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Home My WebLink AboutCDN.Grunder Cursory Project Assessment 0-1-y OF LADE LSIN0RJE DREAM EXTREME Memo To: Jason Simpson, Assistant City Manager Cc: Grant Yates, City Manager Remon Habib, City Engineer From: Justin Kirk, Assistant Community Development Director Date: December 17, 2020 Subject: Auto Mall Development— Camino Del Norte and Grunder Development Assumptions • Subject site will consist of two parcels (377-330-012 — 6.25 acres (005-?) and 377-330- 006 — 6.74 acres) totaling approximately 13 acres or 566,280sf. Attached for reference are summary profiles of each lot (Attachment 1, Summary Reports — Combined). • Maximum developable building area for the site is 453,024sf, based upon the maximum FAR of .8 for the site. • Development of a potential auto mall. Honda Dealership provides a baseline project example that can be extrapolated to identify potential yield. The Honda dealership included 55,000sf of building area on an approximately 6.94-acre site. Based upon this profile the proposed project site may yield between 2-3 car dealerships, dependent on the specific manufacturer requirements for a dealership. Regulatory General Plan: Commercial Mixed Use • Traffic Impact Analysis (LOS) — Attached for reference is the City's TIA guidelines (Attachment 2, TIA Preparation Guide). Zoning: CMU — Commercial Mixed Use Land Uses: • Car dealerships are not identified in the CMU district as either a permitted or conditionally permitted use. Recommended that a Zone Change be processed to convert the site to C-2 General Commercial, as the zoning designation is consistent with the Commercial Mixed-Use Designation of the City's General Plan. Under the C-2 designation, vehicle sales are identified as permitted, subject to the approval of a Conditional Use Permit. Development Standards • Attachment 3, Chapter 17.122 C-2 General Commercial • Attachment 4, Chapter 17.112 Non-residential development standards • Attachment 5, Chapter 17.148 Parking Standards External Agencies • EVMWD should be contacted to ascertain district requirements. Contact: Mayra Cabrera, Senior Civil Engineer— Development Services: mcabrera(a_evmwd.net and 951-674-3146 Ext. 8349. • RCA—Properties are located within Multiple Species Habitat Conservation Plan (MSHCP) criteria cell 4548; development of this site would trigger a Lake Elsinore Acquisition Auto Mall Development— Camino Del Norte and Grunder Page 2 of 3 Process (LEAP) application. A LEAP application can be processed independently of the other entitlements and it would be recommended to commence this process as soon as feasible. The City's LEAP application has been included for reference (Attachment 3, LEAP application). • Road segments in this location are not under Caltrans jurisdiction, however due to potential impacts to the freeway network, consultation with Caltrans may be triggered. • No other external agencies are anticipated to be expected to comment on this project. Environmental An Initial Study would need to be prepared to evaluate the potential impacts. Based upon previous experience this type of development would typically be cover via a Mitigated Negative Declaration. A more conservative approach would be to prepare an Environmental Impact Report which would provide the most protection. In support of the CEQA document the following technical studies/information would be needed: • Site photographs for Aesthetics Evaluation • Air Quality Technical Report • Biology Report/Jurisdictional Delineation • Cultural Resources Survey • Geotechnical Report • Greenhouse Gas Assessment • Phase I Environmental Site Assessment • Preliminary Hydrology Study • Preliminary Water Quality Management Plan • Noise Impact Analysis • Photometric Plans • Paleontological Resources Study • Traffic Impact Analysis (VMT) Initial concerns would revolve around biological impacts and cultural resources. Other analysis may yield potentially significant impacts; however, those should be able to be mitigated as part of the environmental review. It is recommended that prior to the design of the project some cursory environmental assessments be undertaken to understand potential project impacts as there may exist an ability to incorporate project mitigating features within the project's design. Photometric Plans should be prepared as part of the entitlement submittal and demonstrate the limitation of light proliferation due to the use of shielding and downlighting. Entitlement Processing Applications: • Tentative Tract or Parcel Map • Zone Change • Design Review • Conditional Use Permits o Car Dealer- 1 o Car Dealer- 2 Auto Mall Development— Camino Del Norte and Grunder Page 3 of 3 The subject entitlements would require City Council approval. Typically for a project such as this entitlement process timeline would be about nine (9) to 12 months, dependent on the completeness of the application, responsiveness to corrections and the appropriate environmental document. The City employs a singular application for projects which incorporate multiple discretionary applications, attached for reference (Attachment 6, Planning Application). As part of the application there is a submittal requirements matrix which assert the submittal requirements, where redundancies exist, please submit only the maximum number of exhibits required per the specific application and do not aggregate. Attachments Attachment 1, Summary Reports— Combined Attachment 2, TIA Preparation Guide Attachment 3, LEAP Application Attachment 4, Chapter 17.120 C-2 General Commercial Attachment 5, Chapter 17.112 Non-residential development standards Attachment 6, Chapter 17.148 Parking Standards Attachment 7, Planning Application 12/17/2020 Rivco parcel report 0 Riverside County Parcel Report APN(s):377330006 PDF Export Return DISCLAIMER Maps, permit information and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content(the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map.Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. MAPS/IMAGES City of Lake Elsinore PARCEL APN 377-330-006-9 Supervisorial District KEVIN JEFFRIES, DISTRICT 1 rivcoparcelreport.rivcoca.org/Report?apn=377330006&type=public&url=https://gis.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 1/6 12/17/2020 Rivco parcel report Previous APN 377330006 Township/Range T6SR4W SEC 5 SE 377330004 Owner Name NOT AVAILABLE Elevation 1442 ft ONLINE Address Thomas Bros. Map PAGE: 866, GRID: G4 Page/Grid PAGE: 866, GRID: G5 Mailing Address 377330006 Indian Tribal Land NOT IN A TRIBAL LAND 6012 RICHFIELD RD YORBA LINDA CA 92886 Legal 377330006 City Boundary LAKE ELSINORE Description Recorded Book/Page: Subdivsion Name: Lot/Parcel: Block: Tract Number: City Spheres of NOT IN A CITY SPHERE influence Lot Size 377330006 March Joint Powers NOT IN THE JURISDICTION OF THE MARCH JOINT Recorded lot size is Authority POWERS AUTHORITY 6.74 acres Property 377330006 County Service Area NOT IN A COUNTY SERVICE AREA Characteristcs Year Constructed: Baths: Bedrooms: Construction Type: Garage Type: Property Area (sq ft): Roof Type: Stories: Pool: NO Central Cool: NO Central Heat: NO Annexation Date N/A LAFCO Case N/A Proposals N/A PLANNING more... (http://planning.rctima.org/) Specific Plans NOT IN A SPECIFIC Historic Preservation NOT IN A HISTORIC PLAN Districts PRESERVATION DISTRICT Land Use Designations CITY Agricultural Preserve NOT IN AN AGRICULTRAL PRESERVE rivcoparcelreport.rivcoca.org/Report?apn=377330006&type=public&u rl=https://gis.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 2/6 12/17/2020 Rivco parcel report General Plan Policy Overlays N/A Area Plan (RCIP) Elsinore Airport Influence NOT IN AN AIRPORT Areas INFLUENCE AREA General Plan Policy Areas NOT IN A GENERAL Airport Compatibility NOT IN AN AIRPORT PLAN POLICY AREA Zones COMPATIBLITY AREA Zoning Classifications(ORD. 348) CHECK WITH THE Zoning Districts and NOT IN A ZONING (https://planning.rctlma.org/General-Plan- CITY FOR MORE Zoning Areas DISTRICT/AREA Zoning/Zone-Descriptions-Requirements) INFORMATION Zoning Overlays NOT IN A ZONING Community Advisory NOT IN A COMMUNITY OVERLAY Councils ADVISORY COUNCIL Residential Permit Stats N/A ENVIRONMENTAL more... (http://www.rctima.org/epd/default.aspx) CVMSHCP(Coachella Valley Multi-Species NOT IN A COACHELLA WRMSHCP (Western Riverside C' Habitat Conservation Plan) Plan Area VALLEY MSHCP FEE County Multi-Species Habitat (http://www.cvmshcp.org/) AREA Conservation Plan)Cell Group CVMSHCP(Coachella Valley Multi-Species NOT COACHELLA WRMSHCP Cell Number 4548 Habitat Conservation Plan)Conservation VALLEY Area CONSERVATION AREA CVMSHCP Fluvial Sand Transport Special NOT IN A FLUVIAL HANS/ERP(Habitat Acquisition NOT IN A Provision Areas SAND TRANSPORT and Negotiation HANS/ERP SPECIAL PROVISION Strategy/Expedited Review PROJECT AREA Process) WRMSHCP (Western Riverside County Multi- WESTERN RIVERSIDE Vegetation (2005) CALIFORNIA Species Habitat Conservation Plan) Plan COUNTY BUCKWHEAT Area (http://rctima.org/epd/WR-MSHCP) ALLIANCE Fire Fire Hazard Classification (Ord. 787 VERY Fire Responsibility LRA (http://www.rivcocob.org/ords/700/787.pdf)) HIGH Area DEVELOPMENT FEES CVMSHCP(Coachella Valley Multi-Species NOT IN A RBBD (Road & Bridge Benefit District) NOT IN A ROAD Habitat Conservation Plan) COACHELLA BRIDGE (http://www.cvmshcp.org/) Fee Area (Ord VALLEY BENEFIT 875 MSHCP FEE DISTRICT (http://www.rivcocob.org/ords/800/875.pdf)) AREA rivcoparcelreport.rivcoca.org/Report?apn=377330006&type=public&u rl=https://gis.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 3/6 12/17/2020 Rivco parcel report WRMSHCP (Western Riverside County WESTERN DIF (Development Impact Fee Area Ord. 659) ELSINORE, Multi-Species Habitat Conservation Plan) RIVERSIDE (http://www.rivcocob.org/ords/600/659.12.pdf) AREA 15 Fee Area (Ord. 810 COUNTY (http://www.rivcocob.org/ords/800/810.htm)) Western TUMF(Transportation Uniform IN OR SKR Fee Area (Stephen's Kagaroo Rat Ord. IN OR Mitigation Fee Ord. 824 PARTIALLY 663.10 PARTIALLY (http://www.rivcocob.org/ords/800/824.pdf)) WITHIN A (http://www.rivcocob.org/ords/600/663.10.pdf)) WITHIN THE TUMF FEE SKR FEE AREA AREA Eastern TUMF(Transportation Uniform NOT IN THE DA(Development Agreements) NOT IN A Mitigation Fee Ord. 673 EASTERN DEVELOPMENT (http://www.rivcocob.org/ords/600/673.pdf)) TUMF FEE AGREEMENT AREA TRANSPORTATION more... (http://rctima.org/trans) Circulation IN OR PARTIALLY WITHIN A Road Book Page 70 Element CIRCULATION ELEMENT RIGHT-OF- Ultimate WAY Transportation Agreements NOT IN A Right-of-Way TRANS AGREEMENT CETAP (Community and Environmental NOT IN A Transportation Acceptability Process)Corridors CETAP CORRIDOR HYDROLOGY Flood Plan *MAYBE REQUIRED, CONTACT RIVERSIDE COUNTY FLOOD Watershed SAN JACINTO Review CONTROL TO VERIFY VALLEY Water District WESTERN MUNICIPAL WATER DISTRICT Flood Control RIVERSIDE COUNTY FLOOD CONTROL DISTRICT District GEOLOGIC Fault Zone NOT IN A Paleontological LOW POTENTIAL (L): FOLLOWING A LITERATURE SEARCH, FAULT ZONE Sensitivity RECORDS CHECK AND A FIELD SURVEY, AREAS MAY BE DETERMINED BY A QUALIFIED VERTEBRATE PALEONTOLOGIST AS Faults NOT IN A HAVING LOW POTENTIAL FOR CONTAINING SIGNIFICANT FAULT LINE PALEONTOLOGICAL RESOURCES SUBJECT TO ADVERSE IMPACTS. Liquefaction MODERATE Potential Subsidence SUSCEPTIBLE MISCELLANEOUS rivcoparcelreport.rivcoca.org/Report?apn=377330006&type=public&u rl=https://gis.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 4/6 12/17/2020 Rivco parcel report School District LAKE ELSINORE UNIFIED Communities LAKE ELSINORE Lighting (Ord. 655 (http://www.rivcocob.org/ords/600/655.htm)) ZONE: B 2010 Census Tract 427.15 Farmland LOCAL IMPORTANCE OTHER LANDS Special Notes NO SPECIAL NOTES Tax Rate Areas 005027-CITY OF LAKE ELSINORE ANX 005027-CO FREE LIBRARY 005027-CO STRUCTURE FIRE PROTECTION 005027-CSA 152 005027- ELSINORE AREA ELEM SCHOOL FUND 005027- ELSINORE VALLEY CEMETERY 005027- ELSINORE VALLEY MUNICIPAL WATER 005027- FLOOD CONTROL ADMIN 005027- FLOOD CONTROL ZN 3 005027-GENERAL 005027-GENERAL PURPOSE 005027-LAKE ELSINORE UNI IMP NO 96-1 005027-LAKE ELSINORE UNIFIED 005027- MT SAN JACINTO JR COLLEGE 005027- MWD WEST 1302999 005027- NW MOSQUITO&VECTOR CNTL DIST 005027- RDV RANCHO LAGUNA 2 005027- RIV CO REGIONAL PARK&OPEN SIP 005027- RIVERSIDE CO OFC OF EDUCATION 005027-SO. CALIF,JT(19,30,33,36,37,56) 005027-WESTERN MUNICIPAL WATER Department of Enviromental Health Permits Septic Permits Record Id Application Date Plan Check Approved Date Final Inspection Date Approved Date N/A N/A N/A N/A N/A Well Water Permits Record Id PE Permit Paid Date Permit Approved Date Well Finaled Date N/A N/A N/A N/A N/A PLUS PERMITS&CASES Administrative Cases Case Case Description Status rivcoparcelreport.rivcoca.org/Report?apn=377330006&type=public&u rl=https://gis.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 5/6 12/17/2020 Rivco parcel report N/A N/A N/A Building and Safety Cases Case Case Description Status N/A N/A N/A Code Cases Case Case Description Status N/A N/A N/A Fire Cases Case Case Description Status N/A N/A N/A Planning Cases Case Case Description Status N/A N/A N/A Survey Cases Case Case Description Status N/A N/A N/A Transportation Cases Case Case Description Status N/A N/A N/A ©2020- by County of Riverside.All rights Reserved. rivcoparcelreport.rivcoca.org/Report?apn=377330006&type=public&u rl=https://gis.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 6/6 12/17/2020 Rivco parcel report 0 Riverside County Parcel Report APN(s):377330012 PDF Export Return DISCLAIMER Maps, permit information and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content(the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map.Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. MAPS/IMAGES of ....... e _..... ....... .... PARCEL APN 377-330-012-4 Supervisorial District KEVIN JEFFRIES, DISTRICT 1 rivcoparceIreport.rivcoca.org/Report?apn=377330012&type=public&url=https://gis.countyofriverside.0 s/Geocortex/Essentials/REST/TempFiles/Export.... 1/6 12/17/2020 Rivco parcel report Previous APN 377330012 Township/Range T6SR4W SEC 5 SE 377330005 Owner Name NOT AVAILABLE Elevation 1440 ft ONLINE Address Thomas Bros. Map PAGE: 866, GRID: G4 Page/Grid PAGE: 866, GRID: G5 Mailing Address 377330012 Indian Tribal Land NOT IN A TRIBAL LAND 6012 RICHFIELD RD YORBA LINDA CA 92886 Legal 377330012 City Boundary LAKE ELSINORE Description Recorded Book/Page: Subdivsion Name: Lot/Parcel: Block: Tract Number: City Spheres of NOT IN A CITY SPHERE influence Lot Size 377330012 March Joint Powers NOT IN THE JURISDICTION OF THE MARCH JOINT Recorded lot size is Authority POWERS AUTHORITY 6.25 acres Property 377330012 County Service Area NOT IN A COUNTY SERVICE AREA Characteristcs Year Constructed: Baths: Bedrooms: Construction Type: Garage Type: Property Area (sq ft): Roof Type: Stories: Pool: NO Central Cool: NO Central Heat: NO Annexation Date N/A LAFCO Case N/A Proposals N/A PLANNING more... (http://planning.rctima.org/) Specific Plans NOT IN A SPECIFIC Historic Preservation NOT IN A HISTORIC PLAN Districts PRESERVATION DISTRICT Land Use Designations CITY Agricultural Preserve NOT IN AN AGRICULTRAL PRESERVE rivcoparce Ire port.rivcoca.org/Report?apn=377330012&type=public&u rl=https://g is.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 2/6 12/17/2020 Rivco parcel report General Plan Policy Overlays N/A Area Plan (RCIP) Elsinore Airport Influence NOT IN AN AIRPORT Areas INFLUENCE AREA General Plan Policy Areas NOT IN A GENERAL Airport Compatibility NOT IN AN AIRPORT PLAN POLICY AREA Zones COMPATIBLITY AREA Zoning Classifications(ORD. 348) CHECK WITH THE Zoning Districts and NOT IN A ZONING (https://planning.rctlma.org/General-Plan- CITY FOR MORE Zoning Areas DISTRICT/AREA Zoning/Zone-Descriptions-Requirements) INFORMATION Zoning Overlays NOT IN A ZONING Community Advisory NOT IN A COMMUNITY OVERLAY Councils ADVISORY COUNCIL Residential Permit Stats N/A ENVIRONMENTAL more... (http://www.rctima.org/epd/default.aspx) CVMSHCP(Coachella Valley Multi-Species NOT IN A COACHELLA WRMSHCP (Western Riverside NOT IN A CELL Habitat Conservation Plan) Plan Area VALLEY MSHCP FEE County Multi-Species Habitat GROUP (http://www.cvmshcp.org/) AREA Conservation Plan)Cell Group CVMSHCP(Coachella Valley Multi-Species NOT COACHELLA WRMSHCP Cell Number NOT IN A CELL Habitat Conservation Plan)Conservation VALLEY NUMBER Area CONSERVATION AREA CVMSHCP Fluvial Sand Transport Special NOT IN A FLUVIAL HANS/ERP(Habitat Acquisition NOT IN A Provision Areas SAND TRANSPORT and Negotiation HANS/ERP SPECIAL PROVISION Strategy/Expedited Review PROJECT AREA Process) WRMSHCP (Western Riverside County WESTERN RIVERSIDE Vegetation (2005) CALIFORNIA Multi-Species Habitat Conservation Plan) COUNTY BUCKWHEAT Plan Area (http://rctlma.org/epd/WR- ALLIANCE MSHCP) URBAN OR DEVELOPMENT MAPPING UNIT Fire Fire Hazard Classification (Ord. 787 VERY Fire Responsibility LRA (http://www.rivcocob.org/ords/700/787.pdf)) HIGH Area DEVELOPMENT FEES CVMSHCP(Coachella Valley Multi-Species NOT IN A RBBD (Road & Bridge Benefit District) NOT IN A ROAD Habitat Conservation Plan) COACHELLA BRIDGE (http://www.cvmshcp.org/) Fee Area (Ord VALLEY BENEFIT 875 MSHCP FEE DISTRICT (http://www.rivcocob.org/ords/800/875.pdf)) AREA rivcoparce Ire port.rivcoca.org/Report?apn=377330012&type=public&u rl=https://g is.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 3/6 12/17/2020 Rivco parcel report WRMSHCP (Western Riverside County WESTERN DIF (Development Impact Fee Area Ord. 659) ELSINORE, Multi-Species Habitat Conservation Plan) RIVERSIDE (http://www.rivcocob.org/ords/600/659.12.pdf) AREA 15 Fee Area (Ord. 810 COUNTY (http://www.rivcocob.org/ords/800/810.htm)) Western TUMF(Transportation Uniform IN OR SKR Fee Area (Stephen's Kagaroo Rat Ord. IN OR Mitigation Fee Ord. 824 PARTIALLY 663.10 PARTIALLY (http://www.rivcocob.org/ords/800/824.pdf)) WITHIN A (http://www.rivcocob.org/ords/600/663.10.pdf)) WITHIN THE TUMF FEE SKR FEE AREA AREA Eastern TUMF(Transportation Uniform NOT IN THE DA(Development Agreements) NOT IN A Mitigation Fee Ord. 673 EASTERN DEVELOPMENT (http://www.rivcocob.org/ords/600/673.pdf)) TUMF FEE AGREEMENT AREA TRANSPORTATION more... (http://rctima.org/trans) Circulation IN OR PARTIALLY WITHIN A Road Book Page 70 Element CIRCULATION ELEMENT RIGHT-OF- Ultimate WAY Transportation Agreements NOT IN A Right-of-Way TRANS AGREEMENT CETAP (Community and Environmental NOT IN A Transportation Acceptability Process)Corridors CETAP CORRIDOR HYDROLOGY Flood Plan Review OUTSIDE FLOODPLAIN, REVIEW NOT REQUIRED Watershed SAN JACINTO VALLEY Water District WESTERN MUNICIPAL WATER DISTRICT Flood Control District RIVERSIDE COUNTY FLOOD CONTROL DISTRICT GEOLOGIC Fault Zone NOT IN A Paleontological LOW POTENTIAL (L): FOLLOWING A LITERATURE SEARCH, FAULT ZONE Sensitivity RECORDS CHECK AND A FIELD SURVEY, AREAS MAY BE DETERMINED BY A QUALIFIED VERTEBRATE PALEONTOLOGIST AS Faults NOT IN A HAVING LOW POTENTIAL FOR CONTAINING SIGNIFICANT FAULT LINE PALEONTOLOGICAL RESOURCES SUBJECT TO ADVERSE IMPACTS. Liquefaction MODERATE Potential Subsidence SUSCEPTIBLE MISCELLANEOUS School District LAKE ELSINORE UNIFIED rivcoparce Ire port.rivcoca.org/Report?apn=377330012&type=public&u rl=https://g is.