ☐ ☐ ☒ a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less than Significant Impact: The Proposed Project consists of construction of a 57,254 SF commercial center that consists of an anchor grocery store, several quick-serve restaurants, a gas station with a convenience store, and a separate drive-through car wash, which would be constructed in two phases over a total of 8.863 acres. The Proposed Project may directly induce growth through the addition of new businesses. The population is expected to increase from approximately 38,185 in the City in 2005 to 85,376 in the City in 2030. Residents who work within Lake Elsinore are primarily employed in services positions, manufacturing businesses, construction, and retail trade. The proposed Project is consistent with the existing General Plan land use designation (General Commercial) and Zoning classification (General Commercial). No new expanded infrastructure is proposed in conjunction with the proposed Project that could accommodate additional growth in the area that is not already possible with existing infrastructure. Any potential impacts would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan Land Use Map, Zoning Map, General Plan EIR, Project Description b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? No Impact: The Project Site is currently undeveloped and would be subdivided into five lots and developed with a 57,254 SF commercial center that consists of an anchor grocery store, several quick-serve restaurants, a gas station with a convenience store, and a separate drive-through car wash, which would be constructed in two phases over a total of 8.863 acres. In addition, the Project Site is designated General Commercial (GC) per City’s General Plan. Therefore, the development of a commercial use on-site would not result in the displacement of substantial numbers of existing people or housing, which could necessitate the construction of replacement 117 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration housing elsewhere. Therefore, no impacts associated with the displacement of substantial numbers of people or housing would occur. Mitigation Measures: No mitigation measures are required. Sources: Project Description, General Plan Land Use Map, Zoning Map 118 | Page SAGECREST PLANNING+ ENYIRONMENIAL a) b) Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XV. PUBLIC SERVICES Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? ☐ ☐ ☒ ☐ Police protection? ☐ ☐ ☒ ☐ c) Schools? ☐ ☐ ☒ ☐ d) Parks? ☐ ☐ ☒ ☐ e) Other public services/facilities? ☐ ☐ ☒ ☐ Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? Less Than Significant Impact: The City contracts for fire services from the Riverside County Fire Department and the California Department of Forestry and Fire Protection (CalFire). The nearest fire station is Station No. 97, located approximately 0.7 mile southwest of the Project Site as shown on Figure 3.7 of the General Plan. The fire department currently serves the existing parcel, and the Proposed Project is consistent with the General Plan land use designation for the Project Site. Therefore, the construction of the Proposed Project would not represent a significant increase in fire service. Chapter 16.74 of the City of Lake Elsinore Municipal Code establishes a program for the adoption and administration of development impact fees by the City for the benefit of the citizens whereby as a condition to the issuance of a building permit or certificate of occupancy by the City the Property Owner/Developer would be required to pay development impact fees or provide other consideration to the City for the purpose of defraying the costs of public expenditures for capital improvements (and operational services to the extent allowed by law) which would 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 Proposed Project would also be 119 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration required to comply with all applicable fire code requirements for construction and access to the Project Site and would be reviewed by the City Fire Department to determine the specific fire requirements applicable to ensure compliance with these requirements. The Proposed Project would not result in substantial adverse physical impacts related to fire protection. Therefore, potential impacts associated with fire protection would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan Figure 3.7 – City of Lake Elsinore, Police and Fire Stations, LEMC b) Police protection? Less Than Significant Impact: Police protection services are provided by the Lake Elsinore Police Department (LEPD) under contract by the Riverside County Sheriff's Department (RCSD). The Lake Elsinore Police Department/Sheriff's Station is located at 333 Limited Avenue, approximately 2 miles southeast of the Project Site. Chapter 16.74 of the City’s Municipal Code establishes a program for the adoption and administration of development impact fees by the City for the purpose of defraying the costs of public expenditures for capital improvements (and operational services to the extent allowed by law) which would benefit such new development. The Proposed Project would participate in this development impact fee program to mitigate impacts to police protection resources. Any potential impacts would be considered incremental and can be offset through the payment of the development impact fee. The Proposed Project would not result in substantial adverse physical impacts related to police protection. Therefore, potential impacts associated with police projection would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan Figure 3.7 – City of Lake Elsinore, Police and Fire Stations, LEMC c) Schools? Less Than Significant Impact: The Project Site is located within the Lake Elsinore Unified School District (LEUSD) which serves most of the City of Lake Elsinore, all of the cities of Canyon Lake and Wildomar, and a portion of unincorporated Riverside County. The Property Owner/Developer would be required to pay school impact fees as levied by the LEUSD, which would provide funding for school facilities. The Proposed Project would not result in substantial adverse physical impacts related to schools. Therefore, potential impacts associated with schools would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan Figure 3.8 – City of Lake Elsinore Schools and District Boundaries d) Parks? Less Than Significant Impact: Since the Proposed Project does not propose residential uses, a 120 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration direct increase in park uses is not expected as a result of Project implementation. Indirect impacts to park facilities from commercial development would be the occasional use of a park during a lunch or dinner break. Section 16.34.060 in Chapter 16.34 (Required Improvements) for the City’s Municipal Code requires that prior to the issuance of a building permit, the Property Owner/Developer pay fees for the purposes set forth in that section. Paragraph D of Section 16.34.060 describes the City’s Park Capital Improvement Fund and describes that the City Council has the option to request dedication for park purposes or in lieu thereof, request that the Property Owner/Developer pay a fee for the purpose of purchasing the land and developing and maintaining the City park system. As is consistent with all commercial projects, the Property Owner/Developer would be required to pay park fees to the City for the purpose of establishing, improving, and maintaining park land within the City, which would apply to all phases of the Project. The Proposed Project would not result in substantial adverse physical impacts related to parks. Therefore, potential impacts associated with parks would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, LEMC e) Other public services/facilities? Less Than Significant Impact: The City of Lake Elsinore is part of the Riverside County Library System. The nearest City of Lake Elsinore library to the Project Site is the Vick Knight Community Library at 32593 Riverside Drive, approximately 2 miles southeast of the Project Site. Section 16.34.060 in Chapter 16.34 (Required Improvements) of the City’s Municipal Code requires that prior to the issuance of a building permit, the Property Owner/Developer pay fees for the purposes set forth in that section. Paragraph B of Section 16.34.060 describes the City’s Library Mitigation Fee and states that an in-lieu fee for future construction of library improvements shall be paid to the City to assure the necessary library facilities are provided the community. Therefore, potential impacts associated with libraries would be less than significant. Chapter 16.74 of the City’s Municipal Code establishes a program for the adoption and administration of development impact fees by the City for the purpose of defraying the costs of public expenditures for capital improvements (and operational services to the extent allowed by law) which 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/Developer would be required to pay City Hall & Public Works fees, Community Center Fees, and Marina Facilities Fees prior to the issuance of building permits, which would apply to all phases of construction. Therefore, potential impacts associated with other public services and facilities would be less than significant. Mitigation Measures: No mitigation measures are required. 121 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Sources: General Plan EIR, LEMC 122 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XVI. RECREATION Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? ☐ ☐ ☒ ☐ b) Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? ☐ ☐ ☐ ☒ a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Less Than Significant Impact. The City of Lake Elsinore Parks and Recreation Master Plan 2008 – 2030 establishes a goal of providing 5 acres of park space per 1,000 residents. The Proposed Project does not include elements (e.g., residential development) that would result in substantial increased demands for neighborhood or regional parks or other recreational facilities. Indirect impacts to park facilities from commercial development would be the occasional use of a park during a lunch or dinner break. As shown on Figure 3.15-1 – Parks of the General Plan EIR, the Rosetta Canyon Sports Park is located within one-half mile of the Project Site. As described in Section XIV(d), the Property Owner/Developer would be required to pay park fees to the City for the purpose of establishing, improving, and maintaining parkland within the City, which would apply to all phases of development. The Proposed Project would not increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. Therefore, potential impacts associated with parks or recreational facilities would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR Figure 3.15-1 – Parks b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? No Impact. The Proposed Project consists of the construction of a 57,254 SF commercial center that consists of an anchor grocery store, several quick-serve restaurants, a gas station with a convenience store, and a separate drive-through car wash, which would be constructed in two phases over a total of 8.863 acres. The Property Owner/Developer would be required to pay park fees to the City for the purpose of establishing, improving, and maintaining park land within the City, which would apply to all phases of construction. The Proposed Project does not include 123 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration recreational facilities and does not require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment. Therefore, no impacts associated with recreational facilities would occur. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, Project Description 124 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XVII. TRANSPORTATION Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Conflict with program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? ☐ ☐ ☒ ☐ b) Conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? ☐ ☐ ☒ ☐ c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? ☐ ☐ ☒ ☐ d) Result in inadequate emergency access? ☐ ☐ ☒ ☐ A Traffic Impact Analysis (TIA) was completed to determine potential impacts to traffic associated with the development of the Proposed Project (Appendix I – Central and Cambern Retail Traffic Analysis, Urban Crossroads, July 5, 2022). The TIA focuses on Level of Service (LOS) changes at local intersections and on local roadways as a result of Project-generated traffic. However, the CEQA thresholds of significance for transportation and traffic impacts have changed in recent years. In the past, the CEQA analysis focused on LOS which measures congestion at local intersections and roadway segments. The emphasis of these past studies was to assure the street grid network functioned well and allowed for efficient movement of vehicles. The current focus is to encourage active transportation (e.g., pedestrians, bicyclists, etc.) and transit, and to limit increases in Vehicle Miles Travelled (VMT). A key part of this analysis is to determine if a proposed action is consistent with both the vehicular and non-vehicular aspects of the General Plan. Thus, the LOS analysis using a threshold of LOS D is provided to describe the project effect on local intersections and project consistency with the General Plan circulation requirement. The Proposed Project consists of construction of a 57,254 SF commercial center that consists of an anchor grocery store, several quick-serve restaurants, a gas station with a convenience store, and a separate drive-through car wash, which would be constructed in two phases over a total of 8.863 acres. The Project would construct the following improvements as design features in conjunction with development of Phase 1 of the site: • Project to construct Central Avenue (SR-74) to its ultimate half-section width as an augmented urban arterial (134-foot right-of-way) from Cambern Avenue to the eastern Project boundary in compliance with the circulation recommendations found in the City of Lake Elsinore’s General Plan. 125 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration • Project to construct Cambern Avenue to its ultimate half-section width as a secondary highway (90-foot right-of-way and 70-foot curb-to-curb) from Central Avenue (SR-74) to the southern boundary of Phase 1 with two lanes of travel in each direction in compliance with the circulation recommendations found in the City of Lake Elsinore’s General Plan. • Project to implement intersection improvements to the intersection of Cambern Avenue at Central Avenue (SR-74) and other Project driveways (as needed for site access at Driveways 1, 4 and 5). The Project would construct the following improvements as design features in conjunction with development of the remainder of the site (Project Buildout): • Project to construct Cambern Avenue to its ultimate half-section width as a secondary highway (90-foot right-of-way and 70-foot curb-to-curb) with two lanes of travel in each direction, in compliance with the circulation recommendations found in the City of Lake Elsinore’s General Plan. • Project to implement intersection improvements at Project driveways (as needed for site access at Driveways 2 and 3). For purposes of the traffic analysis in Appendix I, it is anticipated that the Project would be developed with an anticipated Opening Year of 2023. The Project is proposed to take access via the following roadways: • Driveway 1 on Cambern Avenue: right-in/right-out access only • Driveway 2 on Cambern Avenue: full access • Driveway 3 on Cambern Avenue: right-in/right-out only • Driveway 4 on Central Avenue (SR-74): right-in/right-out only • Driveway 5 on Central Avenue (SR-74): right-in/right-out/left-in only Existing Conditions Roadway Classifications Central Ave/SR-74 is classified in the City of Lake Elsinore Circulation Element of the General Plan as an Urban Arterial Highway, which are six lanes with a minimum right-of-way of 120-feet. These highways are primarily for through traffic where traffic volumes exceed four-lane capacities. Access from other streets or highways are limited to approximately one-quarter mile intervals. Cambern Avenue is classified as a Secondary Highway, which has four travel lanes with right-of- way of 90-feet. A Street east of Lake Street is classified as Secondary. Additional four-lane roads in the Alberhill Villages Specific Plan area include A Street, B Street, D Street, and Nichols Road west of Lake Street. 126 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Bicycle & Pedestrian Facilities There are no bike lanes on either Central Avenue/SR-74 or Cambern Avenue. The Proposed Project would add a Class II bike lane along Cambern Avenue. Existing pedestrian facilities include a sidewalk along Central Avenue/SR-74, but none exists along Cambern Avenue. The Proposed Project would also add a sidewalk along the Project boundary along Cambern Avenue. Transit Service The study area is served by the Riverside Transit Authority (RTA), a public transit agency serving the unincorporated Riverside County region. RTA Route 8 runs along Riverside Drive (SR-74), Collier Avenue, Central Avenue (SR-79), and through parts of Cambern Avenue, 3rd Street, and Dexter Avenue. This route would likely serve the Project in the future. Existing transit routes in the vicinity of the study area are illustrated on Exhibit 3-7. As shown on Exhibit 3-7, there are existing bus stops along the Project’s frontage at Cambern Avenue and Central Avenue. RTA reviews transit service periodically to address ridership, budget, and community demand needs. Changes in land use can affect these periodic adjustments which may lead to either enhanced or reduced service where appropriate. Traffic Projection and Impact Analysis Methodology Several methods are utilized to determine the traffic a potential project would generate and the potential impacts of that new traffic. Level of Service Evaluation Method The Level of Service (LOS) method is defined in the Highway Capacity Manual 6 and assigns a qualitative letter grade that represents the operations of the intersection, ranging from LOS A (minimal delay) to LOS F (excessive congestion). LOS E represents at-capacity operations. Descriptions of the LOS letter grades for signalized and unsignalized intersections are provided in Table 11 -Level of Service Descriptors. The City of Lake Elsinore’s General Plan Circulation Element identifies a LOS “D” as generally acceptable. As discussed below, CEQA and the CEQA Guidelines were recently amended to specify that automobile delay, as described by LOS or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment. Pursuant to CEQA Guideline Section 15064.3(a), generally vehicle miles traveled is the most appropriate measure of transportation impacts. 127 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Table 11 – Level of Service Descriptors LOS Description A Represents free flow. Individual users are virtually unaffected by the presence of others in the traffic stream. B In the range of stable flow, but the presence of other users in the traffic stream begins to be noticeable. Freedom to select desired speeds is relatively unaffected, but there is a slight decline in the freedom to maneuver. C In the range of stable flow, but this level marks the beginning of the range of flow in which the operation of individual users becomes significantly affected by interactions with others in the traffic stream. D Represents high-density but stable flow. Speed and freedom to maneuver are severely restricted, and the driver experiences a generally poor level of comfort and convenience. E Represents operating conditions at or near the capacity level. All speeds are reduced to a low but relatively uniform value. Small increases in flow will cause breakdowns in traffic movement. F Used to define forced or breakdown flow. This condition exists wherever the amount of traffic approaching a point exceeds the amount that can traverse the point. Queues form behind such locations. Vehicle Miles Traveled Evaluation Method Senate Bill (SB) 743 was adopted in 2013 requiring the Governor’s Office of Planning and Research (OPR) to identify new metrics for identifying and mitigating transportation impacts within the California Environmental Quality Act (CEQA). For land use projects, OPR has identified Vehicle Miles Traveled (VMT) as the new metric for transportation analysis under CEQA. The regulatory changes to the CEQA guidelines that implement SB 743 were approved on December 28th, 2018, with an implementation date of July 1st, 2020, as the new metric. The City of Lake Elsinore adopted its revised Traffic Impact Analysis Guide on June 23, 2020. The document outlines guidelines for CEQA analysis including screening criteria and requirements for VMT assessment of land use projects based on the Western Riverside Council of Governments (WRCOG) Implementation Pathway Study issued in March 2019. To aid in the transition to VMT analysis, the Governor’s Office of Planning and Research (OPR) released a Technical Advisory and the City of Lake Elsinore recently adopted new City Guidelines which document the City’s VMT analysis methodology and approved impact thresholds. The following VMT analysis was prepared for the Project based on the newly adopted City Guidelines. The City Guidelines provides details on appropriate “screening thresholds” that can be used to identify when a proposed land use project is anticipated to result in a less than significant impact. City Guidelines list the screening thresholds in the following three steps: 128 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration • Transit Priority Area (TPA) Screening • Low VMT Area Screening • Project Type Screening • Small Project/Low GHG Emissions Screening A land use project need only to meet one of the above screening thresholds to result in a less than significant impact. Regulatory Setting Senate Bill 743 Senate Bill 743, adopted in 2013, added section 21099 to the Public Resources Code, which states that automobile delay, as described by level of service (LOS) or similar measures of vehicular capacity or traffic congestion, shall not be considered a significant impact on the environment. The law also directed the Office of Planning and Research (OPR) to amend the CEQA Guidelines to establish new metrics for determining the significance of transportation impacts of projects. The California Natural Resources Agency certified and adopted the amended CEQA Guidelines in December 2018. In the amended CEQA Guidelines, OPR selected vehicle miles traveled (VMT) as the preferred transportation impact metric and applied its discretion to require use of VMT statewide, beginning in July 2020. Accordingly, jurisdictions must now use the VMT methodology as the metric for evaluating the environmental impacts on transportation under CEQA instead of the traditional level of service (LOS) methodology. A project’s environmental impacts can no longer focus on vehicle delay at street intersections or on roadway segments but must use the miles a vehicle must travel between a dwelling and commerce, recreation and/or work. The intent of this shift in methodology is to encourage different land use and transportation decisions to reduce greenhouse gas emission, support in-fill development and improve public health through active transportation. Regional Transportation Plan The Southern California Association of Governments (SCAG) is a council of governments representing the six-county region of Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura counties. Every four years SCAG updates the Regional Transportation Plan (RTP) for the six-county region. On April 7, 2016, the SCAG’s Regional Council adopted the 2016-2040 Regional Transportation Plan / Sustainable Communities Strategy (2016 RTP/SCS). The SCS outlines a development pattern for the region, which, when integrated with the transportation network and other transportation measures and policies, would reduce greenhouse gas emissions from transportation (excluding goods movement). 129 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Local and Regional Traffic Fee Mitigation Programs Transportation Uniform Mitigation Fee (TUMF) Program The WRCOG is responsible for establishing and updating TUMF rates. The County may grant to developers a credit against the specific components of fees for the dedication of land, or the construction of facilities identified in the list of improvements funded by each of these fee programs. Fees are based upon projected land uses and a related transportation needs to address growth based upon a 2015 Nexus study update. TUMF is an ambitious regional program created to address impacts of growth throughout Western Riverside County. Program guidelines are being handled on an iterative basis. Exemptions, credits, reimbursements, and local administration are being deferred to primary agencies. The County of Riverside serves this function for the proposed Project. Fees submitted to the County are passed on to the WRCOG as the ultimate program administrator. TUMF guidelines empower a local zone committee to prioritize and arbitrate certain projects. The Project Site is in the Southwest Zone. The zone has developed a 5-year capital improvement program to prioritize public construction of certain roads. TUMF is focused on improvements necessitated by regional growth. City of Lake Elsinore Traffic Infrastructure Fee (TIF) Program The City of Lake Elsinore has created its own local Traffic Infrastructure Fee (TIF) program to impose and collect fees from new residential, commercial, and industrial development for the purpose of funding roadways and intersections necessary to accommodate City growth as identified in the City’s General Plan Circulation Element. The City of Lake Elsinore’s TIF program includes facilities that are not part of, or which may exceed improvements identified and covered by the TUMF program. The City of Lake Elsinore provides a more comprehensive funding and implementation plan to ensure an adequate and interconnected transportation system. Under the City of Lake Elsinore’s TIF program, the City of Lake Elsinore may grant to developers a credit against specific components of fees when those developers construct certain facilities and landscaped medians identified in the list of improvements funded by the TIF program. The timing to use the TIF fees is established through periodic capital improvement programs which are overseen by the City of Lake Elsinore’s Public Works Department. Periodic traffic counts, review of traffic accidents, and a review of traffic trends throughout the City of Lake Elsinore are also periodically performed by City of Lake Elsinore staff and consultants. The City of Lake Elsinore uses this data to determine the timing of implementing the improvements listed in its facilities list. 130 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Impact Analysis a) Conflict with program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facility? Less Than Significant Impact: The City of Lake Elsinore General Plan was established to provide for a safe, convenient, and efficient transportation system for the City. In order to meet this objective, the Circulation Element has been designed to accommodate the anticipated transportation needs based on the estimated intensities of various land uses within the region. The City of Lake Elsinore utilizes the County of Riverside standards to establish acceptable levels of service along various roadways throughout the City. Riverside County has established, as a countywide target, an LOS “C” on all County-maintained roads and conventional state highways. As an exception, LOS “D” may be allowed in Community Development areas at intersections with any combination of secondary highways, major highways, arterials, urban arterials, expressways, conventional state highways or at freeway ramp intersections. LOS “E” may be allowed in designated community centers to the extent that it would support transit-oriented development and walkable communities. LOS “D” with a delay of less than 45 seconds per vehicle (midpoint of LOS “D”) is acceptable to Caltrans at signalized intersections. The traffic report in Appendix I further defines the level of service criteria. The traffic impact study in Appendix I studied a total of 17 intersections, three urban arterial roadways, one major highway, and two secondary roadways. The Existing Conditions and Proposed Conditions are identified in Table 12 – Existing and Proposed Levels of Service. The Project proposes a Class II bike lane along Cambern Avenue and will be improving pedestrian facilities. 131 | Page SAGECREST PL A NNING + ENYIRO N MENIAL i Intersection Approach Lanes 1 Delay2 Level of Traffic Nort hbound Southbo u nd Ea stbound West bound (se cs .) Se r vice # Intersection Control3 L I T I R I L I T I R I L I T I R I L I T I R AM I PM I AM I PM 1 Gunner son St/Str i ck l and Av . & Ri vers i de Dr . (SR-74) Existi ng Without Impr ovements: css 0 1 1 0 1 1 1 1 0 1 1 0 56 .6 108.4 F F EAP (2023) Phas e 1 Improvements : Th 0 1 1 0 1 1 1 1. 0 1 1. 0 6 .8 8.2 A A EAP (2023) Project Bu il dout Improvements : TS 0 1 1 0 1 1 1 2 0 1 2 0 6 .9 8.4 A B 2 Co ll i er Av . & Riverside Dr. (SR -74) Existi ng Without Improvement s : TS 1 1 0 1 1 1 0 1 1 > 0 1 0 24.9 54 .7 C D EAP (2023) Phase 1 Imp rovements : TS 1. 1 0 1 1 1 0 1 1 > 0 1 0 40 .6 43 .7 D D EAP {2023) Pr oject Buil dout Im provements: TS 2 1 0 1 1 1 0 1 2 > 0 1 0 14.3 19 .5 B B 3 Co ll i er Av . (SR -74) & Cent r al Av . (SR-74) Exi st i ng Without Imp rovement s : TS 1 2 2> 2 2 1 2 2 0 2 1 2> 43 .0 50 .3 D D EAP (2023) Phas e 1 l mpr o vements:4 TS 1 2 2> 1 2 1 2 2 0 2 1 2> 34.3 43 .6 C D EAP (2023) Project Bu il dout l mprovem ents:4 TS 1 2 2> 3 2 1 2 2 0 2 1 2> 35 .3 45 .7 D D 6 Dex t er Av . & Central Av . (SR-74) Existi ng Without Impr ovements : TS 1 1 0 1 1 1> 1 3 1 1 4 1 38 .5 6 0 .9 D E EAP (2023) Phas e 1 Improvements : TS 1 1 0 1 1 1> 1. 3 1 1 4 1 28.5 54 .1 C D EAP (2023) Project Bu il dout Improvem ents : TS 1 1 0 1 1 1> 2 3 1 2 4 1 2 7 .7 50 .5 C D 7 Cambern Av. & Centra l Av . (SR -74) Exi st i ng Without Improvement s: TS 1 2 0 1 1 0 2 2 1 > 1 2 1 62.2 60 .5 E E EAP (2023) Phas e 1 Improvements : TS I 1 1 1 1 0 2 1 1 > 1 1 1 19 .3 26 .6 B C EAP (2023) Pr oject Buil dout Improvements: TS 2 1 1 1 1 0 2 3 1 > 1 3 1 23.2 43 .6 C D 17 Ca mi no Del Norte & Ma i n St . Exi st i ng Without Improvements : AWS 0 1 0 0 1 0 1 0 1 0 0 0 12 .2 30 .6 B D EAP (2023) Pha se 1 Improvements : AWS 1 1 0 0 1 1 1 0 1 0 0 0 12 .8 20 .2 B C EAP (2023) Project Buil dout Improvem ents : AWS 1 1 0 0 1 1 1 0 1 0 0 0 13.3 21.5 B C Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Table 12 – Existing and Proposed Levels of Service Notes: 1 When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes. L = Left; T = Through; R = Right; > = Right Turn Overlap; 1 = Improvement 2 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal, or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. 3 AWS = All-way Stop; CSS = Cross-street Stop; TS = Traffic Signal; TS = Improvement 4 It may not be feasible to accommodate a 3rd southbound left turn lane within the existing right-of-way. Restriping should also be considered to eliminate a southbound through lane to accommodate the third southbound left turn lane. Table 13 – Existing Plus Ambient Growth Plus Project Plus Cumulative (EPAC) Conditions With Improvements, identifies the potential impacts of the Proposed Project, considering other projects that are known to be in the planning stages in the Project vicinity in the next five years, and includes the Project’s identified improvements. 132 | Page SAGECREST PL A NNING + ENYIRO N MENIAL • lntersedion A,pp roach Lanes:1 Delay' Level of Tr affic No rthbou nd Sout hbound Eastbound West bo und (secs.) Servi ce II Intersection Con trot' L I r l R I L I r l 1R I L I r l R I L l r l R AM I PM I AM I PM 1 Gunn-on SL/St r i c kl and As. & Ri seo-s i de Dr . (Sit-74) El<PC (20 23 1 Ph ase 1 Imp r ovements : TI. 0 1 1 0 1 1 1 1 0 1 1 0 10 .7 17 .4 :s El El<PC 120 23 1 Pr oi ect El ui ldou t l m orovements : TS 0 1 1 0 1 1 1 2 0 1 2 0 11.3 20.6 :s C 2 Co llier Av . & Ri seo-s i de Dr . (SR-741 El<P C (20 23 ) Ph ase 1 I mp rovements : TS ! 1 0 1 1 1 0 1 ~ 0 1 0 14.3 3 1.1 :s C EJ>:PC (20 23 1 Proj ect El ui ldo ut Im provemen t s: TS z 1 0 1 1 1 0 1 Z> 0 1 0 16.7 31.3 :s D 3 Co llier Av . (S R-7 4 ) & Ce nlr-a l Av . (S R-7 4) El<PC (20 23 ) Ph ase 1 l mprovements :5 TS 1 2 2> .1 2 1 2 2 0 2 1 2 > 35.4 4 1 .1 0 D El<P C (20 23 1 Proj ect El ui ldo u t Im provemen t s:'-' TS 1 2 2> 3 2 1 2 2 0 2 1 2> 35.S 4 2 .1 0 D 4 1-15 SB Ram p s & Central Av . (SR-74 ) El<PC (20 23 ) Ph ase 1 I mprovements : TS 0 0 0 1 1 1 0 3 1 2 1 0 52.0 53.6 0 D EJ>:PC !20 23 1 Pr oi ect Elu i ldo u t l m or ovemen t s:' TS 0 0 0 2 1 1 0 3 1 2 3 0 54 .6 54 .4 0 D 5 1-15 NEI Ra m ps & Cen tral Av. (SR-74 ) El<PC (20 23 1 Ph ase 1 Improvements : TS 1 1 1 0 0 0 1 3 0 0 3 1 52 .3 52.5 0 D El<PC (20 23 1 Proj ect El ui ldo u t Im provemen t s:' TS 1 1 2 0 0 0 2 3 0 0 3 1 53.3 54 .5 0 D 6 Dexter As . & Ce nlr-a l As. (SR-74) El<P C (20 23 ) Ph ase 1 I mp rovements : TS 2. 1 0 1 1 1 > 2 .i ll 2 4 1 25.7 32.7 C C EJ>:PC (20 23 1 Proj ect El ui ldo u t Im provemen t s:' TS z 1 0 1 1 1 > 2 4 1 > 2 4 1 2 6.0 4 9.9 C D 7 Cambem As . & Cenlr-a l As. (SR-74) El<P C (20 23 ) Ph ase 1 Imp r ovements : TS ! ! ! 1 1 0 2 1 l > 1 1 1 29.0 44 .6 C D El<P C (20 23 1 Pro j ect El ui ldo u t Im provemen t s:' TS 2 1 1 2 1 0 2 3 1 > 1 3 1 37 .3 20 .4 0 C 8 Dexter A s. & 3 r d St EJ>:PC (20 23 ) Ph ase 1 I mprovements : TI. 1 1 0 1 1 0 0 1 0 0 1 0 8.5 12 .2 A El El<PC (20 23 1 Pr oj ect El ui ldo u t Im provemen t s: TS 1 1 0 1 1 0 0 1 0 0 1 0 8.7 13 .2 A El 1 2 cambem As. & Dri veway 2 EJ>:PC (20 23 ) Ph ase 1 Improvements : css 0 0 ! 0 0 0 0 1 ! 0 2 0 12.3 18 .2 :s C El<P C (20 23 1 Proj ect El ui ldou t Im provemen t s: css 0 0 1 0 0 0 0 3 1 0 2 0 12.8 19 .6 :s C 11 Ori seway 5 & Ce nlr-a l As. (SR-74) EJ>:PC (20 23 ) Ph ase 1 I mprovements : css 0 0 ! 0 0 0 0 1 ! 0 1 0 13.1 23 .1 :s C EJ>:PC !20 23 1 Proi ect El ui ldo u t l m or ovemen t s: css 0 0 1 0 0 0 0 3 1 0 3 0 13 .2 17 .5 C C 1 4 Co nard Av . & Cen tra l As. (SR-74) EJ>:PC (20 23 ) Ph ase 1 Imp r ovements : TS 0 1 0 0 1 0 1 1 0 1 1 0 11.2 7.6 :s A El<PC (20 23 ) Proj ect El ui ldo ut Impr ovemen t s:' TS 0 1 0 0 1 0 1 3 0 1 3 0 11.7 7.8 :s A 16 Rosetta Canyon Or. & Cenlr-a l As. (SR-7 4} El<PC (20 23 1 Ph ase 1 Improvements : TS 2 0 1 0 0 0 0 3 0 1 1 0 5 1.l 32 .1 0 C El<PC (20 23 1 Pr oj ect El ui ldo u t Im provements : TS 2 0 1 0 0 0 0 3 0 1 3 0 51.4 32.9 0 C 17 Cam i n o Del Nor te & M ain SL EJ>:PC (20 23 ) Ph ase 1 I mprovements : TI. ! 1 0 0 1 ! 1 0 1 0 0 0 12.2 16 .4 :s El El<P C !20 23 1 Pro ject Elu i ldout Impr ovemen t s: IS. 1. 1 0 0 1 1 1 0 1 0 0 0 12.4 17.0 :s El 1 Whe n a tightl unl'I l ~ de:sigRa i ed, tti .e-~ari e ai.nej ther be stripe d 01unu1ipe:d. To flJ nc:Ho n a.s a, righ t t um la me there m us t be swffi i:l enl width fo r righ t tu rn ing vehld e:s.10 tra ve •ouu.lde the th roui;hfa nes . L = Left ; T = th/Oi:lgh; R .=. Righ t ; >=Right Tu m °'1erta p; !. .: lmpw ve m eri t :t f et tll'l e tl igh wa v ca p e ci ty Ma nua 1,o tti fdilionj. ov er.a IE .a u"e ra.ge i.n te1se <1 l on delia '/ a,t1 d ~\!'e l o f se1vtce ar e shown fo rinters eet lo ns w i th a, tr.a til e sl£nit l 0 1 .a II w.a '/ st op cont rol . fi:i r l.nt ers eet ioIu wit h criMs n ree t :s.top conu ol, llhe delay .a nd le-ve~ of servi ce for the-w ont i ndi,vi dua~ move me nt (or motte meinu sh .a ring a, si ngle t ne).a re shown . I, AWS.=Al l-w fj stOp ;CSS.=O'OU-itree-t 5.tttp; n.=.Tra fteSigM I~ TI.= lm provem.enl '" lm.pt ov.e m.ein ts al on gce ntt al Aven ue (Sll-7 4)fon he PM p e a-li:t'low includes liw:reas i.ng the cyde le,ng t.hfro,m 100~,e,c:onds 10 120-seronds. S, I t nwi '{no1 be feasible to accommodate ,a 3 rd soo th bo.und l eft tum •a ne w i thin t he e ,i:istlt1g 1ight--ol--way. As s«h, r esui ping shoold a l:i o be ,cons ideredto e lim lt1 .a t • a southbound ttl t Ol!l@!h l ain e to .ac commodat e the t hit d soo 1hbou111 d l e ft trunn ta ne. Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Table 13 – Existing Plus Ambient Growth Plus Project Plus Cumulative (EPAC) Conditions With Improvements As shown in Tables 12 and 13, several of the intersections currently do not meet the LOS standard. Project improvements would allow for proposed Project traffic to be consistent with the City’s General Plan. 133 | Page SAGECREST PLANNING+ ENYIRONMENIAL I I Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration The Project will be subject to the City of Lake Elsinore’s TIF fee program and will pay the requisite City of Lake Elsinore TIF fees at the rates then in effect pursuant to the City of Lake Elsinore’s ordinance. Table 14 – Project Fair Share Calculations represents how the analysis in the Traffic Impact Study (Appendix I) identified that the Project would contribute to the City’s planned intersection improvements, which would occur above and beyond the Project’s improvements. The TIF network improvement needs were last updated in 2002 with an expected completion date by 2025. Improvements are identified in the Nexus Study by location rather than with specific geometrics. Table E of that study identifies TIF improvement locations and eligible program costs but does not provide discrete improvements. As a result, the City of Lake Elsinore, as program administrator, can distinguish if the program fees are sufficient to cover the fair share impacts for proportionality. Table 14 -Project Fair Share Calculations # Intersection Existing Project Buildout EAPC (2023) Net New Traffic Project % of New Traffic 2 Collier Av. & Riverside Dr. (SR-74) AM: PM: 2,182 3,015 67 88 2,900 4,066 718 1,051 9.3% 8.4% 3 Collier Av. (SR-74) & Central Av. (SR-74) AM: PM: 3,806 3,805 83 111 4,783 5,314 977 1,509 8.5% 7.4% 6 Dexter Av. & Central Av. (SR-74) AM: PM: 5,152 6,167 256 342 6,446 8,166 1,294 1,999 19.8% 17.1% 7 Cambern Av. & Central Av. (SR-74) AM: PM: 4,131 4,035 263 351 5,439 5,995 1,308 1,960 20.1% 17.9% 8 Dexter Av. & 3rd St. AM: PM: 505 931 54 74 694 1,224 189 293 28.6% 25.3% 17 Camino Del Norte & Main St. AM: PM: 751 1,465 55 75 950 1,779 199 314 27.6% 23.9% BOLD = Denotes highest fair share percentage In order to provide for optimum traffic flow conditions, Condition of Approval TRANS-1 was included to require the Property Owner/Developer to pay its fair share of improvements costs for the improvements identified in Table 14. 134 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Bicycle & Pedestrian Facilities There are no bike lanes on either Central Avenue/SR-74 or Cambern Avenue. The Proposed Project would add a Class II bike lane along Cambern Avenue. When the bike paths are completed the Project area will have adequate bicycle circulation for future Project workers and visitors. Existing pedestrian facilities include a sidewalk along Central Avenue/SR-74, but none exists along Cambern Avenue. The Proposed Project would also add a sidewalk along the Project boundary along Cambern Avenue. Therefore, the Project will have adequate pedestrian access. Transit Service The study area is served by the Riverside Transit Authority (RTA), a public transit agency serving the unincorporated Riverside County region. RTA Route 8 runs along Riverside Drive (SR-74), Collier Avenue, Central Avenue (SR-79), and through parts of Cambern Avenue, 3rd Street, and Dexter Avenue. This route would likely serve the Project in the future. Existing transit routes in the vicinity of the study area are illustrated on Exhibit 3-7. As shown on Exhibit 3-7, there are existing bus stops along the Project’s frontage at Cambern Avenue and Central Avenue. RTA reviews transit service periodically to address ridership, budget, and community demand needs. Changes in land use can affect these periodic adjustments which may lead to either enhanced or reduced service where appropriate. The preceding analysis demonstrates the Project does not conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities. Therefore, impacts will be less than significant. Condition of Approval: The following Condition of Approval is required by the City as part of implementation of the project to assist in meeting the City’s LOS requirements. COA TRANS-1: Prior to the issuance of a building permit, the Property Owner/Developer shall pay its fair share of the cost of the improvements identified in the Project’s traffic study, to the City of Lake Elsinore. Source: Traffic Impact Analysis (Appendix I) b) Conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? Less Than Significant Impact. CEQA Guidelines Section 15064.3 -Determining the Significance of Transportation Impacts states that VMT is the most appropriate measure of transportation impacts and provides lead agencies with the discretion to choose the most appropriate methodology and thresholds for evaluating VMT. The City of Lake Elsinore Traffic Impact Analysis Guidelines for Vehicle Miles Traveled and Level of Service Assessment, dated June 23, 2020 provides the following VMT screening criteria from Western Riverside Council of Governments (WRCOG) to assess the potential for VMT impacts: 135 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration 1. Transit Priority Area (TPA) Screening: Projects which are located within a TPA are presumed to have a less than significant impact on VMT. 2. Low VMT Area Screening: This screening threshold applies to residential or office projects that are located within a low VMT-generating area, which are identified by WRCOG as traffic analysis zones (TAZ) where total daily VMT per service population performs at or below the jurisdictional average of total VMT per service population under base year (2012) conditions. Projects which are located within a low VMT-generating area are presumed to have a less than significant impact on VMT. 3. Project Type Screening: Local serving projects listed in the TIA Guidelines and projects that generate fewer than 110 net new daily vehicle trips (or 11 single-family residences) are presumed to have a less than significant impact on VMT. As noted in the City Guidelines, residential and office projects located within a low VMT- generating area may be presumed to have a less than significant impact absent substantial evidence to the contrary. Low VMT Area screening process has been conducted with using the Western Riverside Council of Governments (WRCOG) VMT Screening Tool (Screening Tool), which uses screening criteria consistent with the screening thresholds recommended in the City Guidelines. The Screening Tool uses the sub-regional travel demand model RIVTAM to estimate VMT for individual traffic analysis zones (TAZ’s) for areas throughout the WRCOG region. A low VMT area is defined as an individual TAZ where total daily VMT per service population (SP) is below baseline VMT per SP. City Guidelines state that the baseline project generated VMT per SP that exceeds the City’s baseline VMT per SP would result in a significant VMT impact. The parcel containing the proposed Project was selected and measure of VMT used is VMT per SP. The Project resides within TAZ 3,570 and based on the screening tool was found to generate 36.33 VMT per SP, whereas the City’s impact threshold (i.e., City of Lake Elsinore VMT per SP) is 37.87 VMT per SP. As a secondary check, the underlying land use assumptions contained within TAZ 3,570 were also reviewed to ensure that the Project’s land use is consistent with that modeled within its respective TAZ. TAZ 3,570 includes population and employment, which is consistent with the Project's intended retail land use. Based on the review of applicable VMT screening thresholds, the Project meets the Low VMT Area Screening. Therefore, the Project can be presumed to result in a less than significant VMT impact. Project impacts are less than significant as the Project does not conflict or is inconsistent with CEQA Guidelines section 15064.3, subdivision (b). Mitigation Measures: No mitigation measures are required. Source: City of Lake Elsinore, 2019 CEQA Guidelines 136 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less Than Significant Impact. The Proposed Project would not increase hazards due to design features or incompatible uses. The Proposed Project would be consistent with the on-site and surrounding zoning designations, and implementation of the Proposed Project would not introduce incompatible uses to the Project Area. The Proposed Project would include improvements onsite and in the public right-of-way which allow for adequate access and circulation for the proposed uses. Therefore, potential impacts associated with hazardous geometric design features would be less than significant. Mitigation Measures: No mitigation measures would be required. Source: Figure 5 – Conceptual Site Plan d) Result in inadequate emergency access? Less Than Significant Impact. The Proposed Project would include improvements to the right-of- way along the frontage of the Project Site as part of the Proposed Project. The Project Site would be accessible by emergency vehicles at the onsite access driveways located on SR-74 and Cambern Avenue. An emergency-only access gate is also planned for the end of Allan Street (Figure 5). As stated above, the Proposed Project would include improvements onsite and in the public right-of-way which allow for adequate access and circulation for the proposed uses. Therefore, potential impacts to emergency access would be less than significant. Mitigation Measures: No mitigation measures would be required. Source: Figure 5 – Conceptual Site Plan 137 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XVIII. TRIBAL CULTURAL RESOURCES Is the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? ☐ ☒ ☐ ☐ b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe? ☐ ☒ ☐ ☐ Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? Less than Significant Impact with Mitigation Incorporated: According to PRC Chapter 2.5, Section 21074, Tribal Cultural Resources are sites, features, places, cultural landscapes, sacred places, and items with cultural value to a California Native American tribe that are either included or determined to be eligible for inclusion in the California Register of Historical Resources or included in a local register of historical resources as defined in Section 5020.1. 