HomeMy WebLinkAboutPA 2021-34 (Evergreen Commercial Development) SR CITY OF
LAKE LSINO E
DREAM EXTREME
VP I
REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Damaris Abraham, Interim Assistant Community Development Director
Date: April 25, 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO. 38281 SUBDIVIDING 8.863
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Evergreen Commercial Development Project
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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING 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.
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Evergreen Commercial Development Project
Background
Planning Commission Action
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).
At the April 4, 2023, Planning Commission meeting, the Planning Commission accepted public
oral and written testimony regarding the Project. Three (3)comment letters raising concerns about
the Project were received. Staff and the applicant have reviewed and addressed the comments.
A summary of the issues raised and responses is provided below. One (1) person spoke at the
meeting and indicated that he was satisfied with the responses the applicant provided to the
concerns raised by the neighbors and indicated that he had no further comments on the Project.
The Planning Commission unanimously recommended approval of the Project with a 4-0 vote.
Public Comments
Three (3) written comments were received concerning this application from Chris and Valerie
Matteson dated November 14, 2022, David McLean dated November 14, 2022, and Bruce
Eichorn dated March 31, 2023 (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, noise, and traffic. 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
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Evergreen Commercial Development Project
be limited to 7:00 a.m. to 10:00 p.m. to minimize noise impacts to the adjacent existing
residences (COA No. 22).
4. Traffic Study: The comment letter from Bruce Eichorn raised questions about the two
projects not included in the study area of the Project. The City Traffic Engineer has
provided a response in an email dated April 3, 2023 clarifying that cumulative projects that
are included in the traffic study include nearby projects that have the potential to add traffic
to study intersections and roadways by the expected buildout year of the subject Project.
If nearby cumulative projects are not expected to be fully or partially built by the expected
buildout year of the subject Project, then they are not included in the analysis which is
standard practice for traffic studies. The City Traffic Engineer response is included in
Attachment 24.
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.
Protect Location
The Project site is located south of Central Avenue/State Route 74 (SR-74) and east of Interstate
15 (1-15). The Project site encompasses Assessor Parcel Numbers (APNs) 377-020-014, 016, -
017, 018, and 019.
Environmental Setting
EXISTING GENERAL PLAN ZONING
LAND USE
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) Medium Density Residential (R-2)
& High ensity Residential (HDR) & High De sity 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-
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Evergreen Commercial Development Project
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 Proposed Use
(Gross Acres)
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
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 Proposed Use
(Gross Acres)
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.
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Evergreen Commercial Development Project
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.
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 fagades 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
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Evergreen Commercial Development Project
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.
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.
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Evergreen Commercial Development Project
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):
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
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Evergreen Commercial Development Project
onsite parking spaces per CalGreen 2022 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.
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 Luiseno Indians, on January 13, 2022 with the Soboba Band of Luiseno Indians,
and on August 15, 2022 with the Pechanga Band of Luiseno 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,
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Evergreen Commercial Development Project
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.
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, three (3) written comments were received concerning this application and are attached to
the staff report (Attachment 24). Responses to comments has been provided in this staff report
under the background section.
Fiscal Impact
The time and costs related to the processing of this application have been covered by application
fees paid for by the applicant. No General Fund budgets have been allocated or used in the
processing of this application.
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
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Evergreen Commercial Development Project
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
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