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 4/6 12/17/2020 Rivco parcel report Communities LAKE ELSINORE Lighting (Ord. 655 (http://www.rivcocob.org/ords/600/655.htm)) ZONE: B 2010 Census Tract 427.15 Farmland OTHER LANDS Special Notes NO SPECIAL NOTES Tax Rate Areas 005027-CITY OF LAKE ELSINORE ANX 005027-CO FREE LIBRARY 005027-CO STRUCTURE FIRE PROTECTION 005027-CSA 152 005027- ELSINORE AREA ELEM SCHOOL FUND 005027- ELSINORE VALLEY CEMETERY 005027- ELSINORE VALLEY MUNICIPAL WATER 005027- FLOOD CONTROL ADMIN 005027- FLOOD CONTROL ZN 3 005027-GENERAL 005027-GENERAL PURPOSE 005027-LAKE ELSINORE UNI IMP NO 96-1 005027-LAKE ELSINORE UNIFIED 005027- MT SAN JACINTO JR COLLEGE 005027- MWD WEST 1302999 005027- NW MOSQUITO&VECTOR CNTL DIST 005027- RDV RANCHO LAGUNA 2 005027- RIV CO REGIONAL PARK&OPEN SP 005027- RIVERSIDE CO OFC OF EDUCATION 005027-SO. CALIF,JT(19,30,33,36,37,56) 005027-WESTERN MUNICIPAL WATER Department of Enviromental Health Permits Septic Permits Record Id Application Date Plan Check Approved Date Final Inspection Date Approved Date N/A N/A N/A N/A N/A Well Water Permits Record Id PE Permit Paid Date Permit Approved Date Well Finaled Date N/A N/A N/A N/A N/A PLUS PERMITS&CASES Administrative Cases Case Case Description Status N/A N/A N/A rivcoparce Ire port.rivcoca.org/Report?apn=377330012&type=public&u rl=https://g is.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 5/6 12/17/2020 Rivco parcel report Building and Safety Cases Case Case Description Status N/A N/A N/A Code Cases Case Case Description Status N/A N/A N/A Fire Cases Case Case Description Status N/A N/A N/A Planning Cases Case Case Description Status N/A N/A N/A Survey Cases Case Case Description Status N/A N/A N/A Transportation Cases Case Case Description Status N/A N/A N/A ©2020-by County of Riverside.All rights Reserved. rivcoparce Ire port.rivcoca.org/Report?apn=377330012&type=public&u rl=https://g is.countyofriverside.us/Geocortex/Essentials/REST/TempFiles/Export.... 6/6 CITY OF LADE OLSIfiOR., E � DREAM EXTREME IWTM Traffic Impact Analysis Preparation Guide 1.0 INTRODUCTION The City of Lake Elsinore ("City") requires that the traffic and circulation impacts of proposed development projects, General Plan Amendments, and Specific Plans be analyzed. The traffic impacts of proposed developments are to be analyzed through the preparation of two Traffic Impact Analyses JIM) prepared in conformance with City requirements. While CEQA only requires vehicle miles traveled (VMT) analysis for projects, the City is also requiring the use of level of service analysis to determine project impacts on transportation infrastructure. The two Traffic Impact Analyses, as described below, must each be prepared, signed and sealed by a Traffic Engineer or a Civil Engineer registered in the State of California, qualified to practice traffic engineering ("Engineer"). This Traffic Impact Analysis Preparation Guide identifies the required formats and methodologies that are required to be utilized in the preparation of the studies, subject to the review and approval of the City. 2.0 PURPOSE Two separate Traffic Impact Analysis documents are to be prepared to assess the following: Report No. 1 (CEQA Analysis) • All Projects: Will the project create an increase in vehicle miles traveled (VMT) versus the existing baseline VMT of the City? If so, what will be required to lower VMT or mitigate these impacts? Report No. 2 (General Plan Consistency Analysis) • Subdivisions, Design Review, Conditional Use Permits, etc.: Will the Level of Service (LOS) required by the General Plan be maintained at all affected intersections with the addition of traffic from the proposed project? If not, what conditions of approval will be necessary in order to provide the required Level of Service? If conditions of approval or design changes are necessary, are they feasible to implement? Will the project deteriorate traffic operations or safety on and off site? • General Plan Amendments and Specific Plans: Will the ultimate circulation system planned for the area be able to provide the required Level of Service, even with the additional traffic impact of the proposed land use changes? If not, what conditions of approval or project changes will be required in order to provide the required Level of Service? 3.0 TRAFFIC IMPACT ANALYSIS EXEMPTIONS Certain types of projects, because of their size, nature, or location, may be exempt from the requirement of preparing a TIA. The types of projects that are generally exempt from preparing a TIA are described in Exhibit A. The City, at its discretion, may require that a TIA be prepared for any development, regardless of size, if there are concerns over safety, operational issues, or if located in an Traffic Impact Analysis -2- June 2020 Preparation Guide area heavily impacted by traffic. A focused traffic study may be required by the City to analyze certain aspects of a project. 4.0 COORDINATION WITH CITY/MANDATORY SCOPING AGREEMENT In order to streamline the TIA preparation and review process, the Engineer shall solicit input and approval for the City prior to the preparation and submittal of a draft document. A "Scoping Agreement for Traffic Impact Study" (Scoping Agreement), attached as Exhibit B, shall be prepared by the Engineer and submitted to the City for review and approval prior to the preparation of a draft TIA. The Scoping Agreement provides for agreement of key points before initiating the TIA including the following: • Determination of study area, intersections, and roadway links to be analyzed. • Project trip generation, distribution, and assignment. • Use of other approved projects for background traffic, traffic growth assumptions, or integration with the traffic Model. • Analysis scenarios. • For those projects located near another city, unincorporated County area, and/or Caltrans roadways the Engineer shall also solicit comments on the above from the respective agency staff. The Engineer shall submit all comments from other agencies to the City for review and consideration for the scoping form. A traffic study scoping agreement shall be filled out and signed by the applicant or applicant's representative for all development projects regardless of exempt status. 5.0 TRAFFIC IMPACT ANALYSIS - CEQA ANALYSIS 5.1 REQUIRED METHODOLOGY A key element of SIB 743, signed in 2013, is the elimination of automobile delay and LOS as the basis of determining CEQA impacts. For purposes of SIB 743 compliance, a VMT analysis shall be conducted for land use projects as deemed necessary by the City and would apply to projects that have the potential to increase the average VMT per service population (e.g. population plus employment) compared to the City's baseline threshold. Using this metric allows the user to compare the project to the remainder of the City for purposes of identifying transportation impacts. The following VMT guidelines are based on the WRCOG Implementation Pathway Study, March 2019, which provides options for both methodologies and VMT screening. The methodologies and significance thresholds presented below are based on WRCOG recommendations from the Implementation Pathway Study. The Implementation Pathway Study can be found at https://www.fehrandpeers.com/wrcog-sb743/. Traffic Impact Analysis -3- June 2020 Preparation Guide A Project Screening There are three types of screening that lead agencies can apply to effectively screen projects from project-level assessment. These screening steps are summarized below: Step 1: Transit Priority Area (TPA) Screening A TPA is defined as a half-mile area around an existing major transit stop or an existing stop along a high-quality transit corridor. Major transit stops are rail, ferry, or bus terminals served by bus or rail service at the intersection of two or more major bus routes with a service interval frequency of 15 minutes or less during the morning and afternoon peak periods. A high-quality transit corridor is a corridor with fixed route bus service with service interval frequency of 15 minutes or less during the morning and afternoon peak periods. Projects located within a TPA may be presumed to have a less than significant impact absent substantial evidence to the contrary. This presumption may not be appropriate if the project: 1. Has a Floor Area Ratio (FAR) of less than 0.75; 2. Includes more parking for use by residents, customers, or employees of the project than required by the jurisdiction (if the jurisdiction requires the project to supply parking); 3. Is inconsistent with the applicable Sustainable Communities Strategy (as determined by the lead agency, with input from the Metropolitan Planning Organization); or 4. Replaces affordable residential units with a smaller number of moderate- or high- income residential units. Step 2: Low VMT Area Screening Residential and office projects located within a low VMT-generating area may be presumed to have a less than significant impact absent substantial evidence to the contrary. In addition, other employment-related and mixed-use land use projects may qualify for the use of screening if the project can reasonably be expected to generate VMT per service population that is similar to the existing land uses in the low VMT area. For this screening in the WRCOG area, the RIVTAM travel-forecasting model was used to measure VMT performance for individual jurisdictions and for individual traffic analysis zones (TAZs). TAZs are geographic polygons similar to Census block groups used to represent areas of homogenous travel behavior. Total daily VMT per service population (population plus employment) was estimated for each TAZ. This presumption may not be appropriate if the project land uses would alter the existing built environment in such a way as to increase the rate or length of vehicle trips. Traffic Impact Analysis -4- June 2020 Preparation Guide To identify if the project is in a low VMT-generating area, the analyst may review the WRCOG screening tool and apply the appropriate threshold within the tool. Additionally, as noted above, the analyst must identify if the project is consistent with the existing land use within that TAZ and use professional judgement that there is nothing unique about the project that would otherwise be misrepresented utilizing the data from the travel demand model. The WRCOG screening tool can be accessed at the following location: http://gis.fehrandpeers.comMRCOGVMT/ Step 3: Project Type Screening Local serving retail projects less than 50,000 square feet may be presumed to have a less than significant impact absent substantial evidence to the contrary. Local serving retail generally improves the convenience of shopping close to home and has the effect of reducing vehicle travel. In addition to local serving retail, the following uses can also be presumed to have a less than significant impact absent substantial evidence to the contrary as their uses are local serving in nature: • Local-serving K-12 schools • Local parks • Day care centers • Local-serving gas stations • Local-serving banks • Local-serving hotels (e.g. non-destination hotels) • Student housing projects • Local serving community colleges that are consistent with the assumptions noted in the RTP/SCS • Projects generating less than 110 daily vehicle trips per California OPR VMT Guidance B. VMT Assessment for Non-Screened Development Projects not screened through the steps above should complete VMT analysis and forecasting through the latest version of the RIVTAM model or the RIVCOM model (once complete) to determine if they have a significant VMT impact. This analysis should include `project generated VMT' and `project effect on VMT' estimates for the project TAZ (or TAZs) under the following scenarios: • Baseline conditions - This data is already available in the web-screening map. • Baseline plus project for the project - The project land use would be added to the project TAZ or a separate TAZ would be created to contain the project land uses. A full base year model run would be performed and VMT changes would Traffic Impact Analysis -5- June 2020 Preparation Guide be isolated for the project TAZ and across the full model network. The model output must include reasonableness checks of the production and attraction balancing to ensure the project effect is accurately captured. If this scenario results in a less-than-significant impact, then additional cumulative scenario analysis may not be required (more information about this outcome can be found in the Thresholds Evaluation discussion later in this chapter). • Cumulative no project - This data is available from WRCOG. • Cumulative plus project - The project land use would either be added to the project TAZ or a separate TAZ would be created to contain the project land uses. The addition of project land uses should be accompanied by a reallocation of a similar amount of land use from other TAZs; especially if the proposed project is significant in size such that it would change other future developments. Land use projects will generally not change the cumulative no project control totals for population and employment growth. Instead, they will influence the land use supply through changes in general plan land use designations and zoning. If project land uses are simply added to the cumulative no project scenario, then the analysis should reflect this limitation in the methodology and acknowledge that the analysis may overestimate the project's effect on VMT. The model output should include total VMT, which includes all vehicle trips and trip purposes, and VMT per service population (population plus employment). Total VMT (by speed bin) is needed as an input for air quality, greenhouse gas (GHG), and energy impact analysis while total VMT per service population is recommended for transportation impact analysis. Both "plus project" scenarios noted above will summarize two types of VMT: (1) project generated VMT per service population and comparing it back to the appropriate benchmark noted in the thresholds of significance, and (2) the project effect on VMT, comparing how the project changes VMT on the network looking at Citywide VMT per service population and comparing it to the no project condition. Project-generated VMT shall be extracted from the travel demand-forecasting model using the origin-destination trip matrix and shall multiply that matrix by the final assignment skims. The project-effect on VMT shall be estimated using the City limit and extracting the total link-level VMT for both the no project and with project condition. A detailed description of this process is attached to these guidelines in Exhibit F. C. VMT Impact Thresholds A project would result in a significant project-generated VMT impact if either of the following conditions are satisfied: 1. The baseline project-generated VMT per service population exceeds the City's baseline VMT per service population, or Traffic Impact Analysis -6- June 2020 Preparation Guide 2. The cumulative project-generated VMT per service population exceeds the City's baseline VMT per service population. The project's effect on VMT would be considered significant if it resulted in either of the following conditions to be satisfied: 1. The baseline link-level boundary VMT per service population (City boundary) to increase under the plus project condition compared to the no project condition, or 2. The cumulative link-level boundary VMT per service population (City boundary) to increase under the plus project condition compared to the no project condition. Please note that the cumulative no project shall reflect the adopted Regional Transportation Plan/Sustainable Communities Strategy; as such, if a project is consistent with the regional RTP/SCS, then the cumulative impacts shall be considered less than significant subject to consideration of other substantial evidence. Potential impacts to public transit, pedestrian facilities and travel, and bicycle facilities and travel can be evaluated using the following criteria: • A significant impact occurs if the project conflicts with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decreases the performance or safety of such facilities. Therefore, the TIA should include analysis of a project to examine if it is inconsistent with adopted policies, plans, or programs regarding active transportation or public transit facilities, or otherwise decreases the performance or safety of such facilities and make a determination as to whether it has the potential to conflict with existing or proposed facilities supporting these travel modes. D. VMT Mitigation Measures To mitigate VMT impacts, the following choices are available to the applicant: 1. Modify the project's built environment characteristics to reduce VMT generated by the project 2. Implement transportation Demand Management (TDM) measures to reduce VMT generated by the project. 3. Participate in a VMT fee program and/or VMT mitigation exchange/banking program (if they exist) to reduce VMT from the project or other land uses to achieve acceptable levels As part of the WRCOG Implementation Pathway Study, key TDM measures that are appropriate to the region were identified and can be accessed at the following location: Traffic Impact Analysis -7- June 2020 Preparation Guide https://www.fehrand peers.com/wp-content/uploads/2019/03/TDM-Stratea ies- Evaluation.pdf Measures appropriate for most of the WRCOG region are summarized in Attachment B of the TDM Strategies Evaluation Memorandum. Evaluation of VMT reductions should be evaluated using state-of-the-practice methodologies recognizing that many of the TDM strategies are dependent on building tenant performance over time. As such, actual VMT reduction cannot be reliably predicted and monitoring may be necessary to gauge performance related to mitigation expectations. The California Environmental Quality Act (CEQA) allows the City Council to approve development projects even in instances where the VMT thresholds are exceeded, if the project has overriding benefits. Examples include projects that provide jobs in a local area, projects that provide needed transportation improvements that otherwise would not be constructed, projects that provide habitat conservations, projects that implement non- motorized transportation systems, or projects that provide some unique benefits to the City, which outweigh the traffic impacts. These projects are required to mitigate traffic impacts to the extent that it is economically feasible as determined by the City Council, based on a value engineering analysis. Projects that may have a significant traffic impact and require a finding of overriding considerations will be required to prepare an Environmental Impact Report (EIR). The need to prepare an EIR shall be determined through consultation between the City's Engineering and Planning Departments, and the City Attorney. 