138 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration No resources are listed on or have been identified as eligible for listing on the California Register of Historic Places within or near the Project Site and no known potential impacts to Tribal Cultural Resources would occur. However, Project-specific mitigation measure MM CUL-1 would be implemented to require monitoring during any ground disturbing activities on the Project Site and to avoid potential impacts to tribal cultural resources that may be unearthed by construction activities. Project-specific mitigation measures MM CUL-6 and MM CUL-7 would be implemented if any human remains – including Native American human remains – are unearthed by Project construction activities. Implementation of these measures will ensure that Project-specific impacts will be less than significant. Mitigation Measures: MM CUL-1, MM CUL-6, and MM CUL-7. Sources: Cultural Resources Assessment (Appendix D) b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe? Less than Significant Impact with Mitigation Incorporated: Tribal Cultural Resources are those resources with inherent tribal values that are difficult to identify through the same means as archaeological resources. These resources can be identified and understood through direct consultation with the tribes who attach tribal value to the resource. Tribal cultural resources may include Native American archaeological sites, but they may also include other types of resources such as cultural landscapes or sacred places. The appropriate treatment of tribal cultural resources is determined through consultation with tribes. Assembly Bill 52 (AB 52), signed into law in 2014, amended CEQA and established new requirements for tribal notification and consultation. AB 52 applies to all projects for which a notice of preparation or notice of intent to adopt a negative declaration/mitigated negative declaration is issued after July 1, 2015. AB 52 also broadly defines a new resource category of tribal cultural resources and established a more robust process for meaningful consultation that includes: • Prescribed notification and response timelines; • Consultation on alternatives, resource identification, significance determinations, impact evaluation, and mitigation measures; and • Documentation of all consultation efforts to support CEQA findings. A tribe must submit a written request to the relevant lead agency if it wishes to be notified of projects within its traditionally and culturally affiliated area. The lead agency must provide 139 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration written, formal notification to the tribes that have requested it within 14 days of determining that a project application is complete or deciding to undertake a project. The tribe must respond to the lead agency within 30 days of receipt of the notification if it wishes to engage in consultation on the Proposed Project, and the lead agency must begin the consultation process within 30 days of receiving the request for consultation. Consultation concludes when either 1) the parties agree to mitigation measures to avoid a significant effect, if one exists, on a tribal cultural resource, or 2) a party, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached. AB 52 also addresses confidentiality during tribal consultation per Public Resources Code §21082.3(c). In accordance with the requirements of Assembly Bill (AB) 52, on November 24, 2021, the City sent letters to the following Native American tribes that may have knowledge regarding tribal cultural resources in the project vicinity. • Agua Caliente Band of Cahuilla Indians • Morongo Band of Mission Indians • Pechanga Band of Mission Indians • Rincon Band of Luiseño Indians • Soboba Band of Luiseño Indians • Torres Martinez Desert Cahuilla Indians Of the tribes notified, the Rincon Band of Luiseño Indians, the Pechanga Band of Mission Indians, and the Soboba Band of Luiseño Indians requested formal government-to-government consultation under AB 52. Consultation meetings were held on January 4, 2022 with the Rincon Band of Luiseño Indians, on January 13, 2022 with the Soboba Band of Luiseño Indians, and on January 27, 2022 with the Pechanga Band of Luiseño Indians. The City concluded consultation with the Rincon Band of Luiseño Indians on January 6, 2022, the Soboba Band of Luiseño Indians on January 13, 2022, and with e Pechanga Band of Luiseño Indians on August 15, 2022. Although the cultural survey was negative for prehistoric resources and the cultural resources consultant did not recommend any type of monitoring for the project, the information provided by the Tribes regarding tribal cultural resources supports that the Project maintains sensitivity for tribal cultural resources to which the Tribes ascribe tribal value. In addition, the consulting tribes expressed concern that the project area is sensitive for cultural resources and there is the possibility that previously unidentified resources might be found during ground disturbing activities. Mitigation measures have been added to address a concern over the potential for uncovering tribal cultural resources (TCRs) or other tribal affiliated resources during construction of the Project. MM CUL-1 has been included to address inadvertent discovery of archaeological resources during ground disturbing activities. In addition, MM CUL-2 through MM CUL-5 have been agreed upon through consultation between the City and Tribes to further address unanticipated subsurface tribal cultural resource discoveries during Project construction. Mitigation includes preparation of a Cultural Resource Monitoring Program (CRMP) to provide monitoring by a 140 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration qualified archaeologist and construction staff training, retention of tribal cultural monitoring during ground disturbing activities, and preparation of a Phase IV report after conclusion of on- site archaeological monitoring. Furthermore, MM CUL-6 and MM CUL-7 address treatment of discovery of human remains and reburial of any Native American human remains and associated grave goods with the requirement for consideration for cultural practices and anonymity. Mitigation Measures: With implementation of MM CUL-1 through MM CUL-7, potential impacts associated with archeological resources would be less than significant. Sources: Cultural Resources Assessment (Appendix D), City of Lake Elsinore 141 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XIX. UTILITIES AND SERVICE SYSTEMS Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? ☐ ☐ ☒ ☐ b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? ☐ ☐ ☒ ☐ c) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? ☐ ☐ ☒ ☐ d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? ☐ ☐ ☒ ☐ e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? ☐ ☐ ☒ ☐ The Applicant was issued a Will Serve letter by the Elsinore Valley Municipal Water District (Appendix J – Service Planning Letter #3557-0, Elsinore Valley Municipal Water District, November 11, 2021). a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Less Than Significant Impact: Water and Wastewater Water and wastewater services are provided by the Elsinore Valley Municipal Water District (EVMWD). The Applicant has obtained “will serve” letters from EVMWD (Appendix J) indicating it can serve the water and sewer needs of the Proposed Project without impacts to their systems. Therefore, potential impacts associated with water and wastewater would be less than 142 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration significant, and no mitigation would be required. Storm Drainage According to the Project Specific Water Quality Management Plan (Appendix G), the impervious area would be 7.38 acres impervious, and the balance of the Project Site of 1.50 acres would be pervious with the use of landscape areas. All drainage flows would be captured by a private underground storm drain system with five separate underground detention systems and five separate proprietary water quality treatment units dedicated to each of the separate parcels. A proposed headwall and City storm drain pipe would be designed and constructed to intercept the specific portion of stormwater from the existing natural drainage course that drained onto the Project Site in the existing condition. Stormwater would drain into the existing underground RCFC&WCD 78-inch storm drain pipe on Cambern Avenue. Electric, Natural Gas, Telecommunications The Project Site is located within an urban area with existing electric power, natural gas, and telecommunications. The Proposed Project is consistent with the City’s zoning and land use designation for the site, and the Proposed Project will operate within the expected utility demands anticipated in the City’s General Plan Public Safety and Welfare Element for the proposed land use mix. Based on the utilities’ ability to serve the Proposed Project, and that the Proposed Project is designed consistent with existing drainage plans, the Proposed Project would not require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects. Impacts to utilities would be less than significant, and no mitigation would be required. Mitigation Measures: No mitigation measures are required. Sources: EVMWD, General Plan EIR, and LEMC b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? Less Than Significant Impact: EVMWD obtains its potable water supplies from imported water from Metropolitan Water District (MWD), local surface water from Canyon Lake, and local groundwater from the Elsinore Basin. According to EVMWD’s 2015 Urban Water Management Plan (UWMP), EVMWD has determined that its current and anticipated future supplies are sufficient to meet the projected dry-year and multiple dry-year demand. The EVMWD issued Service Planning Letter #3557-0 (Appendix J) to the Applicant on November 19, 2019, in which the EVMWD determined that water is available to serve the Proposed Project. There are sufficient water supplies as well as water shortage contingency plans to protect existing and 143 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration future water needs within the EVMWD service area. Therefore, potential impacts associated with water supplies would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: EVMWD, General Plan EIR, Service Planning Letter (Appendix J) c) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? Less Than Significant Impact: The Project applicant has obtained a “will serve” letter from the EVMWD which indicates there is sufficient wastewater capacity to serve the Proposed Project (Appendix J). Therefore, potential impacts associated with the wastewater treatment provider’s capacity would be less than significant, and no mitigation would be required. Mitigation Measures: No mitigation measures are required. Sources: EVMWD, General Plan EIR, and LEMC d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Less Than Significant Impact. CR&R, Inc. Environmental Services is the solid waste disposal service provider for the City of Lake Elsinore and parts of Riverside County. Riverside County Department of Waste Resources (RCDWR) facilitates waste management services for Riverside County. These services are provided on a countywide basis, and each private or public entity determines which landfill or transfer station to use, which is mostly based on geographic proximity. The landfills typically used by the City of Lake Elsinore are the El Sobrante, Badlands, and Lamb Canyon Landfills. All three of the landfills are Class III municipal solid waste landfills. El Sobrante Landfill is expected to reach capacity by 2045. Badlands Landfill is expected to reach capacity by 2024 and Lamb Canyon Landfill by 2021. Both Badlands and Lamb Canyon Landfills have the potential to expand their facilities and capacity. Chapter 14.12 of the LEMC requires that project applicant divert a minimum of 50 percent of construction and demolition debris, and the Property Owner/Developer would meet this requirement. The existing landfills have sufficient capacity to serve the Proposed Project, and recycling and green waste collection would reduce overall solid waste generated. Therefore, potential impacts associated with solid waste disposal would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, LEMC e) Comply with federal, state, and local statutes and regulations related to solid waste? Less Than Significant Impact: The California Integrated Waste Management Act of 1989 (AB 939, 144 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Sher, Chapter 1095, Statutes of 1989 as amended [IWMA]) under the Public Resource Code requires that local jurisdictions divert at least 50 percent of all solid waste generated by January 1, 2000, and 50% diversion each year following. As of 2006, the City achieved a 50 percent waste diversion rate. In addition, Chapter 14.12 of the LEMC requires that project applicant divert a minimum of 50 percent of construction and demolition debris, and the Property Owner/Developer would meet this requirement. The Proposed Project would comply with federal, state, and local statutes and regulations related to solid waste. Therefore, potential impacts associated with solid waste would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, PRC, LEMC 145 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XX. WILDFIRE Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project: a) Substantially impair an adopted emergency response plan or emergency evacuation plan? ☐ ☐ ☒ ☐ b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? ☐ ☐ ☒ ☐ c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? ☐ ☐ ☒ ☐ d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? ☐ ☐ ☒ ☐ a) Substantially impair an adopted emergency response plan or emergency evacuation plan? Less Than Significant Impact: A significant impact would occur if the Proposed Project would be located in or near a state responsibility area or land classified as a Very High Fire Hazard Severity zone and would substantially impair an adopted emergency response plan or emergency evacuation plan. A fire hazard severity zone is a mapped area developed by CalFire that designates zones with varying degrees of fire hazard (i.e., moderate, high, and very high). Areas that are designated as Very High or High Fire Hazard Severity Zones are the most likely to experience wildfire. The Project Site is located in an urbanized area of the City and is not located in or near a state responsibility area or in a Very High Fire Hazard Severity zone as identified by CalFire. The Proposed Project would not involve activities that would expose people or structures to the risk of loss, injury, or death involving wildland fires. The I-15 and SR-74 are designated disaster routes in the City. The Proposed Project would not impede use of any disaster routes in the City, as all off-site right-of-way improvements shall comply with City engineering standards to ensure that adequate emergency access and/or emergency response would be maintained. Additionally, the Proposed Project would be required to comply with all applicable fire code requirements for construction and access to the Project Site and would be reviewed by the City Fire Department to determine the specific fire requirements applicable to ensure compliance 146 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration with these requirements. This review would ensure that the Proposed Project would provide adequate emergency access to and from the Project Site. The City Engineer and the City Fire Department would review any modifications to existing roadways to ensure that adequate emergency access and/or emergency response would be maintained. The Proposed Project does not propose any changes that would impact the City’s Emergency Preparedness Plan or the Riverside County Operational Area Multi-Jurisdictional Local Hazard Mitigation Plan. Therefore, potential impacts associated with impairing an adopted emergency response or evacuation plan would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? Less Than Significant Impact: A significant impact would occur if the proposed project would be located in or near a state responsibility area or land classified as Very High Fire Hazard Severity Zones and would exacerbate wildfire risks that would expose project occupants to pollutant concentrations for a wildfire or the uncontrolled spread of a wildfire. According to the California Department of Forestry and Fire Protection and the City of Lake Elsinore General Plan EIR Figure 3.10-2 -City of Lake Elsinore Wildfire Susceptibility, the Project Site is in a Moderate Fire Hazard Severity Zone. The site is located in an urbanized area of the City surrounded by commercial and residential uses. The majority of the Project Site is flat and is not adjacent to slopes. The Proposed Project would be required to comply with applicable sections of the City’s Fire Code and would not involve activities that would expose people or structures to the risk of loss, injury, or death involving wildland fires. The Proposed Project would be subject to the plan check process and would undergo a fire, life, and safety review by the City Fire Department to determine the specific fire requirements applicable to ensure compliance with Fire Department requirements. The Proposed Project would not involve the construction or operation of a use which involves open flame or a fire related use. The proposed site plan would include landscaped areas with irrigation to ensure vegetation does not dry out and become susceptible to immediate combustion. Therefore, potential impacts associated with wildland fires due to slopes or prevailing winds would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: California Department of Forestry and Fire Protection, General Plan EIR Figure 3.10-2 - City of Lake Elsinore Wildfire Susceptibility 147 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? Less Than Significant Impact: While the Project Site is located within a Moderate Fire Hazard Severity Zone. The site is located in an urbanized area of the City surrounded by commercial and residential uses. The project site is adequately served by existing facilities and utilities and would not require additional installation or maintenance of roads, fuel breaks, emergency water sources, or power lines. Thus, the proposed project would not require installation or maintenance of associated structures that may exacerbate fire risk or that may require in temporary or ongoing impacts to the environment. At the time of construction appropriate measures for removal and installation of the any permanent or temporary power pole(s) would be taken to reduce the potential for wildfire risk (e.g., sparks). During construction, temporary power pole(s) may be used until permanent means of electricity is established to connect the Project Site with that of the existing infrastructure. Any request for temporary power is required to comply with the building code and would be subject to a building permit through the City’s Building Division. Therefore, potential impacts associated with exacerbating fire risk would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: California Department of Forestry and Fire Protection, General Plan EIR d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? Less Than Significant Impact: The Project Site is flat and vacant and would employ infiltration BMPs to retain the Proposed Project’s BMP volume and also retain the difference in pre and developed condition project runoff, up to the 100-year event. Therefore, potential impacts associated with downslope or downstream flooding or landslides, post-fire slope instability, or drainage changes would be less than significant. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, Appendix G 148 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration XXI. MANDATORY FINDINGS OF SIGNIFICANCE Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? ☐ X ☐ ☐ b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? ☐ X ☐ ☐ c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ☐ X ☐ ☐ The following are Mandatory Findings of Significance in accordance with Section 21083 of CEQA and Section 15065 of the CEQA Guidelines. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant with Mitigation Incorporated: The Proposed Project would be consistent with local policies and ordinances related to biological resources, including the MSHCP. The MSHCP contains a list of standard measures to minimize direct and indirect impacts on biological resources within and adjacent to Project Sites. These measures are related to protecting water quality, controlling dust, minimizing the spread of invasive plant species, minimizing fire hazards, and other measures. Incorporation of MM BIO-1 and MM BIO-2 would ensure that the Proposed Project would not degrade the quality of the environment, substantially reduce the habitat of wildlife species, cause wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, or substantially reduce the number or restrict the range 149 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration of a rare or endangered plant or animal. According to the cultural resources assessment prepared for the Proposed Project, no cultural resources have been recorded within the Project Site, and the Project Site does not contain any resources that are important to major periods of California history or prehistory. In the event that cultural resources (including historical, archaeological, and tribal cultural resources) are inadvertently discovered during ground-disturbing activities, MM CUL-1 requires work to be halted within 100 feet of the discovery until it can be evaluated by a qualified archaeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), and the Community Development Director or their designee to discuss the significance of the find. Construction activities may continue in other areas. If the discovery proves to be significant, additional work, such as data recovery excavation or resource recovery, may be warranted and would be discussed in consultation with the appropriate regulatory agency and/or tribal group. MM CUL-2 through MM CUL-5 provides for archaeological and tribal cultural monitoring during ground disturbing activities, and MM CUL-6 and MM CUL-7 provides guidance for the unanticipated discovery of human remains. With implementation of MM BIO-1, MM BIO-2, and MM CUL-1 through MM CUL-7, potential impacts would be less than significant. Mitigation Measures: MM BIO-1, MM BIO-2, MM CUL-1, MM CUL-2. MM CUL-3, MM CUL-4, MM CUL-5, MM CUL-6, MM CUL-7 Sources: Evergreen Commercial Development Project Initial Study b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less Than Significant with Mitigation Incorporated: The Proposed Project does not have impacts which are individually limited, but cumulatively considerable. The Proposed Project would result in potentially significant project-specific impacts to biological resources, cultural resources, noise impacts, and tribal cultural resources. However, mitigation measures MM BIO-1, MM BIO-2, MM CUL-1 through MM CUL-7, MM NOI_1 and MM NOI-2 have been identified that would reduce these impacts to less than significant levels. Air pollutant and greenhouse gas emissions are less than significant, as described in Appendix A. There are no other projects whose impacts would comingle with the Proposed Project resulting in a cumulatively significant impact identified in this Initial Study. No additional mitigation measures would be required to reduce cumulative impacts to less than significant levels. Mitigation Measures: No additional mitigation measures would be required. Sources: Evergreen Commercial Development Project Initial Study 150 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant with Mitigation Incorporated: MM NOI-1 and MM NOI-2 would require the Property Owner/Developer to provide for attenuation of vibrations during construction activities on the site and provide a 12-foot-tall sound wall to reduce operational noise impacts to adjacent residential uses due to the proposed car wash at the northeast corner of the Proposed Project. With implementation of MM NOI-1 and MM NOI-2, potential impacts associated with the noise would be less than significant. All potential impacts of the Proposed Project have been identified, and mitigation measures have been provided, where applicable, to reduce potential impacts to less than significant levels. Upon implementation of mitigation measures, the Proposed Project would not have the potential to result in substantial adverse impacts on human beings either directly or indirectly. Mitigation Measures: No additional mitigation measures would be required. Sources: Evergreen Commercial Development Project Initial Study 151 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration V. PERSONS AND ORGANIZATIONS CONSULTED This section identifies those persons who prepared or contributed to the preparation of this document. This section is prepared in accordance with Section 15129 of the CEQA Guidelines. City of Lake Elsinore Damaris Abraham, Planning Manager Bradley Brophy, Traffic Engineer Nick Lowe, PE|MS, Consultant Traffic Engineer Sagecrest Planning and Environmental Christine Saunders, Director of Environmental Services Kelly Ribuffo, Project Manager Julie Gilbert, Planning Consultant DRC Engineering, Inc. Christopher McKee, PE, Project Manager Environmental Science Associates (ESA) JK Consulting Group, LLC Jason Ellard Paleowest Roberta Thomas, MA, RPA Dennis McDougall Rincon Consultants, Inc. Salem Engineering Group, Inc. Maria G. Ruvalcaba, EP, Project Manager Ibrahim Foud Ibrahim, PE, Senior Managing Engineer Clarence Jiang, GE, Senior Geotechnical Engineer Riley Rivera, Environmental Project Manager James S. Robert, LG, LHG, Senior Hydrogeologist Urban Crossroads Aric Evatt, PTP Carlene So, PE Jared Brawner 152 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration VI. REFERENCES The following documents were used as information sources during preparation of this document. Except as noted, 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. Appendix A – Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022 Appendix B – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022 Appendix B-1 -Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022 Appendix C – Cultural Resources Assessment for the Evergreen Commercial Project, Riverside County, California, Paleowest Archaeology, June 2022 Appendix D – Evergreen Development Energy Assessment, JK Consulting Group, December 21, 2021 Appendix E – Geotechnical Engineering Investigation With Geologic Hazard Study, Salem Engineering Group, Inc., April 22, 2021 Appendix F -Phase I Environmental Site Assessment Report, Proposed Commercial Development, East Corner of Central Avenue and Cambern Avenue, Lake Elsinore, California 92530, Salem Engineering Group, March 11,2022 Appendix F-1 – Geophysical Investigation Report, Proposed Commercial Development, NEC Central Avenue and Cambern Avenue, Lake Elsinore, California, Salem Engineering Group, May 14, 2021 Appendix G –Preliminary Water Quality Management Plan, Evergreen Development – Cambern & Central, DRC Engineering Inc., July 26, 2022 Appendix G-1 – Preliminary Hydrology Study, Evergreen Development – Cambern & Central, DRC Engineering, Inc., December 17, 2021 Appendix H – Noise and Vibration Study, Salem Engineering Group, Inc., May 16, 2022 Appendix I – Traffic Analysis, Central & Cambern Retail, Urban Crossroads, July 27, 2022 Appendix J – Will Serve Letter, Elsinore Valley Municipal Water District, December 10, 2021 California Department of Conservation. (2017). Important Farmland Data Availability. Retrieved July 16, 2019, from (https://www.conservation.ca.gov/dlrp/fmmp/Pages/Riverside.aspx) 153 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration California Department of Forestry and Fire Protection. (2009). Very High Fire Hazard Severity Zones in LRA. Retrieved from (https://osfm.fire.ca.gov/media/5915/lake_elsinore.pdf) California Department of Transportation. (2019). California Scenic Highway Mapping System. Retrieved July 16, 2019, from (https://web.archive.org/web/20190601183434/https://dot.ca.gov/hq/LandArch/16_livability/ scenic_highways/) California Environmental Protection Agency. 2019. Cortese List Data Resources. Retrieved November 27, 2019, from (https://calepa.ca.gov/sitecleanup/corteselist/) City of Lake Elsinore. (2019). Adopted Specific Plans. Alberhill Ranch Specific Plan. Retrieved from (http://www.lake-elsinore.org/city-hall/city-departments/community- development/planning/adopted-specific-plans) City of Lake Elsinore. (2019). City of Lake Elsinore Zoning Map [PDF]. Retrieved from (http://www.lake-elsinore.org/home/showdocument?id=15059) City of Lake Elsinore. (2019). Municipal Code. Retrieved from (https://www.codepublishing.com/CA/LakeElsinore/) City of Lake Elsinore General Plan. (2011). Retrieved from (http://www.lake-elsinore.org/city- hall/city-departments/community-development/planning/lake-elsinore-general-plan) City of Lake Elsinore General Plan EIR. (2011). Retrieved from (http://www.lake- elsinore.org/city-hall/city-departments/community-development/planning/lake-elsinore- general-plan/general-plan-certified-eir) Federal Emergency Management Agency. (2019). Flood Map Service Center: Search by address. Retrieved from (https://msc.fema.gov/portal/search#searchresultsanchor) Google. (2019). Google Earth. Retrieved July 16, 2019, from (https://earth.google.com/web/@33.72818142,- 117.39031063,379.52370707a,1450.35023958d,35y,0h,0t,0r/data=ChQaEgoKL20vMDl2NTZfMx gBIAEoAg) Southern California Association of Governments. (2012). Regional Transportation Plan and Sustainable Communities Strategy 2012-2035. Retrieved July 5, 2019, from (http://rtpscs.scag.ca.gov/Documents/2012/final/f2012RTPSCS.pdf) Southern California Association of Governments. (2017). U.S. Census Urbanized Areas. Retrieved July 16, 2019, from (http://gisdata- scag.opendata.arcgis.com/datasets/197b33d52add4c73b6fd3bad46cff0c0_0?geometry=- 128.330%2C32.511%2C-107.423%2C35.694) 154 | Page SAGECREST PLANNING+ ENYIRONMENIAL Evergreen Commercial Development Project Initial Study/Mitigated Negative Declaration Western Riverside County Multiple Species Habitat Conservation Plan. (2003). Retrieved July 5, 2019, from (http://www.wrc-rca.org/about-rca/multiple-species-habitat-conservation-plan/) 155 | Page EVERGREEN COMMERCIAL DEVELOPMENT PROJECT Planning Application No.2021-34 Tentative Parcel Map No. 38195 and 38281 Conditional Use Permit (CUP) No. 2021-10, 2021-11 and 2021-12 Commercial Design Review (CDR) No. 2021-17 Public Convenience and Necessity (PCN) No. 2021-01 and 2021-02 Uniform Sign Program (SIGN) No. 2021-25 Response to Comments/Errata DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Prepared for: The City Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 Contact: Damaris Abraham, Planning Manager Applicant: Evergreen Devco, Inc. 2390 E. Camelback Road, Suite 410 Phienix, AZ 85106 Prepared By: 27128 Paseo Espada, Suite #1524 San Juan Capistrano, CA 92675 (949) 996-7243 Contact: Kelly Ribuffo, Project Manager March 2023 Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 2 This page intentionally left blank. Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata iii TABLE OF CONTENTS TABLE OF CONTENTS .......................................................................................................................................... iii 1. INTRODUCTION ......................................................................................................................................... 1 2. RESPONSES TO COMMENTS ....................................................................................................................... 2 a) Comment Letter A – County of Riverside Department of Environmental Health .............................................. 3 Response to Comment Letter A – Riverside County Department of Environmental Health ...................................... 7 b) Comment Letter B – California Department of Fish and Wildlife, Inland Desert Region .................................. 8 Response to Comment Letter B – California Department of Fish and Wildlife (CDFW), Inland Deserts Region ...... 22 c) Comment Letter C – Riverside County Flood Control District .......................................................................... 28 Response to Comment Letter C – Riverside County Flood Control District .............................................................. 31 3. REVISIONS TO THE IS/MND AND ERRATA .................................................................................................. 32 4. ATTACHMENT A – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023 ................................................................................................................... 40 5. ATTACHMENT B - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023 ...................................................................................................................... 41 Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 1 | Page 1. INTRODUCTION A Draft Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the proposed Evergreen Commercial Development Project (Proposed Project) and made available for public comment for a 30-day public review period from September 12, 2022 through October 12, 2022. Three comment letters were received on the document that were considered by the Lead Agency before it acted on the Proposed Project. In accordance with the California Environmental Quality Act (CEQA) Guidelines, Section 15074(b) (14 CCR 15074(b)), before approving the Proposed Project, the City of Lake Elsinore, as the lead agency under CEQA, will consider the MND with any comments received during this public review period. Specifically, Section 15074(b) of the CEQA Guidelines (14 CCR 15074(b)) states the following: “Prior to approving a project, the decision-making body of the lead agency shall consider the proposed negative declaration or mitigated negative declaration together with any comments received during the public review process. The decision-making body shall adopt the proposed negative declaration or mitigated negative declaration only if it finds on the basis of the whole record before it (including the initial study and any comments received), that there is no substantial evidence that the project will have a significant effect on the environment and that the negative declaration or mitigated negative declaration reflects the lead agency’s independent judgment and analysis.” Pursuant to CEQA Guidelines Section 15073.5 – Recirculation of a Negative Declaration Prior to Adoption… (a) A lead agency is required to recirculate a negative declaration when the document must be substantially revised after public notice of its availability has previously been given pursuant to Section 15072, but prior to its adoption. Notice of recirculation shall comply with Sections 15072 and 15073. (b) A “substantial revision” of the negative declaration shall mean: (1) A new, avoidable significant effect is identified and mitigation measures or project revisions must be added in order to reduce the effect to insignificance, or (2) The lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required. (c) Recirculation is not required under the following circumstances: (1) Mitigation measures are replaced with equal or more effective measures pursuant to Section 15074.1. (2) New project revisions are added in response to written or verbal comments on the project’s effects identified in the proposed negative declaration which are not new avoidable significant effects. (3) Measures or conditions of project approval are added after circulation of the Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 2 | Page negative declaration which are not required by CEQA, which do not create new significant environmental effects and are not necessary to mitigate an avoidable significant effect. (4) New information is added to the negative declaration which merely clarifies, amplifies, or makes insignificant modifications to the negative declaration. Responses to the comments and revisions to the Draft IS/MND contained herein do not meet any of the circumstances in 15073.5(b), therefore, recirculation of the Draft IS/MND is not required. 2. RESPONSES TO COMMENTS The agencies that provided substantive written comments on the environmental issues addressed within the IS/MND are listed in Table 1. Although CEQA (California Public Resources Code, Section 21000 et seq.) and the CEQA Guidelines (14 CCR 15000 et seq.) do not explicitly require a lead agency to provide written responses to comments received on a proposed IS/MND, the lead agency may do so voluntarily. A copy of each letter with bracketed comment numbers on the right margin is followed by the response for each comment as indexed in the letter. Comment letters and specific comments are given letters and numbers for reference purposes. Table 1 – Organizations, Persons, and Public Agencies that Commented on the IS/MND Comment Letter Commenting Organization, Person, or Public Agency Date A County of Riverside Department of Health September 15, 2022 B California Department of Fish and Wildlife, Inland Deserts Region October 7, 2022 C Riverside County Flood Control District October 11, 2022 Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 3 | Page a) Comment Letter A – County of Riverside Department of Environmental Health County of Riverside DEPARTMENT OF ENVIRONMENTAL HEALTH P.O. BOX 7909 ● RIVERSIDE, CA 92513-7909 JEFF JOHNSON, DIRECTOR Office Locations ● Blythe ● Corona ● Hemet ● Indio ● Murrieta ● Palm Springs ● Riverside Phone (888)722-4234 www.rivcoeh.org September 15, 2022 City of Lake Elsinore Attn: Community Development Department/Damaris Abraham 130 S. Main Street Lake Elsinore CA 92530 SUBJECT: EVERGREEN DEVELOPMENT PROJECT PA2021-013 TPM38124 IDR2021-01 Dear Ms. Abraham: The City of Lake Elsinore Community Development Department is responsible for implementing the requirements of CEQA[1] for planning projects within their jurisdiction. To ensure compliance with CEQA[2], City of Lake Elsinore Planners distribute projects to the appropriate Agencies/Departments for review by staff with the specific knowledge and experience to evaluate projects for compliance with State and Local laws/regulations specific to their department and areas of expertise. Proper review of proposed projects by appropriate staff ensures compliance with state and ` laws and regulations as well as provides protection for the citizens of Riverside County and the environment from potential adverse effects of a project. Based on the project description, Department of Environmental Health (DEH) has the following comments: REVIEW FEES Please refer to the attached “Environmental Health Review Fees” Tier chart for the appropriate fees. A minimum initial deposit will be required to conduct reviews. Additional fees may be [1] The California Environmental Quality Act (CEQA) CCR Title 14 15065 is a statute that requires state and local agencies to determine whether a project may have a significant effect on the environment. [2] A project is an activity which must receive some discretionary approval (meaning that the agency has the authority to deny the requested permit or approval) from a government agency which may cause either a direct physical change in the environment or a reasonably foreseeable indirect change in the environment. City of Lake Elsinore PA2021-13 TPM38124 IDR 2021-01 required depending on time spent on the project. These fees will need to be collected prior to this Department issuing a final project comments letter. WATER AND WASTEWATER: DEH will request information to evaluate a project’s water source and method of sewage disposal. Information should be included in exhibits so that DEH can provide further comments as to what will be required for the project. ENVIRONMENTAL CLEANUPS PROGRAM (ECP) ECP conducts environmental reviews on planning projects to ensure that existing site conditions will not negatively affect human health or the environment. The intent of the environmental reviews is: to determine if there are potential sources of environmental and/or human exposures associated with the project, identify the significance of potential adverse effects from the contaminants, and evaluate the adequacy of mitigation measures for minimizing exposures and potential adverse effects from existing contamination and/or hazardous substance handling. HAZARDOUS MATERIALS MANAGEMENT BRANCH (HMMB) HMMB will review projects to determine if hazardous materials are being handled and will provide further comments as part of the review process as it relates to the project. DISTRICT ENVIRONMENTAL SERVICES (DES) DES will review and provide comments on projects that include the following: • Food Facilities • Pools/Spas/Water Features • Facilities that sell tobacco LOCAL ENFORCEMENT AGENCY (LEA) LEA will review and provide comments on projects the following projects: • Landfills, transfer stations, composting sites, and other specific solid waste activities • Facilities that handle medical waste • Body art facilities Should you have any questions regarding this letter, please contact me at (951) 955-8980. Sincerely, Kristine Kim, Supervising REHS County of Riverside, Department of Environmental Health Environmental Protection and Oversight Division 3880 North Lemon Street, Suite 200 Riverside, CA 92501 County of Riverside DEPARTMENT OF ENVIRONMENTAL HEALTH P.O. BOX 7909 ● RIVERSIDE, CA 92513-7909 JEFF JOHNSON, DIRECTOR Office Locations ● Blythe ● Corona ● Hemet ● Indio ● Murrieta ● Palm Springs ● Riverside Phone (888)722-4234 www.rivcoeh.org Environmental Health Review Fees (Planning Case Transmittals for Contracted Cities) DESCRIPTION FEE Tier 1 - Water and Sewer verification review • Will Serve Letter • Onsite Wastewater Treatment Systems • Advance Treatment Units • Solis Percolation Report • Issuance of a SAN 53 and/or Comments Letter • Wells Average time 3 hours for review $597.00 Tier 2 - Phase I Environmental Site Assessment (ESA) review or additional report reviews, • Review of items aforementioned in Tier 1 Average time 7 hours for review $1393.00 Tier 3 - Phase II Environmental Site Assessment (ESA) review and additional report reviews, • Review of items aforementioned in Tier 1 and Tier 2 Average time 10 hours for review $1990.00 NOTES TO FEE SCHEDULE: • The fees noted in the fee schedule are minimum fees to be paid at the time of application filing to cover the average Department cost of review. Should actual costs exceed the amount of the fee, the applicant will be billed for additional costs. Services are charged at a rate of $199/hour. • An hourly rate of $199 shall be charged for other development-related fees which may be required, but are not necessarily limited to, well, and septic system fees. • An application shall be filled with the Planning Department of the Contracted city prior to submitting any items listed above to this Department for Review. Please provide a copy of the Planning Case transmittal to this Department. Rev 07/01/22 Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 7 | Page Response to Comment Letter A – Riverside County Department of Environmental Health The comments are acknowleged. The Applicant/Developer will apply for all applicable permits and pay all required fees for construction of the Proposed Project. This comment does not question the content or conclusions of the IS/MND. No additional response is required. Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 8 | Page b) Comment Letter B – California Department of Fish and Wildlife, Inland Desert Region State of California – Natural Resources Agency GAVIN NEWSOM, Governor DEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, Director Inland Deserts Region 3602 Inland Empire Boulevard, Suite C-220 Ontario, CA 91764 www.wildlife.ca.gov October 7, 2022 Damaris Abraham, Planning Manager City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 dabraham@lake-elsinore.org Subject: Mitigated Negative Declaration Evergreen Commercial Development Project State Clearinghouse No. 2022090133 Dear Damaris Abraham: The California Department of Fish and Wildlife (CDFW) received a Mitigated Negative Declaration (MND) from the City of Lake Elsinore (City) for the Evergreen Commercial Development Project (Project) for Evergreen Devco, Inc. (Project Applicant/Proponent) pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines.1 Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife. Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code. CDFW ROLE CDFW is California’s Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd. (a) & 1802; Pub. Resources Code, § 21070; CEQA Guidelines § 15386, subd. (a)) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species (Fish & G. Code, § 1802.). Similarly, for purposes of CEQA, CDFW provides, as available, biological expertise during public agency environmental review efforts, focusing specifically on projects and related activities that have the potential to adversely affect fish and wildlife resources. CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub. Resources Code, § 21069; CEQA Guidelines, § 15381.) CDFW expects that it may 1 CEQA is codified in the California Public Resources Code in section 21000 et seq. The “CEQA Guidelines” are found in Title 14 of the California Code of Regulations, commencing with section 15000. Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 2 need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW’s lake and streambed alteration regulatory authority. (Fish & G. Code, § 1600 et seq.). Likewise, to the extent implementation of the Project as proposed may result in “take” as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the project proponent may seek related take authorization as provided by the Fish and Game Code. CDFW issued Natural Community Conservation Plan approval and take authorization in 2004 for the Western Riverside Multiple Species Habitat Conservation Plan (MSHCP), as per Section 2800, et seq., of the California Fish and Game Code. The MSHCP established a multiple species conservation program to minimize and mitigate habitat loss and the incidental take of covered species in association with activities covered under the permit. The City of Lake Elsinore is a permittee to the MSHCP and is responsible for implementation of the MSHCP and its associated Implementation Agreement. CDFW is providing the following comments as they relate to the Project’s consistency with the MSHCP and CEQA. PROJECT DESCRIPTION SUMMARY Project Location The Project site comprises approximately 8.86 acres in the City of Lake Elsinore within Riverside County, California, in Section 31, Township 5 South, Range 4 West, of the U.S. Geological Survey (USGS) 7.5” Lake Elsinore, California topographic quadrangle map. The Project is located northeast of Cambern Avenue, southeast of Central Avenue, northwest of 3rd Street, and southwest of Conard Avenue. The Project is located within Assessor’s Parcel Numbers (APN) 377-020-014, 377-020-016, 377-020- 017, 377-020-018, and 377-020-019. Project Description The proposed Project would consist of the construction of 57,254 square foot (1.31 acres) commercial center, composed of a grocery store, several restaurants, gas station and attached convenience store, and a drive through car wash on approximately 8.863 acres. In addition, 1.29 acres of landscaping would be installed, and 5.69 acres would be designated as paved areas for parking and circulation within the Project Site. Other Project activities would include on-site stormwater management improvements, lighting, walls and fencing, and a security gate for the emergency vehicle access at Allan Street. The Project also would require the approval of Tentative Parcel Map (TPM) No. 38195 and TPM No. 38281 to subdivide the existing five lots into five lots with different sizes as well as approval for several conditional use permits. Ͳϭ Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 3 COMMENTS AND RECOMMENDATIONS To assist the City of Lake Elsinore in adequately mitigating the Project’s potentially significant impacts to biological resources, CDFW offers the comments and recommendations presented below, and in Attachment 1 “Mitigation Monitoring and Reporting Program” for consideration by the City of Lake Elsinore prior to adoption of the MND for the Project. Western Riverside County Multiple Species Habitat Conservation Plan Western Riverside MSHCP Implementation: Compliance with approved habitat plans, such as the MSHCP, is discussed in CEQA. Specifically, Section 15125(d) of the CEQA Guidelines requires that the CEQA document discuss any inconsistencies between a proposed project and applicable general plans and regional plans, including habitat conservation plans and natural community conservation plans. An assessment of the impacts to the MSHCP as a result of this Project is necessary to address CEQA requirements. The proposed Project occurs within the MSHCP area and is subject to the provisions and policies of the MSHCP. To be considered a covered activity, Permittees need to demonstrate that proposed actions are consistent with the MSHCP, the Permits, and the Implementing Agreement. The City of Lake Elsinore the Lead Agency and is signatory to the Implementing Agreement of the MSHCP. To demonstrate consistency with the MSHCP, as part of the CEQA review, per City Resolution Number 3162 Sections 3-5, the City shall ensure the Project implements the following: 1. Pays Local Development Mitigation Fees and other relevant fees as set forth in Section 8.5 of the MSHCP. 2. Demonstrates compliance with: 1) the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools, set forth in Section 6.1.2 of the MSHCP; 2) the Urban/Wildlands Interface Guidelines as set forth in Section 6.1.4 of the MSHCP; 3) the policies set forth in Section 6.3.2 and associated vegetation survey requirements identified in Section 6.3.1; and 4) the Best Management Practices and the siting, construction, design, operation and maintenance guidelines as set forth in Section 7.0 and Appendix C of the MSHCP. The MSHCP identifies that the California Department of Fish and Wildlife and the U. S. Fish and Wildlife Service (collectively known as the Wildlife Agencies) shall be notified in advance of approval of public and private projects for the identified MSHCP activities which includes the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools (Section 6.11 of the MSHCP). Additionally, the City's MSHCP Implementation Resolution Number 3162 Sections 3-5 states that the City “shall be required to comply with the procedures set forth in the MSHCP Implementation Policy” ͲϮ Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 4 and “no project requiring a discretionary, or certain ministerial permits or approvals that could have adverse impacts to species covered under the MSHCP shall be approved by the City, unless the project is consistent with the MSHCP”. CDFW requests that to demonstrate compliance with the MSHCP, the City complete MSHCP implementation prior to adoption of the MND for the Project. Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools The MSHCP Protection of Species Associated with Riparian/Riverine and Vernal Pool Resources, Section 6.1.2, indicates that if avoidance of onsite impacts to Section 6.1.2 resources is not feasible, then the impacts should be identified and mitigated for through a Determination of Biologically Equivalent or Superior Preservation (DBESP) process prior to or in parallel to CEQA. The assessment of Riparian/Riverine and Vernal Pool Resources should include mapping of riparian/riverine areas and vernal pools, species composition, topography/hydrology, and soil analysis which may be completed during the CEQA process (Section 6.1.2 of the MSHCP). If the mapping noted above identifies suitable Habitat for the species listed in the MSHCP and the proposed project design does not incorporate avoidance of the identified Habitat, focused surveys for those species shall be conducted, and avoidance and minimization measures implemented in accordance with the species-specific objectives for those species. The MSHCP identifies that the Wildlife Agencies shall be notified in advance of approval of public or private projects of draft determinations for the biologically equivalent or superior determination findings associated with the Protection of Wetland Habitats and Species policies presented in Section 6.1.2 of the MSHCP (MSHCP Section 6.11). As required by MSHCP, completion of the DBESP process prior to adoption of the environmental document ensures that the project is consistent with the MSHCP and provides public disclosure and transparency during the CEQA process by identifying the project impacts and mitigation for wetland habitat, a requirement of CEQA Guidelines, §§ 15071, subds. (a)-(e). The MND and accompanying General Biological Resource Assessment (located in Appendix C) indicate that 0.26 acres of riparian/riverine or vernal pool resources are located with the proposed Project area. CDFW appreciates the analysis of impacts provided within the MND and General Biological Resource Assessment. However, the MSHCP implementation process is not complete because a DBESP has not been prepared, and has not been submitted to the Wildlife Agencies for review and response, to determine if the mitigation proposed for the impacts to riparian/riverine resources is biologically equivalent or superior preservation to avoidance. It is not appropriate for the City to adopt the MND until the DBESP is complete because the City is required to notify the Wildlife Agencies in advance of approval of public and private projects for identified MSHCP activities, such as completion of the DBESP for the riparian/riverine policy. CDFW requests that to demonstrate implementation of the MSHCP, the City of Lake Elsinore complete the DBESP process and once the DBESP is complete, revise the Biological Mitigation Measure 1 (MM BIO 1) and update with the mitigation measures identified in the DBESP. In addition, the proposed mitigation should identify ͲϮ Ͳϯ Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 5 mitigation options within the Western Riverside County MSHCP to ensure riparian/riverine resources are replaced within the plan area. CDFW recommends revising MM BIO 1 in the MND per the edits below (edits are in strikethrough and bold), and also included in Attachment 1 “Mitigation Monitoring and Reporting Program”.: MM Bio 1: Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.26 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits from the Soquel Canyon Mitigation Bank, or other agency- approved mitigation bank or inlieu fee program, at a minimum of 1:1 impact- to-replacement ratio. BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. As identified in the DBESP report, as described in Section 6.1.2 of the MSHCP, the proposed impacts are [update with numbers] of acres, and the proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas is [Update with DBESP results and findings] Lake and Streambed Alteration Program Based on review of material submitted with the MND and review of aerial photography the Project has the potential to impact of fish and wildlife resources subject to Fish and Game Code section 1600 et seq. Depending on how the Project is designed and constructed, it is likely that the Project applicant will need to notify CDFW per Fish and Game Code section 1602. To ensure compliance with Fish and Game Code section 1602 CDFW recommends that the County condition the MND to include a mitigation measure for consultation with CDFW to determine if Fish and Game Code section 1600 et seq. resources may occur within the proposed Project alignment. Fish and Game Code section 1602 requires an entity to notify CDFW prior to commencing any activity that may do one or more of the following: substantially divert or obstruct the natural flow of any river, stream or lake; substantially change or use any material from the bed, channel or bank of any river, stream, or lake; or deposit debris, waste or other materials that could pass into any river, stream or lake. Please note that “any river, stream or lake” includes those that are episodic (i.e., those that are dry for periods of time) a s well as those that are perennial (i.e., those that flow year-round). This includes ephemeral streams, desert washes, and watercourses with a subsurface flow. Upon receipt of a complete notification, CDFW determines if the proposed Project activities may substantially adversely affect existing fish and wildlife resources and whether a Lake and Streambed Alteration (LSA) Agreement is required. An LSA Agreement includes measures necessary to protect existing fish and wildlife resources. Ͳϯ Ͳϰ Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 6 CDFW may suggest ways to modify the project that would eliminate or reduce harmful impacts to fish and wildlife resources. CDFW’s issuance of an LSA Agreement is a “project” subject to CEQA (see Pub. Resources Code, § 21065). To facilitate issuance of an LSA Agreement, if necessary, the MND should fully identify the potential impacts to the lake, stream, or riparian resources, and provide adequate avoidance, mitigation, and monitoring and reporting commitments. Early consultation with CDFW is recommended, since modification of the proposed Project may be required to avoid or reduce impacts to fish and wildlife resources. To obtain a Lake or Streambed Alteration notification package, please go to https://www.wildlife.ca.gov/Conservation/LSA/Forms. CDFW recommends the inclusion of the following measure in the MND per the edits below (edits are in bold), and also included in Attachment 1 “Mitigation Monitoring and Reporting Program”.: MM Bio XX: Prior to the City’s issuance of a grading permit for the Project site and prior to the start of Project activities, the Applicant shall notify the California Department of Fish and Wildlife (CDFW) for impacts to Fish and Game Code section 1602 resources. The applicant shall either receive a Streambed Alteration Agreement or written documentation from CDFW that a Streamed Alteration Agreement is not needed. Nesting Birds It is the Project proponent’s responsibility to avoid Take of all nesting birds. Fish and Game Code section 3503 makes it unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by the rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.). Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds-of-prey) to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. These regulations apply anytime nests or eggs exist on the Project site. The timing of the nesting season varies greatly depending on several factors, such as the bird species, weather conditions in any given year, and long-term climate changes (e.g., drought, warming, etc.). CDFW staff have observed that changing climate conditions may result in the nesting bird season occurring earlier and later in the year than historical nesting season dates. CDFW recommends the completion of nesting bird survey regardless of time of year to ensure compliance with all applicable laws pertaining to nesting. Ͳϰ Ͳϱ Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 7 The duration of a pair to build a nest and incubate eggs varies considerably, therefore, CDFW recommends surveying for nesting behavior and/or nests and construction within three days prior to start of Project construction. CDFW strongly suggests the City evaluate the direct, indirect, and cumulative impacts to nesting birds, before approval and certification of the MND. Appropriate analysis would include conducting focused nesting bird surveys throughout the project site. To address the above issues and help the Project applicant avoid unlawfully taking of nests and eggs, CDFW requests the City revise the following mitigation measures included from the MND, as per below (edits are in strikethrough and bold), and also included in Attachment 1 “Mitigation Monitoring and Reporting Program”. MM BIO-2: Nesting Bird Survey. If construction Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation) is scheduled to commence during the avian nesting season (February 1–August 31), a qualified biologist should shall conduct a nesting bird survey within 3 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits: 1. Applicant shall designate a biologist (Designated Biologist) experienced in: identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures. 2.Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate. If an active nest is detected, a suitable avoidance buffer will be established by the Designated Biologist biologist in the field based on their best professional judgement and experience. Construction activities will remain Ͳϱ Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 8 outside of the buffer until a qualified biologist Designated Biologist determines that the nest is no longer active (e.g., chicks have fledged) (i.e., the juveniles are surviving independent from the nest). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished. If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Following the initial construction (clearing and grubbing), if there is no longer suitable habitat for nesting birds within the project area, a nesting bird survey shall no longer be required. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to City for mitigation monitoring compliance record keeping. ENVIRONMENTAL DATA CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report any special status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link: https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link: https://www.wildlife.ca.gov/Data/CNDDB/Plants-and-Animals. Ͳϱ Ͳϲ Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 9 ENVIRONMENTAL DOCUMENT FILING FEES The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.) CONCLUSION CDFW appreciates the opportunity to comment on the MND for the Evergreen Commercial Development Project, State Clearinghouse No. 2022090133 to assist in identifying and mitigating Project impacts on biological resources. CDFW personnel are available for consultation regarding biological resources and strategies to minimize impacts. CDFW recommends that the City of Lake Elsinore addresses CDFW’s comments and concerns, which includes completion of the DBESP, prior to adoption of the MND for the Project. Questions regarding this letter or further coordination should be directed to Katrina Rehrer, Environmental Scientist, at katrina.rehrer@wildlife.ca.gov. Sincerely, Kim Freeburn, Environmental Program Manager ec: California Department of Fish and Wildlife Heather Pert, Senior Environmental Scientist Supervisory Heather.Pert@wildlife.ca.gov U.S. Fish and Wildlife Service Karin Cleary-Rose Karin_Cleary-Rose@fws.gov Western Riverside County Regional Conservation Authority Tricia Campbell tcampbell@rctc.org State Clearinghouse Ͳϳ Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 10 Office of Planning and Research, State Clearinghouse, Sacramento state.clearinghouse@opr.ca.gov ATTACHMENTS Attachment 1: MMRP for CDFW-Proposed Mitigation Measures Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 11 ATTACHMENT 1: MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) PURPOSE OF THE MMRP The purpose of the MMRP is to ensure compliance with mitigation measures during Project implementation. Mitigation measures must be implemented within the time periods indicated in the table below. TABLE OF MITIGATION MEASURES The following items are identified for each mitigation measure: Mitigation Measure, Implementation Schedule, and Responsible Party for implementing the mitigation measure. The Mitigation Measure column summarizes the mitigation requirements. The Implementation Schedule column shows the date or phase when each mitigation measure will be implemented. The Responsible Party column identifies the person or agency that is primarily responsible for implementing the mitigation measure. Biological (BIO) Mitigation Measures (MM) Implementation Schedule Responsible Party MM Bio 1: As identified in the DBESP report, as described in Section 6.1.2 of the MSHCP, the proposed impacts are [update with numbers] of acres, and the proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas is [Update with DBESP results and findings] Prior to start of Project activities City of Lake Elsinore MM BIO-2: Nesting Bird Survey. Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation), a qualified biologist shall conduct a nesting bird survey within 3 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits: 1. Applicant shall designate a biologist (Designated Biologist) experienced in: identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures. Prior to commencing ground- or vegetation disturbing activities Project Proponent Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 12 2. Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate. If an active nest is detected, a suitable avoidance buffer will be established by the Designated Biologist in the field based on their best professional judgement and experience. Construction activities will remain outside of the buffer until a Designated Biologist determines that the nest is no longer active (i.e., the juveniles are surviving independent from the nest). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished. If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site Damaris Abraham, Planning Manager City of Lake Elsinore October 7, 2022 Page 13 (including surrounding 500 feet) will be resurveyed. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to City for mitigation monitoring compliance record keeping. MM Bio XX: Prior to the City’s issuance of a grading permit for the Project site and prior to the start of Project activities, the Applicant shall notify the California Department of Fish and Wildlife (CDFW) for impacts to Fish and Game Code section 1602 resources. The applicant shall either receive a Streambed Alteration Agreement or written documentation from CDFW that a Streamed Alteration Agreement is not needed. Prior to start of Project activities Project Proponent Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 22 | Page Response to Comment Letter B – California Department of Fish and Wildlife (CDFW), Inland Deserts Region NOTE: Throughout the following responses, Appendix B of the Final Draft Initial Study/Mitigated Negative Declaration for the Proposed Project (Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023) is referred to as Appendix B, and Appendix B-1 of the IS/MND (Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023) is referred to as Appendix B-1. Response to Comment B-1 This comment has correctly summarized the Project Description as presented in the IS/MND and corresponding entitlement application with the City of Lake Elsinore. This comment does not question the content or conclusions of the IS/MND and no further response is required. Response to Comment B-2 The comment is acknowledged. The City of Lake Elsinore is a permittee to the MSHCP and is responsible for implementation of the MSHCP and its associated Implementation Agreement. The Proposed Project shall comply with all applicable codes, laws, ordinances, and regulations to minimize or avoid adverse effects to state and federally listed animals, or species proposed for listing to the greatest extent practical. Appendix B demonstrates that the Project is consistent with MSHCP Consistency Analysis reporting requirements. The Proposed Project is not situated within a survey area for narrow endemic plant species, criteria area plant species, burrowing owl, amphibians or Delhi sands flower-loving fly, and does not provide habitat for species identified as “not adequately conserved.” Therefore, through payment of development fees and the implementation of appropriate best management practices (BMPs), the project would be consistent with MSHCP Section 6.1.3, Protection of Narrow Endemic Plant Species, Section 6.3.2, Additional Survey Needs and Procedures, Information on Other Species, Section 7.4.2, Conditionally Compatible Uses, and Section 7.5.3, Construction Guidelines and Appendix C. The project is also not situated within public/quasi-public land (PQP Land) or a criteria cell/cell group, and is not subject to Section 3.2.1, Public/Quasi-Public Land, Section 6.1.4, Guidelines Pertaining to the Urban/Wildlands Interface, or the Habitat Evaluation and Acquisition Negotiation Strategy (HANS)/ Joint Project/Acquisition Review (JPR) processes. The Proposed Project will result in the complete removal/modification of approximately 0.52 acre/469 linear feet of MSHCP riparian/riverine areas within the southern portion of the project site. On-site mitigation is not feasible; therefore, mitigation shall be met through the purchase of mitigation credits either from the Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank. If credits are obtained via the Riverpark Mitigation Bank, they will either be purchased at an impact-to-replacement ratio of 1.5:1 for re-establishment (i.e., 0.78 acre), or 1:1 for both re- Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 23 | Page establishment and rehabilitation (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres), or 3:1 for only rehabilitation (i.e., 1.56 acres). If credits are obtained via the Barry Jones Wetland Mitigation Bank, they will be purchased at an impact- to-replacement ratio of 4:1 for preservation (i.e., 2.08 acres). Indirect effects to MSHCP riparian/riverine areas, downstream of the project site may occur, as well; however, implementation of the BMPs identified in Section 7.5.3, Construction Guidelines, and Appendix C of the MSHCP will ensure that indirect impacts to downstream MSHCP riparian/riverine areas would be avoided, or sufficiently minimized. Although the project would result in the removal/modification of approximately 0.52 acre/469 linear feet of MSHCP riparian/riverine areas, the purchase of mitigation credits would result in the replacement of MSHCP riparian/riverine areas that are biologically equivalent or superior to those that are currently present within the project site, and the implementation of appropriate BMPs would prevent indirect impacts to MSHCP riparian/riverine areas downstream of the project site. Since the conclusion of IS/MND public comment period, the Applicant has submitted a separate draft MSHCP consistency analysis report, in conjunction with a Determination of Biologically Equivalent or Superior Preservation (DBESP) report, to CDFW for review (Evergreen Commercial Development Project, Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis Report and Determination of Biologically Equivalent or Superior Preservation, Environmental Science Associates, October 2022, revised March 2023). The report is consistent with the summary provided above in this Response to Comment B-2. The report does not indicate that any new, avoidable significant effects have been identified, or that any project revisions must be added. Further, the report does not indicate any new mitigation measures or project revisions are required to reduce potential effects to less than significant. As such, the report does not indicate a “substantial revision” of the IS/MND is required, and therefore, recirculation of the IS/MND is not required. As requested by CDFW, the MSHCP review will be completed prior to adoption of the environmental document. For the Proposed Project, final determination of entitlement approval and IS/MND adoption will be made by the Lake Elsinore City Council. Response to Comment B-3 The comment is acknowledged. Since the conclusion of the NOI public comment period, the Applicant has submitted the draft DBESP report to CDFW and USFWS for review. The DBESP process will be completed prior to adoption of the environmental document to ensure that the Proposed Project is consistent with the MSHCP and to provide public disclosure and transparency during the CEQA process by identifying the project impacts and mitigation for wetland habitat, a requirement of CEQA Guidelines, §§ 15071, subds. (a)-(e). For the Proposed Project, final determination of entitlement approval and IS/MND adoption will be made by the Lake Elsinore City Council. Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 24 | Page During the initial site investigation (March 3, 2022), the boundaries of the FGC Section 1600 resources and MSHCP riparian/riverine areas within Drainage 1 were verified and assessed, as summarized in Section 2.3.3 of Appendix B (Biological Resources Report) and further described in Appendix B-1 (Aquatic Resources Delineation Report). This initial delineation identified 0.26 acre/469 linear feet of FGC Section 1600 resources within the project site. However, the follow- on delineation conducted by the Wildlife Agencies (CDFW and USFWS) on January 12, 2023, resulted in the inclusion of adjacent floodplain areas and an increase in the FGC Section 1600 resources and MSHCP riparian/riverine areas to 0.52 acre/469 linear feet, as shown in Figure 5b of Appendix B. In response to subsequent consultation with CDFW and the updated aquatic delineation, Mitigation Measure MM BIO-1 has been revised to provide additional specificity and clarification regarding the impacted jurisdictional waters, proposed mitigation bank locations, and the ratio of mitigation credits to be purchased. “Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.26 0.52 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits, either from the Riverpark Soquel Canyon Mitigation Bank or Barry Jones Wetland Mitigation Bank, or other agency approved mitigation bank or in lieu fee program, at a minimum of 1:1 impact to replacement ratio. Riverpark Mitigation Bank: If mitigation credits are purchased from the Riverpark Mitigation Bank, they will either be purchased as re-establishment or rehabilitation. If re-establishment is available, credits will be purchased at a 1.5:1 replacement ratio (i.e., 0.78 acres of mitigation). If both re-establishment and rehabilitation is available, credits will be purchased at a 1:1 replacement ratio for both credit options (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres of mitigation). If re-establishment is not available at the time of purchase, credits will be purchased at a 3:1 replacement ratio for rehabilitation credits alone (i.e, 1.56 acres). Barry Jones Wetland Mitigation Bank: If mitigation credits are purchased from the Barry Jones Wetland Mitigation Bank, they will be purchased as preservation, at a 4:1 replacement ratio (i.e., 2.08 acres of mitigation). BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. A DBESP report, as described in Section 6.1.2 of the MSHCP, has been will be prepared and will details the existing conditions, proposed impacts, and Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 25 | Page proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas (inclusive of scale broom scrub).” The revised language of MM BIO-1 replaces the previously proposed mitigation measure with equal or more effective measure pursuant to Section 15074.1. Therefore, these revisions do not require recirculation of the IS/MND. The Project-specific Mitigation Monitoring and Reporting Program (MMRP) will incorporate the revised language for Project-specific mitigation measure MM BIO-1 as identified above. Response to Comment B-4 The comment is acknowledged. Fish and Game Code section 1602 requires an entity to notify CDFW prior to commencing any activity that may do one or more of the following: substantially divert or obstruct the natural flow of any river, stream or lake; substantially change or use any material from the bed, channel or bank of any river, stream, or lake; or deposit debris, waste or other materials that could pass into any river, stream or lake. Please note that “any river, stream or lake” includes those that are episodic (i.e., those that are dry for periods of time) as well as those that are perennial (i.e., those that flow year-round). This includes ephemeral streams, desert washes, and watercourses with a subsurface flow. Upon receipt of a complete notification, CDFW determines if the proposed Project activities may substantially adversely affect existing fish and wildlife resources and whether a Lake and Streambed Alteration (LSA) Agreement is required. An LSA Agreement includes measures necessary to protect existing fish and wildlife resources. According to the findings in Appendices B and B-1 (as revised) of the Draft IS/MND, potential Fish and Game Code Section 1600 resources and MSHCP riparian/riverine areas within the Project Site are calculated at 0.52 acre/469 linear feet in area. Therefore, the Applicant/Developer will be required to notify CDFW to determine whether an LSA Agreement is required for the Proposed Project. Notification of CDFW pursuant to Fish and Game Code Section 1602 is a matter of compliance with state regulations and does not constitute Project-specific mitigation. Rather than revise the IS/MND to include a new mitigation measure, the City will include the following laguage as a Condition of Approval for the Proposed Project, to be included in the final resolution for consideration by the Lake Elsinore City Coucil: “Prior to the City’s issuance of a grading permit for the Project site and prior to the start of Project activities, if required the Applicant shall notify the California Department of Fish and Wildlife (CDFW) for impacts to Fish and Game Code section 1602 resources. If required, the applicant shall either receive a Streambed Alteration Agreement or written documentation from CDFW that a Streamed Alteration Agreement is not needed.” Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 26 | Page Response to Comment B-5 The comment is acknowledged. In deference to CDFW’s observations regarding climate change and the potential effects on the timing and duration of avian nesting seasons, Mitigation Measure MM BIO-2 has been revised to ensure compliance with all applicable local, state, and federal regulations. “Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation) If construction is scheduled to commence during the avian nesting season (February 1 – August 31), a qualified biologist shall conduct a nesting bird survey within 3 7 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits: 1) Applicant shall designate a biologist (Designated Biologist) experienced in: identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures. 2) Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate. If an active nest is detected, a suitable avoidance buffer will be established by the Designated Bbiologist in the field based on their best professional judgement and experience. Construction activities will remain outside of the buffer until a Designated qualified Biologist determines that the nest is no longer active (i.e., the juveniles are surviving independent from the nest e.g. chicks have fledged). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 27 | Page determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished. If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Following the initial construction (clearing and grubbing), if there is no longer suitable habitat for nesting birds within the project area, a nesting bird survey shall no longer be required. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City for mitigation monitoring compliance record keeping.” The revised language of MM BIO-2 replaces the previously proposed mitigation measure with equal or more effective measure pursuant to Section 15074.1. Therefore, these revisions do not require recirculation of the IS/MND. The Project-specific MMRP will incorporate the revised language for Project-specific mitigation measure MM BIO-2 as identified above. Response to Comment B-6 The comment is acknowledged. No special-status plant species were detected within the Project Site during the focused special-status plant survey. Two special-status wildlife species, Cooper’s hawk (Accipiter cooperii) and burrowing owl (Athene cunicularia), were identified as having a moderate potential to occur on-site. However, the native habitat on-site to support these species is limited. One sensitive natural community, scale broom scrub, occurs within the drainage (Drainage 1) on the project site and encompasses 0.09 acre. Therefore, applicable habitat and natural communities will be reported to the California Natural Diversity Database (CNNDB). Response to Comment B-7 The comment is acknowledged. The Applicant/Developer shall pay all required environmental document filing fees at the time the Notice of Determination for the Proposed Project is filed with the Riverside County Clerk Recorder. Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 28 | Page c) Comment Letter C – Riverside County Flood Control District JASON E. UHLEY 1995 MARKET STREET General Manager-Chief Engineer RIVERSIDE, CA 92501 951.955.1200 951.788.9965 FAX www.rcflood.org 245924 RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT October 11, 2022 City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 Attention: Mr. Damaris Abraham Re: PA 2021-34, TPMs 38195 and 38281, CUPs 2021-09, 2021-10, 2021-11 and 2021-12, APNs 377-020-014, 377-020-016, 377-020-017, 377-020-018 and 377-020-019 The Riverside County Flood Control and Water Conservation District (District) does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan check City land use cases or provide State Division of Real Estate letters or other flood hazard reports for such cases. District comments/recommendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided. The District's review is based on the above-referenced project transmittal, received September 12, 2022. The District has not reviewed the proposed project in detail, and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue: ☐ This project would not be impacted by District Master Drainage Plan facilities, nor are other facilities of regional interest proposed. ☐ This project involves District proposed Master Drainage Plan facilities, namely, . The District will accept ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection, and administrative fees will be required. All regulatory permits (and all documents pertaining thereto, e.g., Habitat Mitigation and Monitoring Plans, Conservation Plans/Easements) that are to be secured by the Applicant for both facility construction and maintenance shall be submitted to the District for review. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ☒ If this project proposes channels, storm drains 36 inches or larger in diameter, or other facilities that could be considered regional in nature and/or a logical extension a District's facility. The District would consider accepting ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection, and administrative fees will be required. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There City of Lake Elsinore - 2 - October 11, 2022 Re: PA 2021-34, TPMs 38195 and 38281, CUPs 245924 2021-09, 2021-10, 2021-11 and 2021-12, APNs 377-020-014, 377-020-016, 377-020-017, 377-020-018 and 377-020-019 shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ☐ This project is located within the limits of the District's Area Drainage Plan for which drainage fees have been adopted. If the project is proposing to create additional impervious surface area, applicable fees should be paid (in accordance with the Rules and Regulations for Administration of Area Drainage Plans) to the Flood Control District or City prior to issuance of grading or building permits. Fees to be paid should be at the rate in effect at the time of issuance of the actual permit. ☒ An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities, namely, Third Street Channel, Stage 3. If a proposed storm drain connection exceeds the hydraulic performance of the existing drainage facilities, mitigation will be required. For further information, contact the District's Encroachment Permit Section at 951.955.1266. ☐ The District's previous comments are still valid. GENERAL INFORMATION This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation, or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt. If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, then the City should require the applicant to provide all studies, calculations, plans, and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation, or other final approval of the project and a Letter of Map Revision (LOMR) prior to occupancy. The project proponent shall bear the responsibility for complying with all applicable mitigation measures defined in the California Environmental Quality Act (CEQA) document (i.e., Negative Declaration, Mitigated Negative Declaration, Environmental Impact Report) and/or Mitigation Monitoring and Reporting Program, if a CEQA document was prepared for the project. The project proponent shall also bear the responsibility for complying with all other federal, state, and local environmental rules and regulations that may apply. If a natural watercourse or mapped floodplain is impacted by this project, the City should require the applicant to obtain a Section 1602 Agreement from the California Department of Fish and Wildlife and a Clean Water Act Section 404 Permit from the U.S. Army Corps of Engineers, or written correspondence from these agencies indicating the project is exempt from these requirements. A Clean Water Act Section 401 Water Quality Certification may be required from the local California Regional Water Quality Control Board prior to issuance of the Corps 404 permit. Very truly yours, AMY MCNEILL Engineering Project Manager ec: Riverside County Planning Department Attn: Timothy Wheeler EM:jss Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 31 | Page Response to Comment Letter C – Riverside County Flood Control District The comments are acknowleged. The Applicant/Developer will apply for all applicable permits and pay all required fees for construction of the Proposed Project, including an encroachment permit for any construction related activities within the Third Street Channel, Stage 3 right-of- way. This comment does not question the content or conclusions of the IS/MND. No additional response is required. Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 32 | Page 3. REVISIONS TO THE IS/MND AND ERRATA In response to comments, minor clarifying revisions were made to the Draft IS/MND and Appendices B and B-1. As noted above, these revisions do not constitute “substantial revisions” of the IS/MND, and all revised mitigation measures described herein are equal to or more effective than the previous version of the mitigation measure included in the IS/MND circulated for public comment. Therefore, recirculation of the IS/MND is not required. Revisions to Appendix B (Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023): • ES-1, Executive Summary References to FGC Section 1600 resources and mitigation measures have been revised to clarify the area of streams and associated vegetation from 0.26 to 0.52 acres and specifically cite the Riverpark Mitigation Bank and Barry Jones Canyon Mitigation Bank. • Page 2-6, Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas A description of the CDFW and USWS follow-on delineation conducted on January 23, 2023 has been added. • Page 4-7, Section 4.4.2. CDFW Streams and Associated Vegetation This section has been revised to reflect the updated description of FGC Section 1600 resources. • Page 4-9, Figure 5b Figure 5b has been revised to reflect the updated information in Section 4.4.2 regarding the description of FGC Section 1600 resources. • Page 5-3 and 5-6, Critical Habitat Issue 2, Issue 3, and Issue 6 have been revised to clarify the area of streams and associated vegetation from 0.26 to 0.52 acres and specifically cite the Riverpark Mitigation Bank and Barry Jones Canyon Mitigation Bank. • Pages 5-6 and 5-7, Avoidance, Minimization, and Mitigation Measures In response to Comments B-3 and B-5, recommended mitigation measure language has Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 33 | Page been clarified as follows: “Mitigation Measure BIO-1: Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.26 0.52 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits, either from the Riverpark Soquel Canyon Mitigation Bank or Barry Jones Wetland Mitigation Bank, or other agency approved mitigation bank or in lieu fee program, at a minimum of 1:1 impact to replacement ratio. Riverpark Mitigation Bank: If mitigation credits are purchased from the Riverpark Mitigation Bank, they will either be purchased as re-establishment or rehabilitation. If re-establishment is available, credits will be purchased at a 1.5:1 replacement ratio (i.e., 0.78 acres of mitigation). If both re-establishment and rehabilitation is available, credits will be purchased at a 1:1 replacement ratio for both credit options (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres of mitigation). If re-establishment is not available at the time of purchase, credits will be purchased at a 3:1 replacement ratio for rehabilitation credits alone (i.e, 1.56 acres). Barry Jones Wetland Mitigation Bank: If mitigation credits are purchased from the Barry Jones Wetland Mitigation Bank, they will be purchased as preservation, at a 4:1 replacement ratio (i.e., 2.08 acres of mitigation). BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. A DBESP report, as described in Section 6.1.2 of the MSHCP, has been will be prepared and will details the existing conditions, proposed impacts, and proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas (inclusive of scale broom scrub).” “Mitigation Measure BIO-2: Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation) If construction is scheduled to commence during the avian nesting season (February 1 – August 31), a qualified biologist shall conduct a nesting bird survey within 3 7 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits: 1) Applicant shall designate a biologist (Designated Biologist) experienced in: identifying local and migratory bird species of special concern; conducting bird Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 34 | Page surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures. 2) Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate. If an active nest is detected, a suitable avoidance buffer will be established by the Designated Bbiologist in the field based on their best professional judgement and experience. Construction activities will remain outside of the buffer until a Designated qualified Biologist determines that the nest is no longer active (i.e., the juveniles are surviving independent from the nest e.g. chicks have fledged). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished. If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Following the initial construction (clearing and grubbing), if there is no longer suitable habitat for nesting birds within the project area, a nesting bird survey shall no longer be required. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City for mitigation monitoring compliance record keeping.” Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 35 | Page • Minor typos and scrivener’s errors that do not affect the meaning of the text have been clarified throughout the document. Revisions to Appendix B-1 (Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023): • Pages 11 and 13 “Figure 2.4 – MSHCP Riparian/Riverine Areas” has been removed. • Pages 24 and 25 Sections 4.2.3 and 4.2.4 have been combined into one section, “Section 4.2.3 CDFW Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas”. A description of the CDFW and USWS follow-on delineation conducted on January 23, 2023 has been added. • Page 28, Figure 5-2 “Figure 5-2 – Features Potential Subject to Fish and Game Code Section 1600 et seq. and MSHCP Riparian/Riverine Areas” has been revised to reflect the update survey results in Section 4.2.3. • Pages 30 and 31 Sections 5.4 and 5.5 have been combined into one section, “Section 5.4 CDFW Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas”. A description of the conclusions of the CDFW and USWS follow-on delineation conducted on January 23, 2023 has been added. • Page 31, Conclusion Section 5.6 has been renumbered as “Section 5.5. Conclusion”. Section has been revised to clarify the area of streams and associated vegetation from 0.26 to 0.52 acres for consistency with the results of the follow-on delineation. • Minor typos and scrivener’s errors that do not affect the meaning of the text have been clarified throughout the document. Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 36 | Page Revisions to the Draft IS/MND: The following revisions corresponding to those made in Appendices B and B-1 were made: • Page 9, Technical Studies References for Appendices B and B-1 have been clarified to reflect the date of the revised reports: “Appendix B – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023” “Appendix B-1 - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023” • Page 57, Section IV. Biological Resources References for Appendices B and B-1 have been clarified to reflect the date of the revised reports: “A Habitat Assessment and Consistency Analysis was completed to determine potential impacts to biological resources associated with the development of the Proposed Project (Appendix B – Evergreen Commercial Development Project Biological Resources Technical Report, ESA, July 2022, revised March 2023). An Aquatic Resources Delineation Report was prepared to determine acreages of impact for regulatory compliance for the Proposed Project (Appendix B-1 - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023).” • Pages 59 to 60 In response to Comment B-3, the following clarification has been made to the language of Mitigation Measure MM BIO-1: “MM BIO-1: Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.26 0.52 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits, either from the Riverpark Soquel Canyon Mitigation Bank or Barry Jones Wetland Mitigation Bank, or other agency Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 37 | Page approved mitigation bank or in lieu fee program, at a minimum of 1:1 impact to replacement ratio. Riverpark Mitigation Bank: If mitigation credits are purchased from the Riverpark Mitigation Bank, they will either be purchased as re-establishment or rehabilitation. If re-establishment is available, credits will be purchased at a 1.5:1 replacement ratio (i.e., 0.78 acres of mitigation). If both re-establishment and rehabilitation is available, credits will be purchased at a 1:1 replacement ratio for both credit options (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres of mitigation). If re-establishment is not available at the time of purchase, credits will be purchased at a 3:1 replacement ratio for rehabilitation credits alone (i.e, 1.56 acres). Barry Jones Wetland Mitigation Bank: If mitigation credits are purchased from the Barry Jones Wetland Mitigation Bank, they will be purchased as preservation, at a 4:1 replacement ratio (i.e., 2.08 acres of mitigation). BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. A DBESP report, as described in Section 6.1.2 of the MSHCP, has been will be prepared and will details the existing conditions, proposed impacts, and proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas (inclusive of scale broom scrub).” • Page 61 In response to Comment B-5, the following clarification has been made to the language of Mitigation Measure MM BIO-2: “MM BIO-2: Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation) If construction is scheduled to commence during the avian nesting season (February 1 – August 31), a qualified biologist shall conduct a nesting bird survey within 3 7 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits: 1) Applicant shall designate a biologist (Designated Biologist) experienced in: identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures. Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 38 | Page 2) Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate. If an active nest is detected, a suitable avoidance buffer will be established by the Designated Bbiologist in the field based on their best professional judgement and experience. Construction activities will remain outside of the buffer until a Designated qualified Biologist determines that the nest is no longer active (i.e., the juveniles are surviving independent from the nest e.g. chicks have fledged). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished. If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Following the initial construction (clearing and grubbing), if there is no longer suitable habitat for nesting birds within the project area, a nesting bird survey shall no longer be required. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City for mitigation monitoring compliance record keeping.” • Page 63 As a result of revisions to Appendices B and B-1, the following paragraph was clarified to reflect updated information: “With respect to the Proposed Project’s consistency with MSHCP Section 6.1.2 (Protection Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 39 | Page of Species Associated with Riparian/Riverine Areas and Vernal Pools), the removal of approximately 0.26 0.52 acre (469 linear feet) of potential MSHCP riparian/riverine areas would be considered potentially significant (Figure 5b of Appendix B). However, incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits at Soquel Canyon Mitigation Bank; applicable only during Phase 2 of the Proposed Project), the payment of development fees, and the implementation of appropriate Best Management Practices outlined in MSHCP would ensure that the project is consistent with the provisions of the MSHCP.” • Page 153, VI. References References for Appendices B and B-1 have been updated to reflect the date of the revised reports: “Appendix B – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023” “Appendix B-1 - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023” No additional revisions to the Draft IS/MND were required based upon: (1) additional or revised information required to prepare a response to a specific comment; (2) applicable updated information that was not available at the time of IS/MND publication; and/or (3) typographical errors. Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 40 | Page 4. ATTACHMENT A – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023 EVERGREEN COMMERCIAL DEVELOPMENT PROJECT Biological Resources Technical Report Prepared for July 2022; Revised March 2023 Karen Levitt Ortiz Evergreen Devco, Inc. 2390 East Camelback Road, Suite 410 Phoenix, AZ 85016 EVERGREEN COMMERCIAL DEVELOPMENT PROJECT Biological Resources Technical Report Prepared for July 2022; Revised March 2023 Karen Levitt Ortiz Evergreen Devco, Inc. 2390 East Camelback Road, Suite 410 Phoenix, AZ 85016 420 Exchange Suite 260 Irvine, CA 92602 949.753.7001 esassoc.com Bend Camarillo Delray Beach Destin Irvine Los Angeles Oakland Orlando Pasadena Petaluma Portland Sacramento San Diego San Francisco Santa Monica Sarasota Seattle Tampa D202200263.00 OUR COMMITMENT TO SUSTAINABILITY | ESA helps a variety of public and private sector clients plan and prepare for climate change and emerging regulations that limit GHG emissions. ESA is a registered assessor with the California Climate Action Registry, a Climate Leader, and founding reporter for the Climate Registry. ESA is also a corporate member of the U.S. Green Building Council and the Business Council on Climate Change (BC3). Internally, ESA has adopted a Sustainability Vision and Policy Statement and a plan to reduce waste and energy within our operations. This document was produced using recycled paper. Evergreen Commercial Development Project i ESA / D202200263.00 Biological Resources Technical Report March 2023 TABLE OF CONTENTS Biological Resources Technical Report Page Executive Summary ........................................................................................................ ES-1 Chapter 1, Introduction ...................................................................................................... 1-1 1.1 Project Location and Background ...................................................................... 1-1 1.2 Project Description ............................................................................................. 1-1 1.2.1 Tentative Parcel Maps ............................................................................ 1-4 1.2.2 Development Proposal ............................................................................ 1-4 1.2.3 Signage ................................................................................................... 1-5 1.2.4 Street Improvements ............................................................................... 1-6 1.2.5 Parking .................................................................................................... 1-6 1.2.6 Additional Site Improvements ................................................................. 1-6 1.2.7 Grading ................................................................................................... 1-6 1.2.8 Operation ................................................................................................ 1-6 Chapter 2, Methodology .................................................................................................... 2-1 2.1 Biological Study Area ......................................................................................... 2-1 2.2 Existing Literature and Database Review .......................................................... 2-1 2.2.1 Regional Connectivity, Wildlife Movement, and Habitat Linkages........... 2-2 2.3 Field Survey ....................................................................................................... 2-2 2.3.1 Biological Resources and Existing Conditions ........................................ 2-2 2.3.2 Sensitive Natural Communities and Special-Status Plants and Wildlife .................................................................................................... 2-3 2.3.3 Aquatic Resources .................................................................................. 2-4 Chapter 3, Regulatory Framework .................................................................................... 3-1 3.1 Federal Regulations ........................................................................................... 3-1 3.1.1 Federal Endangered Species Act ........................................................... 3-1 3.1.2 Migratory Bird Treaty Act ........................................................................ 3-2 3.1.3 Clean Water Act ...................................................................................... 3-3 3.1.4 Bald and Golden Eagle Protection Act .................................................... 3-3 3.2 State Regulations .............................................................................................. 3-4 3.2.1 California Fish and Game Code .............................................................. 3-4 3.2.2 California Environmental Quality Act Guidelines, Section 15380 ............ 3-5 3.2.3 California Water Quality Control Act (Porter-Cologne California Water Code Section 13260) .................................................................... 3-6 3.3 Regional or Local Regulations ........................................................................... 3-6 3.3.1 Western Riverside County MSHCP ........................................................ 3-6 Chapter 4, Existing Conditions ......................................................................................... 4-1 4.1 Soils ................................................................................................................... 4-1 4.2 Natural Communities and Land Cover Types .................................................... 4-1 4.2.1 Non-Native Grasses and Forbs ............................................................... 4-4 4.2.2 River Red Gum Groves ........................................................................... 4-4 Table of Contents Page Evergreen Commercial Development Project ii ESA / D202200263.00 Biological Resources Technical Report March 2023 4.2.3 Scale Broom Scrub (Lepidospartum squamatum Alliance) ..................... 4-4 4.2.4 Disturbed/Developed .............................................................................. 4-4 4.3 Sensitive Biological Resources .......................................................................... 4-4 4.3.1 Special-Status Species ........................................................................... 4-4 4.3.2 Sensitive Natural Communities ............................................................... 4-6 4.3.3 Critical Habitat ......................................................................................... 4-7 4.4 Aquatic Resources ............................................................................................. 4-7 4.4.1 Waters of the U.S. and State .................................................................. 4-7 4.4.2 CDFW Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas .......................................................................... 4-7 4.5 Regional Connectivity, Wildlife Movement, and Habitat Linkages ................... 4-10 4.6 Regulated Trees .............................................................................................. 4-10 Chapter 5, Project Impacts and Avoidance, Minimization, and Mitigation .................... 5-1 5.1 Approach to the Analysis ................................................................................... 5-1 5.2 Thresholds of Significance ................................................................................. 5-2 5.3 Impacts Analysis ................................................................................................ 5-2 5.4 Avoidance, Minimization, and Mitigation Measures ........................................... 5-6 5.5 Cumulative Impacts ........................................................................................... 5-7 Chapter 6, References Cited ............................................................................................. 6-1 List of Figures Figure 1 Project Location ................................................................................................. 1-2 Figure 2 Site Plan ............................................................................................................ 1-3 Figure 3 Soils ................................................................................................................... 4-2 Figure 4 Natural Communities and Land Cover Types .................................................... 4-3 Figure 5a Aquatic Resources (U.S. and State) within the Project Site ............................... 4-8 Figure 5b Features Potentially Subject to Fish and Game Code Section 1600 et seq. and MSHCP Riparian/Riverine Areas ........................................................ 4-9 List of Tables Table 1 Lot Summary ..................................................................................................... 1-4 Table 2 Development Summary ..................................................................................... 1-5 Table 3 Natural Communities and Land Cover Types .................................................... 4-1 Appendices A. Special-Status Plant Species B. Special-Status Wildlife Species Evergreen Commercial Development Project ES-1 ESA / D202200263.00 Biological Resources Technical Report March 2023 EXECUTIVE SUMMARY The proposed Evergreen Commercial Development Project is located in a moderately developed portion of the City of Lake Elsinore in western Riverside County. The project site is located within the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), and lies within the Elsinore Area Plan of the MSHCP. The natural communities and land cover types within the project site primarily consist of disturbed/developed areas, with patches of non-native grasses and forbs, river red gum groves, and scale broom scrub. No special-status plant species were detected during the focused special-status plant survey. Two special-status wildlife species, Cooper’s hawk (Accipiter cooperii) and burrowing owl (Athene cunicularia), were identified as having a moderate potential to occur on-site. However, the native habitat on-site to support these species is limited. The removal of 1.00 acre of river red gum groves, 0.11 acre of non-native grasses and forbs, and 7.68 acres of disturbed/developed habitat is not expected to threaten regional populations and would therefore not be significant. The project site does not occur within or immediately adjacent to critical habitat. One sensitive natural community, scale broom scrub, occurs within the drainage (Drainage 1) on the project site and encompasses 0.09 acre. Approximately 0.10 acre (469 linear feet) of potential other waters of the U.S. and State, and 0.52 acre (469 linear feet) of streams and associated vegetation are potentially subject to regulation under Division 2, Chapter 6, Section 1600 et seq. of the California Fish and Game Code (CFGC) and MSHCP riparian/riverine areas and will be impacted by the project. These resources are surrounded by residential and commercial development and persist as fragmented remnants, separated from other resources, and therefore provide limited function; however, impacts to these resources would be considered potentially significant. Incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits either from the Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank) would reduce impacts to sensitive natural communities, MSHCP riparian/riverine areas, and aquatic resources to a less-than-significant level. Mitigation Measure BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural communities, MSHCP riparian/riverine areas, and aquatic resources only occur in the southern portion of the project site. Wildlife migration corridors do not occur within the project site. Thus, no impact to wildlife movement and/or nursery sites is expected as a result of project activities. The proposed project may result in the disturbance of nesting birds (passerine and raptors) protected by the Migratory Bird Treaty Act and CFGC 3503, 3503.5, and 3513. Impacts to nesting birds would be potentially significant. Incorporation of Mitigation Measure BIO-2 (nesting bird survey) would reduce impacts to nesting birds to a less-than-significant level. Executive Summary Evergreen Commercial Development Project ES-2 ESA / D202200263.00 Biological Resources Technical Report March 2023 The project site does not support regulated palm trees protected under Lake Elsinore Municipal Code, Chapter 5.116, Significant Palm Trees, and no other such local policies or ordinances apply to the project site; therefore, there would be no conflict with local policies or ordinances as a result of project activities. The proposed project would be consistent with the MSHCP with incorporation of Mitigation Measure BIO-1 (which applies only to Phase 2 of the proposed project), the payment of development fees, and the adherence to Best Management Practices outlined in MSHCP Appendix C (Dudek 2003). Evergreen Commercial Development Project 1-1 ESA / D202200263.00 Biological Resources Technical Report March 2023 CHAPTER 1 Introduction 1.1 Project Location and Background Environmental Science Associates (ESA) conducted a biological resources assessment of the Evergreen Commercial Development Project (proposed project) located at the southeast corner of Central Avenue (California State Route 74) and Cambern Avenue (project site) in the City of Lake Elsinore, Riverside County, California. The project site encompasses five parcels, including Assessor’s Parcel Numbers (APNs) 377-020-014, 377-020-016, 377-020-017, 377-020-018, and 377-020-019, totaling 8.87 acres (Figure 1, Project Location). The project site is within Section 31, Township 5 South and Range 4 West, in the Lake Elsinore, California, 7.5-minute U.S. Geological Survey (USGS) quadrangle. 1.2 Project Description The proposed project would involve the development of multiple commercial buildings and associated parking (Figure 2, Site Plan). Staging for the project would remain entirely within the project site. Project activities would occur in two phases, would involve approximately 4 months of grading and site preparation, and would last between 1.5 and 2 years to complete construction of the buildings and parking lots. Phase 1 of the project would take place in the northern half of the project site, which is disturbed and supports limited biological resources. Phase 2 would occur in the southern half of the project site, which supports a limited amount of fragmented aquatic resources. The proposed project consists of applications for a Tentative Parcel Map (TPM) No. 38195, TPM No. 38281, a Conditional Use Permit (CUP) No. 2021-09, CUP No. 2021-10, CUP No. 2021-11, CUP No. 2021-12, and a Commercial Design Review (CDR) No. 2021-17, Public Convenience & Necessity (PCN) No. 2021-01, PCN No. 2021-02, and Uniform Sign Program (SIGN) No. 2021-35, which collectively are being processed under Planning Application (PA) No. 2021-34. C A M B E R N A V ECENTRAL AVEPath: U:\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\BTR.aprx Fig1_ProjectLocation, dkaneshiro 7/1/2022SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 1 Project Location N 0 200 Feet Project Site Phase 1 Site Development Phase 2 Site Development Santa Clarita Long Beach Los Angeles Angeles National Forest Murrieta Indio Riverside Oceanside Victorville ØProject Site Evergreen Commercial Development ProjectFigure 2Site PlanSOURCE: BRR Architecture, Inc., 2022D202200263.00 - Evergreen Commercial Development, Lake Elsinore JDBio Assmnt\05 Graphics-GIS-Modeling-USE AZUREN Biological Resources Technical Report Evergreen Commercial Development Project 1-4 ESA / D202200263.00 Biological Resources Technical Report March 2023 1.2.1 Tentative Parcel Maps Evergreen Devco, Inc., the Applicant, proposes to subdivide the existing site into five total lots via TPM No. 38195 and TPM No. 38281 as shown in Table 1, Lot Summary. TABLE 1 LOT SUMMARY Lot Number Gross Acreage Net Acreage 1 1.30 1.19 2 1.20 1.10 3 1.65 1.42 4 3.60 3.59 5 1.13 1.03 Total 8.88 (+/- 8.63) 8.33 (+/- 8.32) 1.2.2 Development Proposal The Applicant proposes to construct the following improvements in two phases as shown in Table 2, Development Summary. Phase 1 Lot 1: A 4,116-square foot (SF) drive-thru car wash building, 25 self-service vacuum stations, 7 parking spaces, and two (2) monument signs on 1.19 net acres. Lot 2: A 3,000 SF quick-service restaurant building, 57 parking spaces, and one (1) monument sign on 1.10 net acres. Lot 3: A 4,088 SF service station with convenience store, fuel canopy with eight (8) pumps, two (2) underground storage tanks (USTs), 43 parking spaces, and two (2) monument signs on 1.42 net acres. Phase 2 Lot 4: A 43,050 SF grocery store and 184 parking spaces on 3.59 net acres. Lot 5: A 3,000 SF quick-service restaurant building, 52 parking spaces, and two (2) monument signs on 1.03 net acres. Pursuant to the C-2 zoning requirements, the project would be subject to a CUP No. 2021-09 for the 4,116 SF Car Wash on Lot 1, CUP No. 2021-10 for the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, CUP No. 2021-11 and PCN No. 2021-01 for the gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, PCN No. 2021-02 for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and CUP No. 2021-12 for the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. Biological Resources Technical Report Evergreen Commercial Development Project 1-5 ESA / D202200263.00 Biological Resources Technical Report March 2023 TABLE 2 DEVELOPMENT SUMMARY Proposed Lot Number Proposed Gross Acres Proposed Net Acres Proposed Development (Conceptual) Proposed FAR Phase 1 1 1.30 1.19 • Car wash (4,116 SF) • 25 self-serve vacuum stations • 7 parking spaces • Two monument signs • Trash enclosure • Site lighting .0797 2 1.20 1.10 • Quick-service restaurant (3,000 SF) • 57 parking spaces • Monument sign • Site lighting • Trash enclosure .0629 3 1.65 1.42 • Service station with convenience store (4,088 SF) • Fuel canopy with 8 pump islands • 43 parking spaces • Two USTs • Two monument signs • Site lighting • Trash enclosure .0659 Phase 2 4 3.60 3.59 • Grocery store (43,050 SF) • 184 parking spaces • Site lighting • Trash enclosure .2756 5 1.13 1.03 • Quick-service restaurant (3,000 SF) • 52 parking spaces • Two monument signs • Site lighting • Trash enclosure .0672 1.2.3 Signage The uniform sign program (SIGN No. 2021-35) for the Project intended to create an integrated framework for all signage within the center to allow for business branding and identification while complementing the character of the center via architectural compatibility. The sign program includes proposed freestanding signs, a blueprint for building/wall signage, and all other types of contemplated signage that would be allowed in the center. The larger Center identification signs situated at the primary driveway entrances into the center will feature the grocery anchor tenant prominently with panels for the other prospective 4 tenants within the center. The sign program is also proposing a 6’ tall freestanding monument sign for each remaining outparcel featuring a single business name/logo with consistent base and sign structure to match the rest of the signs architectural theme. Biological Resources Technical Report Evergreen Commercial Development Project 1-6 ESA / D202200263.00 Biological Resources Technical Report March 2023 1.2.4 Street Improvements Off-site street improvements within the public right-of-way on Central Avenue and Cambern Avenue, along the project site’s frontages, would conform with the City’s roadway design standards. Two-way vehicular driveways are proposed from Central Avenue into Lots 1 and 3, and from Cambern Avenue into Lots 3 and 5. An emergency vehicle only access is also proposed from Allan Street, a residential street to the east, into Lot 1. All vehicular driveways are proposed to be served by dedicated right turn only lanes traveling northbound and eastbound, and by median left turn lanes traveling southbound and westbound. Pedestrian access to the site will be provided by new sidewalks along both street frontages. A future Riverside Transit Agency (RTA) bus shelter is anticipated along eastbound Central Avenue adjacent to Lot 2. 