5.2 TRAFFIC IMPACT ANALYSIS FORMAT — CEQA ANALYSIS The traffic impact analysis report for CEQA should generally have the following items: 1. Project and Analysis Introduction a. Purpose b. Study Objectives c. Project Location and Description d. Project Consistency with General Plan 2. Methodology a. City and Regional Guidelines and Requirements b. Screening Results c. RivTAM or RivCOM Description d. City Baseline and Cumulative Conditions 3. Results a. Baseline Plus Project Conditions b. Cumulative Plus Project Conditions c. Comparison Between Conditions to Determine Impacts 4. Mitigations, if any 5. Conclusion Traffic Impact Analysis -8- June 2020 Preparation Guide 6.0 GENERAL PLAN CONSISTENCY ANALYSIS 6.1 REQUIRED METHODOLOGY A Intersection Analysis The City requires the use of the Transportation Research Board - Highway Capacity Manual 6 (HCM6) or most recent release. Unsignalized and signalized intersections are to be analyzed using Highway Capacity Manual. Refer to Exhibit C for default input parameters for software analysis. For default values not specifically provided in Exhibit C, the Engineer shall refer to the HCM6 or most recent release. The City accepts all microsimulation software for intersection analysis as long as they conform to HCM6 (or later) analysis methodologies. 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. Software analysis using existing traffic signal timing is not required for study intersections with the exception of Railroad Canyon Road-Diamond Drive between Lakeshore Drive- Mission Trail and Grape Street-Summerhill Drive, and Central Avenue between Dexter Avenue and Riverside Street. Caltrans or other agencies may require the use of existing signal timing for analysis on Caltrans facilities. Existing signal timing documentation for City intersections is available upon request. B. Roadway Segment ADT Analysis The City may require that analysis of Average Daily Traffic (ADT) on roadway segments be conducted in certain cases, such as when intersection analyses are not the controlling factor or for planning purposes or when the project requires analysis of buildout conditions. Level of service for roadway segments shall be analyzed by calculating daily vehicle-to-capacity ratios. Peak hour through traffic to lane capacity ratios are not acceptable. Roadway capacities shall be per Table 1, Daily Traffic Volume Capacity Values. Roadways that are not at the ultimate condition as shown in Table 1 are to use the roadway capacities per City of Lake Elsinore General Plan Figure 2.2. Roadway segment LOS criteria shall be per Table 2, Daily Level of Service Criteria. Roadway segments operating at "Potentially Exceeds Capacity" levels may be acceptable if adjacent intersections are operating acceptably in the peak hour. Roadway segments operating at "Deficient" levels shall be improved with additional through lanes along the segment. Traffic Impact Analysis -9- June 2020 Preparation Guide Table 1, Daily Traffic Volume Capacity Values ROADWAY NUMBER OF MAXIMUM TWO-WAY TRAFFIC VOLUME (ADT) CLASSIFICATION LANES SERVICE LEVEL E Collector 2 13,000 Divided Collector 2 18,000 Secondary 4 25,900 Major 4 34,100 Urban Arterial 6 53,900 Urban Arterial 8 71,800 NOTES 1.All capacity figures are based on optimum conditions and are intended as guidelines for planning purposes only. 2. Maximum two-way ADT values are based on the 1999 Modified Highway Capacity Manual Level of Service Tables as defined in the Riverside County Congestion Management Program. Divided Collector interpolated. 3. Two-lane roadways designated as future arterials that conform to arterial design standards for vertical and horizontal alignment are analyzed as arterials. 4. Ramp capacity is given as a one-way traffic volume. Traffic Impact Analysis -10- June 2020 Preparation Guide CITY OF LAKE ELSINORE PROPOSED LAND USE PLAN SCENARIO RECOMMENDED ROADWAY CROSS-SECTIONS 134' ,j..T' 1 12' 1 11' 1 11' 1 14' 1 6' 1 R j Aw I I i AUGMENTED URBAN ARTERIAL-STATE HIGHWAY (B-LANE) I I I 120' I I I RAISED/ I URBAN ARTERIAL HIGHWAY I (6-LANE) j 100' I �• I 4 I I MEDIAN I I I j MAJOR HIGHWAY j (4-LANE) I 70' I I'L.-flK �, IITIII , T IIAN E S' 5' w SECONDARY HIGHWAY (4-LANE) I P. IS1A. IE II I I I DIVIDED COLLECTOR 116ES USE SHOULDER j (2-LANE) I BB II II ee II 1T 5 3•--I--,2•--I--,2•�"2 5 ISw 5' 66'�13't N2Tt136RE 5 IS'/ I I II NE II PAA'' EE II LAN i COLLECTOR HIGHWAY COLLECTOR HIGHWAYS (4-LANE) (2-LANE) I 6�• I 6SI I 4' IF12' 12' 18' 9' I j I j NEW SPECIAL ROADWAY SROOLDEaBRELAKE j (2.LANE) j (PROPOSED FOR LAKESHORE DRIVE IN THE CoUN_CLUB HEIGHT DISTRICT) 'BIKE LANES ARE NOT MANDATORY UNLESS SHOWN ON THE BIKEWAY CIRCULATION ELEMENT PLAN j PRECISE SIDEWALK LOCATION SUBJECT TO CITY ENGINEER APPROVAL j NOTE:CHECK THE DISTRICT PLAN OF YOUR AREA FOR ANY REQUIRED SPECIAL ROADWAY CROSS-SECTION, ESPECIALLY THE LAKE EDGE AND COUNTRY CLUB HEIGHTS DISTRICT PLANS. j STRIPPING OF COLLECTOR HIGHWAY AS DIRECTED BY CITY ENGINEER. j - - _—_—- DATA SOURCE: URBAN CROSSROADS CITY OF CITY OF LAKE ELSINORE LADE O LSIHORZE � DREAM ROADWAY CROSS SECTIONS FIGURE 2.2 Traffic Impact Analysis 11- June 2020 Preparation Guide Table 2, Daily Level of Service Criteria DAILY LEVEL OF SERVICE CRITERIA LEVEL OF SERVICE INDICATES V/C RATIO RANGE A Acceptable 0 to 0.80 AC Approaching Capacity 0.81 to 1.00 PEC Potentially Exceeds Capacity 1.01 to 1.24 D Deficient >1.24 C. Freeway Analysis The City and/or Caltrans may require that freeway operation be analyzed if a project is within one mile of a state highway or if it impacts freeway facilities experiencing unstable traffic flow or congestion. Determination may be made during the scoping process or once a deficiency is identified in the analysis process. Caltrans should be consulted during the scoping phase to determine freeway analysis requirements. Freeway facility analysis shall be done per HCM6 methodologies. D. Queuing, Coordination, Truck Turning, and Other Analysis The City and/or other agencies may require additional specific traffic analysis to be completed in the traffic study to determine a project's traffic affects and any requirements that need to be implemented to determine General Plan consistency. Specific analysis to be required can be provided by agencies during the scoping process or during the review of the project's traffic study submittals. E. Area to be Studied In general, the minimum area to be studied shall include any intersection of "Collector" or higher classification street, with other "Collector" or higher classification streets, at which the proposed project will add 50 or more peak hour trips, not exceeding a 5-mile radius from the project site. In addition, project driveways and other nearby intersections may be included as required by the City. Roadway segments, if required to be analyzed, shall include all roadway segments with 500 or more daily project trips. The City or other agencies may require deviation from these requirements based on area conditions. F. Analysis Scenarios 1. Subdivisions, Design Review, Conditional Use Permit Cases, etc. The TIA shall include the following analysis scenarios: a. Existing Traffic. Existing traffic will be counted to determine current conditions. Traffic count data shall be new or recent. Data up to one year old may be acceptable with the approval of the City. Any exception to this must be requested Traffic Impact Analysis -12- June 2020 Preparation Guide and granted prior to approval of the scoping agreement. Traffic counts shall be done during standard weekdays (Tuesdays or Thursdays) when school is in session and/or weekends as required depending on the type of project. Care shall be taken when scheduling traffic counts as school bell schedules ad calendars may vary between schools and neighboring school districts. The existing peak hour factor (PHF) for each intersection from the counts shall be used in the analysis. b. Project Completion (existing + ambient + project). Traffic generated by the proposed project will be calculated then added to Project Opening Year (existing + ambient) volumes to establish Project Completion conditions, and the impacts on the circulation system will be analyzed. The existing peak hour factor (PHF) for each intersection from the counts shall be used in the analysis. This will be the basis for determining project-specific impacts, and conditions of approval. c. Cumulative (existing + ambient + project + cumulative). Traffic generated by other approved projects in the study area shall be identified and added to the Project Completion traffic identified in Scenario 3. This may also include projects that are proposed and in the review process, but not yet fully approved. A reasonable absorption rate up to 100% for cumulative project trip generation can be assumed. The peak hour factor (PHF) for each intersection may be up to 0.95 for analysis. This scenario will be analyzed, and a determination made if improvements funded through the TUMF or other approved funding mechanism (DIF, Road and Bridge Benefit District, etc.) can accommodate the cumulative traffic at the target Level of Service (LOS) identified in the General Plan. If the "funded" improvements can provide the target LOS, payment into the TUMF (or other fee structure) may be considered as cumulative measures that are required through the conditions of approval. Other improvements needed beyond the "funded" improvements (such as localized improvements to non-TUMF facilities) should be identified as such and a fair share percentage shall be provided in the report. d. Project Phasing. Traffic conditions at each project phase completion are to be analyzed using the same approach as for the project completion year, if applicable. Traffic associated with each previous project phase shall be included in the analyses of each successive phase of the proposed project. This generally applies to large projects with development construction/occupancy spanning multiple years. Generally, phases are spaced two or more years apart. If no phasing analysis is provided, the project will be conditioned as if all project components are built at one time. 2. Land Use or Circulation General Plan Amendments or Specific Plans Development proposals that also include a General Plan Amendment, Specific Plan, Zone Change or other approval that increases traffic beyond what was approved in the General Plan will also be required to perform a Build-out Analysis to assess long-term impacts. This analysis will determine if the Circulation Element of the General Plan is adequate to accommodate projected traffic at the target LOS, or if additional conditions of approval are necessary. The build-out year shall match the latest general plan. Roadway segments and Traffic Impact Analysis -13- June 2020 Preparation Guide intersections can be assumed to be built to General Plan requirements for the analysis. A phasing plan for all Specific Plans that identifies the improvement requirements for each development phase is required. G. Future Traffic Forecasts 1. Background Traffic for Subdivisions, Design Review, Conditional Use Permit Cases and Project Phasing All projects within the study area that have received approvals for development (approved design reviews, approved tentative tracts, approved conditional use permits, etc.,) shall be identified, and their traffic generation included as cumulative traffic in the study. Proposed projects in the study area that have been submitted to the City for processing, but not yet approved, may also be included at the discretion of the City. The City will also specify an ambient growth rate to be applied to existing volumes to account for other general traffic growth in and around the study area. In general, the ambient growth rate is 2% per year. The traffic from other approved or known projects shall be added to the existing traffic plus the ambient growth rate plus the proposed project to determine future projected traffic at "Opening Year" of the project, or any subsequent phase (analysis scenario 4 above). 2. Build-Out Studies for General Plan Amendments and Specific Plans Traffic projections for Build-out scenarios shall utilize the City of Lake Elsinore's traffic model. The Engineer shall use the model projections as the basis for determining the base average daily traffic volumes for segments and turning-movement volumes for the required intersection analysis. A manual assignment of the project traffic added to the Build-out traffic may typically be used to determine total future traffic, as approved by the City. Certain large-scale Specific Plans and General Plan Amendments have the potential to create traffic impacts that are substantially greater than the traffic projections forecasted in the City Traffic Model. For these projects, the City may request that the Build-out analysis utilize and run the City Traffic Model to develop more detailed focused model runs in order to determine the projected Build-out traffic. The following are guidelines of projects will be subject to the revised modeling requirements: • 1,500 dwelling units or greater • 25 acres of commercial or greater • 150 acres of industrial or greater • any project producing 15,000 daily trips or greater 6.2 TRAFFIC IMPACT ANALYSIS FORMAT - GENERAL PLAN CONSISTENCY The format and required elements to be included in the TIA are specified in Exhibit D. Deviations from this format require the approval of the City. The TIA will generally include the following major components, as shown in more detail in Exhibit D and described herein: • Level of Service analysis Traffic Impact Analysis -14- June 2020 Preparation Guide • Proposed conditions of approval • Traffic signal warrant analysis • On-site circulation analysis • Identification of safety and operational improvements In addition to the above, General Plan Amendments and Specific Plans shall include the following: • Specific Plan signalization analysis • General Plan conformance review • Caltrans conformance review • Identification of regional funding mechanisms Projects that involve special uses, such as truck-intensive projects or special events, may also be required to perform additional analysis to determine project impacts. The City can require additional analysis beyond the above major components to be added to the scoping form. Additional analysis can also be brought up in a City comment after review of a traffic study draft. A. Level of Service Analysis The City of Lake Elsinore General Plan identifies an established minimum Level of Service standard. These minimums may vary according to the area of the City involved. The Traffic Impact Analysis shall address whether or not the required Levels of Service will be achieved after the proposed project is constructed. Level of Service calculations shall be included with the TIA for all intersections and segments studied. For intersections or roadway links not meeting the required Level of Service, the intersection or roadway link's Level of Service must be recalculated using the proposed conditions of approval to verify that the required Level of Service will be achieved. For sites with heavy truck usage, Passenger Car Equivalents (PCE's) as approved by the City shall be utilized in the analysis. The City of Fontana's Truck Trip Generation Study and/or the ITE High Cube Warehouse Vehicle Trip Generation Analysis may be used for truck split rates and other data as approved by the City. The City's Level of Service standards, as published in the City's General Plan are included in the attached Exhibit E. B. Proposed Conditions of Approval All studies that propose increasing the number of travel lanes on a road or intersection, either beyond existing conditions or for General Plan conditions beyond what is planned for that level of roadway shall clearly identify the impacts associated with such a change. Identification of funding mechanisms available to fund the improvements and exhibits showing the lane configuration must be provided in the report. The exhibits illustrating the improvements must be to scale but conceptual in nature (not engineering drawings). The concept illustrations must depict, in addition to existing and required right-of-way, any physical barriers that might preclude making the needed improvements. Barriers that may preclude making the improvements, such barriers as Traffic Impact Analysis -15- June 2020 Preparation Guide railroads, major drainage structures, power lines, and others must be identified. Any other features that might render the improvements infeasible must also be identified. The objective is to ensure that when Conditions of Approval are written, there will be every expectation that the required improvements can, in fact, be made. Concept illustrations, as described above, shall be prepared for the following instances: • All improvements, whether on-site or off-site, necessary to reduce identified traffic levels that exceed General Plan requirements under Existing plus Ambient Growth plus Project conditions; • All improvements abutting the proposed project and that are necessary to reduce identified traffic levels that exceed General Plan requirements under Existing plus Ambient Growth plus Cumulative Projects plus Project conditions; • All improvements where the required improvements exceed the number of lanes, under any traffic scenario, that would typically be developed at full implementation of roadways per the General Plan and the standards for the applicable roadway classification. In all cases, the feasibility of the proposed improvements must be demonstrated and the availability of right-of-way must be ascertained. Acquisition of additional right-of-way, if necessary, is the responsibility of the project proponent. If additional right-of-way must be acquired, either adjacent to the project or off-site, the project proponent must follow the following procedures: • When alternate access is required and the alternate access is off-site, or when any other public improvement is required or proposed off-site, the land divider shall do each of the following as part of the tentative map review: a. Provide any studies or information required to adequately evaluate the environmental impacts of constructing the off-site improvement/alignment; and, b. Show all proposed centerline, approximate gradients and radii on the tentative map in addition to other factors such as street widths, pavement surface, etc. for the off-site improvement/alignment; and, c. Provide mailing labels showing the addresses of property owners that are adjacent to the off-site improvement/alignment for hearing notification purposes; and, d Provide written assurance(s) from the owner(s) of the property underlying the offsite improvement/alignment that sufficient right-of way to construct will be provided. A formal agreement or offer of dedication is not necessary to satisfy this requirement, but the owner's willingness to cooperate must be communicated in a form acceptable to the Engineering Department. Traffic Impact Analysis -16- June 2020 Preparation Guide In the event that the land divider does not satisfy one or more of the requirements set forth in the above paragraphs a., b., or c., and no exception is granted, the tentative map shall be redesigned such that the off-site improvement/alignment is no longer required. If the land divider refuses or is unable to redesign, project review staff shall recommend to the appropriate hearing body that the tentative map be denied. In the event that the land divider does not satisfy the requirement set forth in this paragraph, project review staff shall note in its report the potential need to institute eminent domain proceedings and the appropriate Advisory Agency or Appeal Board may, in its discretion, act on the tentative map as designed or require that the map be redesigned to eliminate the off-site improvement/ alignment. C. Traffic Signal Warrant Analysis The Engineer shall review all unsignalized intersections within