1.2.5 Parking The Project Site would include a total of 368 vehicular parking spaces between all five lots, which exceeds the City’s parking requirement of 286 spaces based on the proposed mixed of uses for the project. Parking space total includes the 25 self-service vacuum stations on Lot 1. ADA accessible parking spaces will be provided throughout the project site in accordance with California Building Code (CBC) requirements. Shared access easements shall link all five lots to allow for seamless use of the shared parking lot by visitors to the project site arriving from both Central Avenue and Cambern Avenue. 1.2.6 Additional Site Improvements The proposed project includes approximately 56,360 SF of landscaping, which is 15.56% landscape coverage. Landscaping would be provided in the setbacks areas along the perimeter of the project site, between the operational areas of each pad tenant, and interspersed throughout the shared parking lot. Paved areas for parking and circulation would cover 247,767 SF, or 68.64% of the project site. The entire site would include on-site stormwater management improvements, area lighting, walls and fencing, and a security gate for the emergency vehicle access at Allan Street. Site improvements will be completed in two phases consistent with the phasing plan for project buildout. 1.2.7 Grading The project site is generally flat and has already been cleared of most vegetation. Building pads will need to be overexcavated, recompacted and filled prior to construction. Precise grading is anticipated to require 51,000 cubic yards (CY) of exported soils and 60,000 CY of imported soils, for a total of 9,000 CY of net import fill soils. The maximum grading cut depth will be 10.7 feet, with a maximum fill depth of 1 foot. 1.2.8 Operation Operation of the overall project site would be 24-hours per day, seven (7) days per week. Individual hours of operation will be determined by each pad tenant but are anticipated to concentrate within conventional business hours. The proposed convenience store would be single- story and include restrooms and retail space. The proposed gas station would entail eight (8) fuel Biological Resources Technical Report Evergreen Commercial Development Project 1-7 ESA / D202200263.00 Biological Resources Technical Report March 2023 pumps, servicing up to 16 vehicles at one time. The two quick-service restaurants include drive- thru queuing lanes in addition to on-site parking spaces. The carwash includes a drive-thru queuing area and self-service vacuum stations for customers. The grocery store includes a parking lot for customers and staff as well as loading dock area for delivery vehicles on the east side of the building. Biological Resources Technical Report Evergreen Commercial Development Project 1-8 ESA / D202200263.00 Biological Resources Technical Report March 2023 This page intentionally left blank Evergreen Commercial Development Project 2-1 ESA / D202200263.00 Biological Resources Technical Report March 2023 CHAPTER 2 Methodology 2.1 Biological Study Area The biological study area consists of the 8.87-acre project site, which encompasses five parcels, including APNs 377-020-014, 377-020-016, 377-020-017, 377-020-018, and 377-020-019. 2.2 Existing Literature and Database Review ESA reviewed previous environmental documentation and publications related to biological and aquatic resources that occur on-site, and conducted queries of available resource inventory databases to analyze the potential for sensitive resources to occur within or immediately adjacent to the project site. The literature and database review included the following sources: • Preliminary Habitat Assessment APN 377-020-014, 377-020-016, 377-020-017, 377-020- 018, 377-020-019 (Gonzales 2022a) • Preliminary Delineation of Waters of the United States, Department of Fish and Wildlife, Regional Water Quality Control Board, and 6.1.2 MSHCP Western Riverside County Jurisdictional Habitats for APN 377-020-014, 377-020-016, 377-020-017, 377-020-018, 377- 020-019 (Gonzales 2022b) • California Department of Fish and Wildlife (CDFW) California Natural Diversity Data Base (CNDDB) (CDFW 2022a). The database was queried for special-status species records in the Lake Elsinore USGS 7.5-minute quadrangle and eight surrounding quadrangles, including Alberhill, Lake Mathews, Murrieta, Perris, Romoland, Sitton Peak, Steele Peak, and Wildomar to provide background information on species within the project vicinity (i.e., within an approximate 5-mile radius). • Sensitive Natural Communities (CDFW 2022b). • BIOS Habitat Connectivity Viewer (CDFW 2022c). • Inventory of Rare and Endangered Vascular Plants of California (CNPS 2022). The database was queried for special-status species records in the Lake Elsinore USGS 7.5-minute quadrangle and eight surrounding quadrangles, including Alberhill, Lake Mathews, Murrieta, Perris, Romoland, Sitton Peak, Steele Peak, and Wildomar. • Arid West Supplement to the 1987 Wetlands Delineation Manual (USACE 2008a). • A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States (USACE 2008b). • Field Indicators of Hydric Soils in the United States, Version 7.0 (NRCS 2010). • Natural Resources Conservation Service (NRCS) Web Soil Survey (NRCS 2022). Biological Resources Technical Report Evergreen Commercial Development Project 2-2 ESA / D202200263.00 Biological Resources Technical Report March 2023 • Agricultural Applied Climate Information System (AgACIS) (USDA 2022). • U.S. Fish and Wildlife Service (USFWS) Critical Habitat Portal (USFWS 2022a). • Information for Planning and Consultation (IPaC) (USFWS 2022b). • National Wetlands Inventory (USFWS 2022c). 2.2.1 Regional Connectivity, Wildlife Movement, and Habitat Linkages Pursuant to the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Sections 6.1.1 through 6.1.5, ESA conducted an analysis of wildlife habitat linkages as they pertain to a review of the urban/wildlands interface. The analysis of wildlife habitat linkages associated with the project site and its immediate vicinity is based on information compiled from literature; MSHCP mapped habitat linkages (Figure 3-2, Schematic Cores and Linkages Map in the MSHCP [2004]); analysis of the Criteria Area conservation language as it relates to habitat cores and linkages; analysis of aerial photographs; and direct observations (including sign, tracks and physical movement barriers, including recent development) made in the field during the biological survey. The discussions in this report are intended to focus on wildlife movement associated with the project site and the immediate vicinity. 2.3 Field Survey 2.3.1 Biological Resources and Existing Conditions A general biological site investigation and a focused special-status plant survey were conducted by ESA biologists Daryl Koutnik and Robert Sweet on March 3, 2022. The biologists conducted the survey by walking the project site to map existing vegetation and assess the potential for special-status plants and wildlife to occur. The vegetation mapping and focused rare plant survey efforts were conducted pursuant to Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities (CDFW 2018), with the exception of mapping CDFW sensitive communities; a Combined Rapid Assessment and Relevé form was not completed when determining the presence of and/or boundaries of sensitive communities. However, a visual inspection of species composition was deemed sufficient by the surveying biologists to accurately describe each community. In addition, an aquatic resource delineation was conducted at the same time as the general biological site investigation. All incidental visual observations of flora and fauna, including sign (i.e., presence of scat), as well as any audible detections were noted during the site investigation and considered when assessing potential for special-status species to occur. All native and non-native natural communities and land cover types were mapped based on current existing conditions, and then digitized on aerial maps using Geographic Information System software (i.e., ArcGIS). Most descriptions of vegetation were characterized in the field in accordance with A Manual of California Vegetation (Manual) (Sawyer et al. 2009); however, others were based on dominant species or notable features when a vegetation alliance listed in the Manual was not appropriate. A detailed description of each natural community and land cover type is provided in Section 4.3, Sensitive Biological Resources. Biological Resources Technical Report Evergreen Commercial Development Project 2-3 ESA / D202200263.00 Biological Resources Technical Report March 2023 2.3.2 Sensitive Natural Communities and Special-Status Plants and Wildlife ESA assessed the potential for sensitive biological resources to occur within the project site. Sensitive Natural Communities Sensitive natural communities and habitats are defined by the CDFW as those natural communities that have a reduced range and/or are imperiled as a result of residential and commercial development, agriculture, energy production and mining, or an influx of invasive and other problematic species. Vegetation communities are evaluated using NatureServe’s Heritage Methodology (NatureServe 2022), which is based on the knowledge of range and distribution of a specific vegetation type and the proportion of occurrences that are of good ecological integrity. The communities and habitats are evaluated at both global (natural range within and outside of California [G]) and subnational (state level for California [S]) status ranks, each ranked from 1 (“critically imperiled” or very rare and threatened) to 5 (demonstrably secure). Natural communities and habitats with state ranks of S1–S3 are considered sensitive and may require review when environmental impacts are evaluated. When a community is given a rank of NR, this indicates that it has not yet been ranked under NatureServe (CDFW 2022a). Special-Status Plants and Wildlife Special-status plants and wildlife are defined as those that, because of their recognized rarity or vulnerability to various forms of habitat loss or population decline, are considered by federal, state, or other agencies to be under threat from human-associated developments. Some of these species receive specific protection that is defined by federal or state endangered species legislation and others have been designated as special-status on the basis of adopted local policies (e.g., city and county) or the educated opinion of various resource interest groups (e.g., Western Bat Working Group [WBWG]). Special-status wildlife is defined as any of the following: • Plant and wildlife species that are listed or proposed for listing as threatened or endangered, or are candidates for possible future listing as threatened or endangered, under the federal Endangered Species Act (FESA) or the California Endangered Species Act (CESA). • Plant and wildlife species that meet the definitions of rare or endangered under California Environmental Quality Act (CEQA) Guidelines Section 15380. • Wildlife designated by CDFW as species of special concern (SSC), included on the Watch List, or considered “Special Animals.” • Wildlife fully protected in California (California Fish and Game Code [CFGC] Sections 3511, 4700, 5050, and 5515). • Plants considered by the California Native Plant Society (CNPS) to be rare, threatened, or endangered (California Rare Plant Rank [CRPR] 1A, 1B, 2A, and 2B plants) in California. • Plants listed by the CNPS as plants for which more information is needed to determine their status and plants of limited distribution (CRPR 3 and 4 plants). • Plants listed as rare under the California Native Plant Protection Act (CFGC 1900 et seq.). • Bird species protected by the Migratory Bird Treaty Act (MBTA). Biological Resources Technical Report Evergreen Commercial Development Project 2-4 ESA / D202200263.00 Biological Resources Technical Report March 2023 • Eagles protected by the Bald and Golden Eagle Protection Act (BGEPA) • Bat species considered priority by the WBWG. 2.3.3 Aquatic Resources ESA assessed the potential for aquatic resources to occur within the project site. Aquatic Resources The project site was assessed for its potential to support jurisdictional areas based on the presence of definable channels (bed and bank), ordinary flow (Ordinary High Water Mark [OHWM]), hydrology, vegetation communities, and riparian/riverine areas that are subject to the United States Army Corps of Engineers (USACE) jurisdiction pursuant to Section 404 of the Clean Water Act, CDFW jurisdiction pursuant to Division 2, Chapter 6, Section 1600 of the CFGC, the Regional Water Quality Control Board (RWQCB) pursuant to Section 401 of the Clean Water Act and Section 13260 of the California Water Code (i.e., the Porter-Cologne Water Quality Control Act), and riparian/riverine areas pursuant to Section 6.1.2 of the MSHCP (MSHCP 2004). Other Waters of the U.S. Other waters of the U.S. refer to those hydric features that are regulated by the Clean Water Act but are not wetlands (33 CFR 328.4). These features extend to the OHWM, defined in 33 CFR 328.3 as the line on the shore established by fluctuations of water and indicated by physical characteristics such as a clear, natural line impressed on the bank; shelving; changes in the character of the soil; destruction of terrestrial vegetation; or the presence of litter and debris. In the Arid West region of the United States, waters are variable and include ephemeral/intermittent and perennial channel forms. The most problematic ordinary high-water delineations are associated with the commonly occurring ephemeral/intermittent channel forms that dominate the Arid West landscape” (USACE 2008b). Delineation methods for “other waters of the U.S.” were completed in accordance with A Field Guide to the Identification of the Ordinary High Water Mark in the Arid West Region of the Western United States (USACE 2008b). According to the most recent guidance provided in the Navigable Waters Protection Rule Vacatur, adopted on January 5, 2022, the USACE and Environmental Protection Agency (EPA) have reverted to the pre-2015 definition of “waters of the United States” and now take jurisdiction over the following: 1. Traditional navigable waters (TNWs), which is defined as all waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide. 2. Wetlands adjacent to TNW, including adjacent wetlands that do not have a continuous surface connection to TNW. 3. Non-navigable tributaries of TNW that are relatively permanent where the tributaries typically flow year-round or have continuous flow at least seasonally (e.g., typically 3 months). Biological Resources Technical Report Evergreen Commercial Development Project 2-5 ESA / D202200263.00 Biological Resources Technical Report March 2023 4. Wetlands adjacent to non-navigable tributaries as defined above, that have a continuous surface connection to such tributaries (e.g., they are not separated by uplands, a berm, dike, or similar feature). The EPA and the USACE decide jurisdiction over the following waters, based on a fact-specific analysis to determine if there is a significant nexus, as described below, to a TNW. 1. Non-navigable tributaries that are not relatively permanent. 2. Wetlands adjacent to non-navigable tributaries that are not relatively permanent. 3. Wetlands that are adjacent to but do not directly abut a relatively permanent non-navigable tributary. The EPA and the USACE generally do not assert jurisdiction over the following features: 1. Swales or erosional features (e.g., gullies, small washes characterized by low-volume, infrequent, or short-duration flow). 2. Ditches (including roadside ditches) excavated wholly in and draining only uplands and that do not carry a relatively permanent flow of water. Other Waters of the State Other waters of the state, when they overlap with waters of the U.S., are those that are regulated under Section 401 of the Clean Water Act and are delineated using the same methodology as waters of the U.S. However, these waters are not subject to determining a nexus to a TNW. In the absence of waters of the U.S., waters may be regulated under the Porter-Cologne Water Quality Control Act if project activities, discharges, or proposed activities or discharges could affect surface, coastal, or ground waters. The permit requested by the applicant and issued by the RWQCB is either a Water Quality Certification in the presence of waters of the U.S. or a Waste Discharge Requirement (WDR) in the absence of waters of the U.S. Most projects involving water bodies or drainages that display a “bed and bank” (i.e., OHWM) are regulated by the RWQCB, the principal state agency overseeing water quality at the local/regional level. Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas Pursuant to Division 2, Chapter 6, Section 1600 et seq. of the CFGC, CDFW regulates all diversions, obstructions, or changes to the natural flow or bed, channel, or bank of any river, stream, or lake that supports fish or wildlife (streams and associated vegetation). A notification of a Lake or Streambed Alteration Agreement (LSAA) must be submitted to CDFW for “any activity that may substantially change the bed, channel, or bank of any river, stream, or lake.” In addition, CDFW has authority, under the CFGC, over wetland and riparian habitats associated with lakes and streams. The CDFW reviews proposed actions and, if necessary, submits to the applicant a draft Streambed Alteration Agreement (SAA) that includes measures to protect affected fish and wildlife resources. The final SAA is mutually agreed upon by CDFW and the applicant. Biological Resources Technical Report Evergreen Commercial Development Project 2-6 ESA / D202200263.00 Biological Resources Technical Report March 2023 Pursuant to MSHCP Section 6.1.2, Protection of Species Associated with Riparian Areas and Vernal Pools, the potential effect of proposed project activities occurring within the MSHCP must be assessed regarding any and all impacts to riparian/riverine areas. Riparian/riverine areas include “those that contain habitat dominated by trees, shrubs, persistent emergents, or emergent mosses and lichens, which occur close to, or which depend upon soil moisture from a nearby water source; or areas with freshwater flow during all or a portion of the year” (Dudek 2003). Potentially jurisdictional CDFW streams and associated vegetation, and MSHCP riparian/riverine areas, are generally determined by establishing the area within the top of bank (TOB), defined as the furthest break in slope or change in substrate, from the bed of the channel, prior to reaching adjacent upland areas (assuming the absence of riparian vegetation), and/or extent of riparian/wetland vegetation. The CDFW and USFWS (Wildlife Agencies) also conducted a follow-on delineation on January 12, 2023, using the survey methodology described below: Impacts to fish and wildlife resources were determined by U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife, hereafter referred to jointly as the Wildlife Agencies, through review of materials and information provided by applicant, review of aerial photography, observance of physical indicators of riparian/riverine resources (identified during the Wildlife Agencies’ site visit to the project area in January 2023), and review of geographic information system (GIS) data. Initial identification of riparian/riverine resources within the Project area was completed by the Wildlife Agencies via desktop review of Applicant-generated GIS shapefiles and review of aerial photography. This exercise entailed comparing the extent of Permittee mapped areas with evidence of riparian/riverine resources apparent on aerial photography, for example, areas devoid of vegetation, changes in coloration, and obvious differences in vegetation type adjacent to channel areas. Following this desktop analysis, a site visit to areas displaying signs of riparian/riverine resources were conducted by Wildlife Agencies to refine and/or ground-truth the extent of riparian/riverine resources. Field verification of riparian/riverine resources was accomplished via observation of indicators of flow to determine bed, bank, and channel, for example, plant community and distribution, sediment sorting and composition, accumulations of deposited debris or debris wracked against vegetation, scouring, and incision. Following the completion of field site assessments, Wildlife Agencies adjusted the extent of Permittee-generated GIS shapefiles to encompass the total area within which riparian/riverine resources was observed. Desktop GIS analysis was next completed by Wildlife Agencies to calculate the total acreage of impacts to Wildlife Agencies-mapped riparian/riverine resources (achieved via intersection of CDFW’s total mapped stream area with Permittee’s development area footprint) (K. Rehrer, CDFW representative, pers. comm., February 15, 2023). Evergreen Commercial Development Project 3-1 ESA / D202200263.00 Biological Resources Technical Report March 2023 CHAPTER 3 Regulatory Framework This section provides a summary of the federal, state, and local environmental regulations that govern the biological resources applicable to the project site. This section also provides a summary of other state and local environmental guidelines or listings that evaluate the rarity of species or the habitats they depend on. 3.1 Federal Regulations 3.1.1 Federal Endangered Species Act The United States Congress passed the FESA in 1973 to protect those species that are endangered or threatened with extinction. FESA is intended to operate in conjunction with the National Environmental Policy Act (NEPA) to help protect the ecosystems upon which endangered and threatened species depend. FESA prohibits the “take” of endangered or threatened wildlife species. “Take” is defined to include harassing, harming, pursuing, hunting, shooting, wounding, killing, trapping, capturing, or collecting wildlife species or any attempt to engage in such conduct (FESA Section 3 [(3)(19)]). Harm is further defined to include significant habitat modification or degradation that results in death or injury to listed species by significantly impairing behavioral patterns (50 Code of Federal Regulations [CFR] Section 17.3). “Harass” is defined as actions that create the likelihood of injury to listed species to such an extent as to significantly disrupt normal behavior patterns (50 CFR Section 17.3). Actions that result in take can result in civil or criminal penalties. Section 7 of the FESA requires federal agencies, in consultation with and assistance from the Secretary of the Interior or the Secretary of Commerce, as appropriate, to ensure that actions they authorize, fund, or carry out are not likely to jeopardize the continued existence of threatened or endangered species or result in the destruction or adverse modification of critical habitat for these species. The USFWS and National Marine Fisheries Service (NMFS) share responsibilities for administering the FESA. Regulations governing interagency cooperation under Section 7 are found in CCR Title 50, Part 402. Section 7 is triggered when a federal permit or other authorization is considered by a federal agency, or the project receives federal funding. The need for federal regulatory permits (i.e., Clean Water Act [CWA] Section 404 permit issued by the USACE) provides a “federal nexus” by which a Section 7 consultation can occur. This statute imposes the obligation on federal agencies to ensure that their actions (such as issuing federal CWA permits) are not likely to jeopardize the continued existence of a listed species or destroy or adversely modify its designated critical habitat. This obligation is enforced through the procedural requirement that agencies, such as the USACE, initiate consultation with USFWS on any actions that may affect a threatened or endangered species. The USFWS will determine the Biological Resources Technical Report Evergreen Commercial Development Project 3-2 ESA / D202200263.00 Biological Resources Technical Report March 2023 proposed action is not likely to adversely affect threatened or endangered species or result in the destruction or adverse modification of critical habitat for these species, or a Biological Opinion issued at the conclusion of consultation will include a statement authorizing “take” (to harass, harm, pursue, hunt, wound, kill, etc.) that may occur incidental to an otherwise legal activity. Section 9 lists those actions that are prohibited under the FESA. Although take of a listed species is prohibited, it is allowed when it is incidental to an otherwise legal activity. Section 9 prohibits take of listed species of fish, wildlife, and plants without special exemption. The definition of “harm” includes significant habitat modification or degradation that results in death or injury to listed species by significantly impairing behavioral patterns related to breeding, feeding, or shelter. “Harass” is defined as actions that create the likelihood of injury to listed species by disrupting normal behavioral patterns related to breeding, feeding, and shelter significantly. Section 10 provides a means whereby a non-federal action with the potential to result in take of a listed species can be allowed under an incidental take permit which may be issued once a Habitat Conservation Plan (HCP) is approved. Application procedures are found at 50 CFR 13 and 17 for species under the jurisdiction of USFWS and 50 CFR 217, 220, and 222 for species under the jurisdiction of NMFS. In addition, a local regulatory program established by the MSHCP and associated governing documents provides for regional conservation of many species while also allowing limited impacts to biological resources in association with planned development. The MSHCP establishes an alternative pathway to the Section 10 and Section 7 procedures by which local projects in the Plan Area may receive both State and federal incidental take authorization for species identified as “covered” and “conditionally covered”, based on compliance with relevant conditions set forth in the plan. Further details about the regional MSHCP and its provisions for incidental take coverage are discussed in Section 3.3.1 below. 3.1.2 Migratory Bird Treaty Act The MBTA generally prohibits the killing, possessing, or trading of migratory birds, bird parts, eggs, and nests, except as provided by the statute. The MBTA authorizes the Secretary of the Interior to regulate the taking of migratory birds. It further provides that it is unlawful, except as permitted by regulations, “to pursue, take, or kill any migratory bird, or any part, nest or egg of any such bird…” (16 United States Code [USC] 703). The MBTA, first enacted in 1916, prohibits any person, unless permitted by regulations, to “pursue, hunt, take, capture, kill, attempt to take, capture or kill, possess, offer for sale, sell, offer to purchase, purchase, deliver for shipment, ship, cause to be shipped, deliver for transportation, transport, cause to be transported, carry, or cause to be carried by any means whatever, receive for shipment, transportation or carriage, or export, at any time, or in any manner, any migratory bird, included in the terms of this Convention…for the protection of migratory birds…or any part, nest, or egg of any such bird” (16 U.S. Code 703). Biological Resources Technical Report Evergreen Commercial Development Project 3-3 ESA / D202200263.00 Biological Resources Technical Report March 2023 3.1.3 Clean Water Act Pursuant to Section 404 of the CWA, the USACE is authorized to regulate any activity that would result in the discharge of dredged or fill material into waters of the United States, which include those waters listed in 33 CFR Part 328 (Definitions). USACE, with oversight by the U.S. EPA, has the principal authority to issue CWA Section 404 Permits. Pursuant to Section 401 of the CWA, the RWQCB certifies that any discharge into jurisdictional waters of the United States will comply with state water quality standards. The RWQCB has the principal authority to issue a CWA Section 401 water quality certification or waiver. 3.1.4 Bald and Golden Eagle Protection Act The Bald and Golden Eagle Protection Act was originally enacted in 1940 as the Bald Eagle Protection Act to protect bald eagles, and was later amended to include golden eagles. The Act prohibits the taking, possession, or commerce in bald and golden eagles, parts, feathers, nests, or eggs with limited exceptions. Take is defined as “pursue, shoot, shoot at, poison, wound, kill, capture, trap, collect, molest or disturb”, and includes both direct taking of individuals and take due to disturbance. “Disturb” is defined as: “to agitate or bother a bald or golden eagle to a degree that causes, or is likely to cause, based on the best scientific information available, 1) injury to any eagle, 2) a decrease in its productivity, by substantially interfering with normal breeding, feeding, or sheltering behavior, or 3) nest abandonment, by substantially interfering with normal breeding, feeding, or sheltering behavior.”1 The definition of “disturb” is further defined by USFWS as follows: “In addition to immediate impacts, this definition also covers impacts that result from human-caused alterations initiated around a previously used nest site during a time when eagles are not present, if, upon the eagles return, such alterations agitate or bother an eagle to a degree that injures an eagle or substantially interferes with normal breeding, feeding, or sheltering.” 2 Bald and golden eagles may not be taken for any purpose unless a permit is issued prior to the taking. Activities which can be authorized by permit include scientific collection/research, exhibition, tribal religious, depredation, falconry, and the taking of inactive eagle nests, which interfere with resource development or recovery operations. Currently, USFWS has a permitting process proposed for other activities that would allow disturbance to eagles or take of an eagle nest where their location poses a risk to human or eagle safety. 1 50 CFR 22.3 2 USFWS. 2007. National Bald Eagle Management Guidelines Biological Resources Technical Report Evergreen Commercial Development Project 3-4 ESA / D202200263.00 Biological Resources Technical Report March 2023 3.2 State Regulations 3.2.1 California Fish and Game Code The CFGC regulates the taking or possession of birds, mammals, fish, amphibians, and reptiles, as well as natural resources such as wetlands and waters of the state. It includes the CESA (Sections 2050–2115) and Streambed Alteration Agreement regulations (Sections 1600–1616). These sections are described further below. CFGC Sections 1600–1616 Pursuant to Section 1600 et seq. of the CFGC, the CDFW (formerly California Department of Fish and Game) regulates activities of an applicant’s project that would substantially alter the flow, bed, channel, or banks of streams or lakes, unless certain conditions outlined by CDFW are met by the applicant. The limits of CDFW jurisdiction are defined in CFGC Section 1600 et seq. as the “bed, channel, or bank of any river, stream,3 or lake designated by CDFW in which there is at any time an existing fish or wildlife resource or from which these resources derive benefit.”4 However, in practice, CDFW usually extends its jurisdictional limit and assertion to the top of a bank of a stream, the bank of a lake, or outer edge of the riparian vegetation, whichever is wider. California Endangered Species Act (CFGC Section 2050 et seq.) CESA establishes the policy of the state to conserve, protect, restore, and enhance threatened or endangered species and their habitats. CESA mandates that state agencies should not approve projects that would jeopardize the continued existence of threatened or endangered species if reasonable and prudent alternatives are available that would avoid jeopardy. There are no state agency consultation procedures under CESA. For projects that would affect a listed species under both CESA and FESA, compliance with FESA would satisfy CESA if CDFW determines that the federal incidental take authorization is “consistent” with CESA under CFGC Section 2080.1. For projects that would result in take of a species listed under the CESA only, the project operator would have to apply for a take permit under Section 2081(b). In addition, a local regulatory program established by the MSHCP and associated governing documents provides for regional conservation of many species while also allowing limited impacts to biological resources in association with planned development. The MSHCP establishes an alternative pathway to the Section 2080.1 and Section 2081(b) procedures by which local projects in the Plan Area may receive both State and federal incidental take authorization for species identified as “covered” and “conditionally covered”, based on compliance with relevant conditions set forth in the plan. Further details about the regional MSHCP and its provisions for incidental take coverage are discussed in Section 3.3.1 below. 3 Title 14 California Code of Regulations (CCR) 1.72 defines a stream as “a body of water that flows at least periodically or intermittently through a bed or channel having banks and supports fish or other aquatic life. This includes watercourses having a surface or subsurface flow that supports or has supported riparian vegetation.” 4 This also includes the habitat upon which they depend for continued viability (CFGC Division 5, Chapter 1, Section 45, and Division 2, Chapter 1, Section 711.2[a]). Biological Resources Technical Report Evergreen Commercial Development Project 3-5 ESA / D202200263.00 Biological Resources Technical Report March 2023 CFGC Sections 2080 and 2081 Section 2080 of the CFGC states that “No person shall import into this state [California], export out of this state, or take, possess, purchase, or sell within this state, any species, or any part or product thereof, that the Commission [State Fish and Game Commission] determines to be an endangered species or threatened species, or attempt any of those acts, except as otherwise provided in this chapter, or the Native Plant Protection Act, or the California Desert Native Plants Act.” Pursuant to Section 2081, CDFW may authorize individuals or public agencies to import, export, take, or possess state-listed endangered, threatened, or candidate species. These otherwise prohibited acts may be authorized through Incidental Take permits or Memoranda of Understanding if the take is incidental to an otherwise lawful activity, impacts of the authorized take are minimized and fully mitigated, the permit is consistent with any regulations adopted pursuant to any recovery plan for the species, and the project operator ensures adequate funding to implement the measures required by CDFW, which makes this determination based on available scientific information and considers the ability of the species to survive and reproduce. Since the MSHCP provides coverage for take of some State-listed species, there would not be a need for an additional 2081 permit process unless a project does not comply with MSHCP requirements and may result in take of a State-listed species or if a State-listed species not covered by the MSHCP were to result in take. Further details about the regional MSHCP are discussed in Section 3.3.1 below. CFGC Sections 3503, 3503.5, and 3513 Sections 3503, 3503.5, and 3513 of the CFGC prohibit the taking, possessing, or destroying of any birds of prey; the taking or possessing of any migratory nongame bird; the taking, possessing, or needlessly destroying of the nest or eggs of any raptors or nongame birds; or the taking of any nongame bird pursuant to CFGC Section 3800. CFGC Section 3513 adopts the federal migratory bird take provisions under the MBTA that prohibit the intentional take or possession of birds designated by the MBTA as migratory nongame birds except as allowed by federal rules and regulations pursuant to the MBTA. 3.2.2 California Environmental Quality Act Guidelines, Section 15380 Although threatened and endangered species are protected by specific federal and state statutes, CEQA Guidelines Section 15380(b) provides that a species not listed on the federal or state list of protected species may be considered rare or endangered if the species can be shown to meet certain specified criteria. These criteria have been modeled after the definition in FESA and the section of the CFGC dealing with rare or endangered plants or animals. This section was included in CEQA primarily to deal with situations in which a public agency is reviewing a project that may have a significant effect on, for example, a species that has not been listed by either USFWS or CDFW but otherwise has some status as a special-status species. Thus, CEQA provides an agency with the ability to protect a species from the potential impacts of a project until the respective government agencies have an opportunity to designate the species as protected, if warranted. CEQA also calls for the protection of other locally or regionally significant resources, Biological Resources Technical Report Evergreen Commercial Development Project 3-6 ESA / D202200263.00 Biological Resources Technical Report March 2023 including natural communities. CEQA calls for an assessment of whether any such resources would be affected and requires findings of significance if there would be substantial losses. Natural communities listed by CNDDB as sensitive are considered by CDFW to be significant resources and fall under the State CEQA Guidelines for addressing impacts. Local planning documents such as General Plans often identify these resources as well. 3.2.3 California Water Quality Control Act (Porter-Cologne California Water Code Section 13260) The State Water Resources Control Board (SWRCB) and the RWQCB (together “Boards”) are the principal State agencies with primary responsibility for the coordination and control of water quality. The Boards regulate activities pursuant to Section 401(a)(1) of the federal CWA as well as the Porter Cologne Water Quality Control Act (Porter-Cologne) (Water Code Section 13260). Section 401 of the CWA specifies that certification from the State is required for any applicant requesting a federal license or permit to conduct any activity including but not limited to the construction or operation of facilities that may result in any discharge into navigable waters. The certification shall originate from the State in which the discharge originates or will originate, if appropriate, from the interstate water pollution control agency having jurisdiction over the navigable water at the point where the discharge originates or will originate. Any such discharge will comply with the applicable provisions of Sections 301, 302, 303, 306, and 307 of the CWA. Under Porter-Cologne, the Legislature declared that the “State must be prepared to exercise its full power and jurisdiction to protect the quality of the waters in the State from degradation...” (California Water Code Section 13000). Porter-Cologne grants the Boards the authority to implement and enforce the water quality laws, regulations, policies and plans to protect the groundwater and surface waters of the State. It is important to note that enforcement of the State's water quality requirements is not solely the purview of the Boards and their staff. Other agencies (e.g., CDFW) have the ability to enforce certain water quality provisions in state law. 3.3 Regional or Local Regulations 3.3.1 Western Riverside County MSHCP Per CFGC Sections 2800–2840, the Natural Community Conservation Planning (NCCP) Act (the Act), authorized the preparation of NCCPs to protect natural communities and species while allowing a reasonable amount of economic development. The MSHCP, adopted by the County of Riverside on June 17, 2003, serves as a HCP pursuant to the Act and pursuant to Section 10 (a)(1)(B) of the FESA. The Implementation Agreement (IA) sets forth the implementation requirements for the MSHCP as well as procedures and minimization measures related to take of habitats and species considered for conservation. Implementation of the MSHCP authorizes participating jurisdictions to “take” specified plant and wildlife species within the MSHCP Plan Area. In addition, the wildlife agencies, namely USFWS and CDFW, allow take of habitat or individual species outside of the MSHCP Conservation Area in exchange for the assembly and management of a coordinated MSHCP Conservation Area. The assembly and long-term management of the MSHCP Conservation Area is the responsibility of Biological Resources Technical Report Evergreen Commercial Development Project 3-7 ESA / D202200263.00 Biological Resources Technical Report March 2023 the Riverside County, Federal, and State governments; Cities within the western portion of Riverside County; and private and public entities that conduct activities which would potentially impact the habitats and species considered for conservation under the MSHCP. Biological Resources Technical Report Evergreen Commercial Development Project 3-8 ESA / D202200263.00 Biological Resources Technical Report March 2023 This page intentionally left blank Evergreen Commercial Development Project 4-1 ESA / D202200263.00 Biological Resources Technical Report March 2023 CHAPTER 4 Existing Conditions The proposed project is located in a moderately developed portion of the City of Lake Elsinore in western Riverside County within the San Jacinto Valley watershed. Regional geographic features around the area include Lake Elsinore and the Cleveland National Forest to the southwest, Canyon Lake to the east, and scattered pockets of development in all directions. The project site is located within the Western Riverside County MSHCP, and lies within the Elsinore Area Plan of the MSHCP. 4.1 Soils The Soil Survey of Western Riverside Area identified two soil series mapped within the boundary of the project site, which are described below (NRCS 2022). The extent and locations of these soils on the project site are shown in Figure 3, Soils. Arbuckle gravelly loam, 2 to 9 percent slopes, dry MLRA 19: Soils in this series are well- drained on alluvial fans. These soils developed in alluvium derived from igneous, metamorphic, and sedimentary rock. This is not a hydric soil. Garretson gravelly very fine sandy loam, 2 to 8 percent slopes: Soils in this series are well- drained soils on alluvial fans. These soils developed in alluvium derived from metasedimentary rock. This is not a hydric soil. 4.2 Natural Communities and Land Cover Types The natural communities and land cover types are depicted in Figure 4, Natural Communities and Land Cover Types, and a summary of acreages within the project site are presented below in Table 3, Natural Communities and Land Cover Types. TABLE 3 NATURAL COMMUNITIES AND LAND COVER TYPES Natural Communities and Land Cover Types Project Site (acres) Non-Native Grasses and Forbs 0.11 River Red Gum Groves 1.00 Scale Broom Scrub 0.09 Disturbed/Developed 7.68 Total 8.87* * Total may differ from sum of individual numbers due to rounding. C A M B E R N A V ECENTRAL AVEPath: U:\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\BTR.aprx  Fig3_Soils,  dkaneshiro  7/1/2022SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 3 Soils N 0 200 Feet Project Site Phase 1 Site Development Phase 2 Site Development Drainage 1 Soils Arbuckle gravelly loam, 2 to 9 percent slopes, dry, MLRA 19 Garretson gravelly very fine sandy loam, 2 to 8 percent slopes C A M B E R N A V ECENTRAL AVEPath: U:\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\BTR.aprx Fig4_Natural_Comm-Land_Cover_Types, dkaneshiro 7/1/2022SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 4 Natural Communities and Land Cover Types N 0 200 Feet Project Site Phase 1 Site Development Phase 2 Site Development Drainage 1 Natural Communities and Land Cover Types Non-Native Grasses and Forbs River Red Gum Groves Scale Broom Scrub Disturbed/Developed Biological Resources Technical Report Evergreen Commercial Development Project 4-4 ESA / D202200263.00 Biological Resources Technical Report March 2023 4.2.1 Non-Native Grasses and Forbs Non-native grasses occur in the eastern central portion of the project site, along the western bank of the non-vegetated portion of the on-site drainage (referred to in this report as Drainage 1). Vegetation in this community consists of a mixture of non-native grasses and forbs such as slender oat (Avena barbata), red brome (Bromus rubens), white stemmed filaree (Erodium brachycarpum), coastal heron’s bill (E. cicutarium), and foxtail barley (Hordeum murinum). The non-native golden crownbeard (Verbesina encelioides) is the only subshrub in this community. 4.2.2 River Red Gum Groves River red gum groves occur along the southeast (along Drainage 1) and as a landscape row in the northwest project site boundaries, with one isolated cluster in the western portion of the project site. Vegetation in this community consists of a tree canopy dominated by river red gum (Eucalyptus camaldulensis) with an understory comprising various grasses and forbs, such as common bedstraw (Galium aparine), common chickweed (Stellaria media), coastal heron’s bill, field bindweed (Convolvulus arvensis), blue dicks (Dichelostemma capitatum), fringed twinevine (Funastrum cynanchoides), and slender oat. 4.2.3 Scale Broom Scrub (Lepidospartum squamatum Alliance) Scale broom scrub occurs within the eastern portion of the project site, along the western bank of Drainage 1. This community is characterized by a dense shrub layer, dominated by scale broom (Lepidospartum squamatum) and interspersed with various other shrub species, such as California sagebrush (Artemisia californica) and mulefat (Baccharis salicifolia). The density of the shrub growth appears to have precluded the development of a mature understory; however, herbaceous species observed along the margins of the community include fiddleneck (Amsinckia menziesii) and longstem buckwheat (Eriogonum elongatum). 4.2.4 Disturbed/Developed Disturbed conditions occur throughout much of the project site, west of Drainage 1. Based on review of aerial imagery and existing conditions, it appears that this area is routinely disked or otherwise disturbed for brush clearance purposes. Vegetation in this area consists primarily of herbaceous species such as fiddleneck, shortpod mustard (Hirschfeldia incana), pineapple weed (Matricaria discoidea), slender keel fruit (Tropidocarpum gracile), white-stemmed filaree, and coastal heron’s bill. The western project site boundary extends partially into Cambern Avenue, which is developed and devoid of vegetation. 4.3 Sensitive Biological Resources 4.3.1 Special-Status Species Based on the literature review and field reconnaissance, special-status species were evaluated for their potential to occur within the project site or immediate vicinity, using the following definitions: • Present: Species was observed or detected during project-specific biological surveys. Biological Resources Technical Report Evergreen Commercial Development Project 4-5 ESA / D202200263.00 Biological Resources Technical Report March 2023 • High Potential: Species identified in the literature search and/or known to occur in the region and suitable habitat is present on the project site. These species are generally common and/or widespread in the project area and vicinity. • Moderate Potential: Species identified in the literature search and/or known to occur in the region and suitable habitat is present within the project site. These species are generally less common and/or widespread than species considered to have “high” potential to occur. • Low Potential: Species identified in the literature search or known to occur in the region, but the habitat on site is of low or marginal quality and/or the project site occurs outside the species known geographic or elevational range. Distance to nearest known occurrence and the age of last reported local occurrence are also considered. • Absent/Not Expected: Species known to occur in the region, but deemed absent because the project site is outside their known range or elevation, suitable habitat is lacking on the site, or the species was not observed during focused surveys and would have been conspicuous if present. Based on the database search results, a list of potentially occurring special-status species was developed and evaluated for the project site. Special-status species with potential to occur were defined as those species whose geographic and elevational range include the project site and that require habitat similar to habitat present within the project site or immediate vicinity. Special-Status Plants Special-status plant species include federal and state endangered and threatened species (or candidate); state rare; CNPS ranked species (California Rare Plant Rank [CRPR] 1A, 1B, 2A, and 2B, as jointly determined by CNPS and CDFW); species covered under an adopted NCCP and/or HCP; and species qualifying under State CEQA Guidelines Section 15380 (d). Of the 73 special-status plant species considered for their potential to occur within the project site, none of these species are expected to occur because the project site lacks suitable habitat and/or is outside of the known elevation range for these species to support these species. Additionally, the project site is not located within the MSHCP Narrow Endemic Plant Species Survey Area as defined by Section 6.1.3 of the MSHCP. Furthermore, a focused special-status plant survey was conducted concurrently with the general biological site investigation that took place on March 3, 2022, and no special-status plant species were detected during the focused special-status plant survey. Species evaluated for potential to occur are summarized in Appendix A, Special-Status Plant Species. Special-Status Wildlife Special-status wildlife species include federal and state endangered and threatened species (or candidate), state fully protected, CDFW Special Animals List, state wildlife species of special concern (SSC), species covered under an adopted NCCP and/or HCP, and species qualifying under State CEQA Guidelines Section 15380 (d). Of the 17 special-status wildlife species considered for their potential to occur within the project site, 11 species are not expected to occur and 4 species were assessed as having low potential to occur because the project site lacks suitable habitat and/or is outside of the known range to Biological Resources Technical Report Evergreen Commercial Development Project 4-6 ESA / D202200263.00 Biological Resources Technical Report March 2023 support these species. Additionally, the project site is not located within the Amphibian Survey Area, Burrowing Owl Survey Area, or Mammal Survey Area as defined by Section 6.3.2 of the MSHCP. No special-status wildlife species were detected during the site investigation. Species evaluated for potential to occur are summarized in Appendix B, Special-Status Wildlife Species. Two special-status wildlife species, Cooper’s hawk (Accipiter cooperii) and burrowing owl (Athene cunicularia), were identified as having a moderate potential to occur on-site. However, the native habitat on-site to support these species is limited. For the Cooper’s hawk, there is limited suitable nesting habitat within the eucalyptus grove and foraging habitat within the non- native grasses and forbs on-site. The non-native grasses and forbs also provide suitable nesting and foraging habitat for the burrowing owl. However, these habitats are highly disturbed and neither species were observed during the biological surveys. No additional surveys are required as both of these species are adequately conserved under the MSHCP. 4.3.2 Sensitive Natural Communities Sensitive natural communities are designated as such by various resource agencies, such as the CDFW, or in local policies and regulations. These communities are generally considered to have important functions or values for wildlife and/or are recognized as declining in extent or distribution and may be considered threatened enough to warrant some level of protection. Sensitive natural communities include those that are identified in the CDFW Sensitive Natural Communities (CDFW 2022b). The CDFW state rank denotes the rarity and endangerment of a vegetation type within the state as described below, with S1 through S3 considered to be a sensitive natural community by CDFW. State Conservation Rank S1 = Critically Imperiled – At very high risk of extirpation due to very restricted range, very few populations or occurrences, very steep declines, severe threats, or other factors. S2 = Imperiled – At high risk of extirpation due to restricted range, few populations or occurrences, steep declines, severe threats, or other factors. S3 = Vulnerable – At moderate risk of extirpation due to a fairly restricted range, relatively few populations or occurrences, recent and widespread declines, threats, or other factors. S4 = Apparently Secure – At a fairly low risk of extirpation due to an extensive range and/or many populations or occurrences, but with possible cause for some concern as a result of local recent declines, threats, or other factors. S5 = Secure - At very low or no risk of extirpation due to a very extensive range, abundant populations or occurrences, with little to no concern from declines or threats. One sensitive natural community, Lepidospartum squamatum Alliance (scale broom scrub), occurs within the project site and encompasses 0.09 acre (Figure 4). The scale broom scrub and the drainage (Drainage 1) occur within the project site are both entirely surrounded by residential and commercial development and persist as fragmented remnants, separated from other resources, and therefore provide limited function. The drainage and its associated vegetation may support avian nesting, for example, but they are not expected to function as a wildlife corridor, or support Biological Resources Technical Report Evergreen Commercial Development Project 4-7 ESA / D202200263.00 Biological Resources Technical Report March 2023 other ecosystem processes that accompany functional floodplain communities, where scale broom scrub is typically found. However, this community holds a state rank of S3 and is considered a CDFW sensitive community. 4.3.3 Critical Habitat The project site does not occur within or immediately adjacent to critical habitat. 4.4 Aquatic Resources Aquatic resources are depicted in Figure 5a, Aquatic Resources (U.S. and State) within the Project Site, and Figure 5b, Features Potentially Subject to Fish and Game Code Section 1600 et seq. and MSHCP Riparian/Riverine Areas, and a brief discussion regarding the results of the site inspection is provided below. A more detailed discussion of the aquatic resources found on-site can be found in the Aquatic Resources Delineation Report (ESA 2022a), under separate cover. 4.4.1 Waters of the U.S. and State The limits of potential waters of the U.S. and State were based on the presence of OHWM indicators, such as a clear, natural line impressed on the bank; shelving; changes in the character of the soil; destruction of terrestrial vegetation; and/or the presence of litter and debris. Based on these indicators, it was determined that approximately 0.10 acre (469 linear feet) may meet the criteria for waters of the State. While conducting the site inspection, ESA biologists also assessed downstream connectivity of Drainage 1 to determine whether the feature provides a significant nexus to a TNW, and determined that the feature exits the eastern project site boundary and continues downstream for approximately 400 linear feet, before entering a city (Lake Elsinore) storm drain. Unless otherwise demonstrated, it is assumed that this city storm drain exhibits connectivity to a TNW/tributary to a TNW, such as Lake Elsinore and/or Temescal Creek. Therefore, the 0.10 acre (469 linear feet) may also meet criteria for waters of the U.S. No wetlands occur on-site. 4.4.2 CDFW Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas During the initial site investigation (March 3, 2022), the boundaries of the FGC Section 1600 resources and MSHCP riparian/riverine areas within Drainage 1 were verified and assessed, as stated above in Section 2.3.3. This initial delineation identified 0.26 acre/469 linear feet of FGC Section 1600 resources within the project site. However, the follow-on delineation conducted by the Wildlife Agencies on January 12, 2023, resulted in the inclusion of adjacent floodplain areas and an increase in the FGC Section 1600 resources and riparian/riverine areas to 0.52 acre/469 linear feet, as shown in Figure 5b. Path: U:\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\BTR.aprx Fig5a_AquaticResources_within_SurveyArea_WOTUS_WOTS, dkaneshiro 7/1/2022SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 5a Aquatic Resources (U.S. and State) within the Project Site N 0 200 Feet Project Site Phase 1 Site Development Phase 2 Site Development Potentially Jurisdictional Other Waters of the U.S. and State (0.10 acres/469 LF) Biological Resources Technical Report Evergreen Commercial Development Project 4-10 ESA / D202200263.00 Biological Resources Technical Report March 2023 4.5 Regional Connectivity, Wildlife Movement, and Habitat Linkages Wildlife habitat linkages are areas which link otherwise isolated blocks of habitat to allow wide- ranging animals to travel, genetic exchange to occur and to allow plants and animals to move in response to environmental changes and natural disasters. Wildlife habitat linkages also allow populations of threatened species to be replenished from other areas via the metapopulation theory (Hilty et al. 2006). Wildlife habitat linkages mitigate the effects of habitat fragmentation by (1) allowing animals to move between remaining habitats, which allows depleted populations to be replenished and promotes genetic diversity; (2) providing escape routes from natural disasters, predators, and human disturbances, thus reducing the risk that catastrophic events (such as fires or disease) will result in population or local species extinction; and (3) serving as travel routes for individual animals as they move within their home ranges in search of food, water, mates, and other needs (Noss 1983; Fahrig and Merriam 1985; Simberloff and Cox 1987; Harris and Gallagher 1989). Wildlife linkages are landscape features that connect and link habitat patches or habitat cores with each other. They serve a similar purpose in that they are areas that allow for animal movement, but they may not have all the resources a particular species needs to complete its life cycle. As identified in Figure 3-2, Schematic Cores and Linkages Map, of the MSHCP, wildlife migration corridors do not occur within the project site. Additionally, the project site is situated in a developed portion of the city, and Drainage 1 has been heavily modified both upstream and downstream from the project site; as a result, the available habitat is not expected to be used for wildlife migration or dispersal, to any significant degree. 4.6 Regulated Trees Chapter 5.116, Significant Palm Trees, of the Lake Elsinore Municipal Code regulates the removal, destruction, and relocation of significant palms of five specific species (Butia capitata, Phoenix canariensis, Phoenix reclinata, Phoenix roebelenii, and Washingtonia filifera) and two palm genera (Chamaerops and Trachycarpus) that exceed 5 feet in height. No palm trees were identified within the project site. There are no other local policies or ordinances for the protection of other tree species that apply to the project site. Evergreen Commercial Development Project 5-1 ESA / D202200263.00 Biological Resources Technical Report March 2023 CHAPTER 5 Project Impacts and Avoidance, Minimization, and Mitigation 5.1 Approach to the Analysis This section describes the potential effects of the proposed project on biological resources that may occur as a result of project implementation. Direct, indirect, temporary, and/or permanent effects to biological resources may occur as a result of project implementation, as defined below: • Direct Effects: Any alteration, disturbance, or destruction of biological resources that would result from project-related activities is considered a direct effect. Examples include loss of individual species and/or their associated plant communities, diversion of surface water flows, and encroachment into wetlands. Under FESA, direct effects are defined as the immediate effects of a project on a species or its habitat, including construction noise disturbance, sedimentation, or habitat loss. • Indirect Effects: Biological resources may also be affected in an indirect manner as a result of project-related activities. Under FESA, indirect effects are defined as those effects that are caused by, or would result from, a proposed project but occur later in time and are reasonably certain to occur [50 C.F.R. §402-02]. An example of indirect effects may include irrigation runoff from a developed area into surrounding natural vegetation. Indirect effects could also include increased wildfire frequency as a result of power line failures. • Temporary Effects: Any effects to biological resources that are considered reversible can be viewed as temporary. Examples include the generation of fugitive dust during construction activities. • Permanent Effects: All effects that result in the irreversible removal of biological resources are considered permanent. Examples include constructing a building or permanent road on an area with native vegetation, such that the native vegetation is permanently removed and replaced with a developed structure. A project is generally considered to have a significant effect if it proposes or results in any of the effects or conditions described in the significance thresholds discussed below, absent specific evidence to the contrary. Conversely, if a project does not propose or result in any of the following effects or conditions, it would generally not be considered to have a significant effect on biological resources, absent specific evidence of such an effect. These significance thresholds are taken from Appendix G of the State CEQA Guidelines. Biological Resources Technical Report Evergreen Commercial Development Project 5-2 ESA / D202200263.00 Biological Resources Technical Report March 2023 5.2 Thresholds of Significance Based on CEQA Guidelines Appendix G, the project would result in a significant impact on biological resources if it would: 1. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. 2. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. 3. Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal) through direct removal, filling, hydrological interruption, or other means. 4. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. 5. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance. 6. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. 5.3 Impacts Analysis Issue 1: Would the proposed project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special- status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Special-Status Plants Special-status plants were not identified within the project site during the focused special-status plant survey and, according to Section 6.1.3, Protection of Narrow Endemic Plant Species, and 6.3.2, Additional Survey Needs and Procedures, of the MSHCP, the project site does not fall within a required survey area for special-status plants with potential to occur (Dudek 2003). Therefore, with participation in the MSHCP (the City of Lake Elsinore is an MSHCP permittee), impacts to special-status plants would be considered less than significant. Special-Status Wildlife Although two special-status wildlife species, Cooper’s hawk and burrowing owl, were identified as having a moderate potential to occur on-site (as described in Section 4.3.1 and Appendix B), the native habitat on-site to support these species is limited. The removal of 1.00 acre of river red gum groves, 0.11 acre of non-native grasses and forbs, 7.68 acres of disturbed/developed habitat is not expected to threaten regional populations and would therefore not be significant. The project site is not located in the Amphibian Survey Area, Burrowing Owl Survey Area, or Biological Resources Technical Report Evergreen Commercial Development Project 5-3 ESA / D202200263.00 Biological Resources Technical Report March 2023 Mammal Survey Area as defined by Section 6.3.2 of the MSHCP; therefore, further ensuring these impacts are not significant, any potential project impacts to wildlife habitat that might occur would be addressed through participation in the MSHCP. Critical Habitat The project site does not occur within or immediately adjacent to critical habitat for any special- status plant or wildlife species; therefore, there would be no impacts to critical habitat as a result of project activities. Issue 2: Would the proposed project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Scale broom scrub is a sensitive community that is present on-site and will be impacted by the project (Figure 4). The removal of approximately 0.09 acre of scale broom scrub would be considered potentially significant. However, incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits either at Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank) would reduce impacts to MSHCP riparian/riverine areas and CDFW sensitive natural communities to a less-than-significant level. Mitigation Measure BIO-1 applies only to Phase 2 of the proposed project as the sensitive community only occurs in the southern portion of the project site. A Determination of Biologically Equivalent or Superior Preservation (DBESP) report, as described in Section 6.1.2 of the MSHCP, was prepared for the project and details the existing conditions, proposed Impacts, and proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas. A more detailed discussion can be found in the Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis and Determination of Biologically Equivalent or Superior Preservation (ESA 2022b), under separate cover. Issue 3: Would the proposed project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal) through direct removal, filling, hydrological interruption, or other means? No wetlands occur on-site and therefore there will be no impacts to state or federally protected wetlands. Approximately 0.10 acre (469 linear feet) of potential other waters of the U.S. and State, and 0.52 acre (469 linear feet) of streams and associated vegetation are potentially subject to regulation under Division 2, Chapter 6, Section 1600 et seq. of the CFGC and will be impacted by the project (Figures 5a and 5b). Additionally, these areas also constitute MSHCP riparian/riverine areas. Impacts to these aquatic resources would be considered potentially significant. However, incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits either at Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank) would reduce impacts to aquatic resources to a less-than-significant level. Mitigation Measure BIO-1 applies only to Phase 2 of the proposed project as the waters of the U.S. and State only occur in the southern portion of the project site. Biological Resources Technical Report Evergreen Commercial Development Project 5-4 ESA / D202200263.00 Biological Resources Technical Report March 2023 Issue 4: Would the proposed project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Wildlife Movement As identified in Figure 3-2, Schematic Cores and Linkages Map, of the MSHCP, wildlife migration corridors do not occur within the project site. Additionally, the project site is situated in a developed portion of the city, and Drainage 1 has been heavily modified both upstream and downstream from the project site. As a result, the available habitat is not expected to be used for wildlife migration or dispersal, to any significant degree. Thus, no impact to wildlife movement and/or nursery sites is expected as a result of project activities. Nesting Birds The proposed project may result in the disturbance of nesting birds (passerine and raptors) protected by the MBTA and CFGC 3503, 3503.5, and 3513. Impacts to nesting birds would be potentially significant. Incorporation of Mitigation Measure BIO-2 (nesting bird survey) would reduce impacts to nesting birds to a less-than-significant level. Issue 5: Would the proposed project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Chapter 5.116, Significant Palm Trees, of the Lake Elsinore Municipal Code regulates the removal, destruction, and relocation of significant palms of five specific species (Butia capitata, Phoenix canariensis, Phoenix reclinata, Phoenix roebelenii, and Washingtonia filifera) and two palm genera (Chamaerops and Trachycarpus) that exceed 5 feet in height. No palm trees were identified within the project site, and no other such local policies or ordinances apply to the project site; therefore, there would be no conflict with local policies or ordinances as a result of project activities. Issue 6: Would the proposed project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? The project site is located within the Western Riverside County MSHCP, and lies within the Elsinore Area Plan of the MSHCP. However, the project site is not located within a MSHCP Criteria Area, which is comprised of individual Cells or Cell Groups identified to guide assembly of Additional Reserve Lands for the MSHCP Conservation Area. The local jurisdictions participating in the MSHCP, such as the City of Lake Elsinore, are collectively responsible for assembling approximately 97,000 acres of land for the MSHCP Conservation Area. Local acquisition of lands for the MSHCP Conservation Area are purchased by the Western Riverside County Regional Conservation Authority (RCA) from willing sellers using the Habitat Evaluation and Acquisition Negotiation Strategy (HANS) process, or other processes, such as the Joint Project/Acquisition Review (JPR) process during which the RCA and appropriate Permittee staff (i.e., City of Lake Elsinore) shall jointly review development applications that are within a Criteria Area and are submitted to a Permittee for consideration). However, since the project site Biological Resources Technical Report Evergreen Commercial Development Project 5-5 ESA / D202200263.00 Biological Resources Technical Report March 2023 is not located within a MSHCP Criteria Area and is therefore not subject to the HANS process or the JPR process, the proposed project would not conflict with MSHCP Reserve Assembly goals. The project’s consistency with the MSHCP is summarized below. A more detailed discussion can be found in the Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis and Determination of Biologically Equivalent or Superior Preservation (ESA 2022b), under separate cover. The project site is not within any wildlife migration corridors identified in MSHCP Figure 3-2, Schematic Cores and Linkages Map. With respect to the proposed project’s consistency with MSHCP Section 6.1.2 (Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools), the removal of approximately 0.52 acre (469 linear feet) of potential MSHCP riparian/riverine areas would be considered potentially significant (Figure 5b). However, incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits; applicable only during Phase 2 of the proposed project), the payment of development fees, and the implementation of appropriate Best Management Practices outlined in MSHCP Appendix C (Dudek 2003) would ensure that the project is consistent with the provisions of the MSHCP. With respect to the proposed project’s consistency with MSHCP Section 6.1.3 (Protection of Narrow Endemic Plant Species) and Section 6.3.2 (Additional Survey Needs and Procedures), as stated throughout the document, the project is not located within a Narrow Endemic Plant Species Survey Area as defined by Section 6.1.3, or Amphibian Survey Area, Burrowing Owl Survey Area, or Mammal Survey Area as defined by Section 6.3.2 of the MSHCP. Therefore, impacts to wildlife habitat would be covered through payment of the MSHCP development fees. Section 6.1.4 of the MSHCP specifies that certain guidelines should be implemented for proposed projects located adjacent to or connected with existing conservation lands/lands described for conservation within the MSHCP Conservation Area; these include Public/Quasi-Public Land (PQP) Lands and conserved portions of the Criteria Area. The various guidelines include the management of site drainage/runoff and toxics/pollutants, grading, lighting, noise, invasive plant species, and wildlife barriers, to ensure that pre-project conditions are maintained during and following the completion of construction, to the degree feasible. The proposed project is not situated within, adjacent to, or connected with PQP Lands, or the Criteria Area; therefore, Section 6.1.4 of the MSHCP does not apply to this project, which would be consistent. Therefore, as summarized above, the proposed project would be consistent with the MSHCP. Biological Resources Technical Report Evergreen Commercial Development Project 5-6 ESA / D202200263.00 Biological Resources Technical Report March 2023 5.4 Avoidance, Minimization, and Mitigation Measures To minimize and avoid significant impacts to sensitive biological resources as a result of proposed project implementation, the following mitigation measures are recommended. Measure to Mitigate Potentially Significant Impacts to Sensitive Natural Communities and MSHCP Riparian/Riverine Habitat Mitigation Measure BIO-1: Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.52 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits, either from the Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank. Riverpark Mitigation Bank: If mitigation credits are purchased from the Riverpark Mitigation Bank, they will either be purchased as re-establishment or rehabilitation. If re-establishment is available, credits will be purchased at a 1.5:1 replacement ratio (i.e., 0.78 acres of mitigation). If both re-establishment and rehabilitation is available, credits will be purchased at a 1:1 replacement ratio for both credit options (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres of mitigation). If re-establishment is not available at the time of purchase, credits will be purchased at a 3:1 replacement ratio for rehabilitation credits alone (i.e, 1.56 acres). Barry Jones Wetland Mitigation Bank: If mitigation credits are purchased from the Barry Jones Wetland Mitigation Bank, they will be purchased as preservation, at a 4:1 replacement ratio (i.e., 2.08 acres of mitigation). BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. A DBESP report, as described in Section 6.1.2 of the MSHCP, has been prepared and details the existing conditions, proposed impacts, and proposed mitigation sufficient to offset impacts on MSHCP riparian/riverine areas (inclusive of scale broom scrub). Measure to Mitigate Potentially Significant Impacts to Nesting Birds Mitigation Measure BIO-2: Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation), a qualified biologist shall conduct a nesting bird survey within 3 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits: 1) Applicant shall designate a biologist (Designated Biologist) experienced in: identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; Biological Resources Technical Report Evergreen Commercial Development Project 5-7 ESA / D202200263.00 Biological Resources Technical Report March 2023 determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures. 2) Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate. If an active nest is detected, a suitable avoidance buffer will be established by the Designated Biologist in the field based on their best professional judgement and experience. Construction activities will remain outside of the buffer until a Designated Biologist determines that the nest is no longer active (i.e., the juveniles are surviving independent from the nest). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished. If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City for mitigation monitoring compliance record keeping. 5.5 Cumulative Impacts Cumulative impacts are defined as the direct and indirect effects of a proposed project which, when considered alone, would not be deemed a substantial impact, but when considered in addition to the impacts of related projects in the area, would be considered significant. “Related projects” refers to past, present, and reasonably foreseeable probable future projects, which would have similar impacts to the proposed project. CEQA deems a cumulative impact analysis to be adequate if a list of “related projects” is included in the EIR or the proposed project is consistent with an adopted general, specific, master, or comparable programmatic plan (Section 15130(b)(1)(B)). CEQA also states that no further cumulative impact analysis is necessary for impacts of a proposed project consistent with an adopted general, specific, master, or comparable programmatic plan [Section 15130(d)]. Biological Resources Technical Report Evergreen Commercial Development Project 5-8 ESA / D202200263.00 Biological Resources Technical Report March 2023 As discussed above, the project site consists of mostly disturbed/developed areas with patches of river red gum groves, non-native grasses and forbs, and scale broom scrub, and is surrounded primarily by a moderately developed portion of the City of Lake Elsinore. Phase 2 of the proposed project would impact Drainage 1, which includes a sensitive natural community; potential USACE, RWQCB, and CDFW jurisdiction; and MSHCP riparian/riverine areas. However, all impacts would be fully mitigated (as outlined in Section 5.4, Avoidance, Minimization, and Mitigation Measures). As such, there would be no cumulatively considerable impacts to biological resources. Similarly, any related project that may occur in the area in the future would be required, through the CEQA review and permit issuance processes, to mitigate their respective impacts upon biological resources to less than significant levels. Furthermore, the MSHCP addresses cumulative impacts for western Riverside County. The MSHCP identifies areas for long-term conservation and management. As such, with MSHCP compliance, cumulative impacts of proposed projects within authorized take lands within the MSHCP are minimized through the conservation of land. Therefore, implementation of the proposed project, in conjunction with other past, present, or reasonably foreseeable future projects, would not result in a significant cumulative impact related to biological resources. Evergreen Commercial Development Project 6-1 ESA / D202200263.00 Biological Resources Technical Report March 2023 CHAPTER 6 References Cited CDFW (California Department of Fish and Wildlife). 2018. Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities. CDFW. 2022a. California Natural Diversity Data Base (CNDDB). https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data. Accessed March 22, 2022. CDFW. 2022b. Sensitive Natural Communities. Sacramento, CA: CDFW, Natural Heritage Division, 2021. https://wildlife.ca.gov/Data/VegCAMP/Natural-Communities. Accessed March 22, 2022. CDFW. 2022c. BIOS Habitat Connectivity Viewer. https://apps.wildlife.ca.gov/bios/?bookmark=648. Accessed June 27, 2022. CNPS (California Native Plant Society). 2022. Inventory of Rare and Endangered Vascular Plants of California. http://rareplants.cnps.org/. Accessed March 22, 2022. Dudek (Dudek & Associates). 2003. Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). Final MSHCP, Volumes I and II. Prepared for County of Riverside Transportation and Lands Management Agency, Prepared by Dudek & Associates, Inc. Approved June 17, 2003 Environmental Laboratory. 1987. U.S. Army Corps of Engineers Wetland Delineation Manual. Prepared for the U.S. Army Corps of Engineers. ESA (Environmental Science Associates). 2022a. Proposed Commercial Development – Aquatic Resources Delineation Report. Prepared for the Evergreen Devco, Inc. July 2022, Revised March 2023. ESA. 2022b. Proposed Commercial Development – Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis and Determination of Biologically Equivalent or Superior Preservation. Prepared for the Evergreen Devco, Inc. July 2022. Fahrig, L. and Merriam, G. 1985. Habitat Patch Connectivity and Population Survival. Ecology 66(6): 1762-1768. Google Earth Pro. 2022. Aerial Imagery. Accessed June 24, 2022. Gonzales Environmental (Gonzales Environmental Consulting, LLC). 2022a. Habitat Assessment APN 377-020-014, 377-020-016, 377-020-017, 377-020-018, 377-020-019 in the City of Elsinore, Riverside County; USGS 7.5-minute Lake Elsinore Topographic Quadrangle Map in Section 30 and Partial Section 31 of Township 5 South, Range 4 West. May 6, 2021; Revised January 28, 2022. Biological Resources Technical Report Evergreen Commercial Development Project 6-2 ESA / D202200263.00 Biological Resources Technical Report March 2023 Gonzales Environmental. 2022b. Delineation of Waters of the United States, Department of Fish and Wildlife, Regional Water Quality Control Board, and 6.1.2 MSHCP Western Riverside County Jurisdictional Habitats for APN 377-020-014, 377-020-016, 377-020-017, 377-020- 018, 377-020-019 in the City of Elsinore, Riverside County; USGS 7.5-minute Lake Elsinore Topographic Quadrangle Map in Section 30 and Partial Section 31 of Township 5 South, Range 4 West. January 28, 2022. Harris, Larry D., and P.B. Gallagher. New initiatives for wildlife conservation: the need for movement corridors. In Defense of Wildlife: Preserving Communities and Corridors. Washington, D.C.: Defenders of Wildlife, 1989. Hilty, J., W. Lidicker, Jr., and Merenlender, A. 2006. Corridor Ecology: The Science and Practice of Linking Landscapes for Biodiversity Conservation. Island Press, Washington, D.C. NatureServe. 2022. NatureServe. https://www.natureserve.org/ Noss, R. F. 1983. A Regional Landscape Approach to Maintain Diversity. BioScience 33(11): 700-706. NRCS (Natural Resources Conservation Service). 2010. Field Indicators of Hydric Soils in the United States, Version 7.0. U.S. Department of Agriculture, NRCS. NRCS. 2022. NRCS Web Soil Survey. http://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx. Accessed March 22, 2022. Rehrer, K. 2023. Personal communication from K. Rehrer (CDFW) to ESA regarding site visit conducted on January 12, 2023. February 15, 2023. Sawyer, J.O., T. Keeler-Wolf, and J.M. Evens. 2009. A Manual of California Vegetation, Second Edition. California Native Plant Society, Sacramento, CA. 1300 pp. Simberloff, D., Cox, J. 1987. Consequences and Costs of Conservation Corridors. Conservation Biology 1: 63-71. USACE (U.S. Army Corps of Engineers). 2008a. Arid West Supplement to the 1987 Wetlands Delineation Manual. USACE. 2008b. A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States. USDA (U.S. Department of Agriculture). 2022. Agricultural Applied Climate Information System (AgACIS). http://agacis.rcc-acis.org/?fips=06071. Accessed March 22, 2022. USFWS (U.S. Fish and Wildlife Service). 2022a. Critical Habitat Portal. https://fws.maps.arcgis.com/home/webmap/viewer.html?webmap=9d8de5e265ad4fe09893cf 75b8dbfb77: Accessed March 22, 2022. USFWS. 2022b. Information for Planning and Consultation (IPaC). https://ecos.fws.gov/ipac/location/index. Accessed on June 27, 2022. USFWS. 2022c. National Wetland Inventory. https://www.fws.gov/wetlands/data/Mapper.html. Accessed March 22, 2022. Appendix A Special-Status Plant Species APPENDIX A: SPECIAL-STATUS PLANT SPECIES Evergreen Commercial Development Project A-1 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site BRYOPHYTES (MOSSES) Bryaceae (Moss Family) California screw moss Tortula californica Federal: None State: S2 Local: 1B.2 N/A Chenopod scrub, Valley and foothill grassland; grows within sandy soils. Elevation range extends from 10-1,640 meters. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. MARCHANTIOPHYTA (LIVERWORTS) Sphaerocarpaceae (Bottle Liverwort Family) Campbell’s liverwort Geothallus tuberosus Federal: None State: None Local: 1B.1 N/A Coastal scrub (mesic), vernal pools. Elevation range extends from 10-600 meters. Found in Riverside and San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. bottle liverwort Sphaerocarpos drewei Federal: None State: None Local: 1B.1 N/A Chaparral, coastal scrub; grows within openings. Elevation range extends from 90-600 meters. Found in Riverside and San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. ASCOMYCOTA (LICHENS) CALICIACEAE (Calicium Family) woven-spored lichen Texosporium sancti-jacobi Federal: None State: None Local: 3 N/A Chaparral; openings, on soil, small mammal pellets, dead twigs, and on Selaginella spp. Elevation range extends from 60-660 meters. Found in Los Angeles, Riverside, San Diego, San Luis Obispo, Santa Barbara, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-2 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site ASPLENIACEAE (Spleenwort Family) western spleenwort Asplenium vespertinum Federal: None State: S3.2 Local: 4.2 Feb.-Jun. Rocky, chaparral, cismontane woodland, coastal scrub. Elevation range extends from 180-1,000 meters. Found in Los Angeles, Riverside, San Diego, Orange, San Bernardino, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. GYMNOSPERMS Cupressaceae (Cypress Family) Tecate cypress Hesperocyparis forbesii Federal: None State: None Local: 1B.1 N/A Clay, gabbroic or metavolcanic soils associated with closed-cone coniferous forest and chaparral. Elevation range extends from 80-1,500 meters. Found in Riverside, Orange, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. ANGIOSPERMS (DICOTYLEDONS) Apiaceae (Carrot Family) San Diego button-celery Eryngium aristulatum var. parishii Federal: FE State: CE Local: 1B.1 MSHCP Apr.-Jun Coastal scrub, valley and foothill grassland, vernal pools; grows within San Diego mesa hardpan, claypan vernal pools, southern interior basalt flow vernal pools. Elevation range extends from 20-620 meters. Found in San Diego and Riverside. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Asteraceae (Sunflower Family) alkali marsh aster Almutaster pauciflorus Federal: None State: None Local: 2B.2 Jun.-Oct. Meadows and seeps; alkaline. Elevation range extends from 240-800 meters. Found in Inyo, Kern, Riverside, San Bernardino counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-3 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site San Diego ambrosia Ambrosia pumila Federal: Endangered State: None Local: 1B.1 MSHCP Apr.-Oct. Chaparral, coastal scrub, valley and foothill grassland, vernal pools; often disturbed areas, sometimes alkaline, clay, sandy. Elevation range extends from 20-415 meters. Found in Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. smooth tarplant Centromadia pungens ssp. laevis Federal: None State: None Local: 1B.1 MSCHP(d) Apr.-Sep. Valley and foothill grasslands with poorly drained alkaline soil conditions at low elevations. Elevation range extends from 0-640 meters. Found in Riverside, San Bernardino, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. paniculate tarplant Deinandra paniculata Federal: None State: None Local: 4.2 Apr.-Nov. Generally vernally mesic; coastal scrub; valley and foothill grassland; vernal pools. Elevation range extends from 25-940 meters. Found in Orange, Riverside, San Diego, San Bernardino, Santa Barbara counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. graceful tarplant Holocarpha virgata ssp. elongata Federal: None State: None Local: 4.2 MSHCP(e) May-Nov. Chaparral; cismontane woodland; coastal scrub; valley and foothill woodland. Elevation range extends from 60-1,100 meters. Found in Orange, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Coulter’s goldfields Lasthenia glabrata ssp. coulteri Federal: None State: None Local: 1B.1 MSHCP (d) Feb.-Jun. Salt-marsh, playas, vernal-pools, coastal; usually occurs in wetlands but occasionally in non-wetlands. Elevation range extends from 1-1,220 meters. Found in Orange, Riverside, Ventura, San Diego, and possibly Los Angeles, Kern and San Bernardino counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. small-flowered microseris Microseris douglasii ssp. platycarpha Federal: None State: None Local: 4.2 Mar.-May Clay soils in cismontane woodland; coastal scrub; valley and foothill grassland; vernal pools. Elevation range extends from 15-1,070 meters. Found in Los Angeles, Orange, San Diego, Riverside counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-4 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site white rabbit-tobacco Pseudognaphalium leucocephalum Federal: None State: None Local: 2B.2 Jul.-Dec. sandy, gravelly, Chaparral, Cismontane woodland, Coastal scrub, Riparian woodland. Elevation range extends from 0-2,100 meters. Found in Los Angeles, Riverside, Orange, San Diego, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. San Bernardino aster Symphyotrichum defoliatum Federal: None State: None Local: 1B.2 Jul.-Nov. Near ditches, springs, and streams; cismontane woodland, coastal scrub, lower montane coniferous forest, meadows and seeps, marshes and swamps, valley and foothill grassland (vernally mesic) Elevation range extends from 2-2,040 meters. Found in Los Angeles, Kern, Imperial, Riverside, San Bernardino, Orange, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Wright’s trichocoronis Trichocoronis wrightii var. wrightii Federal: None State: None Local: 2B.1 MSHCP(b) May-Sept. Meadows and seeps, marshes and swamps, riparian scrub, vernal. Elevation range extends from 5-435 meters. Found in Riverside County. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. San Diego County viguiera Viguiera laciniata Federal: None State: None Local: 4.2 Feb.-Jun. Chaparral, coastal scrub; grows along slopes and ridgelines. Elevation range extends from 60-750 meters. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. La Purisima Viguiera Viguiera purisimae Federal: None State: None Local: 2B.3 Apr.-Sep. Coastal bluff scrub, chaparral; Elevation range extends from 365-425 meters. Found in Orange County. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Boraginaceae (Borage Family) Douglas' fiddleneck Amsinckia douglasiana Federal: None State: None Local: 4.2 Mar.-May Valley and foothill grassland, oak woodland; grows on substrate composed of Monterey shale within arid habitats. Elevation range extends from 0-1,950 meters. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-5 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site Palmer’s grapplinghook Harpagonella palmeri Federal: None State: None Local: 4.2 MSHCP Mar.-May Variety of southern California plant communities including sage scrub; clay soils. Elevation range extends from 20-955 meters. Found in Los Angeles, Orange, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Santiago Peak phacelia Phacelia keckii Federal: None State: None Local: 1B.3 MSHCP May-Jun. Within openings in closed-cone coniferous forest and chaparral; occasionally found along streams. Elevation range extends from 545-1,600 meters. Found in Orange and Riverside counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Brassicaceae (Cabbage Family) Payton’s jewel-flower Caulanthus simulans Federal: None State: None Local: 4.2 MSHCP Feb.-Jun. Chaparral, coastal scrub; sandy, granitic. Elevation range extends from 90-2,200 meters. Found in Riverside and San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Robinson’s pepper-grass Lepidium virginicum var. robinsonii Federal: None State: None Local: 4.3 Jan.-Jul. Chaparral and coastal scrub. Elevation range extends from 1-885 meters. Found in Los Angeles, Orange, Riverside, San Bernardino, San Diego, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Hammitt’s clay-cress Sibaropsis hammittii Federal: None State: None Local: 1B.2 MSHCP(b) Mar.-Apr. Chaparral (openings), valley and foothill grassland; clay. Elevation range extends from 730-1,065 meters. Found in Riverside and San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Chenopodiaceae (Goosefoot Family) San Jacinto Valley crownscale Atriplex coronata var. notatior Federal: FE State: None Local: 1B.1 MSHCP(d) Apr.-Aug. Alkaline flats, playas, valley and foothill grassland, vernal pools. Elevation range extends from 370-488 meters. Found in Riverside and Kern counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-6 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site Parish’s brittlescale Atriplex parishii Federal: None State: None Local: 1B.1 MSHCP(d) Jun.-Oct. Shadscale scrub, alkali sinks, freshwater wetlands, wetland-riparian; playas, vernal pools. Elevation range extends from 25-1,900 meters. Found in Orange, Riverside, San Diego, and possibly Los Angeles and San Bernardino counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Davidson’s saltscale Atriplex serenana var. davidsonii Federal: None State: None Local: 1B.2 MSHCP(d) Apr.-Oct. Coastal sage scrub, wetland-riparian; coastal. Elevation range extends from 10-200 meters. Found in Orange, Riverside, San Diego, and possibly Los Angeles and San Bernardino counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Convolvulaceae (Morning-glory Family) small-flowered morning-glory Convolvulus simulans Federal: None State: None Local: 4.2 MSHCP Mar.-Jul. Clay soils, serpentinite seeps; openings in chaparral; coastal sage scrub; valley and foothill grassland. Elevation range extends from 0-305 meters. Found in Kern, Los Angeles, Riverside, Orange, San Diego, Santa Barbara counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Crassulaceae (Stonecrop Family) many-stemmed dudleya Dudleya multicaulis Federal: None State: None Local: 1B.2 MSHCP(b) Apr.-Jul. Chaparral, coastal scrub, valley and foothill grassland often on clay soils. Elevation range extends from 15-790 meters. Found in Los Angeles, Orange, Riverside, San Bernardino, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. sticky dudleya Dudleya viscida Federal: None State: None Local: 1B.2 MSHCP(f) May-Jun. Chaparral, coastal sage scrub; coastal. Elevation range extends from 10-550 meters. Found in Orange, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-7 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site Ericaceae (Heather Family) rainbow manzanita Arctostaphylos rainbowensis Federal: None State: None Local: 1B.1 Dec.-Mar. Chaparral (rocky). Elevation range extends from 205-670 meters. Found in Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. summer holly Comarostaphylis diversifolia ssp. diversifolia Federal: None State: None Local: 1B.2 Apr.-Jun. Chaparral, cismontane woodland, mixed chaparral; sometimes found in burned areas. Elevation range extends from 30-790 meters. Found in Orange, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Fabaceae (Legume Family) pride-of-California Lathyrus splendens Federal: None State: None Local: 4.3 Mar.-Jun. Chaparral. Elevation range extends from 200-1,525 meters. Found in Los Angeles, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Fagaceae (Oak Family) Engelmann oak Quercus engelmannii Federal: None State: None Local: 4.2 MSHCP Mar.-Jun. Cismontane woodland, chaparral, riparian woodland, valley and foothill grassland. Elevation range extends from 50-1,300 meters. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Juglandaceae (Walnut Family) Southern California black walnut Juglans californica Federal: None State: None Local: 4.2 Mar.-Aug. Chaparral, cismontane woodland, coastal scrub, riparian woodland; alluvial. Elevation range extends from 50-900 meters. Found in Los Angeles, Orange, Riverside, Santa Barbara, San Bernardino, San Diego, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-8 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site Lamiaceae (Mint Family) San Miguel savory Clinopodium chandleri Federal: None State: None Local: 1B.2 MSHCP Mar.-Jul. Chaparral, cismontane woodland, coastal scrub, riparian woodland, valley and foothill grassland. Grows within rocky, gabbroic, or metavolcanic soils. Elevation range extends from 120-1,075 meters. Found in Orange, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. heart-leaved pitcher sage Lepechinia cardiophylla Federal: None State: None Local: 1B.2 MSHCP(d) Apr.-Jul. Closed-cone coniferous forest, chaparral, cismontane woodland. Elevation range extends from 520-1,370 meters. Found in Orange, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. intermediate monardella Monardella hypoleuca ssp. intermedia Federal: None State: None Local: 1B.3 Apr.-Sep. Chaparral, cismontane woodland, lower montane, occasionally coniferous forest; generally grows on steep hillsides with dense brush. Elevation range extends from 400-1,250 meters. Found in Riverside, Orange, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Hall's monardella Monardella macrantha ssp. hallii Federal: None State: None Local: 1B.3 MSHCP Jun.-Oct. Broadleafed upland forest, chaparral, cismontane woodland, lower montane coniferous forest, valley and foothill grassland. Elevation range extends from 730-2,195 meters. Found in Los Angeles, Orange, Riverside, San Bernardino, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. southern mountains skullcap Scutellaria bolanderi ssp. austromontana Federal: None State: None Local: 1B.2 Jun.-Aug. Chaparral, cismontane woodland, lower montane coniferous forest; typically grows in gravelly soil on moist embankments of montane creeks. Elevation range extends from 425-2,000 meters. Found in Los Angeles, Riverside, San Diego, possibly San Bernardino counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-9 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site Limnanthaceae (Meadowfoam Family) Parish’s meadowfoam Limnanthes alba ssp. parishii Federal: None State: SE Local: 1B.2 MSHCP Apr.-Jun. Yellow pine forests, freshwater wetlands, wetland-riparian; meadows, vernal pools. Elevation range extends from 600-2,000 meters. Found in Riverside and San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Malvaceae (Mallow Family) California ayenia Ayenia compacta Federal: None State: None Local: 2.3 Mar.-Apr. Creosote bush scrub, washes. Elevation range extends from 150-1,095 meters. Found in Riverside, San Bernardino, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Nyctaginaceae (Four O’clock Family) chaparral sand-verbena Abronia villosa var. aurita Federal: None State: None Local: 1B.1 Jan.-Sep. Chaparral, coastal scrub, and desert dunes/sandy areas. Elevation range extends from 0-1,600 meters. Found in Los Angeles, Riverside, San Diego, San Bernardino, possibly Orange counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Papaveraceae (Poppy Family) Coulter’s matilija poppy Romneya coulteri Federal: None State: None Local: 4.2 MSHCP(e) Mar.-Jul. Dry washes and canyons in sage scrub and chaparral. Elevation range extends from 0-1,200 meters. Found in Los Angeles, Orange, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Phrymaceae (Lopseed Family) Cleveland’s bush monkeyflower Diplacus clevelandii Federal: None State: None Local: 4.2 MSHCP(f) Apr.-Jul. Chaparral, cismontane woodland, lower montane coniferous forest; grows within disturbed gravelly areas, such as long roadside. Elevation range extends from 450-2,000 meters. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-10 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site Palomar monkeyflower Eythranthe diffusus Federal: None State: None Local: 4.3 MSHCP Apr.-Jun. Chaparral, lower montane coniferous forest. Grows in sandy or gravelly areas. Elevation range extends from 1,220-1,830 meters. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Picrodendraceae (Bitter Tree Family) Parry’s tetracoccus Tetracoccus dioicus Federal: None State: None Local: 1B.2 Apr.-May Low growing chamise chaparral; prefers Las Posas soils. Elevation range extends from 165-1,000 meters. Found in Orange, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Polemoniaceae (Phlox Family) serpentine collomia Collomia diversifolia Federal: None State: None Local: 4.3 May-Jun. Chaparral, cismontane woodland; sometimes gravelly, rocky, serpentinite. Elevation range extends from 200-600 meters. Found in Orange County. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. spreading navarretia Navarretia fossalis Federal: FT State: None Local: 1B.1 MSHCP(b) Apr.-Jun. Coastal sage scrub, wetland-riparian; occurs almost always under natural conditions in wetlands. Elevation range extends from 30-655 meters. Found in Los Angeles, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. prostrate vernal pool navarretia Navarretia prostrata Federal: None State: None Local: 1B.1 Apr.-Jul Coastal sage scrub, wetland-riparian; occurs almost always under natural conditions in wetlands. Elevation range extends from 15-1,210 meters. Found in Los Angeles, Orange, Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-11 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site Polygalaceae (Milkwort Family) Fish’s milkwort Polygala cornuta var. fishiae Federal: None State: None Local: 4.3 MSHCP (e) May-Aug. Cismontane woodland, riparian woodland, chaparral; typically grows among oaks along ridges and scree slopes and is often found along streams. Elevation range extends from 100-1,000 meters. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Polygonaceae (Buckwheat Family) peninsular spineflower Chorizanthe leptotheca Federal: None State: None Local: 4.2 May-Aug. Sand or gravel; Elevation range extends from 600 (300) -1,600 meters. Found in Kern, Los Angeles, Riverside, San Bernardino, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Parry’s spineflower Chorizanthe parryi var. parryi Federal: None State: None Local: 1B.1 Apr.-Jun. Openings/clearings in coastal or desert sage scrub, chaparral or interface; dry slopes or flat ground; sandy soils. Elevation range extends from 275-1,220 meters. Found in Los Angeles, Riverside, San Bernardino counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. long-spined spineflower Chorizanthe polygonoides var. longispina Federal: None State: None Local: 1B.2 MSHCP Apr.-Jul. Primarily associated with clay soils but also found on sandy or gravelly soils within open areas of chaparral, sage scrub, or needlegrass grassland. Elevation range extends from 30-1,530 meters. Found in Orange, Riverside, Santa Barbara, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. slender-horned spineflower Dodecahema leptoceras Federal: FE State: SE Local: 1B.1 Apr.-Jun. Scrub and chaparral in sandy soils and alluvial fans. Elevation range extends from 200-760 meters. Found in Los Angeles, Riverside, San Bernardino counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-12 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site Ranunculaceae (Buttercup Family) little mousetail Myosurus minimus ssp. apus Federal: None State: None Local: 3.1 MSHCP(d) Mar.-Jun. Associated with vernal pools and inundated grassland habitats. Elevation range extends from 20-640 meters. Found in Alameda, Riverside, San Bernardino, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Rosaceae (Rose Family) mesa horkelia Horkelia cuneata var. puberula Federal: None State: None Local: 1B.1 Feb.-Jul. (uncommonly Sep.) Chaparral (maritime), cismontane woodland, coastal scrub/sandy or gravelly. Elevation range extends from 70-810 meters. Found in Los Angeles, Orange, San Bernardino, San Diego, Ventura, possibly Riverside counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. ANGIOSPERMS (MONOCOTYLEDONS) Alismataceae (Water-Plaintain Family) Sanford’s arrowhead Sagittaria sanfordii Federal: None State: None Local: 1B.2 May-Oct. Marshes and swamps. Elevation range extends from 0-650 meters. Found in Orange, San Bernardino, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Alliaceae (Liliaceae) (Onion Family-Lily Family) Yucaipa onion Allium marvinii Federal: None State: None Local: 1B.2 Apr.-May Chaparral; clay, openings. Elevation range extends from 760-1,065 meters. Found in Orange, Riverside, San Bernardino, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Munz’s onion Allium munzii Federal: FE State: ST Local: 1B.1 MSHCP(b) Mar.-May Chaparral, cismontane woodland, coastal scrub, pinyon and juniper woodland, valley and foothill grassland communities; clay soils. Elevation range extends from 297-1,070 meters. Found in Riverside County. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-13 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site Cyperaceae (Sedge Family) Buxbaum's sedge Carex buxbaumii Federal: None State: None Local: 4.2 Mar.-Aug. Bogs, fends, meadows, seeps, marshes, and swamps. Elevation range extends from 3-3,000 meters. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Juncaceae (Juncus) southwestern spiny rush Juncus acutus ssp. leopoldii Federal: None State: None Local: 4.2 Mar.-Jun. Mesic soils in coastal dunes; alkaline seeps in meadows; coastal salt marshes and swamps. Elevation range extends from 3-900 meters. Found in Los Angeles, Orange, San Diego, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Santa Lucia dwarf rush Juncus luciensis Federal: None State: None Local: 4.2 Apr.-Jul. Chaparral. Great Basin scrub, Lower montane coniferous forest, Meadows and seeps, Vernal pools. Elevation range extends from 300-2,040 meters. Found in Riverside and San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Liliaceae (Lily Family) Catalina mariposa lily Calochortus catalinae Federal: None State: None Local: 4.2 Feb-Jun. Chaparral, Cismontane woodland, Coastal scrub, Valley and foothill grassland. Typically found in heavy soils within openings. Elevation range extends from 15-700 meters. Found in Los Angele, Orange, Santa Barbara, San Bernardino, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. intermediate mariposa lily Calochortus weedii var. intermedius Federal: None State: None Local: 1B.2 MSHCP May-Jul. Coastal scrub, chaparral, valley and foothill grassland on rocky soil and rocky outcrops. Elevation range extends from 105-855 meters. Found in Los Angeles, Orange, Riverside, San Bernardino counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-14 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site ocellated Humboldt lily Lilium humboldtii ssp. ocellatum Federal: None State: None Local: 4.2 MSHCP* USFS Mar.-Jul. Chaparral, cismontane woodland, coastal scrub, lower montane coniferous forest, riparian woodland, openings. Elevation range extends from 30-1,800 meters. Found in Los Angeles, San Bernardino, Riverside, Orange, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. lemon lily Lilium parryi Federal: None State: None Local: 1B.2 Jul.-Aug. Red fir forest, yellow pine forest, wetland- riparian; riparian meadows; usually occurs in wetlands, but occasionally found in non- wetlands. Elevation range extends from 1,220-2,745 meters. Found in Los Angeles, Riverside, San Bernardino, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Poaceae (True Grass Family) vernal barley Hordeum intercedens Federal: None State: None Local: 3.2 MSHCP Mar.-Jun. Coastal dunes, coastal scrub, valley and foothill grassland (saline flats and depressions), vernal pools. Elevation range extends from 5-1,000 meters. Found in Los Angeles, Orange, Riverside, San Diego, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. California Orcutt grass Orcuttia californica Federal: FE State: SE Local: 1B.1 MSHCP (b) Apr.-Aug. Vernal pools. Elevation range extends from 15-660 meters. Found in Los Angeles, Riverside, San Diego, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Ruscaceae (Ruscus Family) chaparral nolina Nolina cismontana Federal: None State: None Local: 1B.2 May-Jul. Xeric Diegan sage scrubs, open chaparral, coastal scrub; generally grows within sandstone and shale substrates and occasionally within gabbro. Elevation range extends from 140-1,275 meters. Found in Orange, Riverside, San Diego, Ventura counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-15 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Flowering Period Preferred Habitat/Known Elevation and Distribution2 Presence/Potential to Occur Within Biological Project Site Themidaceae (Butcher's-Broom Family) thread-leaved brodiaea Brodiaea filifolia Federal: FT State: CE Local: 1B.1 Mar.