the study area, including the project access points, to determine if signal warrants are met for any of the study year scenarios (existing, opening year with and without project, cumulative, etc.) The signal warrant analysis shall utilize the Caltrans peak-hour warrants (Warrant 3). The warrant analysis worksheets shall be included in the study appendices. Warrant outputs from traffic analysis software programs are acceptable. D. On-site Circulation and Parking The TIA shall examine the proposed on-site circulation for the project and address its adequacy. This includes identifying the desired level of traffic control and adequate vehicle storage space at project driveways and/or intersections. Queueing analysis at project driveways or study intersections may be required on the scoping agreement or after review of a traffic study draft. On-site parking availability shall be analyzed for all residential, commercial, and industrial projects unless otherwise agreed upon by the City. Available parking shall be per the City's Municipal Code. Shortages in required parking can be addressed by providing active transportation facilities, shared-ride pickup/drop-off areas, and/or be near a transit stop as approved by the City. Working with the City's planning department prior to beginning of the traffic study to work out parking requirements is highly recommended. E Safety and Operational Analysis The TIA shall examine existing roadway conditions to determine if safety and/or operational improvements are necessary due to increase in traffic from the project or cumulative projects. The types of improvements to be identified may include, but are not limited to, the following: • Need for separate turning lanes • Intersections needing future sight distance studies • Realignment of roadway segments or intersections • Parking restrictions • Measures to reduce cut-through project traffic in adjacent residential areas Traffic Impact Analysis -17- June 2020 Preparation Guide • Potential impacts to adjacent schools and businesses • Queue lengths and impacts to adjacent intersections • Need for signal interconnect systems • Traffic calming measures in residential, school, or commercial areas F. General Plan Conformance The TIA shall identify if the roadway system proposed in the Circulation Element of the General Plan is adequate to accommodate traffic from the project, or if changes to the General Plan are proposed as part of the project approval. G. Regional Funding Mechanisms Identify if the project identified in a City fee program, or is located within an existing Road and Bridge Benefit District (RBBD), Assessment District, Western Riverside Council of Governments' Transportation Uniform Mitigation Fee (TUMF), or identified in another regional funding mechanism. H. Fair Share Contributions Cumulative deficiencies for intersections or roadway segment should include a fair-share contribution toward achieving acceptable levels of service. If a cumulatively-deficient location is included in an existing traffic impact fee program (such as TUMF), payment of those fees would constitute an appropriate contribution. Fair share contribution percentage for improvements where the project is not directly responsible should be calculated by the following formula: Fair share percentage = project trips project trips + future development trips The project will be responsible for the highest fair share percentage of the peak hours at each facility. For example, if a project results in an AM peak hour fair share of 15% and a PM peak hour fair share of 20%, the project will be responsible for the 20% fair share. I. Special Uses • Truck Intensive Uses (Conditional Use Permits, Surface Mining Permits, etc.) In addition to the standard TIA requirements, or if the standard TIA requirements are waived, projects that are "truck intensive" (warehouses, surface mining permits, etc.,) may be required to submit a study addressing the truck access routes, adequacy of the existing streets to be used (in terms of geometry and structural section), safety issues relating to the truck traffic, and the impacts of the truck traffic on existing residences or businesses. The City may accept trip generation rates and/or truck trip splits from the Fontana Truck Trip Generation Study, 2003, and/or the ITE High Cube Warehouse Vehicle Trip Generation Analysis, 2016, for truck intensive projects. PCE rates may also be required for all truck intensive projects. PCE rates are as follows: Traffic Impact Analysis -18- June 2020 Preparation Guide o Large 2-axle vehicles — 1.5 0 3-axle trucks — 2.0 0 4+axle trucks — 3.0 • Unique Land Uses and Special Event Uses Unique land uses that do not exhibit typical trip generation characteristics may require additional analysis. Examples of such uses would be land uses not in the ITE Trip Generation Manual. Traffic counts at three similar locations in southern California may be required to determine trip generation rates. Special event land uses that do not exhibit typical trip generation characteristics may require additional analysis, including weekend and off-peak scenarios. Examples of such uses would be sports stadiums, racetracks, weekend events, or uses that exhibit substantial traffic peaking associated with special events that are scheduled on a periodic basis. Traffic counts at three similar locations in southern California may be required to determine trip generation rates and traffic characteristics. The traffic analysis for periodic uses shall include a traffic management plan to control traffic impacts associated with the special events as needed. Adequate circulation shall be provided to the site and all impacts shall be alleviated to the maximum extent possible. The following types of traffic effects are considered exceed General Plan standards: 1) When existing traffic conditions (Analysis Scenario 1) exceed the General Plan target LOS. 2) When project traffic, when added to existing traffic (Analysis Scenario 2 and 3), will deteriorate the LOS to below the target LOS and impacts cannot be reduced to meet General Plan requirements through project conditions of approval. 3) When cumulative traffic (Analysis Scenario 4) exceeds the target LOS, and impacts cannot be reduced through the TUMF network (or other funding mechanism), project conditions of approval, or other implementation mechanisms. 7.0 SUBMITTAL REQUIREMENTS AND PROCEDURE A scoping agreement for traffic impact study form must be submitted for approval prior to preparation of the traffic study. The scoping agreement form shall be completed and submitted along with the required initial fee to be estimated by the City, depending on the complexity of the project. (a) The project scoping form must indicate whether or not the project is part of a Specific Plan (SP) and, if part of an SP, must provide a listing of other approved and active projects within the SP, and whether or not an SP amendment is proposed. Traffic Impact Analysis -19- June 2020 Preparation Guide (b) The scoping form must also show the land use designation per the City General Plan and the proposed land use designation. The scoping form provides space to show this information. (c) The scoping agreement must include the following information in addition to or as elaboration of the information on the scoping form: • A description of the intended land uses and quantities • A legible site plan showing: i. Existing and proposed driveway locations on site; ii. Existing and proposed driveways on adjacent properties; iii. Existing and proposed driveways on the opposite side of the street frontage, extended 300 feet on either side of the project extremities; iv. Access control for proposed driveways (full access, right in- right-out, left-in, etc.). • A figure showing study intersections and roadways. • A figure showing expected trip distribution for the project. Projects with substantial truck trips or other unique factors may require separate distributions for each type of vehicle or land use. (d) An estimate of the trip generation for the project based on ITE Trip Generation Manual rates or other approved source. (e) The expected trip distribution for the project. This may be left blank in favor of distribution figures. (f) The list of roadway segments to be analyzed, if needed. (g) The list of intersections to be analyzed. (h) Any other information in support of the scoping form. a) Upon approval of the scoping agreement and completion of the traffic study report, submit the Traffic Impact Study report directly to the City planner responsible for the project. Submittals shall be electronic in pdf form and Microsoft Word format upon request. The City may request hard copies of the report if needed. Clearly identify the project case number on the cover of the report. The approved scoping agreement and cumulative projects list as provided by the City shall be included in the appendix of the traffic impact study. b) If revisions to the Traffic Impact Study are necessary, re-submit complete electronic copies along with a copy of the comments provided by the City. Traffic Impact Analysis -20- June 2020 Preparation Guide c) Traffic Impact Studies must be submitted to the City within six months after the Scoping Agreement is signed by the Department. If not, the Scoping Agreement may be considered void, and a new one may be required. Traffic Impact Analysis -21- June 2020 Preparation Guide Traffic Impact Analysis Preparation Guide Exhibits A. Traffic Impact Analysis Exemptions B. Scoping Agreement for Traffic Impact Analysis C. Signalized Intersection Analysis Input Parameters D. Traffic Impact Analysis Format E. Level of Service Standards (from General Plan) F. VMT Forecasting Information EXHIBIT A TRAFFIC IMPACT ANALYSIS EXEMPTIONS The following types of development proposals are generally exempt from Traffic Impact Analysis requirements: 1. Design Review and Conditional Use Permit Cases for projects of one acre or less. 2. Preschools, Elementary Schools and Middle Schools. 3. Churches, Lodges, Community Centers Neighborhood Parks and Community Parks. 4. Any use which can demonstrate, based on the most recent edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE) or other approved trip generation data, trip generation of less than 100 vehicle trips during the AM or PM peak hour. These exemptions will apply in most cases; however, the City reserves the right to require a full traffic impact analysis or a focused traffic impact analysis for any development regardless of size and/or type. The level of analysis shall be determined on an individual basis. The following are some examples of conditions under which an exemption would not be granted. a. The presence of an existing or potential safety problem. b. The location of the development in an environmentally or otherwise sensitive area, or in an area that is likely to generate public controversy. c. The presence of a nearby substandard intersection or roadway segment. This is normally considered to be an existing Level of Service "D" or worse or substandard improvements. d. The need for a focused study for access/operational issues. e. A request from an affected agency, such as Caltrans or an adjacent city, which is deemed by the City to be reasonable and rational. Traffic Impact Analysis -23- June 2020 Preparation Guide Exhibit B SCOPING AGREEMENT FOR TRAFFIC IMPACT STUDY This letter acknowledges the City of Lake Elsinore requirements for traffic impact analysis of the following project. The analysis must follow the City of Lake Elsinore Traffic Study Guidelines dated May 2020. Case No. (i.e. TR, PM, CUP, PP) Related Cases - SP No. Provide SP No. and list of other approved or active projects within the SP. EIR No. GPA No. CZ No. Project Name: Project Address: Project Description: Consultant Developer Name: Address: Telephone: A. Trip Generation Source: (ITE 10th Edition + Supplement or other) Current GP Land Use Proposed Land Use Current Zoning Proposed Zoning Current Trip Generation Proposed Trip Generation (PCE) In Out Total In Out Total AM Trips PM Trips Internal Trip Allowance ❑ Yes ❑ No ( % Trip Discount) Pass-By Trip Allowance ❑ Yes ❑ No ( % Trip Discount) Internal and Pass-By trip allowance percentages shall be per NCHRP 684 and the ITE Trip Generation Manual. The pass-by trips at adjacent study area intersections and project driveways shall be indicated on a report figure. Internal trips that use external streets shall be indicated on a report figure. B. Trip Geographic Distribution: N % S % E % W % (Attach exhibit for detailed assignment) C. Background Traffic Project Build-out Year: Annual Ambient Growth Rate: % Phase Year(s), if needed: Other area projects to be analyzed: (to be provided by the City planning department) Model/Forecast methodology Traffic Impact Analysis -24- June 2020 Preparation Guide Exhibit B— Scoping Agreement— Page 2 D. Study intersections: (NOTE: Subject to revision after other projects, trip generation and distribution are determined, or comments from other agencies.) 1. 6. 2. 7. 3. 8. 4. 9. 5. 10. E. Study Roadway Segments: (NOTE: Subject to revision after other projects, trip generation and distribution are determined, or comments from other agencies.) 1. 6. 2. 7. 3. 8. 4. 9. 5. 10. E. Other Jurisdictional Impacts Is this project within one-mile radius of another jurisdiction or a State Highway? ❑ Yes ❑ No If so, name of Agency: F. Site Plan (please attach figure) G. Specific issues to be addressed in the Study(in addition to the standard analysis described in the Guideline) (To be filled out by City) H. Existing Conditions Traffic count data must be new or recent within 1 calendar year. Provide traffic count dates if using other than new counts. Date of counts: I. Traffic Study Requirements Traffic Study Required: Focused Study Required: Except from Analysis: Recommended by: Approved Scoping Agreement: Consultant's Representative Date City of Lake Elsinore Engineering Date Department Scoping Agreement Submitted on Revised on Traffic Impact Analysis -25- June 2020 Preparation Guide Exhibit C SIGNALIZED INTERSECTION ANALYSIS INPUT PARAMETERS PARAMETER VALUE Base Saturation Flow Rate 1900 passenger cars/hr/In Heavy Vehicle factor Determine % heavy vehicle in existing traffic stream based on count data or consultation with City. Generally, 2% heavy vehicle percentage is acceptable. Projects with truck intensive uses must convert project trips to passenger car equivalents (PCE). Truck intensive uses include heavy industrial, warehousing or as determined by the City. Projects near truck intensive areas may be required to use PCE for existing volumes. Grade Include as appropriate Exclusive left turn lane peak hour volume > 100 Dual left turn lanes peak hour volume > 300 Protected Left Turn Phasing Left turn volume > 240 vph Minimum green time 7 seconds each movement in areas of light pedestrian activity. In areas of heavy pedestrian activity, the minimum green shall be calculated based on the methodology in the HCM. Pedestrian FDW Time Crosswalk length (bottom of ramp to bottom of ramp) divided by 3.5 feet per second. Cycle length 60 sec to 120 sec unless otherwise approved by the agency Platoon Ratio 1.00 unless otherwise approved by the City Lost time Per HCM Exhibit 10-17 (below) Major street Minor Street Number of Phases L (s) Protected Protected 4 16 Protected Permitted 3 12 Permitted Protected 3 12 Permitted Permitted 2 8 *Any deviation from these parameters requires prior approval from City of Lake Elsinore. Refer to HCM6 for any default values not specifically identified here. Intersection analyses should be conducted utilizing acceptable software based on HCM6 methodology. Closely spaced intersections are to be analyzed using analysis tools capable of accounting for turn lane storage, queue length, blockage, etc. such as Synchro. In cases where traffic is added from a sizable number of cumulative projects, the consultant shall use their engineering judgment in the application of peak hour factors to maintain consistency with the existing conditions analyses. A peak hour factor of 0.95 shall be applied to project buildout traffic conditions. Traffic Impact Analysis -26- June 2020 Preparation Guide Exhibit D Traffic Impact Analysis — General Plan Consistency Format The Traffic Impact Analysis shall generally include the following items, unless waived by the City. I. Introduction A. Purpose of the TIA and Study Objectives B. Site location and study area exhibit C. Development project identification - City Project Number and related case numbers, i.e. S.P.A. amendment number, E.I.R. number, etc. D. Development project description 1) Project size and description 2) Existing land use and zoning 3) Proposed land use and zoning 4) Site plan of proposed project (reduced) 5) Proposed project opening year 6) Any proposed project phasing 7) Indicate if project is within another agency's boundaries II. Area Conditions A. Identify Study Area and Intersections B. Existing traffic controls and intersection geometrics exhibit C. Descriptions of existing roads (number of lanes, classification, bicycle facilities, sidewalks, parking, etc.) D. Existing traffic volumes - AM and PM peak hour turning movements and daily roadway links, if required Traffic Impact Analysis -27- June 2020 Preparation Guide E. Existing delay and Level of Service at study intersections/roadway links F. Provide copy of the City's General Plan Circulation Element figure and cross sections figure F. Indicate if Transit service is available in the area and along which routes III. Projected Future Traffic A. Project Traffic and Project Phasing (each study year) 1. Ambient growth rate 2. Project Trip generation - (the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Other sources require prior approval by the City. 3. Project Trip distribution and assignment figures 4. Other factors affecting trip generation (identify any factors used to adjust trip generation, such as pass-by trips, internal trips, or modal choice. Use of any trip reduction factors require prior approval by the City and should be based on accepted traffic engineering documentation such as trip generation manual 5. Project peak hour turning movement traffic 6. Project daily volumes on roadway links, if required 7. Project completion or phase completion traffic volumes D. Cumulative Traffic (background) 1. Ambient growth rate 2. Identify location of other approved or proposed development projects and provide figure 3. Trip generation table for other approved projects 4. Trip assignment figure of other approved development projects 5. Total background peak hour turning movement volumes Traffic Impact Analysis -28- June 2020 Preparation Guide IV. Traffic Analysis A. Capacity and Level of Service and Improvement Analysis 1. Delay and Level of Service for existing traffic conditions without project, with existing improvements 2. Delay and Level of Service at study years with project, with existing and committed improvements (funded for construction) 3. Delay and Level of Service at study years with additional improvements (if required to achieve the General Plan required Level of Service) 4. Delay and Level of service under Cumulative conditions, with existing and committed improvements (funded for construction) and without and with additional improvements V. Findings and Recommendations A. Traffic Impacts and Level of Service Analysis 1. Proposed measures to achieve LOS at impacted intersections. Identify if improvements are scheduled for construction, funded for future implementation by a regional mechanism, or not funded. B. Traffic signal warrant analysis - indicate intersections found to meet signal warrants at study year and share of project traffic contribution (use peak hour for existing intersections and daily for new intersections). C. Circulation recommendations 1. On-site 2. Area wide - provide exhibit showing roadway improvements and signal locations 3. Phasing (if appropriate) E. Safety and operational improvements F. Specific Plan signalization analysis (for Specific Plans only) G. General Plan Conformance (for Specific Plans and General plan amendments only) H. Identify existing or proposed Regional funding mechanisms Traffic Impact Analysis -29- June 2020 Preparation Guide Exhibit E Level of Service Standards 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. Traffic Impact Analysis -30- June 2020 Preparation Guide Exhibit F VMT Forecasting Information Most trip-based models generate daily person trip-ends for each TAZ across various trip purposes (Home-Based Work (HBW), Home-Based Other (HBO), and Non-Home Based (NHB), for example) based on population, household, and employment variables. This may create challenges for complying with the VMT guidance because trip generation is not directly tied to specific land use categories. The following methodology addresses this particular challenge among others. Production and attraction trip-ends are separately calculated for each zone, and, generally, production trip-ends are generated by residential land uses and attraction trip-ends are generated by non-residential land uses. OPR's guidance addresses residential, office, and retail land uses. Focusing on residential and office land uses, the first step to forecasting VMT requires translating the land use into model terms, the closest approximations are: • Residential: home-based production trips • Office: home-based work attraction trips Note that this excludes all non-home-based trips including work-based other and other- based other trips. The challenges with computing VMT for these two types of trips in a trip-based model are 1) production and attraction trip-ends are not distinguishable after the PA to OD conversion process and 2) trip purposes are not maintained after the mode choice step. For these reasons, it not possible to use the VMT results from the standard vehicle assignment (even using a select zone re-assignment). A separate post-process must be developed to re- estimate VMT for each zone that includes trip-end types and trip purposes. Two potential approaches to tackle this problem are described below. 1.0 Quick and Easy This approach uses standard model output files and requires minimal custom calculations. It is based on a regional MPO trip-based model with peak (PK) and off-peak (OP) skims and person trip production-attraction (PA) matrices. • Calculate custom vehicle trip PA matrices from PK and OP person trip matrices o Keep trip purposes and modes separate o Use average vehicle occupancy rates for drive-alone and shared ride trips • Use the final congested drive-alone PK and OP skim matrices to estimate trip length between zones • Multiply the skim matrices by vehicle trip matrices to estimate VMT • Sum the PK and OP results to estimate daily VMT and aggregate mode trip purpose and mode • Calculate automobile VMT for individual TAZs using marginal totals: o Residential (home-based) - row total o Office (home-based work) - column total Traffic Impact Analysis -31- June 2020 Preparation Guide 2.0 Detailed and Complicated The quick and easy process described above simplifies the approach but does not account for different congestion patterns throughout the day (AM, MD, PM, and NT), the direction of travel (all productions are origins and all attractions are destinations), or the benefits of exclusive lanes (HOV or HOT lanes). This more detailed approach attempts to address these limitations and better estimate the VMT produced by the vehicle assignment model. • Re-skim final loaded congested networks for each mode and time period • Run a custom PA to OD process that replicates actual model steps, but: o Keeps departure and return trips separate o Keeps trip purpose and mode separate o Converts person trips to vehicle trips based on auto occupancy rates and isolates automobile trips o Factors vehicle trips into assignment time periods • Multiply appropriate distance skim matrices by custom OD matrices to estimate VMT • Sum matrices by time period, mode, and trip purpose to calculate daily automobile VMT • Calculate automobile VMT for individual TAZs using marginal totals: o Residential (home-based) - row of departure matrix plus column of return matrix o Office (home-based work) - column of departure matrix plus row of return matrix 3.0 Appropriateness Checks Regardless of which method is used, the number of vehicle trips from the custom PA to OD process and the total VMT should match as closely as possible with the results from the traditional model process. The estimated results should be checked against the results from a full model run to understand the degree of accuracy. Note that depending on how each model is setup, these custom processes may or may not include lX/XI trips, truck trips, or special generator trips (airport, seaport, stadium, etc.). When calculating VMT for comparison at the study area, citywide, or regional geography, the same methodology that was used to estimate project-specific VMT should be used. The VMT for these comparisons can be easily calculated by aggregating the row or column totals for all zones that are within the desired geography. Traffic Impact Analysis -32- June 2020 Preparation Guide For City Staff Use Only CITY OF PA# Date Submitted: �� LADE ?LSIRORE LEAP# � PLANNING DivisioN � Project#(s): MO LAKE ELSINORE AcQuISITION PROCESS (LEAP) APPLICATION This application initiates the Lake Elsinore Acquisition Process(LEAP) process for any proposed project that partially or completely lies within a Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP)Criteria Cell. NOTE:This application is required on all projects,including grading permits. The exceptions are one Single-Family Home,or other projects not involving a discretionary action. PROJECT INFORMATION Address: Assessor Parcel Number(s) (APNs): Written Project Description': ' If LEAP application is being submitted in advance of the submittal of development applications,describe the planned development of the subject property. CONTACT ' Property Owner' Applicant Name: Name: Mailing Address: Mailing Address: City/State/Zip Code: City/State/Zip Code: Phone: Phone: Email: Email: 'For additional property owners,attach a separate page with APN(s),address,contact information,and signatures. Page 1 of 4 PROPERTYOWNER/APPLICANT I hereby certify that I am the applicant or designated agent named herein and that I am familiar with the rules and regulations with respect to preparing and filing this Lake Elsinore Acquisition Process (LEAP) application,and that the statements and answers contained herein and the information attached are in all respects true and accurate to the best of my knowledge and belief. Please note that all correspondence will be directed to the designated applicant. The property owner further certifies that they are the legal owner of the property,consent to the filing of this application, and have authorized the applicant below to represent them with respect to the processing of this application. Finally,I understand that incomplete applications cannot be processed. Property Owner(s) Name(Print): Signature: Date: Name(Print): Signature: Date: Applicant: Name(Print): Signature: Date: NOTE:All signatures must be originals("wet-signed"). Photocopies of signatures are not acceptable. LEAP • i �fN_EEQ.UIREMENTS The following shall be included with the LEAP application.All information must be submitted both in hardcopy,and in an electronic format. a.Aerial Photographic Image(JPEG,TIFF or PNG format)of the subject property(ies)(delineated)and surrounding vicinity b.Exhibits and associated photographs that clearly represent the project area c.Site Plan/Tentative Tract or Parcel Maps(11"x 17"hardcopy plus JPEG,TIFF or PNG image of map) d.Conceptual or preliminary Grading Plan(11"x 17"hardcopy plus JPEG,TIFF or PNG image of map). e.All biological resource technical reports/surveys supporting a MSHCP consistency determination,as described below (Both in hardcopy and searchable PDF electronic formats). These reports/surveys must be completed no more than 12 months prior to submittal of this application. f.GIS shapefiles depicting proposed development,conservation,mitigation areas and any offsite improvements. g.Deposit for Review and Processing Fees 3 This application must be submitted with a review and processing fee as set forth in the Planning Division Fee Schedule. Note: Following the City's review and processing of this application,an additional $1,500 deposit made payable to"Western Riverside County Regional Conservation Authority"will be required, so the City can submit a RCA Joint Project Review(JPR)Application for this project. s Review and processing fees are for cost recovery purposes. Should review and processing not require the full amount of the deposit, a refund of the unused amount will be given. Should review and processing exceed the initial deposit, additional fees may be requested. Please also note, review fees do not include MSHCP mitigation fees; Mitigation fees are separate and are determined based on impacted acreage. Biological Resources Technical Report/Survey Requirements 1.All biological resources technical reports/surveys must be prepared by qualified biologists,and must be conducted in accordance with accepted biological survey protocols. Page 2 of 4 2.The biological resources technical report/survey submitted with this application shall include a summary of the results of any focused species surveys and shall include a full MSHCP Consistency Determination that includes all of the following information. a.Assessor's Parcel Number(s)(APNs). b MSHCP Conservation Criteria cell(s)covering all or a portion of the above referenced APN(s). c. Project description (including site plan if available), including the total acreage of the project site, total acres planned for development,and total acres offered for conservation. d.Description of unique biological features(i.e.washes,streams,trees,and/or rock outcroppings) and the acreage of each type of anticipated impacts resulting from development of the site. e. Discussion of the proposed project relationship to any Cores and Linkages,Area Plan Subunits,and Cell Groups, including a discussion of MSHCP goals for these areas and a discussion as to how the proposed project meets them. f.Explanation as to how the proposed project design incorporates or complies with the Conservation Criteria within the affected cells, including a discussion of MSHCP goals for these Cells and how the proposed project meets them. If the project is within a Cell but outside an area described for conservation (per the criteria for that Cell), please explain. g.Discussion as to whether the proposed project includes any open space preservation and/or any conservation of land to be donated to the MSHCP. If so,describe and map where and how much. h. If any part of the proposed project involves a Covered Activity as described in Section 7.0 Covered Activities/Allowable Uses;an explanation and detailed description of howthe projectwill incorporate the required elements, including but not limited to,"siting and design"and maintenance requirements. Note that all Section 7.0 processing requirements apply. i. Description as to how the proposed project will implement the requirements for the Protection of Riverine/Riparian Areas and Vernal Pools as set forth in Section 6.1.2 of the MSHCP (pages 6-20 through 6-27). Include a habitat assessment. If suitable habitat is present,further focused surveys are required,and results should be included in the report. Do not forget that an assessment for Fairy Shrimp and any potential suitable habitat is part of this section of the MSHCP. (Note: If applicant is stating that no suitable habitat exists on the project site, this must be clearly justified,with documented reasons why there is no suitable habitat. A simple statement that there is no suitable habitat will not be sufficient.) j. Impacts should be avoided, but if this is not feasible, then include a discussion of practicable alternative that minimizes direct and indirect impacts to the maximum extent practicable shall be included. All unavoidable impacts shall be mitigated such that the lost functions and values as they relate to MSHCP Covered Species are replaced and set forth under a Determination of Biologically Equivalent or Superior Alternative(DBESP). If a DBESP is required,it should be included with this submittal. k. Discussion of how the proposed project will implement the requirements for the Protection of Narrow Endemic Plant Species as set forth in Section 6.1.3 of the MSHCP(pages 6-12 through 6-41). All habitat assessments,as well as focused surveys as required,shall be included with this submittal. For all surveys conducted,an explanation of survey methodology shall also be included, as well as map depicting location(s) if applicable per Section 6.3.1. (Note: If applicant is stating that no suitable habitat exists on the project site,this must be clearly justified,with documented reasons why there is no suitable habitat. A simple statement that there is no suitable habitat will not be sufficient.) I.Discussion that shows the applicability of the requirements for the Additional Survey Needs and Procedures as set forth in Section 6.3.2 of the MSHCP(pages 6-63 through 6-71).All habitat assessments,as well as focused surveys as required, shall be included with this submittal. For all surveys conducted, an explanation of survey methodology shall also be included,as well as a map depicting location(s)if applicable per Section 6.3.1.(Note: If applicant is stating that no suitable habitat exists on the project site, this must be clearly justified, with documented reasons why there is no suitable habitat. A simple statement that there is no suitable habitat will not be sufficient.) Page 3 of 4 m.If the project has any Vegetation Mapping requirements,as set forth in Section 6.3.1 of the MSHCP,a discussion describing how they have been addressed. n. Discussion of the applicability of the Urban/Wildlands Interface Guidelines as set forth in Section 6.1.4 of the MSHCP (pages 6-42 through 6-46) to the proposed project. If applicable, discuss proposed project's implementation of those guidelines. Note:The City is required to impose a condition ensuring compliance with these guidelines. o.Discussion of the applicability of the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP(pages 6-72 through 6-73). Describe the specific methods that will be utilized. Note:If applicable,the City is required to impose a condition ensuring compliance with these guidelines. Page 4 of 4 12/17/2020 Chapter 17.124 C-2 GENERAL COMMERCIAL DISTRICT Chapter 17.124 C-2 GENERAL COMMERCIAL DISTRICT Sections: 17.124.010 Purpose. 17.124.020 Permitted uses. 17.124.030 Uses subject to a conditional use permit. 17.124.040 Lot area. 17.124.050 Street frontage width. 17.124.060 Setbacks. 17.124.070 Building height. 17.124.080 Landscape improvements. 17.124.090 Lots of record. 17.124.100 Parking. 17.124.110 Signs. 17.124.120 Design review. 17.124.130 Design standards. 17.124.010 Purpose. The intent of the C-2 district is to reserve appropriate locations consistent with the General Plan 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. Because of the intensity of use associated with the C-2 district, properties assigned this designation shall be located on streets that are categorized as secondary, major or arterial highways. C-2 properties should not be located in close proximity to residential uses unless the Planning Commission finds that the site is physically suitable for the proposed type and density of development and there is sufficient parcel size to ensure adequate buffering and screening of residential developments. [Ord. 772 § 17.48.010, 1986. Code 1987 § 17.48.010]. 17.124.020 Permitted uses. Uses permitted in the C-2 district shall include those businesses listed below which operate in compliance with the intent and standards of this district and are conducted entirely within a completely enclosed building. Each business shall be evaluated in terms of its operational characteristics and specific site location pursuant to the provisions of LEMC 17.415.050 and 17.415.060. A. Places of religious assembly or institution. B.All permitted uses of the C-O and C-1 districts as contained within LEMC 17.116.020 and 17.120.020. C.Antique shops and auction galleries. D. Bowling alleys; provided they comply with the requirements of Chapter 17.148 LEMC, Parking Requirements. E. Bus depots and transit stations. F. Department stores. https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7124.html#17.124 1/4 12/17/2020 Chapter 17.124 C-2 GENERAL COMMERCIAL DISTRICT G. Floor covering shops. H. Furniture stores. I. Home improvement centers. J. Hotels. K. Motels. L. Sale of motor vehicle, motorcycle and recreational vehicle parts and accessories and service incidental to the sale of parts. M. Skating rinks; provided they comply with the requirements of Chapter 17.148 LEMC, Parking Requirements. N. Secondhand and thrift shops. O. Service businesses similar to retail stores which do not involve warehousing or storage, except accessory storage of commodities sold at retail on the premises. P. Theaters; provided they comply with the requirements of Chapter 17.148 LEMC, Parking Requirements. Q. Other uses that the Community Development Director determines to be in accord with the purpose of this chapter and having characteristics similar to those uses listed in this section. [Ord. 1415 § 3 (Exh. F § 59), 2019; Ord. 1259 § 12, 2009; Ord. 1086 § 16, 2002; Ord. 1064 § 3, 2000; Ord. 1012 § 3, 1996; Ord. 853§ 1, 1989; Ord. 842 § 2, 1988; Ord. 772 § 17.48.020, 1986. Code 1987§ 17.48.020]. 17.124.030 Uses subject to a conditional use permit. It is recognized that certain uses while similar in characteristics to permitted uses in LEMC 17.124.020 may require outdoor operation and/or have the potential to impact surrounding properties and therefore require additional approval and consideration. Such uses to be permitted in the C-2 district shall require a use permit pursuant to LEMC 17.415.070 and shall include the following: A. Uses permitted subject to a use permit in the C-1 district as contained in LEMC 17.120.030 except churches. B. Business colleges and professional schools. C. Car washes. D. Dance halls, discotheques, or any establishment providing live entertainment. E. Motor vehicle, motorcycle and recreational vehicle sales; and service incidental to the sale of parts but excluding major overhauls, painting, and body work. F. Outdoor sales and display incidental and accessory to a permitted use. G. Structures exceeding the maximum height permitted by LEMC 17.124.070. H. Cardrooms, or any other establishment associated with card playing as may be permitted under the provisions of Section 330 of the Penal Code of the State of California. I. Other uses that the Planning Commission finds by resolution to be in accord with the purpose of this chapter and having characteristics similar to those uses listed in this section. A list of these uses shall be maintained in the Planning Division for future reference. [Ord. 1415 § 3 (Exh. F§ 60), 2019; Ord. 1209§ 3, 2007; Ord. 1086 § 17, 2002; Ord. 853 § 1, 1989; Ord. 842 § 3, 1988; Ord. 772 § 17.48.030, 1986. Code 1987§ 17.48.030]. 