-Jun. Clay soils in coastal scrub, valley and foothill grassland, cismontane woodland, and vernal pools. Elevation range extends from 25-1,120 meters. Found in Los Angeles, Orange, Riverside, San Diego, San Bernardino counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Santa Rosa basalt brodiaea Brodiaea santarosae Federal: None State: None Local: 1B.2 May-Jul. Valley and foothill grassland; basaltic. Elevation range extends from 565-1,045 meters. Found in Riverside, San Diego counties. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. 1 Sensitivity Status Federal FE Federally Endangered FT Federally Threatened FC Federal Candidate FPE Federally Proposed as Endangered FPT Federally Proposed as Threatened FPD Federally Proposed for Delisting State SE State Listed as Endangered ST State Listed as Threatened SCE State Candidate for Endangered SCT State Candidate for Threatened SR State Rare Local CRPR California Rare Plant Ranks: California Rare Plant Rank 1A Plants presumed extirpated in California and either rare or extinct elsewhere California Rare Plant Rank 1B Plants rare, threatened, or endangered in California and elsewhere California Rare Plant Rank 2A Plants presumed extirpated in California but common elsewhere California Rare Plant Rank 2B Plants rare, threatened, or endangered in California, but common elsewhere California Rare Plant Rank 3 Plants about which more information is needed, a review list California Rare Plant Rank 4 Plants of limited distribution, a watch list Threat Code extensions and their meanings: 0.1-Seriously threatened in California (over 80% of occurrences threatened / high degree and immediacy of threat) 0.2-Moderately threatened in California (20-80% occurrences threatened / moderate degree and immediacy of threat) 0.3-Not very threatened in California (less than 20% of occurrences threatened / low degree and immediacy of threat or no current threats known) Appendix A: Special-Status Plant Species Evergreen Commercial Development Project A-16 ESA / D202200263.00 Biological Resources Technical Report March 2023 MSHCP Western Riverside County Multiple Species Habitat Conservation Plan covered species MSHCP (a) Surveys may be required as part of wetlands mapping per MSHCP Section 6.1.2. MSHCP (b) Surveys may be required within Narrow Endemic Plant Species survey area per MSHCP Section 6.1.3. MSHCP (c) Surveys may be required per MSHCP Section 6.3.2. MSHCP (d) Surveys may be required within Criteria Area per MSHCP Section 6.3.2. MSHCP (e) These Covered Species will be considered to be Covered Species Adequately Conserved when conservation requirements identified in species-specific conservation objectives have been met per MSHCP Section 9.0 (Table 9-3). MSHCP (f) These Covered Species will be considered to be Covered Species Adequately Conserved when a Memorandum of Understanding is executed with the Forest Service that addresses management for these species on Forest Service Land per MSHCP Table 9-3. 2 Sources for Preferred Habitat: California Native Plant Society. 2022. CNPS Rare Plant Inventory. Available online at: https://rareplants.cnps.org/. Accessed on June 28, 2022. Calflora. 2022. Information on Wild California Plants. Available online at: https://www.calflora.org/. Accessed on June 28, 2022. CDFW. 2022. California Natural Diversity Database (CNDDB). RareFind, Version 5.0 (Commercial Subscription). Sacramento, California: CDFW, Biogeographic Data Branch. Available online at: https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data. Accessed on June 28, 2022. Source: ESA, 2022. Appendix B Special-Status Wildlife Species APPENDIX B: SPECIAL-STATUS WILDLIFE SPECIES Evergreen Commercial Development Project B-1 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Preferred Habitat/Known Distribution2 Presence/Potential to Occur Within Biological Project Site Invertebrates Order Anostraca (fairy shrimp) Crustacea Riverside fairy shrimp Streptocephalus woottoni Federal: FE State: None Local: (MSHCP) WS Endemic to western Riverside, Orange and San Diego Counties in areas of tectonic swales/earth slump basins in grassland and coastal sage scrub. Inhabit seasonally astatic pools filled by winter/spring rains greater than 12 inches in depth. Hatch in warm water later in the season. Typically observed January through March. Not Expected. No evidence of ponding was observed for vernal pools and the soil survey data did not reveal the presence of clay lenses or other soils typical of vernal pools. Past ponding within the drainage occurred from a fallen eucalyptus tree blocking water flow. Order Coleoptera (beetles) Insecta Senile tiger beetle Cicindela senilis frosti Federal: None State: None Local: None Inhabits marine shoreline, from Central California coast south to salt marshes of San Diego. Also found at Lake Elsinore. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Order Lepidoptera (butterflies & moths) Insecta Quino checkerspot butterfly Euphydryas editha quino Federal: FE State: None Local: None Sunny openings within native and non-native grasslands, coastal sage scrub, open chaparral, and other open plant community types with rocky outcroppings, cryptogrammic crusts, and presence of host plant species (Plantago erecta, P. insularis, and Castilleja exserta) and nectar sources. Hills and mesas near the coast. Not Expected. The project site is highly disturbed due to previous grading and on-going weed abatement activities, which have removed the majority of vegetation on-site. No suitable host plants occur on the project site. Additionally, no focused surveys are required as this species is adequately conserved under the MSHCP. Appendix B: Special-Status Wildlife Species Evergreen Commercial Development Project B-2 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Preferred Habitat/Known Distribution2 Presence/Potential to Occur Within Biological Project Site AMPHIBIANS Spadefoot Toads Scaphiopodidae western spadefoot Spea hammondii Federal: None State: SSC Local: (MSHCP) AC Mixed woodland, grasslands, chaparral, sandy washes, lowlands, river floodplains, alluvial fans, playas, alkali flats, foothills, and mountains. Prefers washes and other sandy areas with patches of brush and rocks. Rain pools or shallow temporary pools, which do not contain bullfrogs, fish, or crayfish are necessary for breeding. Perennial plants necessary for its major food-termites. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. REPTILES Spiny Lizards Phrynosomatidae coast horned lizard Phrynosoma blainvillii Federal: None State: SSC Local: (MSHCP) AC Prefers sandy riparian and sage scrub habitats but also occurs in valley-foothill hardwood, conifer, pine-cypress, juniper and annual grassland habitats below 6,000 feet, open country, especially sandy areas, washes, flood plains, and windblown deposits. Requires open areas for sunning, bushes and loose soil for cover and abundant supply of harvester ants. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. No sandy soils or harvester ants observed. Whiptails & Relatives Teiidae orange-throated whiptail Aspidoscelis hyperythra Federal: None State: WL Local: (MSHCP) AC Species requires intact habitat within chaparral, cismontane woodland, and coastal scrub plant communities. Prefers washes and other sandy areas with patches of brush and rocks. Perennial plants necessary for its major food-termites. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. No sandy soils or termites observed. Boas Boidae coastal rosy boa Lichanura trivirgata rosafusca Federal: None State: None Local: None Rocky areas of chaparral and coastal sage scrub habitats. Attracted to water sources such as permanent and intermittent streams, but does not require permanent water. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Drainage is ephemeral and no rocky habitats within or near project site. Appendix B: Special-Status Wildlife Species Evergreen Commercial Development Project B-3 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Preferred Habitat/Known Distribution2 Presence/Potential to Occur Within Biological Project Site Vipers Viperiidae red-diamond rattlesnake Crotalus ruber Federal: None State: SSC Local: (MSHCP) AC Known to occur in chaparral, Mojavean desert scrub, and Sonoran desert scrub communities. Occurs in rocky areas and dense vegetation. Needs rodent burrows, cracks in rocks, or surface cover objects. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. No scrub communities or dense vegetation present. BIRDS Hawks, Kites, Harriers, & Eagles Accipitridae Cooper’s hawk Accipiter cooperii Federal: None State: WL Local: (MSHCP) AC Inhabits cismontane woodland, riparian forest, riparian woodland, upper montane coniferous forest, or other forest habitats near water. Nests and forages near open water or in riparian vegetation. Moderate Potential. Limited suitable nesting habitat within the eucalyptus grove and foraging habitat within the non-native grasses and forbs occur on- site. However, these habitats are highly disturbed and this species was not observed during the biological surveys. No additional surveys are required as the species is adequately conserved under the MSHCP. white-tailed kite Elanus leucurus Federal: None State: FP Local: (MSHCP) AC Rolling foothills and valley margins with scattered oaks and river bottomlands or marshes nest to deciduous woodland. Open grasslands, meadows, or marshes for foraging close to isolated, dense-topped trees for nesting and perching. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. True Owls Strigidae burrowing owl Athene cunicularia Federal: BCC State: SSC Local: (MSHCP) AS Inhabits coastal prairie, coastal scrub, Great Basin scrub, Mojavean desert scrub, Sonoran desert scrub, annual and perennial grasslands, bare ground, and disturbed habitats characterized by low-growing vegetation. A subterranean nester dependent upon burrowing mammals, particularly the California ground squirrel. Moderate Potential. Suitable habitat occurs within the non-native grasses and forbs on-site. However, this species was not observed during the biological surveys, and no additional surveys are required as the species is adequately conserved under the MSHCP. Appendix B: Special-Status Wildlife Species Evergreen Commercial Development Project B-4 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Preferred Habitat/Known Distribution2 Presence/Potential to Occur Within Biological Project Site Vireos Vireonidae least Bell’s vireo Vireo bellii pusillus Federal: FE State: SE, SSC Local: (MSHCP) WS Known to occur in riparian forest, scrub, and woodland habitats. Summer resident of Southern California in low riparian in vicinity of water or in dry river bottoms; below 2,000 feet. Highly territorial and nests primarily in willow, mule fat, or mesquite habitats. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Gnatcatchers Polioptilidae coastal California gnatcatcher Polioptila californica californica Federal: FT State: SSC Local: (MSHCP) AC Species is an obligate, permanent resident of coastal sage scrub habitats dominated by California sagebrush and flat-topped buckwheat, mainly on cismontane slopes below 1,500 feet in elevation. Low coastal sage scrub in arid washes, on mesas and slopes. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Sparrows Passerellidae southern California rufous-crowned sparrow Aimophila ruficeps canescens Federal: None State: WL Local: (MSHCP) AC Known to frequent relatively steep, often rocky hillsides with grass and forb species. Resident in southern California coastal sage scrub and mixed chaparral habitats. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. Bell’s sparrow Artemisiospiza belli belli Federal: None State: WL Local: (MSHCP) AC Inhabits large, unfragmented blocks of coastal sage scrub, southern mixed chaparral habitats. Not Expected. This species is not expected to occur within the project site due to lack of suitable habitat. MAMMALS Rabbits & Hares Leporidae San Diego black-tailed jackrabbit Lepus californicus bennettii Federal: None State: SSC Local: None Inhabits open grasslands, agricultural fields, and sparse coastal scrub where they occur primarily in arid regions with short grass. Low Potential. Limited suitable habitat within the non-native grasses and forbs occurs on-site. However, the habitat is highly disturbed and this species was not observed during the biological surveys. No additional surveys are required as the species is adequately conserved under the MSHCP. Appendix B: Special-Status Wildlife Species Evergreen Commercial Development Project B-5 ESA / D202200263.00 Biological Resources Technical Report March 2023 Common Name Scientific Name Sensitivity Status1 Preferred Habitat/Known Distribution2 Presence/Potential to Occur Within Biological Project Site Kangaroo rats, Pocket mice, & Kangaroo mice Heteromyidae Stephens’ kangaroo rat Dipodomys stephensi Federal: FE State: ST Local: (MSHCP) AC Inhabits annual and perennial grassland habitats, but may occur in coastal scrub or sagebrush with sparse canopy cover, or in disturbed areas. Known to occur in sparse perennial vegetation with firm soil, “neither hard nor sandy.” Low Potential. Limited suitable habitat within the non-native grasses and forbs occurs on-site. However, the habitat is highly disturbed and this species was not observed during the biological surveys. No additional surveys are required as the species is adequately conserved under the MSHCP (the project site is within the SKR fee area). 1 Sensitivity Status Federal (USFWS) BGEPA Bald and Golden Eagle Protection Act FE Federally Endangered FT Federally Threatened FPE Federally Proposed as Endangered FPT Federally Proposed as Threatened State FP Fully Protected SE State Endangered ST State Threatened SCE State Candidate as Endangered SCT State Candidate as Threatened SSC State Species of Special Concern WL Watch List WBWG Western Bat Working Group Regional Priority Matrix Species Local Western Riverside County MSHCP (MSHCP) • WS = Wetland Species under the MSHCP – additional surveys may be required as part of wetlands mapping per the MSHCP • AS = Additional surveys may be required for these species within locations shown on survey maps as described in Section 6.3.2 of the MSHCP. • AC = Adequately Conserved Species under the MSHCP 2 Sources for Preferred Habitat: CDFW. 2022a. California Natural Diversity Database (CNDDB). RareFind, Version 5.0 (Commercial Subscription). Sacramento, California: CDFW, Biogeographic Data Branch. Available online at: https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data. Accessed on June 28, 2022. CDFW. 2022b. California Wildlife Habitat Relationships. Available online at: https://wildlife.ca.gov/Data/CWHR/Life-History-and-Range. Accessed on June 28, 2022. Source: ESA, 2022. Evergreen Commercial Development Project Draft IS/MND Response to Comments/Errata 41 | Page 5. ATTACHMENT B - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023 EVERGREEN COMMERCIAL DEVELOPMENT PROJECT Aquatic Resources Delineation Report Prepared for August 2022; Revised March 2023 Karen Levitt Ortiz Evergreen Devco, Inc. 2390 East Camelback Road, Suite 410 Phoenix, AZ 85016 EVERGREEN COMMERCIAL DEVELOPMENT PROJECT Aquatic Resources Delineation Report Prepared for August 2022; Revised March 2023 Karen Levitt Ortiz Evergreen Devco, Inc. 2390 East Camelback Road, Suite 410 Phoenix, AZ 85016 420 Exchange Suite 260 Irvine, CA 92602 949.753.7001 esassoc.com Bend Camarillo Delray Beach Destin Irvine Los Angeles Oakland Orlando Pasadena Petaluma Portland Sacramento San Diego San Francisco San Jose Santa Monica Sarasota Seattle Tampa D202200263.00 OUR COMMITMENT TO SUSTAINABILITY | ESA helps a variety of public and private sector clients plan and prepare for climate change and emerging regulations that limit GHG emissions. ESA is a registered assessor with the California Climate Action Registry, a Climate Leader, and founding reporter for the Climate Registry. ESA is also a corporate member of the U.S. Green Building Council and the Business Council on Climate Change (BC3). Internally, ESA has adopted a Sustainability Vision and Policy Statement and a plan to reduce waste and energy within our operations. This document was produced using recycled paper. Evergreen Commercial Development Project i ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 TABLE OF CONTENTS Evergreen Commercial Development Project Aquatic Resources Delineation Report Page Executive Summary ................................................................................................ES-1 Chapter 1: Introduction ................................................................................................ 1 1.1 Survey Location ............................................................................................ 3 1.1.1 Directions to the Survey Area ............................................................... 3 1.2 Contact Information....................................................................................... 3 1.2.1 Applicant and Property Owner .............................................................. 3 1.2.2 Delineators ......................................................................................... 3 Chapter 2: Existing Conditions .................................................................................... 7 2.1 Aquatic Resources Delineation Survey Area.................................................... 7 2.2 Vegetatio n Communities and Land Cover Types.............................................. 7 2.2.1 Non-Native Grasses and Forbs ............................................................ 7 2.2.2 River Red Gum Groves........................................................................ 9 2.2.3 Scale Broom Scrub (Lepidospartum squamatum Alliance) ...................... 9 2.2.4 Disturbed/Developed ........................................................................... 9 2.3 Soils ............................................................................................................ 9 2.3.1 Arbuckle gravelly loam, 2 to 9 percent slopes, dry, MLRA 19 .................. 9 2.3.2 Garretson gravelly very fine sandy loam, 2 to 8 percent slopes.............. 11 2.4 Hydrology................................................................................................... 11 2.5 Climate ...................................................................................................... 11 2.5.1 Agricultural Applied Climate Information System Wetlands Climate Table ........................................................................................... 13 2.5.2 Antecedent Precipitation Tool ............................................................. 13 Chapter 3: Regulatory Framework .............................................................................. 15 3.1 Waters of the U.S........................................................................................ 15 3.1.1 Solid Waste Agency of Northern Cook County (SWANCC) v. United States .................................................................................... 16 3.1.2 Rapanos v. United States & Carabell v. United States .......................... 16 3.1.3 Pascua Yaqui Tribe v. U.S. Environmental Protection Agency ............... 17 3.1.4 Section 401 CWA .............................................................................. 17 3.2 Waters of the State ..................................................................................... 18 3.3 Lakes, Streams, and Associated Vegetation.................................................. 18 3.4 MSHCP Riparian/Riverine Areas .................................................................. 18 Chapte r 4: Methodology ............................................................................................. 21 4.1 Database and Literature Review .................................................................. 21 4.1.1 National Wetlands Inventory............................................................... 21 4.2 Field Survey Methods.................................................................................. 22 4.2.1 Waters of the U.S. ............................................................................. 22 Table of Contents Page Evergreen Commercial Development Project ii ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 4.2.2 Waters of the State............................................................................ 23 4.2.3 CDFW Streams and Associat ed Vegetation and MSHCP Riparian/Riverine Areas ..................................................................... 23 4.3 Mapping and Acreage Calculations .............................................................. 24 Chapter 5: Results ..................................................................................................... 25 5.1 Aquatic Resources ...................................................................................... 25 5.1.1 Drainage 1........................................................................................ 25 5.2 Waters of the U.S........................................................................................ 28 5.2.1 Clean Water Act Analysis................................................................... 28 5.3 Waters of the State ..................................................................................... 29 5.3.1 Waters of the State Analysis .............................................................. 29 5.4 CDFW Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas ............................................................................... 29 5.5 Conclusion ................................................................................................. 29 Chapter 6: References Cited ...................................................................................... 31 List of Figures Figure 1-1 Regional Location ...................................................................................... 2 Figure 1-2 Project Location ......................................................................................... 4 Figure 1-3 USGS Topographic Map ............................................................................. 5 Figure 2-1 Natural Communities and Land Cover Types ................................................ 8 Figure 2-2 Soils........................................................................................................ 10 Figure 2-3 NWI and NHD Mapped Aquatic Resources within the Survey Area ............... 12 Figure 5-1 Aquatic Resources (U.S. and State) within the Project Site .......................... 26 Figure 5-2 Features Potentially Subject to Fish and Game Code Section 1600 et seq. and MSHCP Riparian/Riverine Areas .................................................. 27 List of Tables Table 2-1 Natural Communities and Land Cover Types ................................................ 7 Table 2-2 Wets Table: Monthly Total Precipitation for Elsinore, CA.............................. 13 Table 5-1 Rational Method Results ........................................................................... 29 Appendices A. APT Outputs B. Representative Site Photographs Evergreen Commercial Development Project ES-1 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 EXECUTIVE SUMMARY At the request of Evergreen Devco, Inc. (Evergreen), Environmental Science Associates (ESA) conducted a site investigation for the Evergreen Commercial Development Project (project) at the property located at the southeast corner of Central Avenue and Cambern Avenue (project site), in Lake Elsinore, California. The purpose of the site investigation was to identify and delineate a potential water of the U.S and State (Drainage 1) on the project site in accordance with A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States (USACE 2008b) to support any necessary permits from the regulatory agencies. Based on the results of the aquatic resources delineation and the jurisdictional analysis, Drainage 1, an ephemeral stream, may be subject to the regulatory jurisdiction of the U.S. Army Corps of Engineers (USACE) pursuant to Section 404 of the federal Clean Water Act (CWA). The Santa Ana Regional Water Quality Control Board (RWQCB) may also assert jurisdiction over Drainage 1 as a water of the State pursuant to Section 401 of the federal CWA, the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State (State Wetlands Procedures), and the Porter Cologne Water Quality Control Act. Additionally, Drainage 1 along with associated vegetation may be subject to regulation by California Department of Fish and Wildlife (CDFW) under Fish and Game Code (FGC) Section 1600 et seq. Finally, Drainage 1 may also be subject to regulation under the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Section 6.1.2, Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools. Executive Summary Evergreen Commercial Development Project ES-2 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 This page intentionally left blank Evergreen Commercial Development Project 1 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 CHAPTER 1 Introduction At the request of Evergreen Devco, Inc. (Evergreen), Environmental Science Associates (ESA) conducted a site investigation for the Evergreen Commercial Development Project (project) at the property located at the southeast corner of Central Avenue and Cambern Avenue (project site), in Lake Elsinore, California (Figure 1-1, Regional Location). The proposed project would involve the development of multiple commercial buildings and associated parking. Staging for the project would remain entirely within the project site. Project activities would occur in two phases, would involve approximately 4 months of grading and site preparation, and would last between 1.5 and 2 years to complete construction of the buildings and parking lots. Phase 1 of the project would take place in the northern half of the project site, which is disturbed and supports limited biological resources. Phase 2 would occur in the southern half of the project site, which supports aquatic resources. The site investigation conducted by ESA was to identify and delineate a potential water of the U.S and State (Drainage 1) on the project site that may be subject to the regulatory jurisdiction of the U.S. Army Corps of Engineers (USACE) pursuant to Section 404 of the federal Clean Water Act (CWA); Santa Ana Regional Water Quality Control Board (RWQCB) pursuant to Section 401 of the federal CWA, the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State (State Wetlands Procedures), and the Porter Cologne Water Quality Control Act; California Department of Fish and Wildlife (CDFW) pursuant to Sections 1600 et seq. of the California Fish and Game Code (FGC); and/or features subject to the MSHCP pursuant to Section 6.1.2, Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools (Dudek 2003). The delineation was conducted in accordance with the 1987 Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory 1987) and R egional Supplement to the Corps of Engineers Wetland Delineation Manual: Arid West Region (Version 2.0) (USACE 2008a). Delineation of potential non-wetland waters of the U.S., as determined by the presence of an ordinary high water mark (OHWM), was based on the guidance in A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States (USACE 2008b). The results from this report will be used to support any necessary permits from the regulatory agencies. !^ Camp PendletonMarine Corps Base Wildomar Lake Elsinore Sun City Perris Moreno Valley Corona Ø Project Location SAN DI E G O C O U N T Y RIVERSI D E C O U N T YRIVERSIDE COUNTYORANGE COUNTYSan Clemente §¨¦15 Temecula Riverside RIVERSIDE COUNTY SAN BERNARDO COUNTY Mission Viejo Bonsall Pauma Valley LakePerris§¨¦215 §¨¦15 UV76 UV74 UV60 UV91Prado FloodControl Basin Lake Matthews Lake Elsinore Lake Skinner San BernardinoNational Forest ClevelandNationalForest Path: \\azr-file01\GIS_SHARE\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\Fig1-1_RegionalLoc.mxd, dkaneshiro 7/1/2022SOURCE: ESRI Evergreen Commercial Development Project Figure 1-1 Regional Location N 0 8 Miles ØProject Area Aquatic Resources Delineation Report Evergreen Commercial Development Project 3 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 1.1 Survey Location The project site is located at the southeast corner of Central Avenue (California State Route 74) and Cambern Avenue in the City of Lake Elsinore, Riverside County, California. The project site encompasses five parcels: Assessor’s Parcel Numbers (APNs) 377-020-014, 377-020-016, 377- 020-017, 377-020-018, and 377-020-019, totaling 8.87 acres (Figure 1-2, Project Location). The project site is within Section 31, Township 5 South and Range 4 West, in the Lake Elsinore, California, 7.5-minute U.S. Geological Survey (USGS) quadrangle (Figure 1-3, USGS Topographic Map). 1.1.1 Direction s to the Survey Area From the USACE Riverside Field Office location at 1451 Research Park Drive, head north on Research Park Drive toward Columbia Avenue and turn left. Continue for 0.9 mile and turn left on Iowa Avenue. Continue for 1.3 miles before turning right onto Blaine Street and follow the signs for the entrance to CA-60 E/I-215 S toward San Diego/Indio. Continue on CA-60 E/I-215 S for 3.8 miles and then use the right 2 lanes to take I-215 S toward San Diego for 11 miles. Take exit 18 for D Street and then turn right onto W San Jacinto Avenue and then quickly left onto S C Street. Continue on S C Street for 0.3 mile before turning right onto CA-74 W/W 4th Street for 9 miles. Turn left onto Cambern Avenue and survey area is located on the left. 1.2 Contact Information 1.2.1 Applicant and Property Owner Karen Levitt Ortiz Evergreen Devco, Inc. 2390 East Camelback Road, Suite 410 Phoenix, AZ 85016 1.2.2 Delineators Robert Sweet Environmental Science Associates 770 Paseo Camarillo #310 Camarillo, CA 93010 (213) 599-4300 rsweet@esassoc.com Daryl Koutnik Environmental Science Associates 16755 Von Karman Avenue, Suite 200 Irvine, CA 92606 (949) 753-7001 dkoutnik@esassoc.com C A M B E R N A V ECENTRAL AVEPath: U:\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\ARDR.aprx Fig1-2_ProjectLocation, dkaneshiro 7/1/2022SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 1-2 Project Location N 0 200 Feet Project Site Phase 1 Site Development Phase 2 Site Development Santa Clarita Long Beach Los Angeles Angeles National Forest Murrieta Indio Riverside Oceanside Victorville ØProject Site Path: U:\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\ARDR.aprx Fig1-3_Topo, dkaneshiro 7/1/2022SOURCE: USGS 7.5" Topoquad Lake Elsinore; ESA, 2022 Evergreen Commercial Development Project Figure 1-3 USGS Topographic Map N 0 600 Feet Project Site Phase 1 Site Development Phase 2 Site Development Aquatic Resources Delineation Report Evergreen Commercial Development Project 6 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 This page intentionally left blank Evergreen Commercial Development Project 7 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 CHAPTER 2 Existing Conditions 2.1 Aquatic Resources Delineation Survey Area The 8.87-acre aquatic resources delineation survey area (survey area) encompasses the project site, which includes five parcels: APNs 377-020-014, 377-020-016, 377-020-017, 377-020-018, and 377-020-019. 2.2 Vegetation Communities and Land Cover Types The natural communities and land cover types are depicted in Figure 2-1, Natural Communities and Land Cover Types, and a summary of acreages within the survey area are presented below in Table 2-1, Natural Communities and Land Cover Types. TABLE 2-1 NATURAL COMMUNITIES AND LAND COVER TYPES Natural Communities and Land Cover Types Project Site (acres) Non -Native Grasses and Forbs 0.11 River Red Gum Groves 1.00 Scalebroom Scrub 0.09 Disturbed/Developed 7.68 Total* 8.87 * Total may differ from sum of individual numbers due to rounding. 2.2.1 Non-Native Grasses and Forbs Non-native grasses occur in the eastern central portion of the project site, along the western bank of the non-vegetated portion of Drainage 1. Vegetation in this community consists of a mixture of non-native grasses and forbs such as slender oat (Avena barbata), red brome (Bromus rubens), white stemmed filaree (Erodium brachycarpum), coastal heron’s bill (E. cicutarium), and foxtail barley (Hordeum murinum). The non-native golden crownbeard (Verbesina encelioides) is the only subshrub in this community. C A M B E R N A V ECENTRAL AVEPath: U:\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\ARDR.aprx Fig2-1_Natural_Comm-Land_Cover_Types, dkaneshiro 7/1/2022SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 2-1 Natural Communities and Land Cover Types N 0 200 Feet Project Site Phase 1 Site Development Phase 2 Site Development Drainage 1 Natural Communities and Land Cover Types Non-Native Grasses and Forbs River Red Gum Groves Scale Broom Scrub Disturbed/Developed Aquatic Resources Delineation Report Evergreen Commercial Development Project 9 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 2.2.2 River Red Gum Groves River red gum groves occur along the southeast (along Drainage 1) and as a landscape row in the northwest project site boundaries, with one isolated cluster in the western portion of the project site. Vegetation in this community consists of a tree canopy dominated by river red gum (Eucalyptus camaldulensis) with an understory comprising various grasses and forbs, such as common bedstraw (Galium aparine), common chickweed (Stellaria media), coastal heron’s bill, field bindweed (Convolvulus arvensis), blue dicks (Dichelostemma capitatum), fringed twinevine (Funastrum cynanchoides), and slender oat. 2.2.3 Scale Broom Scrub (Lepidospartum squamatum Alliance ) Scale broom scrub occurs within the eastern portion of the project site, along the western bank of Drainage 1. This community is characterized by a dense shrub layer, dominated by scale broom (Lepidospartum squamatum) and interspersed with various other shrub species, such as California sagebrush (Artemisia californica) and mulefat (Baccharis salicifolia). The density of the shrub growth appears to have precluded the development of a mature understory; however, herbaceous species observed along the margins of the community include fiddleneck (Amsinckia menziesii) and longstem buckwheat (Eriogonum elongatum). 2.2.4 Disturbed/Developed Disturbed conditions occur throughout much of the project site, west of Drainage 1. Based on review of aerial imagery and existing conditions, it appears that this area is routinely disked or otherwise disturbed for brush clearance purposes. Vegetation in this area consists primarily of herbaceous species such as fiddleneck, shortpod mustard (Hirschfeldia incana), pineapple weed (Matricaria discoidea), slender keel fruit (Tropidocarpum gracile), white-stemmed filaree, and coastal heron’s bill. The western project site boundary extends partially into Cambern Avenue, which is developed and devoid of vegetation. 2.3 Soils Soils mapped by United States Department of Agriculture (USDA) Natural Resources Conservation Service (NRCS) Web Soil Survey (NRCS 2022) within the survey area are shown in Figure 2-2, Soils, and described below. 2.3.1 Arbuckle gravelly loam, 2 to 9 percent slopes, dry, MLRA 19 This soil map unit is located in major land resource area (MLRA) 19 and contains soils resulting from alluvium derived from igneous, metamorphic, and sedimentary rock. Arbuckle soils are found in fan remnants and have slopes of 2 to 9 percent. This soil is well-drained with moderately high per meability and moderate (about 6.7 inches) water capacity. This soil type is classified as prime farmland if irrigated and is not listed by the NRCS as a hydric soil in Riverside County. C A M B E R N A V ECENTRAL AVEPath: U:\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\ARDR.aprx Fig2-2_Soils, dkaneshiro 7/1/2022SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 2-2 Soils N 0 200 Feet Project Site Phase 1 Site Development Phase 2 Site Development Drainage 1 Soils Arbuckle gravelly loam, 2 to 9 percent slopes, dry, MLRA 19 Garretson gravelly very fine sandy loam, 2 to 8 percent slopes Aquatic Resources Delineation Report Evergreen Commercial Development Project 11 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 2.3.2 Garretson gravelly very fine sandy loam, 2 to 8 percent slopes This soil map unit contains soils resulting from alluvium derived from metasedimentary rock. Garretson soils are found in alluvial fans and have slopes of 2 to 8 percent. This soil is well- drained with moderately high to high per meability and moderate (about 7.4 inches) water capacity. This soil type is classified as prime farmland if irrigated and is not listed by the NRCS as a hydric soil in Riverside County. 2.4 Hydrology The survey area is identified by USGS as being located within the Santa Ana watershed (USGS Hydrologic Unit Code 18070203). Overall site hydrology drains to the south/southeast towards Drainage 1. Drainage 1 flows east offsite into a city storm drain. Riverside County Flood Control and Water Conservation District identifies the storm drain as being connected to the Third Street Channel that runs along Third Street and drains to the Lake Elsinore Outlet Channel near the Third Street/Pasadena Street intersection (Riverside County 2022). The Lake Elsinore Outlet Channel is shown as connecting to Temescal Creek, which ultimately drains to Prado Dam and the Santa Ana River (Riverside County 2022). The Santa Ana River from its mouth to the once proposed site of the Banning Avenue – Nineteenth Street bridge is the nearest downstream Traditional Navigable Water (TNW), as determined by USACE (D11 MEMO 9 Feb 78). Drainage 1 is not identified on the National Hydrography Dataset (NHD) or National Wetlands Inventory (NWI ) within the survey area as shown in Figure 2-3, NWI and NHD Mapped Aquatic Resources within the Survey Area. One freshwater pond feature is mapped as occurring on the west side of the survey area by the NWI dataset; however, no pond or wetland indicators were observed in the location of the mapped feature during the site investigation. 2.5 Climate The regional vicinity is described as having a Mediterranean climate characterized by warm, dry summers and cool winters with relatively low rainfall. Average highs for the region range between 65º Fahrenheit (F) in the winter (December and January) and 98º F in the summer (July and August), while average lows range between 38º F in in the winter and 62º F in the summer (World Climate 2022). 39 39 60 241 Chino Hills State Park Mira Loma Chino Chino Hills Baldwin Park Cerritos OntarioPomona Corona El Monte West Covina Orange Norwalk Fullerton Santa Ana Anaheim 74 Rancho Santa Margarita Laguna Niguel San Clemente Newport Beach Huntington Beach Irvine Costa Mesa Grand Terrace Rialto Riverside Moreno Valley Camp Pendleton Marine Corps Base Wildomar Fallbrook Lake ElsinoreTemescal WashSanta Ana RiverPrado Flood Control Basin Lee Lake Path: U:\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\ARDR.aprx Fig2-3_NWI-NHD_Mapped_Aquatic_Resouces, dkaneshiro 7/1/2022SOURCE: Nearmap, 2022; NWI, 2021; NHD, 2021; ESA, 2022 Evergreen Commercial Development Project Figure 2-3 NWI and NHD Mapped Aquatic Resources within the Survey Area N 0 8 Miles Project Site Hydrologic Features Project Site Project Site C A M B E R N A V ECENTRAL AVEArroyo D el T o r o National Hydrography Dataset Flowlines Wetland Type (NWI) Freshwater Pond Riverine Aquatic Resources Delineation Report Evergreen Commercial Development Project 13 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 2.5.1 Agricultural Applied Climate Information System Wetlands Climate Table The Agricultural Applied Climate Information System (AgACIS) Wetlands (WETS) climate table for Lake Elsinore, California is included below in Table 2-2, Wets Table: Monthly Total Precipitation for Elsinore, CA, for January 2011 through December 2021. The aquatic resources delineation for the project site occurred on March 3, 2022, and historically (over an 11- year sampling period), the month of February has experienced 1.48 inches mean rainfall levels and March has experienced 1.39 inches mean rainfall levels (NOAA 2022a). During the approximately two weeks leading up to the aquatic resources delineation, 0.15 inches of precipitation was recorded in the region (NOAA 2022a). Further, the total precipitation for the previous month of February was below the historic annual mean reported for the month of February. Additionally, January mean rainfall levels were below the historic annual mean reported for those months. Based on site conditions and review of the AgACIS data provided in Table 2-2, it appears conditions at the time of the delineation were dry as compared to those typical for the months leading up to the aquatic resources delineation. TABLE 2-2 WETS TABLE: MONTHLY TOTAL PRECIPITATION FOR ELSINORE, CA Year Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Annual 2011 0.70 3.07 2.96 0.46 0.78 0.07 0.10 0.09 0.03 0.44 1.37 0.74 10.81 2012 0.55 0.67 1.51 1.18 0.00 0.00 0.30 0.05 0.24 0.36 0.30 1.78 6.94 2013 0.91 0.46 0.46 0.00 0.14 0.00 0.00 0.00 0.00 0.16 0.53 0.70 3.36 2014 0.13 1.28 1.27 0.50 0.00 0.00 0.00 0.66 0.45 0.00 0.21 3.65 8.15 2015 0.55 0.37 0.44 0.11 0.96 0.00 1.27 0.00 1.08 0.11 0.12 0.58 5.61 2016 2.79 0.30 0.74 0.28 0.06 0.00 0.00 0.00 0.10 0.39 1.18 3.81 9.65 2017 8.23 3.27 0.08 0.02 0.29 0.00 0.00 0.26 0.04 0.01 0.05 0.00 12.25 2018 2.01 0.20 1.11 0.02 0.05 0.00 0.00 0.00 0.00 1.40 0.62 1.88 7.29 2019 2.95 6.28 1.97 0.04 1.13 0.00 0.10 0.00 0.00 0.00 2.27 4.26 19.00 2020 0.30 0.38 3.39 2.52 0.00 0.05 0.00 0.00 0.00 0.00 0.36 1.03 8.03 2021 1.58 0.04 1.40 0.00 0.00 0.00 0.17 0.00 0.00 0.62 0.00 4.00 7.81 Mean (2011–2021) 1.88 1.48 1.39 0.47 0.31 0.01 0.18 0.10 0.18 0.32 0.64 2.04 8.99 2022 (survey year) 0.03 0.31 — — — — — — — — — — — SOURCE: NOAA 2021b 2.5.2 Antecedent Precipitation Tool The Antecedent Precipitation Tool (APT) was developed by the USACE to compare recorded precipitation levels at a given location and date to the normal precipitation range at that location over the preceding 30 years. This tool analyzes similar data found in Table 2-2 above; however, it Aquatic Resources Delineation Report Evergreen Commercial Development Project 14 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 averages precipitation from several monitoring stations and generates calculations that compare precipitation levels over time. Under USACE procedures, a jurisdictional determination for a waterbody is generally informed by understanding conditions in a “typical year” (i.e., the normal periodic range of precipitation and other climate variables for that waterbody) and this tool provides assistance in achieving that determination. Both the single-point and watershed analyses were completed for the date of the delineation (March 3, 2022). The APT outputs are provided in Appendix A, APT Outputs. The single point analysis concentrates on a centralized locational point within the survey area, while the watershed analysis is based on the Palmer Drought Severity Index (PDSI) and includes an approximate 29.09 square mile area of the Arroyo Del Torro-Temescal Wash watershed including the survey area. The resulting outputs include the following information: Palmer Drought Severity Index (PDSI) – The PDSI is a monthly dataset published by the National Oceanic and Atmospheric Association (NOAA) and is intended to measure the duration and intensity of the long-term drought-inducing circulation patterns. Long-term drought is cumulative; therefore, the results of a current month are dependent on current weather patterns in relation to the cumulative patterns for previous months (NOAA 2022b). Average Antecedent Precipitation Score (AAPS) – The AAPS is used to determine how “wet” or “dry” a particular location (i.e., sampling point and/or date) is. The final condition is determined as follows: • Wetter than Normal – Condition value greater than 14 • Normal – Condition ranging from 10 to 14 • Drier than Normal – Condition value less than 10 The average of the dates and/or sampling points analyzed are presented as an AAPS and a preliminary determination is made for the sampling location. The results of the PDSI indicated the region is experiencing extreme drought, and the AAPS of 8 resulted in a preliminary determination of drier than normal. Based on these results, it appears that the region is enduring a drought. Evergreen Commercial Development Project 15 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 CHAPTER 3 Regulatory Framework 3.1 Waters of the U.S. The CWA establishes the basic structure for regulating discharges of pollutants into the waters of the United States and regulating quality standards for surface waters. The basis of the CWA was enacted in 1948 and was called the Federal Water Pollution Control Act, but the Act was significantly reorganized and expanded in 1972. "Clean Water Act" became the Act's common name with amendments in 1972. In 1986, the term “waters of the United States” was defined as follows (33 CFR 328.3[a]): (1) All waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide; (2) All interstate waters including interstate wetlands; (3) All other waters such as intrastate lakes, rivers, streams (including intermittent streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes, or natural ponds, the use, degradation or destruction of which could affect interstate or foreign commerce including any such waters: (i) Which are or could be used by interstate or foreign travelers for recreational or other purposes; or (ii) From which fish or shellfish are or could be taken and sold in interstate or foreign commerce; or (iii) Which are used or could be used for industrial purpose by industries in interstate commerce; (4) All impoundments of waters otherwise defined as waters of the United States under the definition; (5) Tributaries of waters identified in paragraphs (a)(1) through (4) of this section; (6) The territorial seas; and (7) Wetlands adjacent to waters (other than waters that are themselves wetlands) identified in paragraphs (a)(1) through (6) of this section. (8) Waters of the United States do not include prior converted cropland. Notwithstanding the determination of an area's status as prior converted cropland by any other Federal agency, for the purposes of the Clean Water Act, the final authority regarding Clean Water Act jurisdiction remains with EPA. Aquatic Resources Delineation Report Evergreen Commercial Development Project 16 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 Waste treatment systems, including treatment ponds or lagoons designed to meet the requirements of CWA (other than cooling ponds as defined in 40 CFR 423.11(m), which also meet the criteria of this definition) are not waters of the United States Wetlands (including swamps, bogs, seasonal wetlands, seeps, marshes, and similar areas) are also considered waters of the U.S. (subject to the significant nexus test), and are defined by USACE as “those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions” (33 CFR 328.3[b]; 40 CFR 230.3[t]). Indicators of three wetland parameters (i.e., hydric soils, hydrophytic vegetation, and wetlands hydrology), as determined by field investigation, must be present for a site to be classified as a wetland by USACE (Environmental Laboratory 1987). 3.1.1 Solid Waste Agency of Northern Cook County (SWANCC) v. United States In 2001 and again in 2003, the agencies developed guidance to address the definition of “waters of the United States” under the Clean Water Act following the SWANCC Supreme Court decision. Isolated, intrastate waters that are capable of supporting navigation by watercraft remain subject to CWA jurisdiction after SWANCC if they are traditional navigable waters. However, SWANCC eliminates CWA jurisdiction over isolated waters that are intrastate and non- navigable. 3.1.2 Rapanos v. United States & Carabell v. United States The USACE and the Environmental Protection Agency (EPA) have issued a set of guidance documents detailing the process for determining CWA jurisdiction (waters of the U.S.) following the 2008 Rapanos decision. The EPA and USACE issued a summary memorandum of the guidance for implementing the Supreme Court’s decision in Rapanos that addresses the jurisdiction over waters of the U.S. under the CWA. The complete set of guidance documents, summarized as key points below, were used to collect relevant data for evaluation by the EPA and the USACE to determine CWA jurisdiction over the project and to complete the “significant nexus test” as detailed in the guidelines. The significant nexus test includes consideration of hydrologic and ecologic factors. For circumstances such as those described in the Rapanos Guidance Key Points Summary (EPA 2008) below, the significant nexus test would take into account physical indicators of flow (evidence of an OHWM), if a hydrologic connection to a TNW exists, and if the aquatic functions of the water body have a significant effect (more than speculative or insubstantial) on the chemical, physical, and biological integrity of a TNW. The USACE and EPA will apply the significant nexus standard to assess the flow characteristics and functions of a potential water of the U.S. to determine if it significantly affects the chemical, physical, and biological integrity of the downstream TNW. Aquatic Resources Delineation Report Evergreen Commercial Development Project 17 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 The agencies will assert jurisdiction over the following waters: • Traditional navigable waters (TNWs) • Wetlands adjacent to TNWs • Non-navigable tributaries of TNWs that are relatively permanent (i.e., the tributaries typically flow year -round or have continuous flow at least seasonally) • Non-navigable tributaries of traditional navigable waters that are relatively permanent (RPW) where the tributaries typically flow year-round or have continuous flow at least seasonally (e.g., typically three months) • Wetlands that directly share a boundary with such tributaries The agencies will decide jurisdiction over the following waters based on a fact-specific analysis to determine whether they have a significant nexus with a TNW: • Non-navigable tributaries that do not typically flow year-round or have continuous flow at least seasonally • Wetlands adjacent to such tributaries • Wetlands adjacent to but that do not directly border a relatively permanent non-navigable tributary The agencies will apply the significant nexus evaluation as follows: • A significant nexus analysis will assess the flow characteristics and functions of the tributary itself and the functions performed by all wetlands adjacent to the tributary to determine if in combination they significantly affect the chemical, physical and biological integrity of downstream TNWs. • Significant nexus includes consideration of hydrologic and ecologic factors. 3.1.3 Pascua Yaqui Tribe v. U.S. Environmental Protection Agency Waters of the U.S. were most recently defined by the Navigable Waters Protection Rule, which went into effect on June 22, 2020. However, a U.S. District Court for the District of Arizona’s August 30, 2021 order vacated and remanded the Navigable Waters Protection Rule in the case of Pascua Yaqui Tribe v. U.S. Environmental Protection Agency. In light of this order, the agencies have halted implementation of the Navigable Waters Protection Rule and are interpreting “waters of the United States” consistent with the pre-2015 regulatory regime until further notice. 3.1.4 Section 401 CWA Section 401 of the CWA gives the state authority to grant, deny, or waive certification of proposed federally licensed or permitted activities resulting in discharge to waters of the U.S. The State Water Resources Control Board (State Water Board) directly regulates multi-regional projects and supports the Section 401 certification and wetlands program statewide. The RWQCB regulates activities pursuant to Section 401(a)(1) of the federal CWA, which specifies that certification from the state is required for any applicant requesting a federal license or permit to Aquatic Resources Delineation Report Evergreen Commercial Development Project 18 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 conduct any activity including but not limited to the construction or operation of facilities that may result in any discharge into navigable waters. The certification shall originate from the state or appropriate interstate water pollution control agency in/where the discharge originates or will originate. Any such discharge will comply with the applicable provisions of Sections 301, 302, 303, 306, and 307 of the CWA. 3.2 Waters of the State Most projects involving water bodies or drainages are regulated by the RWQCB, the principal State agency overseeing water quality of the state at the local/regional level. The survey area is located within the jurisdiction of the Santa Ana RWQCB (Region 8). Where waters of the State overlap with waters of the U.S., pending verification from the USACE, those waters would be regulated under Section 401 of the CWA, which is described in Section 3.1, Waters of the U.S., in Chapter 3, Regulatory Framework. In the absence of waters of the U.S., waters may be regulated under the Porter-Cologne Water Quality Control Act if project activities, discharges, or proposed activities or discharges could affect California's surface, coastal, or ground waters. The permit applied for by the applicant and issued by RWQCB is either a Water Quality Certification in the presence of waters of the U.S. or a Waste Discharge Requirement (WDR) in the absence of waters of the U.S. The State Wetlands Procedures, as prepared by the State Water Resources Control Board, was implemented on May 28, 2020 (revised April 6, 2021; SWRCB 2019). The State Wetlands Procedures include a definition for wetland waters of the State that include 1) all wetland waters of the U.S.; and 2) aquatic resources that meet both the soils and hydrology criteria for wetland waters of the U.S. but lack vegetation.1 3.3 Lakes, Streams, and Associated Vegetation Pursuant to Division 2, Chapter 6, Section 1602 of the FGC, CDFW regulates all diversions, obstructions, or changes to the natural flow or bed, channel or bank of any river, stream, or lake that supports fish or wildlife. A notification of a Lake or Streambed Alteration Agreement must be submitted to CDFW for “any activity” that may substantially change the bed, channel, or bank of any river, stream, or lake.” In addition, CDFW has jurisdiction over wetland and riparian habitats associated with watercourses. The CDFW reviews proposed actions, and if necessary, submits to the applicant a proposal that includes measures to protect affected fish and wildlife resources. The final proposal that is mutually agreed upon by CDFW and the applicant is the Lake or Streambed Alteration Agreement. 