17.124.040 Lot area. https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7124.html#17.124 2/4 12/17/2020 Chapter 17.124 C-2 GENERAL COMMERCIAL DISTRICT The minimum lot area for new lots in the C-2 district shall be 25,000 square feet net. Within centers which have design review approval pursuant to LEMC 17.415.050 and 17.415.060 and which share reciprocal facilities such as parking and access, smaller lots in the form of individual pads may be permitted provided it can be shown that development upon those lots can comply, with the exceptions of street frontage width, with all of the standards of this chapter. [Ord. 1415§ 3 (Exh. F §61), 2019; Ord. 772 § 17.48.040, 1986. Code 1987§ 17.48.040]. 17.124.050 Street frontage width. The minimum street frontage width of any new lot created in the C-2 district shall be 100 feet. [Ord. 772 § 17.48.050, 1986. Code 1987 § 17.48.050]. 17.124.060 Setbacks. The following minimum standards shall apply to all new construction in the C-2 district: A. The front yard setback for any building or parking area shall average 20 feet, but shall not be less than 15 feet. However, City Council may allow a 10-foot reduction in the setback requirements to parking areas where enhanced decorative walls, artwork, public amenities (e.g., fountains or public seating areas)or other similar outstanding design features are provided to the satisfaction of the City Council. B. Side and Rear Yard. No setback shall be required from interior lot lines except adjacent to a public right-of- way or a residential use, in which case the minimum setback shall be 15 feet. [Ord. 853 § 1, 1989; Ord. 772 § 17.48.060, 1986. Code 1987 § 17.48.060]. 17.124.070 Building height. Except as otherwise provided by LEMC 17.124.030, the maximum building height shall be 45 feet. [Ord. 772 § 17.48.070, 1986. Code 1987 § 17.48.070]. 17.124.080 Landscape improvements. All area not utilized for structures, parking, or other permitted use shall be landscaped. In addition, the following minimum standards shall apply: A.Adjacent to Street. A continuous area, a minimum of 15 feet and an average of 20 feet in depth, shall be landscaped and maintained between the parking area and the public right-of-way. Parking areas should be screened as much as possible utilizing berms, shrubs, and other decorative treatments of sufficient size and height to meet this requirement. B. Buffer Landscaping. A continuous visual landscape screen, a minimum of 15 feet in depth, shall be maintained adjacent to all interior property lines which abut residential uses. At minimum, said buffer shall contain one 15- gallon nondeciduous umbrella-form tree for each 30 lineal feet of boundary length. No structure or use, including parking, drive aisles, or trash enclosures, shall encroach within this area. C. Generally. All building sites shall have a minimum landscaped coverage equivalent to 15 percent of the total lot area. Such landscaping shall be evenly distributed over the site and consist of an effective combination of trees, ground cover and shrubbery, which may include landscaping required for setbacks or buffers. A reduction in coverage may be sought and approved during the design review process in recognition of quality design. For the purpose of this provision, quality considerations include the use of courtyards, atriums, creative use of ground floor public space, creative use of water elements, and the incorporation of sculpture or artwork in the landscape proposal. [Ord. 1224 § 3, 2007; Ord. 1206 § 3, 2006; Ord. 772 § 17.48.080, 1986; Ord. 853§ 1, 1989. Code 1987 § 17.48.080]. 17.124.090 Lots of record. Existing lots of record as of the date of the ordinance codified in this chapter, August 26, 1986, which do not comply with the required minimum lot standards contained herein may be used as a building site for a permitted https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7124.html#17.124 3/4 12/17/2020 Chapter 17.124 C-2 GENERAL COMMERCIAL DISTRICT use, provided the development complies with all other development standards and criteria contained herein. [Ord. 772 § 17.48.090, 1986. Code 1987§ 17.48.090]. 17.124.100 Parking. The provisions of Chapter 17.148 LEMC shall be used to determine the parking for development in the C-2 district. [Ord. 772 § 17.48.100, 1986. Code 1987§ 17.48.100]. 17.124.110 Signs. The provisions of Chapter 17.196 LEMC shall be used to determine permitted signs in the C-2 district. [Ord. 772 § 17.48.110, 1986. Code 1987 § 17.48.110]. 17.124.120 Design review. No building permits shall be issued for the construction of any building or structure in the C-2 district until the applicant has obtained design review approval pursuant to the provisions of LEMC 17.415.050 and 17.415.060. [Ord. 1415 § 3 (Exh. F§ 62), 2019; Ord. 772 § 17.48.120, 1986. Code 1987 § 17.48.120]. 17.124.130 Design standards. Chapter 17.112 LEMC contains nonresidential development standards applicable to all projects within the City regardless of zoning district. It is therefore important that the provisions of Chapter 17.112 LEMC be considered together with the regulations contained herein for the C-2 district. [Ord. 772 § 17.48.130, 1986. Code 1987 § 17.48.130]. Mobile Version https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7124.html#17.124 4/4 12/11/2020 Chapter 17.112 NONRESIDENTIAL DEVELOPMENT STANDARDS Chapter 17.112 NONRESIDENTIAL DEVELOPMENT STANDARDS Sections: 17.112.010 Purpose. 17.112.020 Temporary uses. 17.112.030 Operation in general. 17.112.040 Lighting. 17.112.060 Landscaping. 17.112.070 Fences and walls. 17.112.080 Self-serve devices. 17.112.090 Gasoline dispensing establishments. 17.112.100 Automobile storage. 17.112.110 Design. 17.112.120 Trash enclosures. 17.112.130 Mailboxes. 17.112.140 Circulation patterns. 17.112.150 Dust and erosion control. 17.112.160 Agricultural land use. 17.112.170 Conversion of structure. 17.112.010 Purpose. The following general provisions are intended to apply to all nonresidential projects within the City of Lake Elsinore regardless of zoning district. However, these standards shall take precedence only when a specific zoning district regulation does not specify greater or more restrictive criteria. Where a provision is expressed as a design guideline, said provision shall be a principal factor in the consideration of any project and subsequent approval(s). [Ord. 772 § 17.38.010, 1986. Code 1987 § 17.38.010]. 17.112.020 Temporary uses. The following temporary uses may be permitted upon review and conditional approval by the Director of Community Development Services: A. Temporary on-site construction offices/facilities. B. Continued use of an existing building during site preparation or construction of a new building. C. On-site leasing and sales offices. D. On-site real estate signs and future development signs in conformance with Chapter 17.196 LEMC, Signs— Advertising Structures. The above uses shall be approved for a specified period of time, not to exceed one year, and a performance bond may be required to remove any structures at the end of the approved period of use. [Ord. 772 § 17.38.020, 1986. Code 1987 § 17.38.020]. https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinore17112.html#17.112 1/7 12/11/2020 Chapter 17.112 NONRESIDENTIAL DEVELOPMENT STANDARDS 17.112.030 Operation in general. All commercial and industrial uses required to be operated in a completely enclosed building shall be operated in such a way as to produce no objectionable noise or odors outside its own building's or unit's walls. [Ord. 772 § 17.38.030, 1986. Code 1987 § 17.38.030]. 17.112.040 Lighting. All outdoor lighting fixtures in excess of 60 watts shall be oriented and shielded to prevent direct illumination above the horizontal plane passing through the luminaire and prevent any glare or direct illumination on adjacent properties or streets. Due to the City's proximity to the Mount Palomar Observatory, the use of low pressure sodium lighting shall be encouraged. [Ord. 853 § 1, 1989; Ord. 772 § 17.38.040, 1986. Code 1987 § 17.38.040]. 17.112.060 Landscaping. New nonresidential development shall have all required landscaping installed at the time of occupancy, and said landscaping shall be provided with irrigation systems which comply with minimum standards on file with the City. All landscaping and irrigation systems shall be maintained in good condition for as long as the use on the property continues. All developments shall be responsible for landscaping and maintenance of adjacent parkways. [Ord. 772 § 17.38.060, 1986. Code 1987 § 17.38.060]. 17.112.070 Fences and walls. A. Where required, an opaque fence or wall shall be a minimum of six feet as measured from the highest grade elevation on either side of the fence or wall. The following exceptions shall apply: 1. In required front yards adjacent to the public right-of-way, the maximum height of a fence or wall shall be 36 inches. 2.Any fence or wall which is located within 50 feet of a public right-of-way shall be constructed of decorative masonry block. 3.Along a street identified in the General Plan Circulation Element as a modified collector or larger, the Planning Commission, pursuant to design review approval, may require a perimeter wall to be eight feet in height or higher. B. Nothing within this section is intended to preclude the approving authority, pursuant to design review approval in accordance with LEMC 17.415.050 and 17.415.060, from requiring any specific fence or wall to be of a more restrictive design or height in order to accommodate the situation or setting. C. Where security fencing is installed, a minimum of 10 parking spaces shall remain unenclosed and all circulation patterns shall be maintained. D.All walls in excess of eight feet in total height shall require specific approval of the Planning Commission. [Ord. 1415 § 3 (Exh. F§48), 2019; Ord. 853 § 1, 1989; Ord. 772 § 17.38.070, 1986. Code 1987 § 17.38.0701. 17.112.080 Self-serve devices. Self-serve devices, including, but not limited to, newspaper racks, ice machines, and collection containers for recyclable material, may be permitted in all districts subject to approval by the Director of Community Development prior to installation. In approving the location of said devices the Director shall ensure that the device: A. Complies with all other City codes and ordinances. B. Will not interfere with pedestrian and vehicular circulation patterns. C. Will not encroach into a public right-of-way. https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinore17112.html#17.112 2/7 12/11/2020 Chapter 17.112 NONRESIDENTIAL DEVELOPMENT STANDARDS D. Will not encroach into required parking, setback, or landscape areas. [Ord. 772 § 17.38.080, 1986. Code 1987 § 17.38.080]. 17.112.090 Gasoline dispensing establishments. The provisions of this section shall apply to all new construction, reconstruction, and addition or conversion of use for service stations and other places where motor vehicle fuels are dispensed to the public. A. Site. All new sites for gasoline dispensing establishments shall have a minimum net lot area of 15,000 square feet and a frontage of 125 feet on any street having a driveway. B. Pumps. All gasoline pumps and pump islands upon which they are placed shall be set back a minimum of 30 feet from any property line. C. Canopies. Canopies shall be set back a minimum of 20 feet from any property line. D.Activities. The following activities may be permitted: dispensing of gasoline, diesel fuels, oil, grease, tires, batteries, and replacement parts and installation of the items enumerated. Heavy engine or transmission repair to include replacement shall not be permitted in a service station established pursuant to this chapter. Convenience stores, mini-marts, and car washes whether automatic or manual shall be permitted in conjunction with a service station subject to approval of a conditional use permit.All such uses shall be conducted within a completely enclosed building. E. Repair and Servicing. All repair equipment including hydraulic hoists, portable jacks, pits, alignment equipment, and tire equipment and all servicing other than dispensing of fuel and oil shall be entirely enclosed within a building. F. Circulation. No more than two points of ingress shall be allowed to any street; however, the Planning Commission may find two points of ingress to be inappropriate and, therefore, not permitted at all locations due to traffic considerations. No driveway shall be allowed to encroach into a corner radius; further, the driveway locations may be further restricted by the Planning Commission to reduce traffic problems and protect pedestrian and vehicular traffic. No more than one access drive may be permitted from any arterial street. G. Parking. Vehicles shall not be parked on the premises other than in designated parking spaces. No overnight parking shall be permitted except for vehicles under repair when maintained within a fully enclosed building. When a mini-mart or convenience store is operated in conjunction with the gasoline station, a minimum of five parking spaces shall be provided and conveniently located to serve store customers. All car wash installations shall provide adequate stacking distance for a minimum of four vehicles at the entry of the facility. Parking areas for air and water servicing, drying and vacuuming shall be clearly provided. H. Walls. A decorative masonry wall a minimum of six feet in height shall be constructed and maintained along all interior property lines abutting residential property. Where such walls abut or are adjacent to commercial/office uses they shall be not less than five feet in height. A minimum five-foot landscape planter shall be provided adjacent to the wall. Walls may be waived where the gasoline dispensing facility and abutting commercial or industrial use share a common driveway. Said wall shall be reduced to 36 inches within required yards adjacent to a public right-of-way. I. Signs. All price signs shall be limited to monument style and shall satisfy the minimum size and number required by State law. All such signs shall be incorporated as an integral part of the business' permanent signage in such a manner as not to detract from the appearance of the primary sign. Price signs shall not be affixed to light standards or other nonsign structures. Advertising displays and devices other than approved signs shall be prohibited. https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinore17112.html#17.112 3/7 12/11/2020 Chapter 17.112 NONRESIDENTIAL DEVELOPMENT STANDARDS J. Towing Operations. Towing operations, clearly incidental to, and in conjunction with, a permitted gasoline dispensing establishment may be permitted provided trucks when on site are parked within approved parking spaces. Such spaces shall be located to the rear of the property, shall be screened from public view and shall be clearly identified on submitted development plans. No on-site storage of towed vehicles, other than those towed in for minor repair, may occur. Overnight storage shall be subject to subsection (G)of this section. K. Design. Except as otherwise provided in this section, gasoline dispensing establishments shall comply with the design concepts and standards contained in this chapter and within the individual district chapters of this title as required for all other commercial businesses. L. Restrooms. Men's and women's restrooms shall be provided and made available to customers. Separate facilities shall be provided for each sex and maintained open to the public during business hours and kept in a sanitary and working condition. M. Handicap Accessibility. All buildings, service locations and restrooms shall be handicap accessible and usable as established by either State standards or locally adopted handicap standards. N. Loading Facilities. Loading facilities to serve convenience marts and fuel tanks shall be located such that they do not block or restrict circulation drives on site. O. Sale of Alcoholic Beverages. Establishments engaged in the concurrent sale of motor vehicle fuel with alcoholic beverages shall abide by the following requirements as a condition pursuant to the provisions of subsection (D)of this section and LEMC 17.415.070: 1. No beer or wine shall be displayed within five feet of the cash register or the front door unless it is in a permanently affixed cooler as of January 1, 1988. 2. No advertisement of alcoholic beverages shall be displayed at motor fuel islands. 3. No sale of alcoholic beverages shall be made from a drive-in window. 4. No display or sale of beer or wine shall be made from an ice tub. 5. 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. 6. 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. [Ord. 1415 § 3 (Exh. F§49), 2019; Ord. 827 § 1, 1988; Ord. 772 § 17.38.090, 1986. Code 1987§ 17.38.090]. 17.112.100 Automobile storage. Automobiles parked in any required parking space shall be drivable, clearly operational in general, and have a current license and registration. [Ord. 772 § 17.38.100, 1986. Code 1987 § 17.38.100]. 17.112.110 Design. The City of Lake Elsinore is primarily a rural-residential community. Accordingly, commercial and industrial development should be designed to reflect the residential nature and character of the City and to recognize and maintain the development patterns, landscape features, materials and forms that are fundamental to the City's environmental setting. A visitor to the City should not sense a great distinction between land use zones but rather should find such similar attributes as well-landscaped yard areas and attractive and visually interesting buildings providing a harmonious transition between districts. The "business park" concept probably best illustrates the character of development that the City desires and encourages. The most representative look of this concept is a street bordered by decoratively landscaped https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinore17112.html#17.112 4/7 12/11/2020 Chapter 17.112 NONRESIDENTIAL DEVELOPMENT STANDARDS setback areas with attractive buildings and well-landscaped parking lots just beyond. Outdoor work areas and storage are well screened. Among the basic principles necessary to achieve this image are the following: A. Siting. Projects should present a clean and attractive streetscape while satisfying the functional needs of the owner or tenant. The focus of the project should not be on such unattractive entities as storage yards, loading activities, or mechanical equipment; but should instead be on those items that are inherently attractive or can be visually enhanced such as landscaping, natural lot features, entrances, or major tenant structures. Buildings should be located to the front of the site and work areas to the rear. Where the work areas remain visible to a public right-of-way they should be screened using walls, gates, landscaping or combinations thereof. Trash should be located in the work areas and appropriately screened. B.Architecture. All buildings should be designed to enhance their surroundings. Variety of building design and form is encouraged; however consideration should be given to patterns of neighboring development so that no project interferes with the privacy, quiet, view or function of its neighbors or is at such architectural variance that its design detracts from the district as a whole. Industrial buildings by their very nature tend to be quite large and box-like. However, buildings that are merely undifferentiated rectangular forms, i.e., plain boxes, will not satisfy the City's aesthetic requirements. Instead, buildings shall be expected to employ treatments, such as the staggering of planes along exterior walls to create pockets of light and shadow, to break up the mass and provide relief from monotonous, uninterrupted expanses of wall. Other features, such as the use of curved corners and varying roof lines should also be considered as means to dramatically change the appearance and add vitality. In order to improve the appearance of a project from adjacent rights-of-way, the rear elevation of those structures facing the right-of-way should receive special architectural enhancement. Screen walls and accessory structures (i.e., canopies, etc.)which adjoin the building should be treated as extensions of the building and therefore employ design elements reflective of the primary architecture. Signs and graphics also play an important role, and therefore from the start the building design should allocate space for the logical and integrated placement of signs (including address). Finally, there are a myriad of miscellaneous concerns that can impact the appearance of the building and need to be addressed. These include such matters as zero lot line parapets, grade differentials, existing requirements, etc. As a rule these matters should be resolved in a way which accommodates the primary architectural statement of the building. For example, in the case of the zero lot line parapet, adjoining parapets should be raised the additional amount so that the building's exterior design treatment is continuous and unbroken. C. Colors and Materials. Sensitive alteration of colors and materials should be used to produce diversity and enhance architectural effects. While no category of exterior materials is considered "correct,"the use of a particular material should, as a rule, exemplify the special characteristics of the product or be demonstrative of its unique application. For example, the use of tilt-up panels employing formed designs or with exposed aggregate is preferable to smooth-surfaced or painted panels. Similarly, metal as an enhancement material is acceptable while plain metal buildings are not. Paint, in general, should be considered an enhancement tool but should not be considered a replacement for the use of textured surfaces. D.Ancillary Equipment. Another important consideration is that the myriad of attendant mechanical and electrical equipment associated with the building not disrupt or detract from the architecture. To this end, all roof equipment should be screened from view from off site; and the required screening should be provided as an integral aspect of the building's design. Where design necessitates the use of add-on screening, such screening shall be constructed of anodized aluminum or similar durable material (wood screens are not acceptable). Wall-mounted items such as roof ladders and electrical panels should be located within the interior of the building or in specially designed areas. Where down-spouts are visible from a public right-of-way they too should be https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinore17112.html#17.112 5/7 12/11/2020 Chapter 17.112 NONRESIDENTIAL DEVELOPMENT STANDARDS located within the interior of the building. E. Entrances. The treatment of major building entrances is an important aspect of strengthening tenant identity and thereby helping to assure the continued viability of an industrial project. The closer a company is associated with its facility, the more likely that company will maintain the facility in good condition. To assure good entries, project design shall incorporate special architectural and landscape enhancement features at entry areas to serve to focus the attention of visitors. Such features shall include measures to separate and ease pedestrian access from parking areas and to separate the entries from the more intense work areas. F. Loading Areas. The primary objective of the design of loading areas should be to make them useful. There should be adequate truck maneuvering area for the size of truck anticipated. Trucks utilizing loading docks should not encroach upon drive aisles or parking spaces. In no case should trucks have to use a public right-of- way to maneuver into a loading space and this shall include the necessity to have to back from a public right-of- way. Secondly, in order to maintain attractive vistas within commercial and industrial areas, loading doors should be screened to prevent direct visibility into them from adjacent streets. Such screening should be provided as an aspect of the integral design of the building. Landscaping may be used to provide supplemental screening provided sufficient quantities and proper types of material are utilized. [Ord. 772 § 17.38.110, 1986. Code 1987 § 17.38.110]. 17.112.120 Trash enclosures. Trash enclosures shall be constructed pursuant to the City's standard design on file with the Department of Building and Safety. Said enclosures shall be provided based on a minimum ratio of one three-cubic-yard container enclosure for each: A. Five thousand square feet of total floor area for units up to 20,000 square feet. B. Ten thousand square feet of total floor area for units larger than 20,000 square feet and up to 50,000 square feet. C. Fifteen thousand square feet of total floor area for units larger than 50,000 square feet. In determining the number of enclosures to be provided, all resultant numbers shall be rounded up to the next whole integer. Enclosures shall be placed in a location convenient to the unit(s) it is intended to serve and in no case shall an enclosure be located further than 100 feet from the associated unit(s). A decorative trellis work shall be incorporated into the design of any enclosure located within 25 feet of a two-story building having windows overlooking the enclosure. [Ord. 772 § 17.38.120, 1986. Code 1987§ 17.38.120]. 17.112.130 Mailboxes. When utilized, common-collection mailboxes within an industrial or commercial complex shall be installed pursuant to the design standards on file with the Department of Building and Safety. The location of all mailboxes shall be reviewed with the Planning Division prior to installation. Common-collection mailboxes should be located in decorative housings which incorporate similar materials, colors, and textures utilized on the building within the complex. The area for the mailbox should be of sufficient size to enable patrons to pick up or deposit mail without having to encroach upon landscaping, walks, or parking. The housing for the mailbox should offer patrons protection from the elements. [Ord. 772 § 17.38.130, 1986. Code 1987 § 17.38.130]. 17.112.140 Circulation patterns. Circulation patterns within commercial and industrial districts shall be designed to minimize the number of curb cuts required. Curb cuts should be located as far as possible from intersections and whenever possible be aligned with others on the opposite side of the street. [Ord. 772 § 17.38.140, 1986. Code 1987§ 17.38.140]. https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinore17112.html#17.112 6/7 12/11/2020 Chapter 17.112 NONRESIDENTIAL DEVELOPMENT STANDARDS 17.112.150 Dust and erosion control. On all properties which are to be developed in phases but for which mass grading is proposed, measures shall be taken to provide for proper dust and erosion control. To ensure compliance with this section, the Planning Commission, pursuant to design review, may require the vacant areas to be landscaped (including irrigation), cash bonds to be posted to pay for water trucks, the soil to be treated with sealers, or any combination thereof. [Ord. 772 § 17.38.150, 1986. Code 1987§ 17.38.150]. 17.112.160 Agricultural land use. In any commercial or industrial district, the use of the land for horticultural uses may be permitted until such time as the property is developed in accordance with the provisions of the district, subject to approval of a use permit pursuant to the provisions of LEMC 17.415.070. [Ord. 1415 § 3 (Exh. F§ 50), 2019; Ord. 772 § 17.38.160, 1986. Code 1987 § 17.38.160]. 17.112.170 Conversion of structure. The conversion of residential structures, service stations, and nonconforming structures in nonresidential zones from one use to another shall require approval of a conditional use permit pursuant to the provisions of LEMC 17.415.070. In approving the use permit, the Planning Commission shall impose conditions necessary to assure that the conversion will not impact adjoining properties or the reasonable use thereof, and to provide for adequate parking and circulation and that the architectural design and materials will not detract from the character of the neighborhood. Such conversion shall also be required to provide for any public improvements that would normally be required for new construction. [Ord. 772 § 17.38.170, 1986. Code 1987§ 17.38.170]. Mobile Version https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinore17112.html#17.112 7/7 12/11/2020 Chapter 17.148 PARKING REQUIREMENTS Chapter 17.148 PARKING REQUIREMENTS Sections: 17.148.010 Purpose. 17.148.020 General provisions. 17.148.030 Number of parking spaces required. 17.148.040 Size of parking spaces and required aisle width. 17.148.050 Loading space requirements. 17.148.060 Drive-through establishments. 17.148.070 Shared and off-site parking. 17.148.080 Circulation and parking space layout. 17.148.090 Surface of parking areas. 17.148.100 Landscaping. 17.148.110 Lighting. 17.148.120 Parking lot plan required. 17.148.130 Parking and storage of commercial vehicles. 17.148.140 Parking and storage in residential zones. 17.148.010 Purpose. The purpose of this section is to provide sufficient off-street parking and loading spaces for all land uses and to assure the provision and maintenance of safe, adequate and well-designed off-street parking facilities. It is the intent of this section that the number of parking spaces shall be in proportion to the need created by the particular type of use. The standards for parking facilities are intended to reduce street congestion and traffic hazards, promote vehicular and pedestrian safety and efficient land use. Off-street parking and loading areas shall be established in a manner which will promote compatibility between parking facilities and surrounding neighborhoods, protect property values and enhance the environment through good design by providing such amenities as landscaping, walls, fencing and setbacks, improve the appearance of parking lots, yards, uncovered sales areas and buildings, control heat, wind and air pollutants, minimize nuisances, and promote aesthetic values and the general well-being of the residents of the City. Off-street vehicle parking shall be provided in accordance with this section when the building or structure is constructed or the use of established. Additional off-street parking shall be provided in accordance with this section if an existing building is altered or dwelling units, apartments or guest rooms are added, or a use is intensified by the addition of floor space or seating capacity, or there is a change of use, at the time of such alteration, addition, intensification or change of use. [Ord. 772 § 17.66.010, 1986. Code 1987§ 17.66.010]. 17.148.020 General provisions. A.All required parking and loading spaces and driveways shall be maintained in good condition and available for its intended use as long as the use for which it was required continues to operate or exist. Except in residential districts, inside a garage, no storage shall encroach into any required parking or loading space or driveway and no vehicles shall be continuously parked in these areas, and all vehicles so parked shall be operable and have current registration. https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7148.html#17.148 1/9 12/11/2020 Chapter 17.148 PARKING REQUIREMENTS B. Where automobile parking spaces are provided and maintained on a lot in connection with a structure at the time this chapter became effective is insufficient to meet the requirements for the use with which it is associated, or where no such parking has been provided, said structure may be altered or enlarged, or such use may be extended or intensified only if additional automobile parking spaces are provided to meet the standards for said use in conformity with the requirements set forth in this chapter, for the enlargement, extension or addition proposed. C. Where calculations of the number of spaces required results in a fractional number, the next higher whole number shall be used. D. In cases of mixed use in a building or on a lot, the total requirements for off-street parking shall be the sum of the requirements for the various uses computed separately. E. When a garage is specifically required, or provided to meet required parking, entry doors shall be maintained in an operable condition at all times, and no structural alteration or obstruction shall be permitted within the required parking area which would reduce the number of required parking spaces. Use of garages shall be limited to vehicular and general storage purposes only and shall not conflict with any applicable building, housing, or fire codes. F. Vacant lots, privately owned lots, and parking lots of commercial and industrial businesses shall not be used for the advertising and sale of motor vehicles, boats or trailers, or similar property unless they are duly licensed by the City to do so, except that occupied property may be used for the sale of personal vehicles of the property owners providing not more than one vehicle may be displayed which is not otherwise prohibited by this chapter and subject to the provisions of LEMC 17.196.110(H). G. No vehicle, boat, or trailer shall be parked or stored on any vacant or undeveloped property in any district, with the exception that no more than three noncommercial motor vehicles which are operable, currently licensed and registered to the occupant of an abutting developed residential lot may be parked on undeveloped lots in the R-1 (Single-Family Residential)zoning district. The portions of the undeveloped lot which are used for parking shall be paved prior to any use for parking, unless paving is waived for the primary lot pursuant to LEMC 17.148.090(B). [Ord. 772 § 17.66.020, 1986; Ord. 830 § 1, 1988. Code 1987 § 17.66.020]. 17.148.030 Number of parking spaces required. The following minimum numbers of off-street parking spaces shall be provided in accordance with this chapter for all new buildings or uses and when any building or use is altered, extended, changed, or intensified. A. In commercial districts and generally for commercial uses, including offices, except in the Commercial Manufacturing District, one parking space shall be provided for each 250 square feet of gross floor area, unless otherwise specified in subsection (E)of this section. B. In the Commercial Manufacturing District, one parking space shall be provided for each 400 square feet of unit area up to 20,000 square feet, plus one space for each 1,000 square feet of unit area over 20,000 square feet, plus one space for each 1,000 square feet of outside sales, display or storage area, unless otherwise specified in subsection (E)of this section. Parking in this district shall be based on the individual unit size into which a building is divided and the cumulative total of spaces required for the individual units shall be the required parking for a building. C. In manufacturing districts; except the Commercial Manufacturing District, one parking space shall be provided for each 500 square feet of unit area for up to 20,000 square feet, plus one space for each 1,000 square feet of unit area over 20,000 square feet, and one parking space for every 1,000 square feet of warehousing floor area, unless otherwise specified in subsection (E)of this section. D. Parking Study. A request to reduce the number of required parking spaces may be made to the Planning Commission concurrent with the design review of a commercial or industrial project or with a proposed change of https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7148.html#17.148 2/9 12/11/2020 Chapter 17.148 PARKING REQUIREMENTS use within a commercial or industrial building when the applicant determines that the actual number of needed parking spaces is less than that required by the code.A request for a parking determination will be by an established fee and will require a separate application. 1. In order for the Planning Commission to grant a parking determination, findings shall be made. Said findings may include but shall not be limited to the following: a.A parking study supports the finding that the number of parking spaces actually needed for a development and/or use is less than that required by the code. b.Adequate off-street parking will be provided for the proposed use. c.Traffic safety and pedestrian safety will not be affected by the modification of the parking requirements. d. Reduced parking will not affect the health, safety and welfare of the public. e.Alternative transportation programs exist such as ride sharing, mass transit, etc., that reduce the actual number of parking spaces needed. f. Only a predetermined portion of the building on the parcel is to be occupied. g. Sufficient area exists on site for expansion of the parking area should the occupancy or use of the structure change. h. That space that would otherwise be dedicated for parking could be utilized for a purpose that enhances the project. i. The parking determination has been conditioned to ensure compliance with the findings and the intent of this chapter and to ensure that additional parking spaces will be provided per code requirements should demand for parking increase on site. 2.A parking determination granting reduced parking requirements may be revoked at any time if there is evidence of insufficient on-site parking, i.e., "spill over" parking onto a public right-of-way or onto an adjacent lot. Upon revocation of a parking determination approval the applicant will be required to submit a new application for a parking determination or provide on-site parking per code requirements. E. For the following uses the minimum number of parking spaces required shall be as specified below. The required parking shall be the cumulative total for all uses on the same site. 1. For residential uses: a. Single-Family Detached Dwellings. Two spaces per dwelling unit in a garage, plus two open spaces, which may be located in the driveway in a tandem position, in front of the garage door. In lieu of the two open spaces in the driveway, one open space per dwelling unit may be provided elsewhere on the lot or in a common area in a planned unit development. b. For multifamily and attached single-family dwellings, duplexes: (1) For studio and one-bedroom units: one covered space, plus two-thirds open space per dwelling unit; (2) For two or more bedrooms: one covered space, plus one and one-third open space per dwelling unit. https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7148.html#17.148 3/9 12/11/2020 Chapter 17.148 PARKING REQUIREMENTS 2.Auditoriums, churches, theaters and places of assembly: one space per each three seats. Where there are no fixed seats, one space per 21 square feet of floor area in places of assembly. Where fixed seats consist of pews or benches, 18 lineal inches of pew or bench shall be considered one seat. 3. Boardinghouses, fraternities and group living quarters: one space per resident. 