3.4 MSHCP Riparian/Riverine Areas Pursuant to the MSHCP , Section 6.1.2, Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools, the potential effect of proposed project activities occurring within the MSHCP must be assessed regarding any and all impacts to riparian/riverine areas. 1 Less than 5 percent areal coverage at the peak of the growing season. Aquatic Resources Delineation Report Evergreen Commercial Development Project 19 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 Riparian/riverine areas include “those that contain habitat dominated by trees, shrubs, persistent emergents, or emergent mosses and lichens, which occur close to or depend upon soil moisture from a nearby water source; or areas with fresh water flow during all or a portion of the year” (Dudek 2003). Under the MSHCP, aquatic resources should be avoided, but if avoidance is not feasible, a Determination of Biological Equivalent or Superior Preservation (DBESP) should be prepared for review by the applicable agencies. For a more detailed discussion of MSHCP and DBESP requirements pertaining to Riparian/Riverine Areas, see the enclosed DBESP report (ESA 2022). Aquatic Resources Delineation Report Evergreen Commercial Development Project 20 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 This page intentionally left blank Evergreen Commercial Development Project 21 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 CHAPTER 4 Methodology 4.1 Database and Literature Review Prior to completing the aquatic resources delineation, ESA conducted a review of available background information pertaining to the survey area. The following resources were reviewed: • United States Department of Agriculture Natural Resources Conservation Service (NRCS) Web Soil Survey (NRCS 2022); • USGS 7.5' topographic quadrangle map: Lake Elsinore (USGS 2018); • Current aerial imagery (Google Earth 2022); • Precipitation data from the Antecedent Precipitation Tool (APT), (USACE 2022) and Applied Climate Information System (NOAA 2022a); • The National Wetlands Inventory (NWI) (USFWS 2022); and • National Hydrography Dataset (NHD), (USGS 2022). The results of the NWI and NHD database query are provided in Figure 2-3. 4.1.1 National Wetlands Inventory Aerial maps (Google Earth 2022) and the NWI were used to conduct a preliminary assessment of the limits of aquatic features in the survey area. Within the survey area, the NWI mapped one freshwater pond as PUBK. The PUBK classification is as follows: • System Palustrine (P): The Palustrine System includes all nontidal wetlands dominated by trees, shrubs, persistent emergents, emergent mosses or lichens, and all such wetlands that occur in tidal areas where salinity due to ocean-derived salts is below 0.5 ppt. It also includes wetlands lacking such vegetation, but with all of the following four characteristics: (1) area less than 8 ha (20 acres); (2) active wave-formed or bedrock shoreline features lacking; (3) water depth in the deepest part of basin less than 2.5 m (8.2 ft) at low water; and (4) salinity due to ocean-derived salts less than 0.5 ppt. • Class Unconsolidated Bottom (UB): Includes all wetlands and deepwater habitats with at least 25% cover of particles smaller than stones (less than 6-7 cm), and a vegetative cover less than 30%. • Water Regime Artificially Flooded (K): The amount and duration of flooding are controlled by means of pumps or siphons in combination with dikes, berms, or dams. The Aquatic Resources Delineation Report Evergreen Commercial Development Project 22 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 vegetation growing on these areas cannot be considered a reliable indicator of Water Regime. Examples of Artificially Flooded wetlands are some agricultural lands managed under a rice- soybean rotation, and wildlife management areas where forests, crops, or pioneer plants may be flooded or dewatered to attract wetland wildlife. Neither wetlands within nor resulting from leakage from man-made impoundments, nor irrigated pasturelands supplied by diversion ditches or artesian wells, are included under this Modifier. The Artificially Flooded Water Regime Modifier should not be used in the Riverine system or for impoundments or excavated wetlands unless both water inputs and outputs are controlled to achieve a specific depth and duration of flooding. 4.2 Field Survey Methods Aquatic resources of the entire survey area were delineated on March 3, 2022, led by ESA Biologists Robert Sweet and Daryl Koutnik. Field data was collected using an Eos Arrow 100 Global Navigation Satellite System receiver, which provides Satellite-based Augmentation System corrections processing in the field and can provide 60 cm real-time horizontal accuracy. Surveys were conducted by walking throughout the survey area to selected areas where potential jurisdictional features were identified during the literature review. Features that were identified as potentially jurisdictional included, but were not limited to, drainages that had an OHWM and defined channels with bed and bank. Additional data, such as landforms, vegetation, hydrology, and soils, were noted where these characteristics were pertinent to identification of features. Potential jurisdictional features were identified and delineated following current federal and state methodology and guidelines, including waters of the State. 4.2.1 Waters of the U.S. Delineation of potential jurisdictional and non-jurisdictional other waters of the U.S., as determined by the presence of an OHWM, was based on the guidance in A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States (USACE 2008b) and topographic data. Based on the pre-field review (Section 4.1, Database and Literature Review), wetlands were not expected to be present within the survey area and were not delineated. Other Waters of the U.S. As stated above in Section 3.1, requirements for determination of whether aquatic features with an intermittent and/or ephemeral flow regime have a significant nexus with a TNW include an assessment of the flow characteristics and functions of the tributary itself and the functions performed by all non-navigable tributaries that do not typically flow year-round or have continuous flow at least seasonally to determine if in combination they significantly affect the chemical, physical and biological integrity of downstream TNWs. A significant nexus determination was completed for Drainage 1, an ephemeral tributary (relatively permanent waters, RPWs, do not require a significant nexus determination, and are considered waters of the Aquatic Resources Delineation Report Evergreen Commercial Development Project 23 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 U.S. as long as they connect downstream to a TNW). The determination was made by weighing the following factors: • General: Distance to nearest TNW, areal extent of drainage area • Physical: Quantitative estimate of flow (Q) using the Rational Method • Chemical: identification of any pollutant sources that may contribute to downstream impaired water bodies • Biological: Observations of habitat supporting plant and/or animal species Rational Method determinations were made using the following values: • Runoff coefficient based on land use/land cover (C = 0.21 for smaller events; C=0.25 for larger events) • Rainfall intensity based on isopluvial mapping • Storm duration and return interval The significant nexus determination was made by assessing the above information such that if the drainage was found to have a more than insignificant effect on at least one of the three factors (physical, chemical, or biological), a positive determination was made. The significant nexus determination result is located in Section 5.2.1, Clean Water Act Analysis, below. 4.2.2 Waters of the State Waters of the State outside of CWA Section 401 jurisdiction and subject to Porter-Cologne Water Quality Cologne Act were delineated to also include features that convey ephemeral flows. 4.2.3 CDFW Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas FGC Section 1600 resources were delineated to include streambanks up to the top of bank (TOB), defined as the furthest break in slope or change in substrate, from the bed of the channel, prior to reaching adjacent upland areas, and/or associated wetlands and riparian vegetation to the outer dripline. MSCHP riparian/riverine areas were also delineated and coincide with FGC Section 1600 resources. Following ESA’s delineation, the CDFW and USFWS (Wildlife Agencies) requested a site visit to verify the adjacency of the river red gum groves to the mapped riparian/riverine area. During the site visit on January 12, 2023, the Wildlife Agencies also conducted a follow-on delineation using the survey methodology described below: Impacts to fish and wildlife resources were determined by U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife, hereafter referred to jointly as the Wildlife Agencies, through review of materials and information provided by applicant, review of aerial photography, observance of physical indicators of riparian/riverine resources (identified during the Wildlife Agencies’ site visit to the project area in January 2023), and review of geographic Aquatic Resources Delineation Report Evergreen Commercial Development Project 24 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 information system (GIS) data. Initial identification of riparian/riverine resources within the Project area was completed by the Wildlife Agencies via desktop review of Applicant-generated GIS shapefiles and review of aerial photography. This exercise entailed comparing the extent of Permittee mapped areas with evidence of riparian/riverine resources apparent on aerial photography, for example, areas devoid of vegetation, changes in coloration, and obvious differences in vegetation type adjacent to channel areas. Following this desktop analysis, a site visit to areas displaying signs of riparian/riverine resources were conducted by Wildlife Agencies to refine and/or ground-truth the extent of riparian/riverine resources. Field verification of riparian/riverine resources was accomplished via observation of indicators of flow to determine bed, bank, and channel, for example, plant community and distribution, sediment sorting and composition, accumulations of deposited debris or debris wracked against vegetation, scouring, and incision. Following the completion of field site assessments, Wildlife Agencies adjusted the extent of Permittee-generated GIS shapefiles to encompass the total area within which riparian/riverine resources was observed. Desktop GIS analysis was next completed by Wildlife Agencies to calculate the total acreage of impacts to Wildlife Agencies-mapped FGC Section 1600 and riparian/riverine resources (achieved via intersection of CDFW’s total mapped stream area with Permittee’s development area footprint) (K. Rehrer, CDFW representative, pers. comm., February 15, 2023). 4.3 Mapping and Acreage Calculations Data collected during the aquatic resources delineation were recorded using a hand-held GPS unit (Eos Arrow 100) with sub-meter accuracy. Data collected in the field were mapped using GIS software on an overlay of topographic contours and geo-referenced orthorectified aerial imagery. GPS data points were visually confirmed and the acreage of potential other waters of the State and potential CDFW-jurisdictional streams and associated vegetation were mapped using ArcGIS. Evergreen Commercial Development Project 25 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 CHAPTER 5 Results All aquatic features within the survey area were analyzed in the field to determine whether each may be considered a wetland or non-wetland (“other”) water s of the U.S., water s of the State, and/or FGC Section 1600 resource/ MSCHP riparian/riverine area. Representative photographs from the field aquatic resources delineation are provided in Appendix B, Representative Site Photographs. 5.1 Aquatic Resources Aquatic resources delineated within the survey area include one ephemeral drainage, which is described below and depicted in Figure 5-1, Aquatic Resources (U.S. and State) within the Project Site, and Figure 5-2, Features Potentially Subject to Fish and Game Code Section 1600 et seq. and MSHCP Riparian/Riverine Areas. No wetland features were identified during the site investigation. 5.1.1 Drainage 1 Drainage 1 is an unnamed ephemeral drainage appearing to originate within a residential development just south of Riverside Street approximately 1.5 miles northeast of the survey area. The drainage flows southwest from the residential development crossing under Rosetta Canyon Drive and flowing through an agricultural field for approximately 1,200 feet before entering a culvert near the Welch Road cul-de-sac. It appears as though the culvert outlet adjacent to the northeast of Conard Avenue located approximately 700 feet northeast of the survey area receives the flows from the drainage. The drainage immediately enters another culvert that passes under Conrad Avenue where it daylights and flows southwest for approximately 630 linear feet before entering the survey area in the east corner of the project site. The drainage feature continues southwest through the east corner of the survey area before turning south and flowing offsite for approximately 85 linear feet. The feature reenters the survey area for 175 linear feet where it finally exits the project site on the southeast side of the survey area. At this point, Drainage 1 continues downstream for approximately 400 linear feet before entering a Riverside County Flood Control and Water Conservation District storm drain. As mentioned in Section 2.4, Hydrology, Riverside County Flood Control and Water Conservation District identifies the storm drain as being connected to the Third Street Channel that runs along Third Street and drains to the Lake Elsinore Outlet Channel near the Third Street/Pasadena Street intersection (Riverside County 2022). 8 ft 31 ft Path: U:\GIS\GIS\Projects\2022xxx\D202200263_Elsinore_Evergreen\03_MXDs_Projects\ARDR.aprx Fig5-1_AquaticResources_within_SurveyArea, dkaneshiro 7/1/2022SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 5-1 Aquatic Resources (U.S. and State) within the Project Site N 0 200 Feet Project Site Phase 1 Site Development Phase 2 Site Development Potentially Jurisdictional Other Waters of the U.S. and State (0.10 acres/469 LF) OHWM Aquatic Resources Delineation Report Evergreen Commercial Development Project 28 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 Drainage 1 likely receives surface water runoff and stormwater inputs from surrounding development; however, the drainage was dry at the time of the survey and no surface water was present. The limits of potential waters of the U.S. and State were based on the presence of OHWM indicators, including clear, natural line impressed on the bank; shelving; changes in the character of the soil; destruction of terrestrial vegetation; and/or the presence of litter and debris. Based on these indicators, it was determined that OHWM widths range from 2 to 30 feet, and the feature is approximately 0.10 acre (469 linear feet). 5.2 Waters of the U.S. 5.2.1 Clean Water Act Analysis The CWA Part 328.3 defines jurisdictional waters of the U.S. to include tributaries of waters identified in paragraphs (a)(1) through (4) [33 CFR 328.3(a)(5)]. ESA biologists assessed downstream connectivity of Drainage 1 to determine whether the feature provides a significant nexus to a TNW. It was determined that Drainage 1 exits the eastern project site boundary and continues downstream for approximately 400 linear feet before entering a storm drain. Unless otherwise demonstrated, it is assumed that this storm drain exhibits connectivity to Temescal Creek, a tributary to a TNW (the Santa Ana River), located approximately 1.5 miles downstream from Drainage 1. The Santa Ana River TNW is located approximately 57 river miles downstream of the Drainage 1 storm drain. Temescal Creek is not listed as an impaired waterbody within this reach; however, as the creek enters Prado Dam and the Santa Ana River, the condition is listed as good (EPA 2022). No substantial sources of chemical contaminants were noted within the drainage area for Drainage 1; however, a majority of the land use immediately adjacent to the drainage area is made up residential development, on-going agricultural activities, and roadways leading to runoff into the drainage area. These inputs lead to increased contaminants being conveyed downstream. Drainage 1 supports limited habitat for plant and animal species as it does not support wetlands, a well-developed, multi-canopy riparian corridor, or any ecologically valuable upland habitat. Finally, based on the results of the Rational Method analysis (Table 5 -1), Drainage 1 is expected to convey a low volume of stormflows during long (6 or more hours) rain events contributing an insignificant amount of flow downstream to the Santa Ana River TNW. However, the Rational Method results show the drainage is expected to convey a high volume of flow downstream during short (one hour) rain events contributing more significant flows downstream. Therefore, based on the results of this significant nexus analysis, Drainage 1 is expected to significantly affect the chemical and physical integrity of its downstream TNW, potentially meeting the criteria for waters of the U.S. Aquatic Resources Delineation Report Evergreen Commercial Development Project 29 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 TABLE 5-1 RATIONAL METHOD RESULTS Drainage Area (acres) Runoff Coefficient (C) Return Interval (years) Hours Accumulation (inches) Rainfall Intensity (inches/hour) Qp0.21 (cfs)1 Qp0.25 (cfs)1 110 0.21 2 1 1.5 0.6 13.3 - 0.25 2 6 1.4 0.2 5.4 - 2 24 2.0 0.1 1.9 - 100 1 1.5 1.5 - 39.9 100 6 3.0 0.5 - 13.8 100 24 6.0 0.3 - 6.9 NOTES: 1 Qp means the quantitative estimate of flow in cubic feet per second (Q) using the runoff coefficient (here: 0.21 for smaller events or 0.25 for larger events), which results in the estimated volume flow in cubic feet per second. Rainfall intensity is calculated by dividing accumulation by storm duration. SOURCES: Bryant 1978; ESA 2022 5.3 Waters of the State 5.3.1 Waters of the State Analysis No state wetlands (as defined in the State Wetlands Procedures) were present in the survey area. However, Drainage 1 is likely to be considered waters of the State based on the presence of OHWM indicators identified in Section 5.1, Aquatic Resources, above. Therefore, the 0.10 acre (469 linear feet) meet criteria for waters of the State. 5.4 CDFW Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas During the initial site investigation (March 3, 2022), the boundaries of the FGC Section 1600 resources within Drainage 1 were verified and assessed, as stated above in Section 4.2.3. This initial delineation identified 0.26 acre/469 linear feet of FGC Section 1600 resources within the project site. However, the follow-on delineation conducted by the Wildlife Agencies on January 12, 2023, resulted in the inclusion of adjacent floodplain areas and an increase in the FGC Section 1600 resources to 0.52 acre/469 linear feet, as shown in Figure 5-2. As stated previously, the boundaries of MSHCP riparian/riverine areas coincide with FGC Section 1600 resources and are shown in Figure 5-2. 5.5 Conclusion This report documents the aquatic resources boundary delineation and best professional judgment of ESA investigators. The extent of jurisdictional boundaries identified are considered preliminary pending verification from the appropriate regulatory agencies. Aquatic Resources Delineation Report Evergreen Commercial Development Project 30 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 Based on the results of the aquatic resources delineation and the jurisdictional analysis, it is presumed that 0.10 acr e (469 linear feet) of potential other (non-wetland) waters of the U.S. and State occurs within the survey area. Additionally, it is presumed that 0.52 acre of streams and associated vegetation, and riparian/riverine areas occur ring within the survey area are potentially jurisdictional under Section 1600 et seq. of the FGC and the MSHCP , respectively. Evergreen Commercial Development Project 31 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 CHAPTER 6 References Cited Baldwin, B.G., D.H. Goldman, D.J. Keil, R. Patterson, T.J. Rosatti, and D.H. Wilken, editors, 2012. The Jepson Manual: Vascular Plants of California, Second Edition. University of California Press, Berkeley, CA. Bryant, J.W. 1978. Riverside County Flood Control and Water Conservation District: Hydrology Manual. https://rcflood.org/Portals/0/Downloads/Hydrology-Manual- 20180814.pdf?ver=2020-02-05-091623-987. Dudek (Dudek & Associates). 2003. Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). Final MSHCP, Volumes I and II. Prepared for County of Riverside Transportation and Lands Management Agency, Prepared by Dudek & Associates, Inc. Approved June 17, 2003. Environmental Laboratory, Department of the Army. 1987. Corps of Engineers Wetland Delineation Manual (Technical Report Y-87-1). U.S. Army Corps of Engineers. Waterways Experimental Station. Vicksburg, Mississippi. EPA (U.S. Environmental Protection Agency). 2008. “Clean Water Act Jurisdiction Following the U.S. Supreme Court’s Rapanos Decision.” Memorandum. https://www.epa.gov/sites/default/files/2016- 02/documents/cwa_jurisdiction_following_rapanos120208.pdf. EPA. 2022. How’s My Waterway? Accessed June 30, 2022. https://mywaterway.epa.gov/community/Lake%20Elsinore,%20CA,%20USA%20(Riversid e%20County)/overview. ESA (Environmental Science Associates). 2022. Evergreen Commercial Development Project: Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis and Determination of Biologically Equivalent or Superior Preservation. Gonzales Environmental (Gonzales Environmental Consulting, LLC). 2022. Habitat Assessment APN 377-020-014, 377-020-016, 377-020-017, 377-020-018, 377-020-019 in the City of Elsinore, Riverside County USGS 7.5-minute Lake Elsinore topographic quadrangle map in Section 30 and Partial Section 31 of Township 5 South, Range 4 West. Original date of May 6, 2021; Revised January 28, 2022. Google Earth. 2022. Desktop application http://www.google.com/earth/index.html. NOAA (National Oceanic and Atmospheric Administration). 2022a. Agricultural Applied Climate Information System (AgACIS). Accessed March 2, 2022. http://agacis.rcc- acis.org/?fips=06071. Aquatic Resources Delineation Report Evergreen Commercial Development Project 32 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 NOAA. 2022b. Historical Palmer Drought Indices. https://www.ncdc.noaa.gov/temp-and- precip/drought/historical-palmers/overview. NRCS (Natural Resources Conservation Service). 2022. NRCS Web Soil Survey. Accessed March 2, 2022. http://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx. U.S. Department of Agr iculture, NRCS. Rehrer, K. 2023. Personal communication from K. Rehrer (CDFW) to ESA regarding site visit conducted on January 12, 2023. February 15, 2023. Riverside County (Riverside County Flood Control and Water Conservation District). 2022. SWCT2 Stormwater & Water Conservation Tracking Tool. Accessed June 21, 2022. https://content.rcflood.org/PermitTracker/. SWRCB (State Water Resources Control Board (). 2019. State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State. Adopted April 2, 2019 (Revised April 6, 2021). USACE (U.S. Army Corps of Engineers). 1978. Navigable waters of the Unites States; Santa Ana River and Greenville-Banning Channel. Memo 16594, dated 25 Jan 1978. USACE . 2008a. Arid West Supplement to the 1987 Wetlands Delineation Manual. USACE . 2008b. A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States. USACE . 2022. Antecedent Precipitation Tool (APT), Version 1.0. Written by Jason Deters. USFWS (U.S. Fish and Wildlife Service). 2022. National Wetland Inventory. Accessed March 2, 2022. https://www.fws.gov/wetlands/data/Mapper.html. USGS (U.S. Geological Survey). 2018. Lake Elsinore 7.5-Minute Quadrangle topographic map. USGS. 2022. National Hydrography Dataset. Accessed March 2, 2022. https://www.usgs.gov/core-science-systems/ngp/national-hydrography/access-national- hydrography-products. World Climate. 2022. Average Weather Data for Lake Elsinore, California. Accessed June 22, 2022. http://www.worldclimate.com/climate/us/california/lake-elsinore. Appendix A APT Outputs Coordinates 33.695512, -117.332349 Date 2022-03-03 Geographic Scope HUC12 Hydrologic Unit Code 180702030601 Watershed Size 29.09 mi2 # Random Sampling Points 3 Average Antecedent Precipitation Score 8.0 Preliminary Determination Drier than Normal Antecedent Precipitation Score Antecedent Precipitation Condition WebWIMP H2O Balance Drought Index (PDSI)# of Points 8 Drier than Normal Wet Season Extreme drought 3 Aug 2021 Sep 2021 Oct 2021 Nov 2021 Dec 2021 Jan 2022 Feb 2022 Mar 2022 Apr 2022 May 2022 Jun 2022 Jul 2022 0 1 2 3 4 Rainfall (Inches)2022-03-03 2022-02-01 2022-01-02 Antecedent Precipitation vs Normal Range based on NOAA's Daily Global Historical Climatology Network Daily Total 30-Day Rolling Total 30-Year Normal Range 30 Days Ending 30th %ile (in)70th %ile (in)Observed (in)Wetness Condition Condition Value Month Weight Product 2022-03-03 0.652756 4.068504 0.314961 Dry 1 3 3 2022-02-01 0.429134 2.705906 0.031496 Dry 1 2 2 2022-01-02 0.563386 2.483858 3.996063 Wet 3 1 3 Result Drier than Normal - 8 Coordinates 33.695512, -117.332349 Observation Date 2022-03-03 Elevation (ft)1339.25 Drought Index (PDSI)Extreme drought WebWIMP H2O Balance Wet Season Weather Station Name Coordinates Elevation (ft)Distance (mi)Elevation Weighted Days (Normal)Days (Antecedent) ELSINORE 33.6861, -117.3458 1268.045 1.01 71.205 0.526 10806 90 CORONA 12.5 SE 33.7346, -117.4315 1301.837 6.306 37.413 3.074 2 0 CORONA 12.8 SE 33.7307, -117.4276 1403.871 5.99 64.621 3.083 2 0 SUN CITY 33.7156, -117.19 1419.948 8.299 80.698 4.404 123 0 FALLBROOK 5 NE 33.4392, -117.1903 1140.092 19.507 199.158 12.663 9 0 REDLANDS 34.0369, -117.1947 1410.105 24.875 70.855 12.956 376 0 SAN JACINTO 33.7964, -116.9753 1524.934 21.665 185.684 13.772 31 0 RIVERSIDE CITRUS EXP 33.9669, -117.3614 985.892 18.825 353.358 15.123 4 0 Aug 2021 Sep 2021 Oct 2021 Nov 2021 Dec 2021 Jan 2022 Feb 2022 Mar 2022 Apr 2022 May 2022 Jun 2022 Jul 2022 0 1 2 3 4 Rainfall (Inches)2022-03-03 2022-02-01 2022-01-02 Antecedent Precipitation vs Normal Range based on NOAA's Daily Global Historical Climatology Network Daily Total 30-Day Rolling Total 30-Year Normal Range 30 Days Ending 30th %ile (in)70th %ile (in)Observed (in)Wetness Condition Condition Value Month Weight Product 2022-03-03 0.652756 4.068504 0.314961 Dry 1 3 3 2022-02-01 0.429134 2.705906 0.031496 Dry 1 2 2 2022-01-02 0.464961 2.483858 3.996063 Wet 3 1 3 Result Drier than Normal - 8 Coordinates 33.710285, -117.316737 Observation Date 2022-03-03 Elevation (ft)1530.69 Drought Index (PDSI)Extreme drought WebWIMP H2O Balance Wet Season Weather Station Name Coordinates Elevation (ft)Distance (mi)Elevation Weighted Days (Normal)Days (Antecedent) ELSINORE 33.6861, -117.3458 1268.045 2.363 262.645 1.684 10806 90 CORONA 12.8 SE 33.7307, -117.4276 1403.871 6.525 126.819 3.764 4 0 SUN CITY 33.7156, -117.19 1419.948 7.293 110.742 4.089 123 0 SAN JACINTO 33.7964, -116.9753 1524.934 20.497 5.756 9.342 349 0 REDLANDS 34.0369, -117.1947 1410.105 23.628 120.585 13.482 67 0 HEMET 33.7381, -116.8939 1811.024 24.375 280.334 17.802 4 0 Aug 2021 Sep 2021 Oct 2021 Nov 2021 Dec 2021 Jan 2022 Feb 2022 Mar 2022 Apr 2022 May 2022 Jun 2022 Jul 2022 0 1 2 3 4 Rainfall (Inches)2022-03-03 2022-02-01 2022-01-02 Antecedent Precipitation vs Normal Range based on NOAA's Daily Global Historical Climatology Network Daily Total 30-Day Rolling Total 30-Year Normal Range 30 Days Ending 30th %ile (in)70th %ile (in)Observed (in)Wetness Condition Condition Value Month Weight Product 2022-03-03 0.652756 4.068504 0.314961 Dry 1 3 3 2022-02-01 0.429134 2.705906 0.031496 Dry 1 2 2 2022-01-02 0.549213 2.483858 3.996063 Wet 3 1 3 Result Drier than Normal - 8 Coordinates 33.756517, -117.360485 Observation Date 2022-03-03 Elevation (ft)2017.92 Drought Index (PDSI)Extreme drought WebWIMP H2O Balance Wet Season Weather Station Name Coordinates Elevation (ft)Distance (mi)Elevation Weighted Days (Normal)Days (Antecedent) ELSINORE 33.6861, -117.3458 1268.045 4.938 749.875 5.925 10806 90 CORONA 12.8 SE 33.7307, -117.4276 1403.871 4.249 614.049 4.521 4 0 SUN CITY 33.7156, -117.19 1419.948 10.196 597.972 10.685 123 0 HEMET 33.7381, -116.8939 1811.024 26.836 206.896 17.628 420 0 Appendix B Representative Site Photographs Appendix B. Representative Site Photographs Evergreen Commercial Development Project B-1 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 Photo 1. Photo depicting Conard Avenue inlet located adjacent to the northeast of Conard Avenue. Photo 2. Photo depicting Drainage 1 where it enters the survey area on the east side of the survey area. Appendix B. Representative Site Photographs Evergreen Commercial Development Project B-2 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 Photo 3. Photo depicting scale broom scrub within Drainage 1. Photo 4. Photo depicting Drainage 1 crossing the project site boundary into the adjacent property on the east side of the project site. Appendix B. Representative Site Photographs Evergreen Commercial Development Project B-3 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 Photo 5. Photo depicting Drainage 1 returning to the project site from the adjacent property. Photo 6. Photo depicting Drainage 1 leaving the survey area where it continues offsite until it reaches a storm drain along Cambern Avenue. Appendix B. Representative Site Photographs Evergreen Commercial Development Project B-4 ESA / D202200263.00 Aquatic Resources Delineation Report March 2023 Photo 7. Offsite portion of Drainage 1 before it enters the storm drain along Cambern Avenue. Photo 8. Storm drain located along Cambern Avenue. SH-74THIRD STCAMBERN AVEALLAN STI-1 5 CONARD AVE DEXTER AVE10TH STI- 1 5 N B O F F CRANE STW E L C H D R DEXTER PLALL AN STI-15 SH-74THIRD STCAMBERN AVEALLAN STI-1 5 CONARD AVE DEXTER AVE10TH STI- 1 5 N B O F F CRANE STW E L C H D R DEXTER PLALL AN STI-15 Planning Application No. 2021-34 APN: 377-020-01 4, 016, 0 17, 018 and 019 VICIN ITY MAP PR OJECT SITE ´ SH-74ALLAN STCAMBERN AVE THIRD STCONARD AVE CRANE STALLAN STSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS User CommunitySH-74ALLAN STCAMBERN AVE THIRD STCONARD AVE CRANE STALLAN STSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS User Community Planning Application No. 2021-34 APN: 377-020-01 4, 016, 0 17, 018 and 019 AERIAL MAP PR OJECT SITE ´ FFFEXITENTRYTENTATIVE PARCEL MAP No. 38195 NOT FOR CONSTRUCTION FFFEXITENTRYNOT FOR CONSTRUCTIONTENTATIVE PARCEL MAP No. 38281 CONSULTANTS: *CONSULTANTS UNDER CONTRACT WITH TENANT BRR ARCHITECTURE, INC. ARCHITECT 8131 METCALF AVENUE, SUITE 300 OVERLAND PARK, KANSAS 66204 PHONE: (913) 262-9095 FAX: (913) 262-9094 ATTENTION: SHAD VERMEESCH EMAIL: shad.vermeesch@brrarch.com 2825 LITCHFIELD DR. RIVERSIDE, CA 92503 PHONE: (951) 353-2436 ATTENTION: TIM DAVIS EMAIL: tim@wilsondavisassociates.com DRC ENGINEERING, INC. CIVIL ENGINEER 160 S. OLD SPRINGS RD., SUITE 210 ANAHEIM HILLS, CA 92808 PHONE: (714) 685-6860 ATTENTION: CHRIS McKEE EMAIL: cmckee@drc-eng.com WILSON DAVIS ASSOCIATES LANDSCAPE ARCHITECTAPPLICANT 2390 E. CAMELBACK RD, SUITE 410 PHOENIX, AZ 85016 PHONE: (602) 808-8600 ATTENTION: JON PRYSTASZ EVERGREEN DEVCO, INC.KRAEMER CONSULTING ENGINEERS ELECTRICAL ENGINEER 2050 W. WHISPERING WIND DR., SUITE 158 PHOENIX, AZ 85085 PHONE: (602) 285-1669 ATTENTION: MARK BENTLEY II EMAIL: mark2@kraemereng.com SOUTHERN CALIFORNIA EDISON: P.O. BOX 800 ROSEMEAD, CA 91770 PHONE: (800) 655-4555 UTILITY DIRECTORY ELECTRICAL SERVICE: SoCAL GAS: P.O. BOX 1626 MONTEREY PARK, CA 91754 PHONE: (800) 427-2000 GAS SERVICE: SPECTRUM: 31500 GRAPE ST., SUITE 9 LAKE ELSINORE, CA 92532 PHONE: (888) 406-7063 CABLE SERVICE: ELSINORE VALLEY MUNICIPAL WATER DISTRICT: 31315 CHANEY ST. LAKE ELSINORE, CA 92530 PHONE: (951) 674-3146 WATER & SEWER: SOUTHERN CALIFORNIA TELEPHONE COMPANY: 27515 ENTERPRISE CIRCLE WEST TEMECULA, CA 92590 PHONE: (800) 481-4999 TELPHONE SERVICE: A/C AIR CONDITIONING AC ASPHALTIC CONCRETE AFF ABOVE FINISHED FLOOR ALUM. ALUMINUM BLK BLOCK BLDG. BUILDING B.M. BOTTOM OF MASONRY C.B. CATCH BASIN C.J. CONTROL JOINT CL CENTER LINE CLG CEILING CLR CLEAR COL COLUMN CONC. CONCRETE CONT. CONTINUOUS C.T. CERAMIC TILE D.S. DOWNSPOUT E.D.F. ELECTRONIC DRINKING FOUNTAIN E.J. EXPANSION JOINT E.W.C. ELECTRIC WATER COOLER EXP. EXPANSION F.D. FLOOR DRAIN F.G. FINISH GRADE F.H. FIRE HYDRANT FIN. FLR. FINISH FLOOR F.O.C. FACE OF CONCRETE F.O.M. FACE OF MASONRY F.O.S. FACE OF STUD ABBREVIATIONS M.H. MANHOLE M.O. MASONRY OPENING MTR METER MIN MINIMUM MFR. MANUFACTURER NIC NOT IN CONTRACT NTS NOT TO SCALE O/ OVER O.C. ON CENTER O.D. OVERFLOW DRAIN O.S. OVERFLOW SCUPPER OPP. OPPOSITE P.L. PROPERTY LINE P.O.C. POINT OF CONNECTION R.S. ROUGH SAWN SIM SIMILAR S.S. STAINLESS STEEL T.C. TOP OF CONCRETE T.M. TOP OF MASONRY T.P. TOP OF PARAPET TYP. TYPICAL U.N.O. UNLESS NOTED OTHERWISE W/ WITH W.H. WATER HEATER WTR. WATER PROJECT VICINITY MAP: PROJECT DESCRIPTION: NEW DEVELOPMENT FOR RETAIL GROCERY STORE BUILDING AND OTHER FUTURE TENANT PADS. WORK TO INCLUDE ALL SITE DEVELOPMENT, GRADING & DRAINAGE, LANDSCAPING, PARKING, AND SITE LIGHTING. EXISTING PROPERTY IS 5 PARCELS. PROPOSED PLANS REALLOCATE THE AREA INTO 5 DIFFERENTLY-SIZED PARCELS UNDER SEPARATE OWNERSHIP. PROJECT WILL CONSIST OF TWO PHASES. EACH PROPOSED PARCEL LAYOUT INCLUDES THE REQUIRED PARKING PROVIDED REGARDLESS OF PHASING: 1. PHASE I WILL INCLUDE THE FUELING STATION/C-STORE, QSR DRIVE-THRU, AND DRIVE-THRU CARWASH OUTPARCELS ALONG CENTRAL AVE. 2. PHASE II WILL INCLUDE THE ANCHOR/GROCERY AND A QSR DRIVE-THRU OUTPARCEL ALONG CAMBERN AVE. THE SITE FALLS WITHIN THE "BUSINESS DISTRICT" OF THE CITY'S GENERAL PLAN, AND IS ZONED AS C-2 GENERAL COMMERCIAL (WHICH ALSO PERMITS THE USES OF C-0 AND C-1). ALL BUILDING USES FIT THE PRIMARY GOAL OF THE "BUSINESS DISTRICT" TO ENCOURAGE ITS POSITION AS THE COMMERCIAL HUB OF THE CITY, AND TO SUPPORT A VIBRANT COMMERICAL HUB WITH HIGH QUALITY DEVELOPMENTS THAT HAVE A STRONG ORIENTATION TOWARDS MAJOR CORRIDORS (CENTRAL AVE). THE GAS STATION/C-STORE & QUICK SERVICE RESTAURANTS PROVIDE AMENITIES FOR THE SURROUNDING AREA, AS WELL AS SERVICING ADDITIONAL TRAFFIC DUE TO THE PROXIMITY TO I-15 AND ADJACENCY TO HWY 74. THE CAR WASH AND GROCERY STORE PROVIDE GREAT AMENITIES FOR THE SURROUNDING NEIGHBORHOODS AND TRAFFIC ALONG HWY 74. "CONDITIONAL USE PERMITS" ARE REQUESTED FOR THE CAR WASH AND TWO DRIVE-THRU QSR PADS, FOR THE GAS STATION USE PER LEMC 17.120.030. A "PUBLIC CONVENIENCE AND NECESSITY" APPLICATION IS REQUESTED FOR THE GENERAL ALCOHOL SALES AT THE GROCER AND C-STORE GAS STATION FOR CONSUMPTION OFF OF THE PREMISES.North CAMBERN AVE.SITE CENTRAL AVE. COMMERCIAL ZONING. COMMERCIAL ZONING. RESIDENTIAL ZONING. RESIDENTIAL ZONING. COMMERCIAL ZONING. LOT 1 (PROPOSED LOT 3) ASSESSOR PARCEL NUMBER: EXISTING ZONING: GENERAL PLAN DESIGNATION: LEGAL DESCRIPTION: EXISTING PARCEL SUMMARY: #377020019 GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) 1.33 ACRES M/L IN PAR 4 PM 054/044 PM 11504 SUBDIVISIONNAME PM 11504 ACRES 001.33 M/L LOTTYPE PARCEL PARCEL 4 RECMAPTYPE PARCEL MAP MAPPLATB 054 MAPPLATP 044 LOT 2 (PROPOSED LOTS 2 & 3) ASSESSOR PARCEL NUMBER: EXISTING ZONING: GENERAL PLAN DESIGNATION: LEGAL DESCRIPTION: #377020018 GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) .98 ACRES M/L IN PAR 3 PM 054/044 PM 11504 SUBDIVISIONNAME PM 11504 ACRES 000.98 M/L LOTTYPE PARCEL PARCEL 3 RECMAPTYPE PARCEL MAP MAPPLATB 054 MAPPLATP 044 LOT 3 (PROPOSED LOTS 1 & 2) ASSESSOR PARCEL NUMBER: EXISTING ZONING: GENERAL PLAN DESIGNATION: LEGAL DESCRIPTION: #377020017 GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) .98 ACRES M/L IN PAR 2 PM 054/044 PM 11504 SUBDIVISIONNAME PM 11504 ACRES 000.98 M/L LOTTYPE PARCEL PARCEL 2 RECMAPTYPE PARCEL MAP MAPPLATB 054 MAPPLATP 044 LOT 4 (PROPOSED LOT 1) ASSESSOR PARCEL NUMBER: GENERAL PLAN DESIGNATION: PROPOSED ZONING: LEGAL DESCRIPTION: #377020016 GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) .98 ACRES M/L IN PAR 1 PM 054/044 PM 11504 SUBDIVISIONNAME PM 11504 ACRES 000.98 M/L LOTTYPE PARCEL PARCEL 1 RECMAPTYPE PARCEL MAP MAPPLATB 054 MAPPLATP 044 LOT 5 (PROPOSED LOTS 4 & 5) ASSESSOR PARCEL NUMBER: EXISTING ZONING: GENERAL PLAN DESIGNATION: LEGAL DESCRIPTION: #377020014 GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) 4.96 ACRES IN LOT 6 BLK 14 MB 005/105 NORTH ELSINORE TR LOT 6 BLOCK 14 SUBDIVISIONNAME NORTH ELSINORE TR ACRES 004.96 LOTTYPE LOT RECMAPTYPE MAP BOOK MAPPLATB 005 MAPPLATP 105 LOT 3 (TPM-38195) ZONING: LOT SIZE: GROSS ACREAGE: LAND USE: ADDITIONAL PERMITS: PROPOSED PARCEL SUMMARY: GENERAL COMMERICAL (C-2) 62,012 S.F. ±1.42 ACRES FUELING STATION & C-STORE -C.U.P. REQUIRED FOR GAS DISPENSING ESTABLISHMENT UNDER LEMC 17.120.030-F. -P.C.N. LICENSE FOR GENERAL ALCOHOL SALES FOR CONSUMPTION OFF THE PREMISES. LOT 2 (TPM-38195) ZONING: LOT SIZE: GROSS ACREAGE: LAND USE: ADDITIONAL PERMITS: GENERAL COMMERICAL (C-2) 47,727 S.F. ±1.10 ACRES DRIVE-THRU QUICK SERVICE RESTAURANT -C.U.P. REQUIRED FOR DRIVE-THRU RESTAURANT UNDER LEMC 17.120.030-D. LOT 1 (TPM-38195) ZONING: LOT SIZE: GROSS ACREAGE: LAND USE: ADDITIONAL PERMITS: GENERAL COMMERICAL (C-2) 51,717 S.F. ±1.19 ACRES DRIVE-THRU CAR WASH -C.U.P. REQUIRED FOR AUTOMATIC CAR WASH UNDER LEMC 17.120.030-A. LOT 4 (TPM-38281) ZONING: LOT SIZE: GROSS ACREAGE: LAND USE: ADDITIONAL PERMITS: GENERAL COMMERICAL (C-2) 156,156 S.F. ±3.59 ACRES FOOD STORE / MARKET -P.C.N. LICENSE FOR GENERAL ALCOHOL SALES FOR CONSUMPTION OFF THE PREMISES. LOT 5 (TPM-38281) ZONING: LOT SIZE: GROSS ACREAGE: LAND USE: ADDITIONAL PERMITS: GENERAL COMMERICAL (C-2) 44,676 S.F. ±1.03 ACRES DRIVE-THRU QUICK SERVICE RESTAURANT -C.U.P. REQUIRED FOR DRIVE-THRU RESTAURANT UNDER LEMC 17.120.030-D. EXISTING PARCELS 1, 2, 3, AND 4 OF PARCEL MAP NUMBER 11,504, AS SHOWN BY MAP ON FILE IN BOOK 54, PAGE 44 OF PACEL MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. RECORD OWNERS: TIMOTHY A. NIELSEN AND SHARON NIELSEN 25092 WILD VIEW RD MENIFEE, CA 92584 MOBILE: 805.758.7258 • TIMOTHY A. NIELSEN AND SHARON NIELSEN, CO-TRUSTEES OF THE RTT&T NIELSEN REVOCABLE LIVING TRUST D/T/D 7/20/19 AS TO PARCELS 1, 3, AND 4. • TIMOTHY A. NIELSEN AND SHARON NIELSEN, CO-TRUSTEES OF THE RTT&T NIELSEN REVOCABLE LIVING TRUST D/T/D 7/20/19 AS TO AN UNDIVIDED 1/2 INTEREST, AND THE HEIRS OR DEVISEES OF RODNEY A. NIELSEN, DECEASED, SUBJECT TO THE ADMINISTRATION OF THE DESCENDENT'S ESTATE, AS TO AN UNDIVIDED 1/2 INTEREST, AS TO PARCEL 2. LOT 6 IN BLOCK 14, NORTH ELSINORE TRACT, AS PER MAP RECORDED IN BOOK 5 PAGE 105 MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. RECORD OWNERS: BILLIE J. BOYLE AND JOSEPHINE BOYLE, TRUSTEES OF THE BOYLE FAMILY TRUST 4337 N. DESERTS GATE CIRCLE MESA, ARIZONA 85207 HOME: 480.556.1512 • BILLIE J. BOYLE AND JOSEPHINE BOYLE, TRUSTEES OF THE BOYLE FAMILY TRUST (FOR THE BENEFIT OF BILLIE J. BOYLE AND JOSEPHINE BOYLE AND THEIR ISSUE) UNDER INSTRUMENT DATED JUNE 14, 1992. RECORD OWNERS:CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:6/24/2022 10:50:33 AMT1.0 62302049 EVERGREEN DEVELOPMENTTITLE SHEETCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 CSC 06/24/22 PROJECT SHEET INDEX SHEET SHEET TITLE 01 GENERAL T1.0 TITLE SHEET 02 SITE SD1.0 OVERALL SITE PLAN SD1.1 PAD PHASING PLAN SD1.2 SITE PLAN (PHASE 1 ONLY) 03 ARCHITECTURAL A1.0 GROCERY FLOOR PLAN A1.1 CARWASH FLOOR PLAN A1.2 QSR #1 FLOOR PLAN A1.3 QSR #2 FLOOR PLAN A1.4 CONVENIENCE STORE FLOOR PLAN A3.0 GROCERY ROOF PLAN A4.0 GROCERY ELEVATIONS A4.1 CARWASH ELEVATIONS A4.2 QSR #1 ELEVATIONS A4.3 QSR #2 ELEVATIONS A4.4 CONVENIENCE STORE ELEVATIONS 04 ELECTRICAL E1.0 PHOTOMETRIC SITE PLAN E2.0 LIGHTING CUTSHEETS 05 CIVIL C1.0 CONCEPTUAL UTILITY PLAN C1.1 CONCEPTUAL UTILITY PLAN C2.0 TRACT MAINTENANCE PLAN (PHASE 1) C2.1 TRACT MAINTENANCE PLAN (PHASE 2) C3.0 TENTATIVE PARCEL MAP (PHASE 1 ONLY) C3.1 TENTATIVE PARCEL MAP C4.0 CONCEPT GRADING PLAN C4.1 CONCEPT GRADING PLAN C4.2 CONCEPT GRADING PLAN C4.3 CONCEPT GRADING PLAN C5.0 TRUCK HAUL ROUTE EXHIBIT 06 LANDSCAPE L1.0 LANDSCAPE PLAN (PHASE 1) L1.1 OVERALL LANDSCAPE PLAN EVERGREEN DEVELOPMENT SEC OF CENTRAL AVE & CAMBERN AVE LAKE ELSINORE, CA 92532 PLANNING DESIGN REVIEW NO. DATE DESCRIPTION 28 28 28 14 14 13 13 12 11 22 20 11 1917 1414 5 4 11 5 8 13 15 14 11 LOT 1 - CAR WASH - 4,116 SF1 STORYLOT 2 QSR #1 - 3,000 SF 1 STORY LOT 3 C-STORE - 4,088 SF 1 STORY LOT 5 QSR #2 - 3,000 SF 1 STORY LOT 4 GROCERY - 43,050 SF 1 STORY CENTRAL AVE.CAMBERN AVE.RIGHT-TURN LANE RELOCATED BUS STOP 12' ROW 20' SETBACK 10' ROW15' SETBACK15' SETBACK 15' SETBACKEXISTING PARCEL LINE EXISTING LOT 1 EXISTING PARCEL LINE EXISTING LOT 2 EXISTING PARCEL LINE EXISTING LOT 3 EXISTING LOT 4 EXISTING LOT 5 PROPOSED PARCEL LINE PROPOSED PARCEL LINE 257'-7"257'-10"589'-2"257'-7"326'-7"R-E ZONING LOW DENSITY RESIDENTIAL 615'-1"296'-6"239'-11"35'-2"16'-6"41'-6"16'-8"78'-9" PROPOSED 8'-0" HIGH MASONRY SCREENING WALL FROM ADJACENT RESIDENTIAL PROPERTIES R 3 5'-0" R 2 0 '-0 " R 20'-0"R 20'-0" R 2 0 '-0 "RECESSED TRUCKWELL. (2) TYPE C LOADING SPACES DNTRASH ENCLOSURE TRASH ENCLOSURE TRASH ENCLOSURE 5 TRASH ENCLOSURE RIGHT-TURN LANE PROPOSED PARCEL LINE PROPOSED MONUMENT SIGN PROPOSED MONUMENT SIGN 110'-3"194'-0"47'-2"56'-3"102'-6"78'-8"30'-5""RESIDENCE RESIDENCE RESIDENCE R-E ZONING LOW DENSITY RESIDENTIAL R-3 ZONING UNCATEGORIZED R-2 ZONING MEDIUM DENSITY RESIDENTIAL C-2 ZONING GENERAL COMMERICAL C-2 ZONING GENERAL COMMERICAL C-2 ZONING GENERAL COMMERICAL C-2 ZONING GENERAL COMMERICAL 69'-2"FUELING CANOPY CAR CAR CAR C A R CARCAR CAR CARCAR CAR CAR CARCARCAR CARCAR R 20'-0" WALMART COMMERCIAL OUTPARCEL EXISTING STRIPPED MEDIAN RAISED CONCRETE MEDIAN GATE AT ALLAN STREET FOR EMERGENCY VEHICLE USE ONLY REF 2-SD1.0 ALLAN ST.CARCARCARCARCARCARCARCARCARCARCARCARCARCARCARCARCARCAR CARCAR 20' SETBACK 25' SETBACK PROPOSED MONUMENT SIGN PROPOSED MONUMENT SIGN PROPOSED MONUMENT SIGN PROPOSED MONUMENT SIGN PROPOSED MONUMENT SIGN 78'-8"12'-0"12'-0" FUTURE BUS SHELTER LOCATION BY RTA 59'-5"54'-3"57'-4"12'-0"36'-0"119'-2"66'-7" 12'-9" 12'-4" 120'-6" PROPOSED PARCEL LINE R 3 5'-0" R 10'-0"R 20'-0"R 2 0 '- 0 "R 40'-0"54'-10"54'-7"74'-5"31'-7" 46'-6" 141'-0"91'-8"39'-10" PAIR OF ORNAMENTAL METAL GATES, FINISHED TO MATCH "GAUNTLET GRAY" 10x16X2 MASONRY WALL CAP, PAINTED "GAUNTLET GRAY" 8" SPLIT FACE C.M.U. MASONRY SCREENING WALL, PAINTED "GRAY STONE" GRADE PER CIVIL 8'-0" T.O. CMU CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:3/10/2022 10:20:42 AMSD1.0 62302049 EVERGREEN DEVELOPMENTOVERALL SITE PLANCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 CSC 03/10/22 N orthN orthSCALE:1" = 40'-0"1 OVERALL SITE PLAN NO. DATE DESCRIPTION SITE & PARKING DATA: LOT 1 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION NET LOT AREA BUILDING PARKING REQUIRED PARKING PROVIDED PARKING RATIO FLOOR AREA RATIO LOT 2 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION NET LOT AREA BUILDING PARKING REQUIRED PARKING PROVIDED PARKING RATIO FLOOR AREA RATIO LOT 3 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION NET LOT AREA BUILDING PARKING REQUIRED PARKING PROVIDED PARKING RATIO FLOOR AREA RATIO LOT 4 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION NET LOT AREA BUILDING PARKING REQUIRED PARKING PROVIDED PARKING RATIO FLOOR AREA RATIO LOT 5 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION NET LOT AREA BUILDING PARKING REQUIRED PARKING PROVIDED PARKING RATIO FLOOR AREA RATIO OVERALL TOTALS: ZONING: GENERAL PLAN DESIGNATION: ROW DEDICATION NET LOT AREA (WITHIN R.O.W.) GROSS LOT AREA BUILDING PARKING REQUIRED PARKING PROVIDED FLOOR AREA RATIO (NET) LANDSCAPING (NET) PARKING & CIRCULATION (NET) ±0.11 AC ±1.19 AC CAR WASH - 4,116 SF 4,116 / 250 = 16 SPACES 25 VACUUM (PARKING) SPACES 7 STANDARD SPACES 7.77/1000 .0797 ±0.10 AC ±1.10 AC QSR - 3,000 SF (1,529 / 200) + (1,471 / 45) = 40 SPACES 57 SPACES 19/1,000 .0629 ±0.23 AC ±1.42 AC C-STORE - 4,088 SF 4,088 / 250 = 16 SPACES 44 SPACES 10.76/1000 .0659 ±0.01 AC ±3.59 AC GROCERY - 43,050 SF 43,050 / 250 = 173 SPACES 184 SPACES 4.27/1000 .2756 ±0.10 AC ±1.03 AC QSR - 3,000 SF (1,529 / 200) + (1,471 / 45) = 40 SPACES 52 SPACES 17.33/1000 .0672 GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) ±0.55 AC / 23,986 SF ±8.32 AC / 362,255 SF ±8.863 AC / 386,241 SF 57,254 SF 286 SPACES 369 SPACES 57,254 SF / 362,255 SF = 15.80% 56,262 SF / 362,255 SF = 15.53% 248,739 SF / 362,255 SF = 68.67% SCALE:1/8" = 1'-0"2 GATE IN PROPERTY LINE SCREENING WALL LOT 1 - CAR WASH - 4,116 SF LOT 2 QSR - 3,000 SF LOT 3 C-STORE - 4,088 SF LOT 5 QSR - 3,000 SF LOT 4 GROCERY - 43,050 SF CENTRAL AVE.CAMBERN AVE.DECELERATION LANE DECELERATION LANE RELOCATED BUS STOP 10' ROW15' SETBACK14 20 20 10 10 9 9 9 9 18 17 11 1917 1414 5 4 11 5 8 13 15 14 11 5 888 4 4 4 4 3 2 4 3 6 ALLAN ST.EMERGENCY VEHICLE USE ONLY TOTAL PHASE 2 PARKING: 52 SPACES TOTAL PHASE 2 PARKING: 200 SPACES TOTAL PHASE 1 PARKING: 57 SPACES TOTAL PHASE 1 PARKING: 44 SPACESTOTAL PHASE 1 PARKING: 32 SPACES15' SETBACK12' ROW 20' SETBACK 20' SETBACK 25' SETBACK PHASE 1 SITE DEVELOPMENT PROPOSED BUILDINGS PHASING LEGEND PHASE 2 SITE DEVELOPMENT POTENTIAL EMERGENCY VEHICLE & CONSTRUCTION ROUTES THRU SITE CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:3/10/2022 10:20:44 AMSD1.1 62302049 EVERGREEN DEVELOPMENTPAD PHASING PLANCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 CSC 03/10/22 NO. DATE DESCRIPTION SCALE:1" = 40'-0"1 PHASING PLAN N orthN orth 4 11 5 8 13 15 14 11 CENTRAL AVE.CAMBERN AVE.RIGHT-TURN LANE 10' ROWEXISTING PARCEL LINE EXISTING LOT 1 EXISTING PARCEL LINE EXISTING LOT 2 EXISTING PARCEL LINE EXISTING LOT 3 EXISTING LOT 4 PROPOSED PARCEL LINE PROPOSED PARCEL LINE 257'-7"257'-10"584'-2"257'-7"R-E ZONING LOW DENSITY RESIDENTIAL239'-11"35'-2"TRASH ENCLOSURE TRASH ENCLOSURE TRASH ENCLOSURE RIGHT-TURN LANE RESIDENCE RESIDENCE R-E ZONING LOW DENSITY RESIDENTIAL C-2 ZONING GENERAL COMMERICAL C-2 ZONING GENERAL COMMERICAL C-2 ZONING GENERAL COMMERICAL C-2 ZONING GENERAL COMMERICAL 69'-2"FUELING CANOPY CAR CAR CAR C A R CARCAR CAR CAR WALMART COMMERCIAL OUTPARCEL C-2 ZONING GENERAL COMMERICAL15' SETBACK10' ROW615'-0" 236'-8"181'-6"196'-10" 9 9 13 12 PROPOSED 8'-0" HIGH MASONRY SCREENING WALL FROM ADJACENT RESIDENTIAL PROPERTIES RAISED CONCRETE MEDIAN ALLAN ST.15' SETBACKGATE AT ALLAN STREET FOR EMERGENCY VEHICLE USE ONLY REF 2-SD1.0CARCARCARCARCARCARCARCARCARCARCARCARCARCARCARCARCARCARCARCAR 120'-5" 16'-6"41'-6" PROPOSED MONUMENT SIGN PROPOSED MONUMENT SIGN PROPOSED MONUMENT SIGN PROPOSED MONUMENT SIGN EXISTING STRIPPED MEDIAN PROPOSED MONUMENT SIGN RELOCATED BUS STOP FUTURE BUS SHELTER LOCATION BY RTA 36'-0"EXISTING PARCEL LINE 133'-5"72'-10"12'-9" 12'-4"LOT 1 - CAR WASH - 4,116 SF1 STORYLOT 2 QSR #1 - 3,000 SF 1 STORY RIGHT-TURN LANE RELOCATED BUS STOP PROPOSED MONUMENT SIGN FUTURE BUS SHELTER LOCATION BY RTA 59'-5"54'-3"57'-4"12'-0"R 20'-0"R 2 0 '- 0 " 12' ROW 20' SETBACK 20' SETBACK 25' SETBACK R 3 5'-0"54'-10"R 20'-0"R 2 0'-0" R 3 5'-0"R 40'-0"R 1 0'- 0 " LOT 3 C-STORE - 4,088 SF 1 STORY91'-8"97'-10"39'-10"74'-5"54'-7"31'-7" 46'-6" 141'-0"CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:3/10/2022 10:29:27 AMSD1.2 62302049 EVERGREEN DEVELOPMENTSITE PLAN (PHASE 1 ONLY)CAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 CSC 03/10/22 N orthN orthNO. DATE DESCRIPTION SITE & PARKING DATA: ±0.11 AC ±1.19 AC CAR WASH - 4,116 SF 4,116 / 250 = 16 SPACES 25 VACUUM (PARKING) SPACES 12 STANDARD SPACES 8.99/1000 .0797 ±0.10 AC ±1.10 AC QSR - 3,000 SF (1,529 / 200) + (1,471 / 45) = 40 SPACES 49 SPACES 16.33/1,000 .0629 ±0.23 AC ±1.42 AC C-STORE - 4,088 SF 4,088 / 250 = 16 SPACES 38 SPACES 9.30/1000 .0659 GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) ±0.43 AC / 18,896 SF ±3.70 AC / 161,253 SF ±4.14 AC / 180,149 SF 11,204 SF 72 SPACES 121 SPACES 11,204 SF / 161,253 SF = 6.95% 37,378 SF / 161,253 SF = 23.17% 112,671 SF / 161,253 SF = 69.88% SCALE:1" = 40'-0"1 PHASE 1 SITE PLAN LOT 1 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION NET LOT AREA BUILDING PARKING REQUIRED PARKING PROVIDED PARKING RATIO FLOOR AREA RATIO LOT 2 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION NET LOT AREA BUILDING PARKING REQUIRED PARKING PROVIDED PARKING RATIO FLOOR AREA RATIO LOT 3 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION NET LOT AREA BUILDING PARKING REQUIRED PARKING PROVIDED PARKING RATIO FLOOR AREA RATIO OVERALL TOTALS: ZONING: GENERAL PLAN DESIGNATION: ROW DEDICATION NET LOT AREA (WITHIN R.O.W.) GROSS LOT AREA BUILDING PARKING REQUIRED PARKING PROVIDED FLOOR AREA RATIO (NET) LANDSCAPING (NET) PARKING & CIRCULATION (NET) 3 A4.0 1 A4.0 4 A4.0 1904 SF DELI/ BAKERY PREP 109 384 SF MEAT PREP COOLER 111 407 SF BREAKROOM 108 985 SF MEAT & DELI COOLER 112 326 SF DAIRY COOLER 114 628 SF GROCERY FREEZER 113 80 SF JANITOR 118 4032 SF STOCK AREA 119 444 SF VESTIBULE 121 97 SF BOOKKEEPING 103 102 SF CASHIER 102 147 SF SCAN 101 199 SF MANAGER 104 852 SF RECEIVING 120 2 A4.0 29531 SF MAIN SALES 100 169 SF WOMEN'S RESTROOM 106 164 SF MEN'S RESTROOM 105 54 SF HALL 107 300 SF PRODUCE COOLER 115 622 SF PRODUCE / BULK PREP COOLER 116 EXIT EXIT EXIT 127 SF FIRE RISER ROOM 126 KNOX BOX MOUNTED PER FIRE DEPT. REQUIREMENTS DIRECT EXTERIOR ENTRY TO FIRE RISER ROOM RECESSED TRUCKWELL DN139'-4"25'-4"164'-8"291'-4"RECYCLING AREA7 8654321 A B C D E 41'-2"41'-2"41'-2"41'-2"42'-8"42'-8"42'-8"42'-8"42'-8"42'-8"35'-4"CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:11/8/2021 10:30:04 AMA1.0 62302049 EVERGREEN DEVELOPMENTGROCERY FLOOR PLANCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 KTH 11/08/21 SCALE: 3/32" = 1'-0"1FLOOR PLAN NO. DATE DESCRIPTION N orthN orthNOTE: FLOOR PLAN IS CONCEPTUAL ONLY AND IS SUBJECT TO CHANGE DURING TENANT DESIGN PROCESS. EXIT ENTRY fdfdfd1 A4.1 2 A4.1 3 A4.1 4 A4.1 MANAGER OFFICE EQUIPMENT ROOM RESTROOM VACUUM ROOM VENDINGWASH BAY CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:11/8/2021 10:28:06 AMA1.1 62302049 EVERGREEN DEVELOPMENTCARWASH FLOOR PLANCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 KTH 05/14/20 NOTE: FLOOR PLAN IS CONCEPTUAL ONLY AND IS SUBJECT TO CHANGE DURING TENANT DESIGN PROCESS. SCALE:1/8" = 1'-0"1 CARWASH FLOOR PLAN NO. DATE DESCRIPTION 1 A4.2 2 A4.2 3 A4.2 4 A4.2 RESTROOMRESTROOM BACK OF HOUSE STORAGE AND COOKING AREAS ORDER AREA CUSTOMER DINING AREA DRIVE-THRU WINDOW CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:11/8/2021 10:28:06 AMA1.2 62302049 EVERGREEN DEVELOPMENTQSR #1 FLOOR PLANCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 KTH 11/08/21 NO. DATE DESCRIPTION NOTE: FLOOR PLAN IS CONCEPTUAL ONLY AND IS SUBJECT TO CHANGE DURING TENANT DESIGN PROCESS. SCALE:1/8" = 1'-0"1 QSR #1 FLOOR PLAN RESTROOM RESTROOM BACK OF HOUSE STORAGE AND COOKING AREAS ORDER AREA CUSTOMER DINING AREA DRIVE-THRU WINDOW 2 A4.3 1 A4.3 3 A4.3 4 A4.3 CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:11/8/2021 10:28:07 AMA1.3 62302049 EVERGREEN DEVELOPMENTQSR #2 FLOOR PLANCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 KTH 11/08/21 NO. DATE DESCRIPTION NOTE: FLOOR PLAN IS CONCEPTUAL ONLY AND IS SUBJECT TO CHANGE DURING TENANT DESIGN PROCESS. SCALE:1/8" = 1'-0"1 QSR #2 FLOOR PLAN 3 A4.4 1 A4.4 2 A4.4 4 A4.4 SALES AREA COOLER/FREEZER BACK OF HOUSE BACK OF HOUSEORDER AREA CHECKOUT RESTROOM RESTROOM CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:3/10/2022 10:20:31 AMA1.4 62302049 EVERGREEN DEVELOPMENTCONVENIENCE STORE FLOOR PLANCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 KTH 03/10/22 NO. DATE DESCRIPTION NOTE: FLOOR PLAN IS CONCEPTUAL ONLY AND IS SUBJECT TO CHANGE DURING TENANT DESIGN PROCESS. SCALE:1/8" = 1'-0"1 CONVENIENCE STORE FLOOR PLAN TOTAL ROOF AREA: 42,453 S.F. FUTURE SOLAR AREA REQUIRED = 15% OF TOTAL ROOF AREA 42,453 S.F. x .15 = 6,468 S.F. FUTURE SOLAR AREA PROVIDED = 6,480 S.F. FUTURE SOLAR REQUIREMENT SLOPE DOWN 1/4" PER FOOT RTU RTU RTU RTU RTU REFRIGERATION CONDENSING RACK FUTURE SOLAR READY ZONE 6,480 S.F. 7 8654321 A B C D E CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:11/5/2021 1:32:22 PMA3.0 62302049 EVERGREEN DEVELOPMENTROOF PLANCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 KTH 07/21/21 SCALE: 3/32" = 1'-0"1ROOF PLAN NO. DATE DESCRIPTION N orthN orthNOTE: ROOF PLAN IS CONCEPTUAL ONLY AND IS SUBJECT TO CHANGE DURING TENANT DESIGN PROCESS. E.I.F.S. (EXTERIOR INSULATION FINISH SYSTEM) SPLIT FACE C.M.U. BLOCK CORRUGATED METAL PANELS - HORIZONTAL METAL CANOPIES W/ SUPPORTS LINE OF ROOF BEYOND SHOWN DASHED ROOF DRAIN, DOWN SPOUT, AND ROOF OVERFLOW SCUPPER. PAINT TO MATCH ADJACENT SURFACE, UNLESS OTHERWISE NOTED LOCATION OF FUTURE SIGN ROOFTOP EQUIPMENT SHOWN DASHED BEHIND PARAPET ALUMINUM STOREFRONT SYSTEM AUTOMATIC SLIDING DOORS KNOX BOX - CONFIRM FINAL LOCATION WITH CITY FIRE MARSHAL. HOLLOW METAL DOOR AND FRAME OVERHEAD DOOR AND FRAME COMPACTOR BEYOND FIRE DEPARTMENT CONNECTION GAS METER CONCRETE CURB METAL PARAPET COPING CHAIN LINK GATE MATERIAL KEY NOTES A - B - C - X - D - E - F - G - H - I - J - K - L - M - N - O - P - Q - R - S - SW #7019 - "GAUNTLET GRAY" PPG #1009-4 - "GRAY STONE" SW #7006 - "EXTRA WHITE" CLEAR ANODIZED ALUMINUM BERRIDGE ACRYLIC COATED GALVALUME SW #7757 - "HIGH REFLECTIVE WHITE" COLOR SCHEDULE - 1 - 2 - 3 - 4 - 5 - # - 6 14'-0" B.O. CANOPY 00'-0" FINISH FLOOR Q R 1 REF CIVIL T.O. PAVEMENT 40'-0" B.O. CANOPY B 2 B 2 L 2 N A 1 D 6 A 1 A 2 P 2 30'-0" B.O. CANOPY F 2 HEHHR 1 Q R 1 C 5 40'-0" T.O. PARAPET 14'-0" B.O. CANOPY 00'-0" FINISH FLOOR 10'-0" B.O. CANOPY R 1 B 2 A 1 A 3 A 3 A 3 A 3 A 3 J 4 I 4 I 4 I 4 I 4 I 4 I 4 I 4 I 4 I 4 I 4 I 4 N B 2 R 1 C 5 D 6 C 5 -4'-0" TRUCKWELL EH H H H A 1 A 2 E G E 30'-0" T.O. PARAPET K C 5 A 2 A 1 A 2 B 1 B 1 B 1 B 1 B 1 40'-0" T.O. PARAPET 14'-0" B.O. CANOPY 00'-0" FINISH FLOOR REF CIVIL T.O. PAVEMENT Q R 1 B 2 L 3 O A 3 D 6 A 1 10'-0" B.O. CANOPY A 2 B 2 S B 2 H E H H 30'-0" T.O. PARAPET F 2 G B 2 A 1 A 2 B 1 B 3 B 3 B 3 C 5 TYP. B 1 B 1 R 1 B 2 E H A 1 F 2 TYP. H R 1 EH B 2 H R 2 B 2 00'-0" FINISH FLOOR 30'-0" T.O. PARAPET C 5 A 1 A 2 A 1 B 2 CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:11/5/2021 1:55:33 PMA4.0 62302049 EVERGREEN DEVELOPMENTGROCERY ELEVATIONSCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 KTH 07/21/21 SCALE:3/32" = 1'-0"1 NORTHEAST ELEVATION SCALE:3/32" = 1'-0"3 NORTHWEST ELEVATION SCALE:3/32" = 1'-0"2 SOUTHWEST ELEVATION SCALE:3/32" = 1'-0"4 SOUTHEAST ELEVATION NO. DATE DESCRIPTION NOTE: EXTERIOR ELEVATIONS ARE CONCEPTUAL ONLY AND ARE SUBJECT TO CHANGE DURING TENANT DESIGN PROCESS. E 2 C 6 E 2 B 1 I 1 D 5 D 5 J 5 TYP. C 6 J 1 J 1 A 3 E 2 L 4 H 3 E 2 H 3 H 3 E 2 B 1 G J 5 TYP. B 1 D 5 E 2 D 5 A 3 J 5 J 1 J 1 E 2 C 6 E 2 B 1 I 1 D 5 D 5 J 5 C 6 TYP. J 1 J 1 D 5 E 2 K 5 C 6 A 3 L 4 C 6 E 2 B 1 J 5 TYP. B 1 L 4 C 6 D 5 K 5 G C 6 J 1 L 4 D 5 J 1 SW #7019 - "GAUNTLET GRAY" PPG #1009-4 - "GRAY STONE" SW #7006 - "EXTRA WHITE" CLEAR ANODIZED ALUMINUM DE #5391 - "SUNFLOWER" ACRYLIC COATED GALVALUME COLOR SCHEDULE - 1 - 2 - 3 - 4 - 5 - # E.I.F.S. (EXTERIOR INSULATION FINISH SYSTEM) STACKED C.M.U. BLOCK CORRUGATED METAL PANELS - HORIZONTAL METAL CANOPIES W/ SUPPORTS SINGLE SCORE C.M.U. ADHERED STONE VENEER LOCATION OF FUTURE SIGN HOLLOW METAL DOOR AND FRAME OVERHEAD DOOR AND FRAME METAL PARAPET COPING "GREEN SCREN" WALL HUNG TRELLIS PANELS WINDOW MATERIAL KEY NOTES A - B - C - X - D - E - F - G - H - I - J - K - L - - 6 CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:11/5/2021 1:55:36 PMA4.1 62302049 EVERGREEN DEVELOPMENTCARWASH ELEVATIONSCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 KTH 10/27/21 NO. DATE DESCRIPTION SCALE:1/8" = 1'-0"1 NORTH ELEVATION SCALE:1/8" = 1'-0"2 EAST ELEVATION SCALE:1/8" = 1'-0"3 SOUTH ELEVATION SCALE:1/8" = 1'-0"4 WEST ELEVATION B 3 F 4 H 1 C 5 A 1 D 1 E D 1 D 1 TYP. A 1 B 2 A 1 D 1 E D 1 A 1 I 4 B 2 A 1 H 1 TYP.C 5 BEYOND D 1 D 1 A 1 G 2 B 2 H 1 TYP. C 5 BEYOND B 3 F 4 H 1 B 2 A 1 D 1 E C 5 D 1 TYP. A 1 SW #7019 - "GAUNTLET GRAY" PPG #1009-4 - "GRAY STONE" SW #7006 - "EXTRA WHITE" CLEAR ANODIZED ALUMINUM BERRIDGE ACRYLIC COATED GALVALUME COLOR SCHEDULE - 1 - 2 - 3 - 4 - 5 - # E.I.F.S. (EXTERIOR INSULATION FINISH SYSTEM) SPLIT FACE C.M.U. BLOCK CORRUGATED METAL PANELS - HORIZONTAL METAL CANOPIES W/ SUPPORTS LOCATION OF FUTURE SIGN ALUMINUM STOREFRONT SYSTEM HOLLOW METAL DOOR AND FRAME METAL PARAPET COPING OPERABLE DRIVE-THRU WINDOW MATERIAL KEY NOTES A - B - C - X - D - E - F - G - H - I -CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:11/5/2021 1:55:39 PMA4.2 62302049 EVERGREEN DEVELOPMENTQSR #1 ELEVATIONSCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 KTH 10/27/21 NO. DATE DESCRIPTION SCALE:1/8" = 1'-0"1 NORTH ELEVATION SCALE:1/8" = 1'-0"2 EAST ELEVATION SCALE:1/8" = 1'-0"3 SOUTH ELEVATION SCALE:1/8" = 1'-0"4 WEST ELEVATION SW #7019 - "GAUNTLET GRAY" PPG #1009-4 - "GRAY STONE" SW #7006 - "EXTRA WHITE" CLEAR ANODIZED ALUMINUM BERRIDGE ACRYLIC COATED GALVALUME COLOR SCHEDULE - 1 - 2 - 3 - 4 - 5 - # E.I.F.S. (EXTERIOR INSULATION FINISH SYSTEM) SPLIT FACE C.M.U. BLOCK CORRUGATED METAL PANELS - HORIZONTAL METAL CANOPIES W/ SUPPORTS LOCATION OF FUTURE SIGN ALUMINUM STOREFRONT SYSTEM HOLLOW METAL DOOR AND FRAME METAL PARAPET COPING OPERABLE DRIVE-THRU WINDOW MATERIAL KEY NOTES A - B - C - X - D - E - F - G - H - I -B 2 A 1 D 1 E D 1 A 1 I 4 B 2 A 1 H 1 TYP.C 5 BEYOND D 1 D 1 A 1 G 2 B 2 H 1 TYP. C 5 BEYOND B 3 F 4 H 1 B 2 A 1 D 1 E C 5 D 1 TYP. A 1 B 3 F 4 H 1 C 5 A 1 D 1 E D 1 D 1 TYP. A 1 CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:11/5/2021 1:55:43 PMA4.3 62302049 EVERGREEN DEVELOPMENTQSR #2 ELEVATIONSCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 Author 11/04/21 NO. DATE DESCRIPTION SCALE:1/8" = 1'-0"1 NORTH ELEVATION SCALE:1/8" = 1'-0"2 EAST ELEVATION SCALE:1/8" = 1'-0"3 SOUTH ELEVATION SCALE:1/8" = 1'-0"4 WEST ELEVATION F 3 H 2 B 1 D 7 D 4 C 2 F 3 E A 4 A 5 A 6 H 2 B 1 D 2 C 2 H 1 C 2 BEYOND H 1 B 1 D 4 C 2 G 1 H 2 C 2 BEYOND F 3 F 3 H 2 B 1 D 4 D 7 C 2 F 3 E F 3 A 4 A 5 A 6 PPG #1009-4 - "GRAY STONE" CEDAR DARK BRONZE 3M-3630-44 "ORANGE" 3M-3630-26 "GREEN" 3M-3630-33 "RED" BLACK COLOR SCHEDULE - 1 - 2 - 3 - 4 - 5 - # - 6 VINYL CHANNEL STRIPING NICHIHA INDUSTRIAL BLOCK PANELS NICHIHA VINTAGEWOOD PANELS METAL CANOPIES W/ SUPPORTS LOCATION OF FUTURE SIGN ALUMINUM STOREFRONT SYSTEM HOLLOW METAL DOOR AND FRAME METAL PARAPET COPING MATERIAL KEY NOTES A - B - C - X - D - E - F - G - H - - 7 CONSULTING ENGINEERSHEET: PROJECT NUMBER: DRAWN BY: DATE: REV: SCALE: CHECKED BY: COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. 8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:3/10/2022 10:20:40 AMA4.4 62302049 EVERGREEN DEVELOPMENTCONVENIENCE STORE ELEVATIONSCAMBERN AVE. & CENTRAL AVELAKE ELSINORE, CA 9253262302049 CSC 03/10/22 NO. DATE DESCRIPTION SCALE:1/8" = 1'-0"1 NORTH ELEVATION SCALE:1/8" = 1'-0"2 EAST ELEVATION SCALE:1/8" = 1'-0"3 SOUTH ELEVATION SCALE:1/8" = 1'-0"4 WEST ELEVATION 16'-6"41'-6"16'-8"78'-9"R35'-0"R20'-0"R20'-0"R20'-0"R20'-0"47'-2"56'-3"69'-2"R20'-0"40'-0"78'-8"12'-0"12'-0"59'-5"54'-3"57'-4"12'-0" 36'-0"119'-2"66'-7"54'-4"140'-9"12'-9"12'-4"46'-3"31'-4"120'-6"R35'-0"R10'-0"R 2 0'-0 "R20'-0"R 40'-0" 74'-1"91'-10" 54'-10"1.8 2.2 2.5 2.6 2.5 2.3 2.4 2.6 3.0 3.1 3.2 3.0 2.7 2.8 3.0 2.9 2.82.9 2.7 2.8 3.1 3.1 3.0 2.92.5 3.2 3.4 3.7 3.6 3.5 3.6 3.8 4.2 4.34.54.3 3.9 4.1 4.2 4.2 4.0 4.1 4.0 4.1 4.3 4.3 4.2 4.02.2 1.8 1.7 1.9 2.3 2.22.2 2.6 2.8 3.1 3.4 3.4 3.5 3.8 4.0 4.0 4.1 4.0 3.8 3.9 4.0 3.8 3.73.7 3.7 3.8 3.9 3.8 3.8 3.72.7 2.1 1.9 2.0 2.6 2.81.6 1.9 2.2 2.6 3.1 3.5 3.7 3.9 4.0 3.9 3.7 3.7 3.6 3.7 3.7 3.6 3.53.5 3.5 3.5 3.3 3.2 3.2 3.22.9 2.8 2.7 3.2 2.7 2.3 2.4 2.9 3.02.0 2.5 3.2 4.0 4.2 4.34.44.1 3.8 3.6 3.6 3.6 3.8 4.0 4.0 3.9 3.9 3.6 3.2 3.0 3.0 3.03.1 2.9 2.9 3.1 2.7 2.3 2.5 3.2 3.32.0 2.7 3.6 4.2 4.34.4 4.74.6 4.1 3.7 3.7 3.9 4.2 4.64.5 4.4 4.44.1 3.6 3.3 3.1 3.03.4 3.0 2.8 2.9 2.5 2.3 2.6 3.2 3.32.0 2.7 3.7 4.2 4.1 4.24.54.6 4.1 3.7 3.6 4.04.5 4.7 4.44.24.5 4.54.0 3.4 3.1 3.13.3 2.9 2.7 2.9 2.4 2.1 2.5 3.0 3.22.0 2.8 3.8 4.3 4.2 4.34.7 4.74.3 3.8 3.7 4.1 4.64.7 4.44.34.4 4.54.0 3.4 3.2 3.13.3 2.9 2.7 2.8 2.3 2.0 2.3 3.1 3.32.2 2.9 3.74.4 4.54.6 4.9 4.84.44.0 4.04.44.9 5.04.7 4.54.8 4.6 4.1 3.5 3.4 3.23.3 2.9 2.7 2.7 2.2 1.9 2.2 2.8 3.02.2 2.7 3.3 4.0 4.34.54.64.44.2 4.1 4.24.4 4.75.0 4.9 4.8 4.84.43.9 3.6 3.5 3.43.3 2.9 2.7 2.6 2.1 1.8 2.1 2.9 3.12.2 2.6 3.0 3.4 3.64.2 4.34.5 4.5 4.44.3 4.2 4.1 3.8 3.6 3.6 3.53.4 2.9 2.7 2.5 2.0 1.8 2.2 2.9 2.92.3 2.6 2.9 3.1 3.24.3 4.3 4.3 4.2 3.9 3.7 3.8 3.8 3.9 3.8 3.7 3.73.5 3.0 2.8 2.5 2.0 1.9 2.3 2.8 3.12.3 2.7 3.0 3.1 3.24.5 4.44.1 3.8 3.6 3.6 3.8 3.9 3.9 3.8 3.73.5 3.1 2.9 2.6 2.0 1.8 2.1 2.9 3.02.3 2.7 3.0 3.3 3.44.5 4.54.3 4.0 3.8 3.9 4.0 3.9 3.8 3.8 3.63.6 3.2 2.9 2.6 2.1 1.8 2.0 2.7 3.02.2 2.7 3.2 3.7 4.0 4.3 4.64.74.6 4.6 4.64.74.8 4.94.74.64.54.3 4.1 3.9 3.9 3.83.9 3.4 3.1 2.8 2.2 1.9 2.1 2.7 3.02.3 2.9 3.64.54.8 5.15.45.2 5.0 4.9 4.9 5.1 5.35.75.65.5 5.44.94.54.2 4.1 3.94.2 3.6 3.2 2.9 2.4 2.1 2.3 2.8 2.82.3 3.1 4.1 4.9 5.15.45.8 5.95.55.1 5.15.45.9 6.2 5.9 5.8 5.8 5.6 4.94.44.2 4.04.43.8 3.5 3.1 2.7 2.4 2.4 2.5 2.52.2 3.1 4.2 4.8 5.0 5.3 5.8 6.05.75.2 5.2 5.6 6.2 6.3 5.9 5.8 5.9 5.8 5.14.44.1 4.14.44.0 3.7 3.4 2.9 2.6 2.3 2.2 1.91.7 2.3 3.1 4.3 5.0 5.15.46.0 6.3 6.05.75.6 6.0 6.6 6.7 6.2 6.0 6.2 6.0 5.34.54.2 4.0 3.9 3.3 3.2 3.3 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.43.4 3.4 3.4 3.5 3.4 3.5 3.6 3.6 3.6 3.7 3.7 4.34.44.2 4.0 3.7 3.3 2.8 2.4 2.1 1.71.8 2.3 3.2 4.2 5.15.55.9 6.4 6.6 6.6 6.5 6.5 6.8 7.2 7.2 6.7 6.5 6.5 6.1 5.34.7 4.4 4.4 4.54.2 4.1 4.3 4.2 4.0 4.1 4.34.4 4.4 4.44.2 4.0 4.0 4.34.4 4.4 4.44.3 4.1 4.14.44.6 4.6 4.64.5 4.74.9 4.94.7 4.43.9 3.3 2.61.9 2.3 2.9 3.84.7 5.45.8 6.3 6.5 6.9 7.37.4 7.57.6 7.3 6.8 6.4 6.25.75.14.7 4.74.9 5.3 5.3 5.35.55.2 4.9 5.05.45.65.5 5.55.14.74.8 5.35.5 5.5 5.55.2 4.9 5.05.45.8 5.8 5.85.5 5.4 5.55.8 5.6 5.24.73.8 2.91.9 2.3 2.8 3.4 4.1 4.6 5.2 5.8 6.6 7.37.77.67.77.8 7.3 6.5 5.85.55.3 4.9 4.8 5.05.56.0 5.8 5.8 6.1 6.0 5.9 5.9 6.1 6.1 6.0 6.1 5.9 5.6 5.6 6.0 6.0 5.96.1 6.05.75.8 6.2 6.3 6.2 6.3 6.3 6.2 6.3 6.2 5.95.45.1 4.3 3.3 2.4 1.82.3 2.8 3.2 3.7 4.1 4.65.46.47.47.67.4 7.47.6 7.1 6.1 5.3 5.0 4.9 4.8 4.8 5.15.76.1 5.85.76.0 6.2 6.1 6.2 6.2 5.9 5.8 6.0 6.0 5.8 5.8 6.0 5.85.75.9 6.1 5.9 6.0 6.2 6.1 6.0 6.1 6.4 6.4 6.4 6.15.55.1 5.04.43.3 2.4 1.72.4 2.9 3.2 3.6 4.04.55.2 6.3 7.37.5 7.4 7.4 7.57.0 6.0 5.2 5.0 4.9 4.9 5.0 5.3 5.8 6.2 5.9 5.9 6.1 6.3 6.2 6.2 6.25.9 5.9 6.0 6.1 5.8 5.9 6.0 5.9 5.8 6.0 6.1 6.0 6.1 6.3 6.2 6.1 6.26.5 6.5 6.4 6.1 5.6 5.2 5.04.53.4 2.4 1.82.4 2.9 3.3 3.7 4.0 4.6 5.2 6.1 7.07.5 7.4 7.4 7.46.8 6.05.45.2 5.1 5.2 5.25.45.9 6.4 6.4 6.3 6.5 6.5 6.3 6.4 6.5 6.4 6.3 6.5 6.3 6.0 6.0 6.3 6.36.1 6.4 6.3 6.1 6.2 6.5 6.6 6.5 6.7 6.7 6.5 6.5 6.4 6.0 5.6 5.3 4.63.5 2.6 2.02.4 3.0 3.5 4.04.44.8 5.2 5.6 6.2 6.8 7.0 7.0 6.7 6.15.75.6 5.6 5.6 5.65.5 5.45.6 6.1 6.3 6.3 6.4 6.05.75.8 6.2 6.3 6.3 6.3 5.85.5 5.55.9 6.2 6.1 6.2 5.9 5.65.76.1 6.5 6.5 6.5 6.2 5.9 5.9 6.1 5.95.55.1 4.2 3.4 2.7 2.22.5 3.2 4.04.75.0 5.3 5.3 5.35.55.8 5.9 5.95.7 5.5 5.55.9 6.2 6.3 6.3 5.9 5.65.5 5.7 5.75.65.55.3 5.2 5.25.4 5.5 5.5 5.55.2 5.0 5.0 5.35.4 5.4 5.45.25.1 5.1 5.45.65.7 5.7 5.55.3 5.3 5.35.14.84.43.9 3.2 2.7 2.22.7 3.54.5 5.15.35.75.6 5.2 5.0 4.9 4.9 4.9 4.9 5.25.76.3 6.6 6.7 6.8 6.5 6.0 5.65.45.2 5.0 4.9 4.9 4.8 4.8 4.8 4.8 4.8 4.8 4.84.7 4.74.84.7 4.7 4.74.8 4.8 4.8 4.9 4.9 4.9 5.0 5.0 5.0 4.94.7 4.44.2 4.0 3.6 3.2 2.7 2.22.7 3.7 4.6 4.9 5.0 5.3 5.65.1 4.54.24.1 4.14.3 4.95.76.2 6.3 6.3 6.8 6.8 6.2 5.6 5.2 4.9 4.6 4.6 4.6 4.64.5 4.44.3 4.3 4.34.4 4.5 4.5 4.5 4.44.34.4 4.54.6 4.64.5 4.5 4.5 4.54.64.7 4.7 4.54.34.13.9 3.6 3.2 2.7 2.22.7 3.74.44.64.75.0 5.2 4.84.13.7 3.7 3.7 3.94.5 5.45.9 5.9 6.1 6.4 6.6 6.15.55.2 4.94.74.64.5 4.44.2 4.0 3.9 3.9 3.9 4.04.14.34.44.3 4.2 4.34.44.3 4.24.1 4.1 4.1 4.14.24.4 4.7 4.74.64.44.2 3.7 3.2 2.7 2.22.7 3.74.5 4.74.6 5.05.1 4.53.8 3.5 3.4 3.4 3.6 4.25.1 5.75.8 6.0 6.6 6.6 6.15.75.65.4 5.14.9 4.6 4.2 3.9 3.7 3.6 3.6 3.6 3.7 3.94.1 4.44.64.54.64.4 4.13.8 3.6 3.6 3.7 3.7 3.8 4.24.7 5.1 5.14.94.74.0 3.3 2.7 2.32.5 3.2 4.04.5 4.5 4.7 4.53.9 3.4 3.2 3.2 3.2 3.3 3.74.45.2 5.6 5.9 6.3 6.1 5.8 5.8 6.1 6.05.7 5.54.9 4.2 3.7 3.4 3.3 3.2 3.3 3.4 3.7 4.24.75.0 4.9 5.0 4.6 4.0 3.5 3.3 3.2 3.2 3.3 3.54.14.8 5.2 5.0 4.9 4.8 4.3 3.5 2.8 2.32.1 2.6 3.2 3.6 3.7 3.8 3.5 3.1 2.8 2.8 2.9 2.9 2.9 3.1 3.5 4.2 4.65.0 5.3 5.35.45.8 6.2 6.0 5.65.5 5.14.2 3.4 3.0 2.9 2.9 2.9 3.0 3.5 4.2 4.8 4.9 4.8 5.0 4.84.13.4 3.0 2.8 2.8 2.8 3.1 3.8 4.6 4.8 4.64.54.6 4.2 3.4 2.8 2.41.8 2.2 2.6 2.8 2.9 2.9 2.8 2.6 2.5 2.4 2.4 2.5 2.5 2.6 2.9 3.3 3.74.1 4.44.6 4.95.55.85.55.2 5.0 4.8 4.0 3.2 2.8 2.7 2.7 2.7 2.8 3.2 4.04.5 4.5 4.54.6 4.64.13.3 2.8 2.6 2.6 2.6 2.9 3.74.54.84.5 4.4 4.54.2 3.5 3.0 2.92.0 2.3 2.7 2.9 3.4 3.0 2.8 2.6 2.4 2.5 2.4 2.4 2.5 2.5 2.9 3.3 3.84.5 4.4 4.75.0 5.6 5.95.55.2 5.2 5.0 4.2 3.5 3.2 3.3 3.7 3.2 3.2 3.44.1 4.74.64.4 4.7 4.74.2 3.6 3.1 2.9 2.8 2.9 3.1 4.0 4.6 5.0 4.84.74.64.13.5 3.4 3.41.6 2.0 2.4 2.8 3.2 3.4 4.04.44.0 3.3 3.3 3.1 3.2 3.1 3.1 3.2 3.2 3.6 3.9 5.0 5.65.55.35.76.1 6.5 6.2 5.9 5.9 5.6 4.8 4.34.1 4.7 5.14.6 4.0 4.2 4.6 5.2 5.2 4.9 5.0 4.8 4.2 3.8 3.6 3.4 3.3 3.3 3.4 3.94.34.74.8 4.6 4.3 3.7 3.2 3.4 3.9 2.72.3 2.7 3.1 3.5 3.9 3.7 3.7 3.6 3.5 3.3 3.4 3.2 3.3 3.4 3.4 3.4 3.53.9 4.24.7 5.1 5.4 5.5 5.75.8 6.0 5.95.75.6 5.2 4.64.54.34.5 4.5 4.44.2 4.2 4.2 4.6 4.8 4.6 4.64.43.9 3.8 3.9 4.0 3.7 3.6 3.5 3.9 4.0 4.2 4.2 4.0 3.7 3.4 2.9 3.2 3.72.72.9 3.4 3.7 4.24.43.9 3.4 3.2 3.1 3.2 3.3 3.1 3.2 3.5 3.7 3.7 3.74.4 4.74.95.1 5.45.6 5.85.45.3 5.0 4.8 4.8 4.6 4.34.4 4.44.34.44.3 4.2 4.2 3.8 3.9 3.8 3.6 3.7 3.8 3.8 4.04.5 4.4 4.14.0 3.9 4.24.13.9 3.8 3.7 3.5 3.4 3.0 3.3 3.9 2.72.4 2.9 3.3 3.9 3.9 3.1 2.6 2.3 2.3 2.4 2.6 2.9 3.0 3.4 3.8 3.9 3.94.3 4.64.74.95.15.2 5.25.1 4.74.2 4.04.1 4.1 4.14.0 3.9 3.8 3.8 3.8 3.7 3.6 3.4 3.3 3.0 2.8 3.0 3.3 3.74.14.64.7 4.5 4.13.6 4.3 4.2 4.0 3.8 3.7 3.8 3.7 3.0 3.3 3.7 2.53.3 3.3 2.62.3 2.7 3.0 3.54.1 4.54.3 4.9 5.05.15.2 5.35.15.0 4.9 4.3 3.6 3.5 3.7 3.8 3.9 3.9 3.7 3.7 3.7 3.6 3.5 3.5 3.2 2.82.5 2.3 2.5 2.8 3.2 3.7 3.93.9 4.0 3.7 3.8 3.9 4.24.13.4 3.2 3.8 2.42.6 2.8 2.11.72.2 2.8 3.54.54.64.4 4.4 4.74.9 5.0 4.94.7 4.7 4.43.9 3.3 3.2 3.4 3.5 3.6 3.4 3.4 3.3 3.3 3.3 3.2 3.1 2.8 2.6 2.2 2.12.4 2.8 3.2 3.6 3.94.0 3.9 3.5 3.74.14.8 5.3 3.6 3.5 3.6 2.32.5 2.6 1.81.0 1.6 2.2 3.0 3.73.5 3.9 3.7 3.4 3.0 2.8 3.0 3.2 3.3 3.1 3.1 3.1 3.1 3.0 3.0 2.9 2.72.5 2.2 2.2 2.5 2.7 3.0 3.5 3.53.4 3.5 3.3 3.5 4.0 5.0 6.0 3.8 3.7 3.6 2.32.3 2.41.50.7 1.2 1.8 2.4 3.02.6 3.1 3.5 3.4 2.8 2.6 2.8 3.1 3.3 3.3 3.3 3.3 3.1 2.9 2.8 2.9 2.82.6 2.3 2.3 2.6 2.9 3.1 3.3 3.33.0 3.3 3.3 3.6 3.84.14.2 2.9 2.8 3.3 2.22.2 2.41.50.51.11.6 2.3 2.82.4 2.9 3.7 3.7 2.7 2.5 2.9 3.4 3.7 3.9 3.9 3.9 3.5 3.1 2.9 3.0 3.23.1 2.7 2.7 2.9 3.2 3.3 3.4 3.33.1 3.3 3.3 3.4 3.2 3.3 3.0 2.1 2.5 3.3 2.32.1 2.21.50.41.11.6 2.1 2.62.2 2.8 3.4 3.5 2.6 2.6 3.1 3.8 4.34.4 4.4 4.54.0 3.4 3.1 3.0 3.1 3.3 2.7 3.2 3.5 3.4 3.4 3.5 3.23.4 3.6 3.1 2.9 2.8 2.7 2.7 2.0 2.3 3.1 1.91.8 2.01.40.4 1.0 1.6 2.1 2.72.2 2.7 3.0 2.8 2.4 2.4 3.24.1 4.44.24.1 4.44.0 3.2 2.6 2.53.3 3.4 3.2 3.4 3.33.6 3.6 3.0 2.8 2.6 2.4 2.5 1.9 2.3 3.0 1.92.1 2.2 1.40.4 0.9 1.4 2.1 2.62.3 2.9 2.9 2.5 2.2 2.4 3.2 4.1 4.3 4.1 4.0 4.2 3.9 3.0 2.2 1.83.1 3.3 3.1 3.3 3.03.2 3.3 3.0 2.9 2.7 2.5 2.6 1.9 2.3 3.2 2.12.2 2.3 1.40.3 0.8 1.3 2.0 2.62.4 2.7 2.7 2.4 2.0 2.3 3.1 4.0 4.4 4.1 4.1 4.3 3.9 3.0 2.3 1.83.1 3.4 3.3 3.2 3.02.8 3.1 3.1 3.2 2.9 2.9 2.8 1.9 2.4 3.2 2.22.1 2.1 1.30.4 0.9 1.5 2.3 3.03.1 3.1 3.1 2.7 2.0 2.3 2.9 3.5 4.1 4.1 4.1 4.0 3.4 2.6 2.1 1.62.7 3.1 3.2 3.3 3.12.8 3.0 3.0 3.3 3.4 3.6 3.6 2.7 2.8 3.6 2.42.1 2.1 1.20.6 1.1 1.7 2.3 3.2 3.2 3.0 3.2 3.6 3.7 3.9 3.9 3.6 3.4 3.4 2.8 2.02.1 2.4 2.9 3.3 3.3 3.3 3.2 2.7 2.2 1.8 1.52.8 3.0 3.0 3.1 2.92.9 3.1 2.8 3.0 3.5 4.4 5.2 3.4 3.7 4.0 2.41.8 1.9 1.20.6 1.0 1.4 1.9 2.5 2.8 2.5 2.9 3.1 3.3 3.6 3.7 3.6 3.6 3.3 2.7 2.01.9 2.1 2.4 2.5 2.4 2.4 2.4 2.2 1.9 1.7 1.53.0 3.1 2.8 3.0 2.83.0 3.0 2.7 3.0 3.4 4.4 5.4 3.5 3.8 4.1 2.51.4 1.6 1.2 0.8 0.6 0.6 0.7 0.9 1.1 1.4 1.8 2.1 2.1 1.9 2.3 2.7 2.72.9 3.2 3.3 3.5 3.2 2.7 2.1 1.9 2.2 2.4 2.3 2.2 2.1 2.1 2.1 1.9 1.71.52.9 3.0 2.8 2.9 2.9 2.4 1.3 1.4 1.9 3.0 3.2 3.0 3.1 3.3 3.6 3.6 2.82.9 3.8 2.41.7 2.3 2.1 2.0 1.9 1.9 1.8 1.6 1.7 1.9 2.5 2.9 2.8 2.7 2.9 3.1 2.92.7 2.8 3.0 3.2 3.3 2.9 2.3 2.1 2.5 3.1 3.3 3.2 3.2 3.2 3.2 2.6 2.12.02.8 2.8 2.7 2.7 2.7 2.9 2.8 2.8 3.0 3.9 4.1 3.4 3.1 2.9 2.9 2.7 2.02.6 3.6 2.41.9 2.9 3.2 3.2 3.1 3.1 2.6 2.1 2.1 2.3 3.0 3.5 3.5 3.5 3.5 3.3 2.82.6 2.5 2.5 2.8 3.3 3.2 2.1 2.1 2.7 3.4 3.9 4.0 4.1 4.1 3.9 3.2 2.82.6 2.6 2.9 2.4 2.4 2.7 2.6 2.6 2.7 2.8 3.1 3.3 3.6 3.7 4.3 4.1 3.32.8 2.4 2.2 2.2 2.0 2.8 3.8 2.52.1 3.2 4.0 4.3 4.1 3.8 2.9 2.4 2.3 2.5 3.0 3.9 4.2 4.3 4.1 3.6 2.72.5 2.3 2.3 2.5 2.9 2.7 1.9 2.0 2.6 3.3 4.5 4.7 4.9 4.7 4.0 3.1 2.62.5 2.5 2.5 2.1 2.0 2.1 2.0 2.1 2.4 2.6 3.0 3.7 4.2 4.3 4.4 4.0 3.02.5 2.0 1.6 1.6 1.7 2.7 3.5 2.22.6 3.7 5.4 4.8 3.1 2.7 2.3 2.2 2.4 2.8 3.1 4.7 5.6 3.9 3.0 2.7 2.42.2 2.1 2.2 2.21.3 2.2 3.2 2.01.5 1.5 1.9 1.71.0 1.9 2.7 1.81.2 1.3 1.4 1.30.8 1.7 2.5 1.60.7 1.3 1.8 1.10.5 0.8 1.1 0.6Luminaire ScheduleSymbolQtyLabelLLFDescriptionLum. LumensArr. WattsBUG Rating15SA0.950DSX0 LED P2 40K BLC MVOLT492549B1-U0-G116SB0.950DSX1 LED P8 40K T5M MVOLT25176414B5-U0-G34SC0.950DSX1 LED P5 40K T3M MVOLT HS12460138B2-U0-G22SD0.950DSX1 LED P5 40K T3M MVOLT15376138B3-U0-G32SE0.950DSX1 LED P5 40K T4M MVOLT15494138B3-U0-G33SF0.950DSX1 LED P6 40K T3M MVOLT18492163B3-U0-G322WA0.950DSXW1 LED 20C 1000 40K T3M MVOLT HS606873.2B1-U1-G25WB0.950DSXW1 LED 20C 1000 40K T4M MVOLT HS567473.2B1-U1-G2Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinParking FieldIlluminanceFc3.867.80.312.8726.00GROCERYIlluminanceFc4.297.81.72.524.59SHEET:PROJECTNUMBER:DRAWN BY:DATE:REV:SCALE:CHECKEDBY:COPYRIGHT NOTICE:THIS DRAWING WAS PREPARED FOR USEON A SPECIFIC SITECONTEMPORANEOUSLY WITH ITS ISSUEDATE AND IT IS NOT SUITABLE FOR USEON A DIFFERENT PROJECT SITE OR AT ALATER TIME. USE OF THIS DRAWING FORREFERENCE OR EXAMPLE ON ANOTHERPROJECT REQUIRES THE SERVICES OFPROPERLY LICENSED ARCHITECTS ANDENGINEERS. REPRODUCTION OF THISDRAWING FOR REUSE ON ANOTHERPROJECT IS NOT AUTHORIZED AND MAY BECONTRARY TO THE LAW.8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204 ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:6230204962302049AMB06/04/21NO. DATE DESCRIPTION9-30-22MB2AS NOTEDE1.0NSCALE: 1" = 40'-0"1PHOTOMETRIC SITE PLAN2" CHAMFER2'-0"CONCRETE BASE/RUBEXPOSED FACES FORSMOOTH FINISH. PAINTCOLOR AS DIRECTEDBY ARCHITECT ORENGINEERGROUT BELOW LEVELING BASECONNECT GROUNDING CONDUCTORTO GROUNDING LUG INSIDE HANDHOLE.ASPHALT PAVINGWIRE. DOUBLE LOOP24" DIA. AT BOTTOM#6 COPPER GROUNDOF CONC.NOTEDBOLT PATTERN.ANCHOR BOLTS.DOUBLE NUTS ONPART OF FIXTURE. INSTALL BOLTSPER FIXTURE MANUFACTURER'S(4) ANCHOR BOLTS PROVIDED ASDARK BRONZE FINISH.GASKETED HAND HOLE ANDCONDUIT AS22.5'x5"x5" STEEL POLE WITHANCHOR BASE COVER17'-6" OR2'-6"STUB CONDUIT 2"ABOVE TOP OFBASESCALE: NONETYPICAL POLE BASE DETAILDEPTH PERSTRUCTURALDETAILWIDTH PERSTRUCTURALDETAILPERSTRUCTURALDETAILPERSTRUCTURALDETAIL27'-6" SHEET:PROJECTNUMBER:DRAWN BY:DATE:REV:SCALE:CHECKEDBY:COPYRIGHT NOTICE:THIS DRAWING WAS PREPARED FOR USEON A SPECIFIC SITECONTEMPORANEOUSLY WITH ITS ISSUEDATE AND IT IS NOT SUITABLE FOR USEON A DIFFERENT PROJECT SITE OR AT ALATER TIME. USE OF THIS DRAWING FORREFERENCE OR EXAMPLE ON ANOTHERPROJECT REQUIRES THE SERVICES OFPROPERLY LICENSED ARCHITECTS ANDENGINEERS. REPRODUCTION OF THISDRAWING FOR REUSE ON ANOTHERPROJECT IS NOT AUTHORIZED AND MAY BECONTRARY TO THE LAW.8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204 ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:6230204962302049AMB06/04/21NO. DATE DESCRIPTION9-30-22MB2AS NOTEDE2.0SCALE: NONEFIXTURES TYPE 'SA', 'SB', 'SC', 'SD', 'SE' & 'SF'SCALE: NONEFIXTURES TYPE 'WA' & 'WB' CONCEPTUAL PLANS NOT FOR CONSTRUCTIONMATCHLINESEE ABOVEMATCHLINESEE BELOWDETAIL "A"FFFEXITENTRY CONCEPTUAL PLANS NOT FOR CONSTRUCTION FFFEXITENTRYNOT FOR CONSTRUCTIONTRACT MAINTENANCE PLAN FOR TENTATIVE PARCEL MAP No. 38195 PHASE 1 FFFEXITENTRYTRACT MAINTENANCE PLAN NOT FOR CONSTRUCTIONFOR TENTATIVE PARCEL MAP No. 38281 PHASE 2 FFFEXITENTRYTENTATIVE PARCEL MAP No. 38195 NOT FOR CONSTRUCTION FFFEXITENTRYNOT FOR CONSTRUCTIONTENTATIVE PARCEL MAP No. 38281 EXITENTRYCENTRAL AVENUE (CA-74)NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION FFFCAMBERN AVENUECENTRAL AVENUE (CA-74)NOT FOR CONSTRUCTION CAMBERN AVENUE NOT FOR CONSTRUCTION CAMBERN AVECENTRAL AVE (CA-74)CA I-15 FREEWAY Truck Haul Route Exhibit Evergreen Development Inbound Route Outbound Route Project Site 18650 Cambern Ave Inbound trucks: From CA I-15 Freeway SB or NB Exit Ramps, Turn onto Central Ave. (CA-74), Right Turn onto Cambern Ave., Left Turn into Property. Outbound trucks: From Property, Right Turn onto Cambern Ave., Left Turn onto Central Ave (CA-74), then Turn onto CA I-15 Freeway NB or SB Entrance Ramp.NImage Not To Scale 2828281414131312112220111917141454105813151411LOT 1 - CAR WASH - 4,116 SF 1 STORY LOT 2 QSR #1 -3,000 SF1 STORYLOT 3C-STORE -4,088 SF1 STORYLOT 5QSR #2 - 3,000 SF1 STORYRIGHT-TURN LANE RELOCATEDBUS STOP12' ROW20' SETBACK10' ROW15' SETBACK15' SETBACK15' SETBACK EXISTINGPARCELLINEEXISTINGLOT 1EXISTINGPARCELLINEEXISTINGLOT 2EXISTINGPARCELLINEEXISTINGLOT 3EXISTINGLOT 4EXISTINGLOT 5PROPOSEDPARCELLINEPROPOSEDPARCELLINE257'-7" 257'-10" 589'-2" 257'-7"326'-7"615'-1"296'-6"239'-11"35'-2"RECESSEDTRUCKWELL. (2)TYPE C LOADINGSPACESDN TRASHENCLOSURETRASHENCLOSURETRASHENCLOSURE5TRASHENCLOSURERIGHT-TURN LANEPROPOSEDPARCELLINEPROPOSEDMONUMENTSIGNPROPOSEDMONUMENTSIGN110'-3"194'-0"102'-6"78'-8"30'-5""FUELINGCANOPYCARCARCARCARCAR CAR CAR CAR CAR CAR CAR CAR CARCARCARCARRAISEDCONCRETEMEDIANCAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CARCARCARCAR20' SETBACK25' SETBACKPROPOSEDMONUMENTSIGNPROPOSEDMONUMENTSIGNPROPOSEDMONUMENTSIGNPROPOSEDMONUMENTSIGNPROPOSEDMONUMENTSIGNSHELTERLOCATION BYRTAPROPOSEDPARCELLINELOT 4 GROCERY - 43,050 SF 1 STORYCENTRAL AVE.CAMBERN AVE.DECIDUOUS STREET TREE13Platanus x acerifolia 'Bloodgood' / Bloodgood London Plane Tree24" Box, MEVERGREEN PERIMETER BUFFER TREE12Pinus eldarica / Afghan Pine24" Box, MTristania conferta / Brisbane Box15 Gal., MFLOWER DECIDUOUS ACCENT TREE62Cercis canadensis 'Forest Pansy' / Forest Pansy Eastern Redbud36" Box, MLagerstroemia indica x fauriei `Natchez` / Natchez Crape Myrtle36" Box, MEVERGREEN PARKING LOT SHADE TREE33Acacia stenophylla / Shoestring Acacia15 Gal., LGeijera parviflora / Australian Willow24" Box, LRhus lancea / African Sumac24" Box, LEVERGREEN ACCENT THEME TREE37Eucalyptus papuana / Ghost Gum24" Box, LLARGE EVERGREEN SCREEN HEDGE149Prunus caroliniana `Monus` TM / Bright `N Tight Carolina Laurel Cherry15 Gal., MTecoma stans / Yellow Bells15 Gal., MPARKING LOT SCREEN HEDGE614Eleagnus x 'Quick Silver' / Quick Silver Silverberry5 Gal., LHeteromeles arbutifolia / Toyon5 Gal., LWestringia fruticosa `Wynabbie Gem` / Wynabbie Gem Coast Rosemary5 Gal., LVINES12Clytostoma callistegioides / Violet Trumpet Vine1 Gal., MJasminum mesnyi / Chinese Jasmine1 Gal., MVitis californica `Roger`s Red` / California Wild Grape1 Gal., LSHRUBS ALONG STREET FRONTAGES6,827 sfAchillea millefolium `Moonshine` / Yarrow3,1541 gal, LArbutus unedo `Compacta` / Dwarf Strawberry Tree5 Gal., LDianella revoluta `Little Rev` / Little Rev Flax Lily3,1541 Gal., LDietes bicolor / Fortnight Lily5 Gal., MEchium fastuosum / Pride Of Madeira5 Gal., LHemerocallis x 'Yellow' / Yellow Daylily1 Gal., MJuncus patens / California Gray Rush1,7741 Gal., MLantana x `New Gold` / New Gold Lantana1,1361 Gal., LLeucophyllum frutescens `Green Cloud` TM / Green Cloud Texas Ranger63,8535 Gal., LLigustrum texanum `Compacta` / Texas Privet63,8535 Gal., MMuhlenbergia capillaris `Pink Cloud` / Pink Muhly113,5155 Gal., LRhaphiolepis indica / Indian Hawthorn5 Gal., MRosa x `Flower Carpet Red` / Rose1 Gal., MRosa x `Flower Carpet White` / Rose1 Gal., MRosmarinus officinalis `Tuscan Blue` / Tuscan Blue Rosemary1 Gal., LSalvia clevelandii `Winifred Gillman` / Cleveland Sage1 Gal., LSalvia greggii `Deep Red` / Autumn Sage1 Gal., LSalvia leucantha 'Indigo Spires' / Indigo Spires Sage1 Gal., LWestringia fruticosa `Wynabbie Gem` / Wynabbie Gem Coast Rosemary5 Gal., LSHRUBS & GROUNDCOVERS AT PARKING LOTS20,418 sfAcacia redolens `Desert Carpet` TM / Bank Catclaw5905 Gal., LAchillea millefolium `Moonshine` / Yarrow9,4311 Gal., LBerberis thunbergii `Crimson Pygmy` / Crimson Pygmy Barberry3,3965 Gal., LCotoneaster horizontalis / Rock Cotoneaster5901 Gal., LDianella tasmanica `Variegata` / Flax Lily5,3051 Gal., LHemerocallis x 'Yellow' / Yellow Daylily1 Gal., MHeteromeles arbutifolia / Toyon8495 Gal., MIris germanica / German Iris21,2191 Gal., MMuhlenbergia capillaris `Pink Cloud` / Pink Muhly339,5045 Gal., LVitex trifolia / Purple Vitex1,3275 Gal., LGROUNDCOVERS ALONG STREET FRONTAGES11,194 sfBaccharis pilularis `Pigeon Point` / Pigeon Point Coyote Brush1 Gal., LCarex tumulicola / Foothill Sedge1 Gal., LHelictotrichon sempervirens / Blue Oat Grass1 Gal., MLonicera japonica 'Halliana' / Halls Honeysuckle Flowering Vine5 Gal., LRosa x `Flower Carpet Red` / Red Carpet Rose1 Gal., MRosa x `Flower Carpet White' / White Carpet Rose1 Gal., MRosmarinus officinalis `Prostratus` / Dwarf Rosemary1 Gal., MCONCEPT PLANT SCHEDULECONSULTING ENGINEERSHEET:PROJECTNUMBER:DRAWN BY:DATE:REV:SCALE:CHECKEDBY:COPYRIGHT NOTICE:THIS DRAWING WAS PREPARED FOR USEON A SPECIFIC SITECONTEMPORANEOUSLY WITH ITS ISSUEDATE AND IT IS NOT SUITABLE FOR USEON A DIFFERENT PROJECT SITE OR AT ALATER TIME. USE OF THIS DRAWING FORREFERENCE OR EXAMPLE ON ANOTHERPROJECT REQUIRES THE SERVICES OFPROPERLY LICENSED ARCHITECTS ANDENGINEERS. REPRODUCTION OF THISDRAWING FOR REUSE ON ANOTHERPROJECT IS NOT AUTHORIZED AND MAY BECONTRARY TO THE LAW.8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204 ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:L1.062302049EVERGREEN DEVELOPMENT CONCEPTUAL LANDSCAPE PLAN CAMBERN AVE. & CENTRAL AVE LAKE ELSINORE, CA 92532 62302049WDA2/9/22NO.DATEDESCRIPTIONPHASE 1 ONLY ALL PARKING LOT AREAS VISIBLE FROM ADJOININGPROPERTIES AND PUBLIC RIGHTS-OF-WAY (OFFSITE) SHALL BE EFFECTIVELY SCREENED WITHLANDSCAPING. SCREENING SHALL INCLUDE TREES,DENSE EVERGREEN SHRUBS, LOW WALLS, EARTHBERMS OR A COMBINATION THEREOF.TREES WITHIN 6 FEET OF HARDSCAPE SHALL BEINSTALLED WITH APPROVED ROOT CONTROLBARRIER (16 FEET LENGTH TOTAL MIN. EACH TREE)ALL GROUND-MOUNTED ELECTRICAL/MECHANICALEQUIPMENT SHALL BE EFFECTIVELY SCREENEDWITH LANDSCAPING0feet601" = 30'3090120PARKING LOT SHADE TREEIN 5' TREE WELLS ANDSHRUB SFLOWERING ACCENT TREESPARKING LOT SCREEN HEDGE W/FOREGROUND SHRUBS OR GROUNDCOVERSALL LANDSCAPE AREAS SHOWN SHALL BE PRIVATELYALL LANDSCAPE AREAS BE IRRIGATED WITHINCORPORATING A DRIPLINE DISTRIBUTION SYSTEM ALL LANDSCAPE AREAS TO RECEIVE MIN. 3" LAYER OFLANDSCAPE PLANS SHALL COMPLY WITH ALL FOR TREES.APPLICABLE CODES OF THE LAKE ELSINORE Ph.(951) 353-2436Wilson Davis AssociatesLandscape Architecture2825 Litchfield Dr.Riverside, CA 92503WDA PROJECT NO. 21015 TOTAL IRRIGATED LANDSCAPE AREA: 66,451 SF (55.0" Annual ETo) TOTAL LANDSCAPE AREA: 66,451 SF TOTAL MAWA = [(ETo) x (0.70) x (LA in Sq. Ft.) x (0.62)] + [(ETo) x (0.70) x (SLA in Sq. Ft.) x (0.62)] = GALLLONS PER YEAR FOR LA+SLA TOTAL NON-IRRIGATED LANDSCAPE AREA: 0 SF K = species factor (range = 0.1-0.9) (see WUCOLS list for values)K = density factor (range = 0.5-1.3) (see WUCOLS list for densityK = microclimate factor (range = 0.5-1.4) (see WUCOLS)WUCOLS - www.owue.water.ca.gov/docs/wucols00.pdfMAWA for LA =55.0xxx0.4566,4510.6255.0EAWU = Estimated Applied Water Use (gallons per year)ETo = Reference Evapotranpiration Appendix C (inches per year)K = Landscape CoefficientLA = Landscaped Area (square feet)0.62 = Conversion Factor (to gallons per square foot)IE = Irrigation Efficiency = IME x DUIME = Irrigation Management Efficiency (90%)DU = Distribution Uniformity of Irrigation HeadLow Water Using ShrubsMedium Water Using TreesTotal EAWU =Total MAWA = MAWA for SLA =EAWU Calculation:where:LLx0.3065,527xx0.6266,451xx1.0EToxLK 0.50value ranges)LAConversionmc924xx0.62x00.62K = K x K x K LsdmcsdMAWA Calculation:PROJECT SITE:MAWA = Maximum Applied Water Allowance (gallons per year)ETo = Reference Evapotranpiration Appendix C (inches per year)0.7 = Evapotranspiration Adjustment Factor (ETAF)LA = Landscaped Area (square feet)0.62 = Conversion Factor (to gallons per square foot)where:1.0 = ETAF for Special Landscaped AreaSLA = Special Landscaped Area (square feet)EToETAFLA or SLA (sq. ft.)Conversion=1,019,691848,588 Gallons per year:0.81827,5821,019,691 Gallons per year for LA+SLAEAWU (gallons per year)IE:0.7521,006=0MAWA (gallons per year)55.055.0==DECIDUOUS STREET TREESEVERGREEN STREET TREESPLANTING NOTES:ALL SHRUBS AND GROUNDCOVER AREAS ARE TO BE TOP DRESSED WITH3" THICK LAYER OF DECOMPOSED GRANITE AND/OR 3/4" DECORATIVEROCK UNLESS OTHERWISE SPECIFIED.AVAILABLE THROUGH:TRI-C ORGANICS 1-800-927-3311AFTER SOIL HAS BEEN SET IN PLACE & PRIOR TO ANY SOIL PREPARATION, THE CONTRACTOR SHALLFURNISH SOIL TESTS OF THE SITE FOR AGRICULTURAL FERTILITY AND TO DETERMINE PROPER SOILAMENDMENTS. TEST ARE TO BE PERFORMED BY A MEMBER OF THE CALIFORNIA ASSOCIATION OFAGRICULTURAL LABORATORIES USING ORGANIC FERTILIZER AND SOIL CONDITIONERS DERIVED FROMCOMPOSTED HIGHER PLANT FORMS WITH COPIES SENT TO THE OWNER, CITY OF LANDSCAPE ARCHITECT& LANDSCAPE ARCHITECT, PRIOR TO INSTALLATION.THE FOLLOWING IS PROVIDED FOR BID PURPOSES ONLY AND SHALL BE MODIFIED AS NECESSARY GIVENTHE RESULTS OF THE SOILS TEST. THE CONTRACTOR SHALL BE PREPARED TO PROVIDE DELIVERY SLIPSAND EMPTY FERTILIZER BAGS ON SITE FOR VERIFICATION OF MATERIAL.2. PLANT TABLET FOR ALL TREES, SHRUBS, VINES AND GROUNDCOVERS:(22-48) TRI-C MYCO TABS FOR ALL BOX SIZED TREES 24" BOX OR LARGER(2) TRI-C MYCO TABS PER 1 GALLON STOCK(8) TRI-C MYCO TABS TABLETS PER 5 GALLON STOCK(16) TRI-C MYCO TABS PER 15 GALLON STOCK(1) TRI-C MYCO TABS FOR EACH GROUNDCOVER HOLEINSTALL TRI-C MYCO TABLETS PER MFG. RECOMMENDATIONSTOP DRESSINGSOIL PREPARATION1. BACKFILL MIX FOR USE OF PLANTING ALL TREES, SHRUBS & VINESINCORPORATE TRI-C HUMATE @ 5-6 LBS/CU.YD OF BACKFILL MIXSOIL TESTSHREDDED BARK MULCH.AS WELL AS A DEEP ROOT BUBBLER SYSTEM LOW VOLUME DRIP IRRIGATION,MUNICIPAL CODEMAINTAINED.LARGE EVERGREEN SCREEN HEDGECENTRAL AVE. STREET FRONTAGETREES REQUIRED AT 1 TREE/ 30 LF547 LF OF LANDSCAPE FRONTAGE = 18 TREES REQUIRED18 TREES PROVIDEDCAMBERN AVE. STREET FRONTAGETREES REQUIRED AT 1 TREE/ 30 LF487 LF OF LANDSCAPE FRONTAGE = 16 TREES REQUIRED16 TREES PROVIDEDTOTAL SITE SQUARE FOOTAGE:372,490 SFLANDSCAPE SQUARE FOOTAGE PROVIDED:66,451 SF PROVIDED - 17.8%20% OF ALL TREES SHALL BE 24" BOX OR LARGER 4105813151411RIGHT-TURN LANE10' ROW EXISTINGPARCELLINEEXISTINGLOT 1EXISTINGPARCELLINEEXISTINGLOT 2EXISTINGPARCELLINEEXISTINGLOT 3EXISTINGLOT 4PROPOSEDPARCELLINEPROPOSEDPARCELLINE257'-7" 257'-10" 584'-2" 257'-7"LOW DENSITY239'-11"35'-2"TRASHENCLOSURETRASHENCLOSURETRASHENCLOSURERIGHT-TURN LANELOW DENSITYFUELINGCANOPYCARCARCARCARCAR CAR CAR CARC-2 ZONINGGENERALCOMMERICAL15' SETBACK10' ROW615'-0"236'-8"181'-6"196'-10"991312RAISEDCONCRETEMEDIAN15' SETBACK CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CAR CARCARCARCARPROPOSEDMONUMENTSIGNPROPOSEDMONUMENTPROPOSEDMONUMENTSIGNPROPOSEDMONUMENTSIGNPROPOSEDMONUMENTSIGN RELOCATEDBUS STOPLOCATION BYRTAEXISTINGPARCELLINELOT 1 - CAR WASH - 4,116 SF 1 STORY LOT 2 QSR #1 -3,000 SF1 STORYLOT 3C-STORE -4,088 SF1 STORYRIGHT-TURN LANE RELOCATEDBUS STOPPROPOSEDMONUMENTSIGNLOCATION BYRTA12' ROW20' SETBACK20' SETBACK25' SETBACKCAMBERN AVE.CENTRAL AVE.DECIDUOUS STREET TREE10Platanus x acerifolia 'Bloodgood' / Bloodgood London Plane Tree24" Box, MEVERGREEN PERIMETER BUFFER TREE3Pinus eldarica / Afghan Pine24" Box, MTristania conferta / Brisbane Box15 Gal., MFLOWER DECIDUOUS ACCENT TREE33Cercis canadensis 'Forest Pansy' / Forest Pansy Eastern Redbud36" Box, MLagerstroemia indica x fauriei `Natchez` / Natchez Crape Myrtle36" Box, MEVERGREEN PARKING LOT SHADE TREE6Acacia stenophylla / Shoestring Acacia15 Gal., LGeijera parviflora / Australian Willow24" Box, LRhus lancea / African Sumac24" Box, LEVERGREEN ACCENT THEME TREE19Eucalyptus papuana / Ghost Gum24" Box, LLARGE EVERGREEN SCREEN HEDGE32Prunus caroliniana `Monus` TM / Bright `N Tight Carolina Laurel Cherry15 Gal., MTecoma stans / Yellow Bells15 Gal., MPARKING LOT SCREEN HEDGE441Eleagnus x 'Quick Silver' / Quick Silver Silverberry5 Gal., LHeteromeles arbutifolia / Toyon5 Gal., LWestringia fruticosa `Wynabbie Gem` / Wynabbie Gem Coast Rosemary5 Gal., LVINES11Clytostoma callistegioides / Violet Trumpet Vine1 Gal., MJasminum mesnyi / Chinese Jasmine1 Gal., MVitis californica `Roger`s Red` / California Wild Grape1 Gal., LSHRUBS ALONG STREET FRONTAGES5,812 sfAchillea millefolium `Moonshine` / Yarrow2,6851 gal, LArbutus unedo `Compacta` / Dwarf Strawberry Tree5 Gal., LDianella revoluta `Little Rev` / Little Rev Flax Lily2,6851 Gal., LDietes bicolor / Fortnight Lily5 Gal., MEchium fastuosum / Pride Of Madeira5 Gal., LHemerocallis x 'Yellow' / Yellow Daylily1 Gal., MJuncus patens / California Gray Rush1,5111 Gal., MLantana x `New Gold` / New Gold Lantana9671 Gal., LLeucophyllum frutescens `Green Cloud` TM / Green Cloud Texas Ranger54,3615 Gal., LLigustrum texanum `Compacta` / Texas Privet54,3615 Gal., MMuhlenbergia capillaris `Pink Cloud` / Pink Muhly96,6425 Gal., LRhaphiolepis indica / Indian Hawthorn5 Gal., MRosa x `Flower Carpet Red` / Rose1 Gal., MRosa x `Flower Carpet White` / Rose1 Gal., MRosmarinus officinalis `Tuscan Blue` / Tuscan Blue Rosemary1 Gal., LSalvia clevelandii `Winifred Gillman` / Cleveland Sage1 Gal., LSalvia greggii `Deep Red` / Autumn Sage1 Gal., LSalvia leucantha 'Indigo Spires' / Indigo Spires Sage1 Gal., LWestringia fruticosa `Wynabbie Gem` / Wynabbie Gem Coast Rosemary5 Gal., LSHRUBS & GROUNDCOVERS AT PARKING LOTS15,153 sfAcacia redolens `Desert Carpet` TM / Bank Catclaw4385 Gal., LAchillea millefolium `Moonshine` / Yarrow7,0001 Gal., LBerberis thunbergii `Crimson Pygmy` / Crimson Pygmy Barberry2,5205 Gal., LCotoneaster horizontalis / Rock Cotoneaster4381 Gal., LDianella tasmanica `Variegata` / Flax Lily3,9371 Gal., LHemerocallis x 'Yellow' / Yellow Daylily1 Gal., MHeteromeles arbutifolia / Toyon6305 Gal., MIris germanica / German Iris15,7481 Gal., MMuhlenbergia capillaris `Pink Cloud` / Pink Muhly251,9665 Gal., LVitex trifolia / Purple Vitex9855 Gal., LGROUNDCOVERS ALONG STREET FRONTAGES10,713 sfBaccharis pilularis `Pigeon Point` / Pigeon Point Coyote Brush1 Gal., LCarex tumulicola / Foothill Sedge1 Gal., LHelictotrichon sempervirens / Blue Oat Grass1 Gal., MLonicera japonica 'Halliana' / Halls Honeysuckle Flowering Vine5 Gal., LRosa x `Flower Carpet Red` / Red Carpet Rose1 Gal., MRosa x `Flower Carpet White' / White Carpet Rose1 Gal., MRosmarinus officinalis `Prostratus` / Dwarf Rosemary1 Gal., MCONCEPT PLANT SCHEDULECONSULTING ENGINEERSHEET:PROJECTNUMBER:DRAWN BY:DATE:REV:SCALE:CHECKEDBY:COPYRIGHT NOTICE:THIS DRAWING WAS PREPARED FOR USEON A SPECIFIC SITECONTEMPORANEOUSLY WITH ITS ISSUEDATE AND IT IS NOT SUITABLE FOR USEON A DIFFERENT PROJECT SITE OR AT ALATER TIME. USE OF THIS DRAWING FORREFERENCE OR EXAMPLE ON ANOTHERPROJECT REQUIRES THE SERVICES OFPROPERLY LICENSED ARCHITECTS ANDENGINEERS. REPRODUCTION OF THISDRAWING FOR REUSE ON ANOTHERPROJECT IS NOT AUTHORIZED AND MAY BECONTRARY TO THE LAW.8131 METCALF AVENUE, SUITE 300, OVERLAND PARK, KS 66204 ARCHITECT OF RECORD: MARIAH B. MEYERREVISION:L1.062302049EVERGREEN DEVELOPMENT CONCEPTUAL LANDSCAPE PLAN CAMBERN AVE. & CENTRAL AVE LAKE ELSINORE, CA 92532 62302049WDA2/9/22NO.DATEDESCRIPTIONPHASE 1 ONLY ALL PARKING LOT AREAS VISIBLE FROM ADJOININGPROPERTIES AND PUBLIC RIGHTS-OF-WAY (OFFSITE) SHALL BE EFFECTIVELY SCREENED WITHLANDSCAPING. SCREENING SHALL INCLUDE TREES,DENSE EVERGREEN SHRUBS, LOW WALLS, EARTHBERMS OR A COMBINATION THEREOF.TREES WITHIN 6 FEET OF HARDSCAPE SHALL BEINSTALLED WITH APPROVED ROOT CONTROLBARRIER (16 FEET LENGTH TOTAL MIN. EACH TREE)ALL GROUND-MOUNTED ELECTRICAL/MECHANICALEQUIPMENT SHALL BE EFFECTIVELY SCREENEDWITH LANDSCAPING0feet601" = 30'3090120PARKING LOT SHADE TREEIN 5' TREE WELLS ANDSHRUBSFLOWERING ACCENT TREESPARKING LOT SCREEN HEDGE W/FOREGROUND SHRUBS OR GROUNDCOVERSALL LANDSCAPE AREAS SHOWN SHALL BE PRIVATELYALL LANDSCAPE AREAS BE IRRIGATED WITHINCORPORATING A DRIPLINE DISTRIBUTION SYSTEM ALL LANDSCAPE AREAS TO RECEIVE MIN. 3" LAYER OFLANDSCAPE PLANS SHALL COMPLY WITH ALL FOR TREES.APPLICABLE CODES OF THE LAKE ELSINORE Ph.(951) 353-2436Wilson Davis AssociatesLandscape Architecture2825 Litchfield Dr.Riverside, CA 92503WDA PROJECT NO. 21015 TOTAL IRRIGATED LANDSCAPE AREA: 45,189 SF (55.0" Annual ETo) PHASE 1 TOTAL LANDSCAPE AREA: 45,189 SF TOTAL MAWA = [(ETo) x (0.70) x (LA in Sq. Ft.) x (0.62)] + [(ETo) x (0.70) x (SLA in Sq. Ft.) x (0.62)] = GALLLONS PER YEAR FOR LA+SLA TOTAL NON-IRRIGATED LANDSCAPE AREA: 0 SF K = species factor (range = 0.1-0.9) (see WUCOLS list for values)K = density factor (range = 0.5-1.3) (see WUCOLS list for densityK = microclimate factor (range = 0.5-1.4) (see WUCOLS)WUCOLS - www.owue.water.ca.gov/docs/wucols00.pdfMAWA for LA =55.00.4545,1890.6255.0EAWU = Estimated Applied Water Use (gallons per year)ETo = Reference Evapotranpiration Appendix C (inches per year)K = Landscape CoefficientLA = Landscaped Area (square feet)0.62 = Conversion Factor (to gallons per square foot)IE = Irrigation Efficiency = IME x DUIME = Irrigation Management Efficiency (90%)DU = Distribution Uniformity of Irrigation HeadLow Water Using ShrubsMedium Water Using TreesTotal EAWU =Total MAWA = MAWA for SLA =EAWU Calculation:where:L0.3044,5950.6245,1891.0EToK 0.50value ranges)LAConversion5950.6200.62K = K x K x K LsdmcMAWA Calculation:PROJECT SITE:MAXIMUM APPLIED WATER ALLOWANCE (MAWA)POINT OF CONNECTION #1MAWA = Maximum Applied Water Allowance (gallons per year)ETo = Reference Evapotranpiration Appendix C (inches per year)0.7 = Evapotranspiration Adjustment Factor (ETAF)LA = Landscaped Area (square feet)0.62 = Conversion Factor (to gallons per square foot)where:1.0 = ETAF for Special Landscaped AreaSLA = Special Landscaped Area (square feet)EToETAFLA or SLA (sq. ft.)Conversion693,425576,744 Gallons per year0.81563,218693,425 Gallons per year for LA+SLAEAWU (gallons per year)IE0.7513,5260MAWA (gallons per year)55.055.0DECIDUOUS STREET TREESEVERGREEN STREET TREESPLANTING NOTES:ALL SHRUBS AND GROUNDCOVER AREAS ARE TO BE TOP DRESSED WITH3" THICK LAYER OF DECOMPOSED GRANITE AND/OR 3/4" DECORATIVEROCK UNLESS OTHERWISE SPECIFIED.AVAILABLE THROUGH:TRI-C ORGANICS 1-800-927-3311AFTER SOIL HAS BEEN SET IN PLACE & PRIOR TO ANY SOIL PREPARATION, THE CONTRACTOR SHALLFURNISH SOIL TESTS OF THE SITE FOR AGRICULTURAL FERTILITY AND TO DETERMINE PROPER SOILAMENDMENTS. TEST ARE TO BE PERFORMED BY A MEMBER OF THE CALIFORNIA ASSOCIATION OFAGRICULTURAL LABORATORIES USING ORGANIC FERTILIZER AND SOIL CONDITIONERS DERIVED FROMCOMPOSTED HIGHER PLANT FORMS WITH COPIES SENT TO THE OWNER, CITY OF LANDSCAPE ARCHITECT& LANDSCAPE ARCHITECT, PRIOR TO INSTALLATION.THE FOLLOWING IS PROVIDED FOR BID PURPOSES ONLY AND SHALL BE MODIFIED AS NECESSARY GIVENTHE RESULTS OF THE SOILS TEST. THE CONTRACTOR SHALL BE PREPARED TO PROVIDE DELIVERY SLIPSAND EMPTY FERTILIZER BAGS ON SITE FOR VERIFICATION OF MATERIAL.2. PLANT TABLET FOR ALL TREES, SHRUBS, VINES AND GROUNDCOVERS:(22-48) TRI-C MYCO TABS FOR ALL BOX SIZED TREES 24" BOX OR LARGER(2) TRI-C MYCO TABS PER 1 GALLON STOCK(8) TRI-C MYCO TABS TABLETS PER 5 GALLON STOCK(16) TRI-C MYCO TABS PER 15 GALLON STOCK(1) TRI-C MYCO TABS FOR EACH GROUNDCOVER HOLEINSTALL TRI-C MYCO TABLETS PER MFG. RECOMMENDATIONSTOP DRESSINGSOIL PREPARATION1. BACKFILL MIX FOR USE OF PLANTING ALL TREES, SHRUBS & VINESINCORPORATE TRI-C HUMATE @ 5-6 LBS/CU.YD OF BACKFILL MIXSOIL TESTSHREDDED BARK MULCH.AS WELL AS A DEEP ROOT BUBBLER SYSTEM LOW VOLUME DRIP IRRIGATION,MUNICIPAL CODEMAINTAINED.EVERGREEN SCREEN HEDGECENTRAL AVE. STREET FRONTAGETREES REQUIRED AT 1 TREE/ 30 LF547 LF OF LANDSCAPE FRONTAGE = 18 TREES REQUIRED19 TREES PROVIDEDCAMBERN AVE. STREET FRONTAGETREES REQUIRED AT 1 TREE/ 30 LF209 LF OF LANDSCAPE FRONTAGE = 7 TREES REQUIRED7 TREES PROVIDEDTOTAL SITE SQUARE FOOTAGE:167,622 SFLANDSCAPE SQUARE FOOTAGE PROVIDED:45,189 SF PROVIDED - 26.9%20% OF ALL TREES SHALL BE 24" BOX OR LARGER DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 1 Revision 8: March 15, 2022 Issued Lake Elsinore, CA - SEC of Central Ave & Cambern Ave August 18, 2021 DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 2 Revision 8: March 15, 2022 Owner: Architect Civil Engineer Electrical Engineer Landscape Architect Project Directory Denition of Terms 3 Required Signs 3 Prohibited Signs 3 Temporary Signs 3 Sign Types 4 Maximum Sign Areas 4 Maximum Sign Heights 5 Required Letter Styles 5 Required Sign Colors 5 Maximum Quantity of Specic Signs 5 Required Illumination 5 Required Sign Shapes 5 Required Sign Materials 5 Required Sign Allocations 6 Accommodation for Future Revisions 6 Sign Change Requirements 6 Explanation of Common Design 6 Explanation of Sign Enhancement 6 Wall Mounted Sign Elevations/Details 7 Building Elevations 8 Material List 9 Center Identification Sign 10 Business Identication Sig 11 Table of Contents Site Plan 12 Evergreen Devco, INC. 2390 E. Camelback Rd, Suite 410 Phoenix, AZ 85016 PHONE: (602) 808-8600 ATTENTION: Jon Prystasz BRR Architecture, INC. 8131 Metcalf Avenue, Suite 300 Overland Park, Kansas 66204 PHONE: (913) 262-9095 FAX: (913) 262-9094 ATTENTION: Shad Vermeesch EMAIL: shad.vermeesch@brrarch.com DRC Engineering, INC. 160 S. Old Springs Rd., Suite 210 Anaheim Hills, CA 92808 PHONE: (714) 685-6860 ATTENTION: Chris McKee EMAIL: cmckee@drc-eng.com Kraemer Consulting Engineers 2050 W. Whispering Wind Dr., Suite 158 Phoenix, AZ 85085 PHONE: (602) 285-1669 ATTENTION: Mark Bentley II EMAIL: mark2@kraemereng.com Wilson Davis Associates 2825 Litchfield Dr. Riverside, CA 92503 PHONE: (915) 353-2436 ATTENTION: Tim Davis EMAIL: tim@wilsondavisassociates.com DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 3 Revision 8: March 15, 2022 DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 4 Revision 8: March 15, 2022 DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 5 Revision 8: March 15, 2022 DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 6 Revision 8: March 15, 2022 DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 7 Revision 8: March 15, 2022 Secondary Tenant Conceptual Elevations PAD TENANT TENANT CONCEPTUAL PAD TENANT ELEVATION 1 OR 2SIZE: 1.0 SQUARE FOOT OF SIGN AREA PER LINEAR FOOT OF LEASED PREMESIS MATERIALS: VARIETY OF TYPES PER SIGN CRITERIA, SINGLE TYPE OF CONSTRUCTION ALLOWED. ILLUMINATION: YES TENANT NAME AND/OR LOGO EIGHTY PERCENT OF ADJACENT SURFACE CUSTOM LOGO AND TYPE OK COLORS: ANCILLARY SIGNS: YES (NOT TO EXCEED 25% OF TOTAL ALLOWABLE SIGN AREA). SIZE:1.0 SQUARE FOOT OF SIGN AREA PER LINEAR FOOT OF LEASED PREMISES MATERIALS:VARIETY OF TYPES PER SIGN CRITERIA ILLUMINATION:YES COPY:TENANT NAME AND/OR LOGO HEIGHT:8’ MAX TYPEFACE:CUSTOM LOGO AND TYPE OK COLORS:CUSTOM COLORS OK 8’ max height DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 8 Revision 8: March 15, 2022 Scale: 1/32”=1’ Scale: 1/32”=1’ Scale: 1/32”=1’ Scale: 1/32”=1’ 8’-0” MAX DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 9 Revision 8: March 15, 2022 36'-0"36'-0" 86'-0" 86'-0" Scale: 3/32”=1’ * SEE NEXT PAGE FOR LETTER DETAILS DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 10 Revision 8: March 15, 2022 DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 11 Revision 8: March 15, 2022 PROPOSED MATERIAL LIST DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 12 Revision 8: March 15, 2022 TENANT TENANT TENANT TENANT 3” Outer Retainers 3” Deep Cabinet Returns 3” Deep Pan Channel Logo 2” Deep Tenant Panels 2” Dividing Retainers Manufacture and Install Two(2) Internally Illuminated Monument Signs1147.92 Sq. Ft.A Scale: 1/4” - 1’-0”9’ (108”)3’ (36”) 8” STANDARD STEEL PIPE 3’ x 9’ CONCRETE FOOTING FRONT VIEW SIDE A SIDE B 1'-6"3'-6"8'-4"12'-6"1'-10"1'-10"1'-10"1'-10"18'-0"4'-0"ANCHOR T E N A N T 12'-8" 11'-10" 11'-0"2'-0" 2'-10" 3'-8" April 26, 2021 MATERIALS 8” x 16” Split Face CMU: Painted “Gauntlet Gray” - Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match Specs - Faces: Routed .125 Painted to Match Specs - Backed: 3/16” Acrylic Stud Mounted to the Face - Vinyl: Colors TBD - City Logo: Acrylic Face Cabinet with 3” Returns, Painted to Match Gauntlet Gray Spaced 1” off Sign Face for Halo Illumination. Digitally Printed Vinyl Overlay - Illumination: White LED’s - Power: Ballasts in Sign - Installation: On ASA Pipe and Footer at Customer Specified Location *City logo to be on street facing side of sign2'-4"1'-3" Center Identification Sign: Type A DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 13 Revision 8: March 15, 20226’ (72”)1.5’ (18”) 3.5” STANDARD STEEL PIPE 1.5’ x 6’ CONCRETE FOOTING 31.67 Sq. Ft.Scale: 3/8” - 1”-0” - Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match Specs - Faces: Routed .125 Painted to Match Specs - Backed: 3/16” Acrylic Stud Mounted to the Face - Vinyl: Colors TBD - Illumination: White LED’s - Power: Ballasts in Sign - Installation: On ASA Pipe and Footer at Customer Specified Location Manufacture and Install Five(5) Internally Illuminated Monument Signs1B6'-0"2'-0"TENANT 10'-6"3'-0" 10'-0"2'-6" 9'-6"2'-0"0'-4"3'-2"12345 7" Address Numbers Spaced 1” off Sign Face B April 26, 2021 MATERIALS 8” x 16” Split Face CMU: Painted “Gray Stone” DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 14 Revision 8: March 15, 2022 April 26, 2021 Fuel Identification Sign: Type C DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing. August 18, 2021 LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 15 Revision 8: March 15, 2022 Scale: 1”=100’ 5'5'A1B1B2C2 A2125'-0"120'-0"25'-0"B3C130'-0"12'-0"68'-0"140'-0" 01/21/2022 01 LAKE ELSINORE, CA Evergreen DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. Central Ave. 01/21/2022 02 LAKE ELSINORE, CA Evergreen DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. Central Ave. 01/21/2022 03 LAKE ELSINORE, CA Evergreen DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. Central and Cambern Intersection 01/21/2022 04 LAKE ELSINORE, CA Evergreen DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. Cambern Ave. 01/21/2022 05 LAKE ELSINORE, CA Evergreen DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. Cambern Ave. 01/21/2022 06 LAKE ELSINORE, CA Evergreen DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. Parking Lot View of Grocer NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Lake Elsinore, California, will hold a Public Hearing on April 4, 2023, at the Lake Elsinore Cultural Center, 183 North Main Street, Lake Elsinore, California, 92530, at 6:00 p.m., or as soon thereafter as the matter may be heard, to consider the following: Planning Application No. 2021-34 (Evergreen Commercial Development Project): A request by Evergreen Devco, Inc., to construct a 57,254 square foot (SF) commercial center that consists of an anchor grocery store, several quick-serve restaurants, a gas station with a convenience store, and a separate drive- through car wash with 368 parking spaces, which would be constructed in two phases over a total of 8.863 gross acres. The Project includes two Tentative Parcel Maps (TTM 38195 and 38281) to subdivide the 8.863 gross acre site into five (5) lots ranging in size from 1.13 to 3.60 gross acres. CUP 2021-09 would establish a 4,116 SF Car Wash on Lot 1, CUP 2021-10 would establish a 3,000 SF Quick-service Restaurant with a drive- through lane on Lot 2, CUP 2021-11 and PCN 2021-01 would establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, PCN 2021-02 includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and CUP 2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5. CDR 2021-17 provides a comprehensive design review for the entire Project site that includes architectural elevations, on-site stormwater management improvements, lighting, walls and fencing, parking and landscaping. SIGN 2021-35 proposes to establish a uniform sign program that creates an integrated framework for all the signage within the center. The Project is located on Central Avenue/State Route 74 (SR-74) east of the intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020-018, and 377-020-019). Pursuant to the California Environmental Quality Act (CEQA), an Initial Study (Environmental Review No. 2021-05) was prepared for the project to assess potential environmental impacts. The Initial Study revealed that the project would have potentially significant environmental impacts but those potentially significant impacts could be mitigated to less than significant levels. A Mitigated Negative Declaration (MND) (SCH# 2022090133) was prepared and was made available for public review and comment for a 30-day review period from September 12, 2022 to October 12, 2022. Notice to all interested persons and agencies inviting comments on the MND was published in accordance with the provisions of CEQA and the Lake Elsinore Municipal Code. ALL INTERESTED PERSONS are hereby invited to attend this Public Hearing to present written information, express opinions or otherwise present evidence in the above matter. If you wish to legally challenge any action taken by the City on the above matter, you may be limited to raising only those issues you or someone else at the Public Hearing described in this notice, or in written correspondence delivered to the City prior to or at the Public Hearing. If you require accommodation to participate in a Public Hearing, please contact the Administrative Secretary at (951) 674-3124 ext. 297. All Agenda materials are available for review on the City’s website at www.lake-elsinore.org the Friday before the Public Hearing. FURTHER INFORMATION on this item may be obtained by contacting Ms. Damaris Abraham, Interim Assistant Community Development Director at dabraham@lake-elsinore.org or (951) 674-3124, ext. 913. Damaris Abraham, Interim Assistant Community Development Director Posted at City Hall on Thursday, March 23, 2023 Published in the Press Enterprise on Friday, March 24, 2023 Laura Emerson 08-29-2022 Susan Case Inc Laura Emerson Employee Susan Case Inc 4000 Barranca Pkwy #250, Irvine CA 92604 949 494 6105 08/29/2022 494 6105 022 *Expanded to 500 to include 30 min ---- 500 ft RW RW RW RW 377090053 RW377020014 377020009 377020027 377090052 377380008 377020004 377020026 377380016 377380015 377380018 377380023 377020019 377020024 377380011377380001 377380017 377040033 377020016 377020017 377020018 377380026377380003 377040050 377040034 377040032 377090054377040031 R W 377090055 377020025 377090056 377380024377403002 3 7 7 0 4 0 0 4 9 377020023 377380006 377380007 377403009 377403003 377403005 377403008 377040048 377403007 377403006 377403004 377404001 377404002 377404006 377404004 377404003 377404005 377404 007 SH-74THIRD STCAMBERN AVE ALLAN STCONARD AVE DEXTER AVE10TH STW E L C H D R CRANE STALLAN ST.300' Rad iu s Map* *E xp ande d to 500 30 min unique in cl Cam bern & Central Lake Elsinore CA APN(s) 37 702 0014 , 16,1 7,18 , 19 Prep are d 8/2 9/20 22 by Susan Case I nc 1 inch = 300 feet 377-020-004 State Of California P O Box 231 San Bernardino CA 92403 377-020-009,27 Athanasius Pope 4030 Birch St #100 Newport Beach CA 92660 377-020-014 Evergreen-cambern & Ctrl South Land 2390 E Camelback Rd #41 Phoenix AZ 85016 377-020-016 Cambern & Central North 2390 E Camelback Rd #41 Phoenix AZ 85016 377-020-017,18,19 Nielsen Rtt&t 25092 Wild View Rd Menifee CA 92584 377-020-023,24,25 Steven D Vanmeter 30239 Calle Belcanto Menifee CA 92584 377-020-026 Halle Properties 20225 N Scottsdale Rd Scottsdale AZ 85255 377-040-031,32 David Yessmann Po Box 3218 Torrance CA 90510 377-040-033 Dmd Lodging Inc 2508 N Capella Ct Orange CA 92867 377-040-034 Integrity Restaurants #2 11041 Santa Monica Blvd #PMB 706 Los Angeles CA 90025 377-040-048 Smbc Prop #2 2551 Commer Center Dr Lake Forest CA 92630 377-040-049 Nv Dev Cft 1120 N Town Center Dr Las Vegas NV 89144 377-040-050 Premier Inv Le Po Box 60163 Irvine CA 92602 377-090-052,53 Wal Mart Real Estate Business Trust 1301 SE 10th St Bentonville AR 72716 377-090-054 Cotti Foods Corporation 29801 Santa Margarita Park Rancho Santa Marg CA 92688 377-090-055,56 Jjdan Trust 6800 Bishop Rd Plano TX 75024 377-380-001 Martin Franco 18700 Cambern Ave Lake Elsinore CA 92532 377-380-003 Debbie Clark 26951 Hammack Ave Perris CA 92570 377-380-006 Gilberto Rodriguez Castillo 29305 3rd St Lake Elsinore CA 92532 377-380-007 David M Schwab 29285 3rd St Lake Elsinore CA 92532 377-380-008 Merlinda Merced 29265 3rd St Lake Elsinore CA 92532 377-380-011 David Venegas 29265 3rd St Lake Elsinore CA 92532 377-380-015,16,002 Robert B Mcclary 29146 Allan St Lake Elsinore CA 92530 377-380-017 Timothy Rhodes 18740 Cambern Ave Lake Elsinore CA 92532 377-380-018 Julio C Bustos 29315 3rd St Lake Elsinore CA 92532 377-380-023 Jose Frausto 570 Central Ave Lake Elsinore CA 92530 377-380-024 Paul Torres 18931 Conard Ave Lake Elsinore CA 92530 377-380-026 Carlos F Arroyo 22740 Lemon St Wildomar CA 92595 377-403-003 Esmeralda L Arroyo 29154 Allan St Lake Elsinore CA 92532 377-403-004 Sareth Loeung 29170 Allan St Lake Elsinore CA 92532 377-403-005 Chris Matteson 29186 Allan St Lake Elsinore CA 92532 377-403-006 David Mclean 29202 Allan St Lake Elsinore CA 92532 377-403-007 Armando Gomez 29218 Allan St Lake Elsinore CA 92532 377-403-008 Kenneth W Miller 29234 Allan St Lake Elsinore CA 92532 377-403-009 Karin Marie Parks 29248 Allan St Lake Elsinore CA 92532 377-404-001 Luke Jeremy Lybrook 29247 Allan St Lake Elsinore CA 92532 377-404-002 Thomas A Pacheco 29225 Allan St Lake Elsinore CA 92532 377-404-003 Miguel Munoz 29211 Allan St Lake Elsinore CA 92532 377-404-004 John Branson 29193 Allan St Lake Elsinore CA 92532 377-404-005 Tu Uyen Cao Nguyen 1601 Nabil Cir Corona CA 92881 377-404-006 Majorie Lagrone 235 S Beach Blvd #22 Anaheim CA 92804 377-404-007 J&k Trust 29147 Allan St Lake Elsinore CA 92532 1 Carlos Serna From:chrisval matteson < Sent:Monday, November 14, 2022 2:11 PM To:Carlos Serna Cc:chrisval matteson Subject:[External]Proposed Cambern & Central New Shopping Plaza Concerns Attachments:20221004_210619.jpg; 20221114_083059.jpg; 20221114_120458.jpg Message from external sender. Use Caution. Hi Calos We are residents of 29186 Allan St Lake Elsinore CA 92532 Allan St has always been basically a cultisack with no access barricade at the end to prevent traffic from continuing We have always enjoyed walking our dogs in the evening on our pleasantly dark & quiet street We have been told that an Emergency Access Fire Gate is required from Allan St to the Shopping Center With 2 major cross street access point it is unclear why or when emergency vehicles would ever want to or need to go all the way around to access shopping center and open a seldom if ever open ed the gate from Allan St? If it is not up for canceling the gate and just extending the wall across Allan St creating a cultisack, we have some concerns that may help with design and planning Attached is a picture of the NON-STOP GLARE / LIGHT POLLUTION we are already getting from the Walmart parking lot car egress all the way from the other side of Camburn Evergreen Development showed us a rendering of the type of wrought iron gates they are planning These gates as designed will allow even more unlimited and unrestricted light pollution from the new parking lot to shine down our street non-stop Attached is a picture of another parking lot gate with metal mesh screening on one side to help minimize light on neighbor's windows Could you maybe take it a step further and require VERY FINE metal screen mesh (not so transparent) and on BOTH SIDES of the gates to further minimize the light passing through? Not a major request but we are sure it would make a huge difference to minimize the light glare on the windows of the neighbors closest to the gates and to our streets quiet continued charm Thanks Chris & Valerie Matteson 2 1 Carlos Serna From:David McLean < Sent:Monday, November 14, 2022 7:24 PM To:Carlos Serna Subject:[External]Evergreen commercial Development Message from external sender. Use Caution. 2 3 To whom it may concern: Here are a few of the concerns we have in regards to the Evergreen Project. My family and neighbors that I have spoke to would like to see a solid wall at the end of Allan street instead of a gate. When speaking to planning Manager Damaris Abraham She said currently the street has emergency access and the need to keep that access. I have attached a picture showing there is not an emergency vehicle access and hasn’t been for 18+years. I would also like to ask that there be a noise curfew on both the car wash and grocery store and be enforced by the city unlike Walmart whose loading/unloading containers around their buildings at all hours of the day. Finally, I would ask that there’s plans to keep transients from gathering behind the grocery store and near the waste/trash containers, I hate to see it look like the back of Petsmart, Kirklan’s shopping center with trash and transients and the city hasn’t done anything about it. Sincerely, David McLean