4. Bowling alleys: four spaces per lane. 5. Clubs, discos, ballrooms, cabarets, cocktail lounges, dance halls, lodges, and incidental dancing areas and similar facilities where dancing is the principal use of the area: one parking space for every 30 square feet of dance floor area, plus required parking for any dining, assembly or office uses. 6. Game courts, such as tennis and racquetball: two spaces for each court. 7. Golf courses: four spaces per hole. 8. Golf driving ranges: one space per tee. 9. Hospitals, acute care: one space per licensed bed. 10. Hospitals, convalescent homes and sanitariums, nursing homes, rest homes, retirement homes and similar establishments: one space for each three licensed beds. 11. Hotels and motels: one space per room or suite, plus one space per every three employees on the largest workshift, plus one space per three persons to the maximum capacity of each public meeting and/or banquet room, plus 50 percent of the spaces otherwise required for accessory uses (e.g., restaurants and bars). 12. Outdoor display, sales, and storage areas: one space for each 1,000 square feet. 13. Restaurants and other eating, drinking, and food establishments: one space for each 45 square feet of customer area, plus one space for each 200 square feet of noncustomer area. 14. Schools, Private. a. Elementary and junior high: one space per teacher and staff member, plus one space per two classrooms; b. Senior high: one space per teacher and staff member on the largest shift, plus five spaces for every classroom; c. College: one space per staff member on the largest shift, plus 10 spaces per classroom; d. Commercial or trade schools: one space per two students, plus one space per employee (including faculty)at capacity class attendance period; e. Day care/preschool: one space for each employee plus one space for each 10 children the facility is designed to accommodate. 15. Vehicle repair and service: three spaces for each service bay, plus one space for each 250 square feet of office, sales, and storage areas. 16. Medical uses (including offices for doctors, dentists, and chiropractors): one space for each 175 square feet of gross floor area. [Ord. 1350§4, 2016; Ord. 1191 § 3, 2006; Ord. 884 § 1, 1990; Ord. 830 § 1, 1988; Ord. 772 § 17.66.030, 1986. Code 1987 § 17.66.030]. 17.148.040 Size of parking spaces and required aisle width. https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7148.html#17.148 4/9 12/11/2020 Chapter 17.148 PARKING REQUIREMENTS A. Parking spaces shall have the following minimum clear dimensions and aisle width as indicated below: Space(in feet) Aisle Width (in feet) District Width' Length2 30 45 60 90 Residential, covered3,4 10 20 28 Residential, uncovered4 9 18 12 15 18 26 Industrial/commercial 9 18 12 15 18 26 Recreational vehicle 10 30 15 18 21 28 Parallel spaces 8 23 — — — — (1)Open or uncovered spaces with sides abutting a wall, building,fence, or other obstruction shall be two feet wider than the standard required width. (2)Parking space length may include a two-foot allowance for vehicle overhang of a landscaped area. (3)The required dimensions of a garage or carport shall be measured from the interior of the garage or carport. (4)For multi-car garages or carports,the minimum width for parking stalls shall be nine and one-half feet. B. In commercial districts and for commercial uses, all parking spaces shall be striped with double lines two feet apart separating spaces. C. Parking for the handicapped shall be provided in accordance with State requirements. [Ord. 1191 § 3, 2006; Ord. 830 § 1, 1988; Ord. 772 § 17.66.040, 1986. Code 1987 § 17.66.040]. 17.148.050 Loading space requirements. A.All buildings which are newly constructed, altered with respect to use or occupancy or expanded shall be provided with off-street loading spaces per the following schedule: Square Feet of Unit Space Loading Spaces (Gross Floor Area) Required Commercial Uses 12,000—20,000 1 Type A Over 20,000 1 Type B Manufacturing Uses(including all uses in the C-M district) Under 7,500 1 Type A 7,500— 15,000 1 Type B 15,001 —25,000 2 Type B 25,001 —40,000 2 Type C 40,001 —50,000 3 Type C For each additional 50,000 1 Type C Loading spaces shall be provided for each individual unit in accordance with the sizes listed. B. Minimum Specifications for Loading Spaces. Length Width Vertical Clearance https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7148.html#17.148 5/9 12/11/2020 Chapter 17.148 PARKING REQUIREMENTS Vertical Length Width Clearance Type A 20 feet 12 feet 14 feet Type B 40 feet 12 feet 14 feet Type C 55 feet 12 feet 14 feet C. Loading spaces shall not encroach into any drive aisle or other required spaces. D. Wherever a loading space is located adjacent to parking spaces there shall be a protective landscaped buffer a minimum of five feet wide separating the two. E. Loading spaces shall be located and designed such that trucks shall not need to maneuver or back onto a public street or alley. [Ord. 772 § 17.66.050, 1986. Code 1987§ 17.66.050]. 17.148.060 Drive-through establishments. Notwithstanding any other provisions of this chapter, additional vehicle storage spaces shall be provided for all establishments having vehicle pick-up windows as follows: A.A drive-through lane with minimum storage for eight vehicles shall be provided at 20 feet per vehicle. B. The drive-through lane shall be designed such that it will not interfere with free and orderly circulation of the parking lot. C. The drive-through lane shall not encroach upon or block driveways or parking spaces and shall be separated from adjoining driveways, parking spaces, and property lines by a landscaped planter a minimum of five feet in width. [Ord. 772 § 17.66.060, 1986. Code 1987 § 17.66.060]. 17.148.070 Shared and off-site parking. The Planning Commission may approve a conditional use permit to allow the use of shared and off-site parking requirements to reduce the total number of required on-site parking spaces for different uses and also to allow sharing of loading spaces when the following requirements have been complied with: A.A parking study addressing the potential peak parking demand and an actual parking survey of the parking facility under consideration shall be submitted. B. Sufficient evidence shall be presented demonstrating that no substantial conflict in the principal hours or periods of peak demand for the structures or uses for which the joint use is proposed will exist. C. Parties concerned in the use of shared or off-site parking facilities shall provide evidence of agreements for such use by a proper legal instrument, which shall be recorded in the Office of the County Recorder with two copies thereof filed with the Planning Division as a condition of any approval. D. In no case shall the total parking reduction be allowed to exceed 50 percent of the total parking for all uses combined. E.Any off-site parking shall be located so that it will adequately serve the use for which it is intended, with safe and convenient access without unreasonable hazard to pedestrian, vehicular traffic, or traffic congestion and shall not be detrimental to the use of any business, property or residential neighborhood in the vicinity. [Ord. 772 § 17.66.070, 1986. Code 1987 § 17.66.070]. 17.148.080 Circulation and parking space layout. All parking areas shall be designed as follows: https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7148.html#17.148 6/9 12/11/2020 Chapter 17.148 PARKING REQUIREMENTS A. The location and dimensions of aisle areas adjacent to parking spaces shall be arranged in accordance with the minimum parking standards required by this chapter. B. For all uses other than one-family and two-family dwellings located in residential districts, parking shall be arranged so as to permit vehicles to move out of the parking area without backing onto a street. No tandem spaces shall be allowed, except for one-family and two-family dwellings. C. No two-way drive aisle width shall be less than 20 feet. No one-way drive aisle width shall be less than 12 feet. D.All parking shall be designed to provide complete and through circulation wherever possible. In any case, adequate turning radii and turnarounds shall be provided for emergency vehicles and trash and delivery trucks. E. Parking spaces should be located within 150 feet of the use which they are intended to serve. F. For any structure which extends above a drive aisle, the minimum vertical clearance shall be 14 feet. [Ord. 830 § 1, 1988; Ord. 772 § 17.66.080, 1986. Code 1987 § 17.66.080]. 17.148.090 Surface of parking areas. The following standards shall apply to all parking areas required by this chapter: A. The flooring material for garages and carports in all districts shall be portland cement concrete. B.All parking and loading spaces and driveways shall be paved and maintained in good and safe condition and shall be so graded and drained as to dispose of all surface water and to prevent water from running off onto adjoining property without the permission of the owner of that property. Paving of driveways for single-family residences may be waived where street improvements are not installed. Drainage courses and swales in parking lots shall be paved with concrete. All asphalt parking lots shall receive a seal coat. C. Except for single-family and two-family residences all off-street parking and loading spaces shall be marked by white stripes not less than four inches wide painted on the surfaced area, or by similar means as approved by the Community Development Director. [Ord. 772 § 17.66.090, 1986. Code 1987 § 17.66.090]. 17.148.100 Landscaping. Wherever any parking area, except for single-family dwellings, is provided landscaping consisting of trees, shrubs, vines, ground cover, or combinations thereof, and permanent irrigation shall be installed and permanently maintained in accordance with the following standards. A. Where any parking area or driveway abuts a street, there shall be a minimum setback of 15 feet and an average of 20 feet from the public right-of-way, which shall be fully landscaped and irrigated unless a greater setback is required by any other provision of this title. B. Where any parking or driveway areas which are intended to serve a commercial or industrial use abuts a residential district, a minimum 10-foot-wide landscaped planter containing evergreen trees spaced not more than 30 feet apart shall be provided. In addition, a masonry wall a minimum of six feet in height shall also be constructed along the property line adjacent to the residential district. C. Where any parking or driveway abuts a residential or commercial district, a landscaped planter a minimum of five feet shall separate the parking area from the property line, unless a greater setback is required by any other provisions of this title. D. Internal landscaping in addition to subsections (A), (B) and (C)of this section, and equal to a minimum of five percent of the parking and driveway areas is required and shall be distributed throughout the parking area. E.All landscape planter beds in interior parking areas shall be not less than five feet in width and bordered by a concrete curb not less than six inches nor more than eight inches in height adjacent to the parking surface. https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7148.html#17.148 7/9 12/11/2020 Chapter 17.148 PARKING REQUIREMENTS F. Parking and driveway areas in commercial and residential zones shall be separated from buildings by a landscaped planter. G. Where a drive aisle abuts the side of a parking space, a landscaped planter shall separate the parking space from the drive aisle. H.At least one 24-inch box tree shall be provided within the parking area for every five parking spaces built. I.Any unused space resulting from the design of the parking area shall be used for landscape purposes. J. The height of boundary or interior landscaping shall be limited to a height not to exceed three feet or in the case of trees, no branch shall be below six feet, when within 15 feet of the point of intersection of: 1.A vehicular trafficway or driveway and a street; 2.A vehicular trafficway or driveway or sidewalk; 3. Two or more vehicular trafficways or streets. K. Maintenance. Required landscaping shall be maintained in a neat, clean, and healthy condition. This includes pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants where necessary, and the regular watering of all plant material. [Ord. 1206 §4, 2006; Ord. 853 § 1, 1989; Ord. 772 § 17.66.100, 1986. Code 1987 § 17.66.100]. 17.148.110 Lighting. Adequate parking lot lighting for security purposes shall be required and maintained to effectively illuminate the parking area of all developments, except for single-family and duplex dwellings. Lighting shall be located and designed so as to preclude the direct glare of light shining onto adjacent property, streets, or into the sky above a horizontal plane passing through the luminaire. [Ord. 830 § 1, 1988; Ord. 772 § 17.66.110, 1986. Code 1987 § 17.66.110]. 17.148.120 Parking lot plan required. Prior to the occupancy of any building or property except a single-family residence, an approval of a parking lot plan shall be obtained from the Planning Division. The parking lot plan shall be required to contain the following information, which may be provided on separate or multiple sheets: A. Name, address, and location of the development; B. Scale, north arrow, and vicinity map showing closest major streets and distances to cross streets on each side; C. Property lines and lot dimensions; D. Location and width of all easements; E. Footprint of all structures and any overhangs or projections; F. Location of all entrances and loading doors; G. Location of all curbs and wheel stops; H. Location, typical dimensions, and type of surfacing for all driveways, parking and loading spaces, and thickness of the paving; I. Location of all trash enclosures, transformers, and any equipment outside a building; J. Striping plan; https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7148.html#17.148 8/9 12/11/2020 Chapter 17.148 PARKING REQUIREMENTS K. Location and type of any lighting fixtures; L. Location and type of any signs; M. Grading and drainage plan; N. Landscaping and irrigation plan; O. Statistical summary of the project including total gross square feet of each building and the total square feet, the number of covered, standard, and compact parking spaces, and the total number of parking and loading spaces. [Ord. 772 § 17.66.120, 1986. Code 1987 § 17.66.120]. 17.148.130 Parking and storage of commercial vehicles. A. Definition. For the purpose of this section "commercial vehicle"shall mean self-propelled vehicle used or maintained for the transportation of persons for hire, compensation or profit or used and maintained primarily for the transportation of property including, but not limited to, tractors, vans, trailers, panel trucks, dump trucks, but excluding vans and pickups with wheel bases less than 150 inches. B. Restrictions. 1. Parking or storing of commercial vehicles in residential districts for any length of time is prohibited, except that commercial vehicles may park for the purpose of making pickups and deliveries of materials and merchandise from or to any building or site. 2. Commercial vehicles shall not be parked or stored on vacant or undeveloped property in any district. [Ord. 772 § 17.66.130, 1986. Code 1987 § 17.66.130]. 17.148.140 Parking and storage in residential zones. A. When a garage is specifically required, entry doors shall remain operable at all times, and no structural alteration or permanent obstruction shall be permitted within the required parking area. Use of garages shall be for vehicular and general storage purposes only, and shall not conflict with any applicable building, housing and fire codes. B. Motor vehicles, trailers, boats, and similar equipment may be parked within the required front yard setback only in a driveway or parking space which conforms to City standards. They shall not otherwise be parked in the required front yard setback. They may be parked behind the required front yard setback or in a side or rear yard only if they are screened from adjacent properties and the public right-of-way by a solid fence, wall, or gate a minimum of six feet in height. [Ord. 1342 § 1, 2015; Ord. 772 § 17.66.140, 1986. Code 1987 § 17.66.140]. Mobile Version https://www.codepublishing.com/CA/LakeElsinore/#!/LakeElsinorel7/LakeElsinorel7148.html#17.148 9/9 For City Staff Use Only CITY OF �� LAKE r�� l lO � PA#: Date Submitted: L K 1 PLANNING DIVISION Project#(s): PLANNING 1 • The Planning Application review process applies to all projects requiring a discretionary action. Discretionary refers to projects that involve a level of judgment and discretion by the decision-maker in taking action to approve, ap- prove with conditions or deny a project,with findings. Depending on the level of review, a decision-maker on a dis- cretionary project is the Director of Community Development, Planning Commission or City Council. Typical types of projects that require a discretionary action include;Conditional Use Permits, Design Review,General Plan Amend- ments,Tentative Parcel or Tract Maps,Variances,and Zone Change. PROPERTY INFORMATION Address: APN(s): General Plan Designation: Zoning Designation: Current Use/Description of the property: PROJECT INFORMATION (CHECK ALL THAT APPLY) ❑ Annexation ❑ Substantial Conformance ❑ Conditional Use Permit ❑ Specific Plan ❑ Design Review(Specify Type: ) ❑ Sign Program ❑ Extension of Time ❑ Surface Mining and Reclamation Plan ❑ General Plan Amendment ❑Tentative Parcel Map ❑ Public Convenience or Necessity ❑Tentative Tract Map ❑ Planned Unit Development ❑Variance ❑ Pre-Application Consultation ❑ Zone Change Project Description CONTACT INFORMATION Property Owner* Applicant Name: Name: Mailing Address: Mailing Address: City/State/Zip Code: City/State/Zip Code: Phone: Phone: Email: Email: Architect Engineer Name: Name: Mailing Address: Mailing Address: City/State/Zip Code: City/State/Zip Code: Phone: Phone: Email: Email: *For additional property owners,attach a separate page with APN(s),address,contact information,and signatures. PROPERTY OWNER/APPLICANT SIGNATURE I hereby certify that I am the applicant or designated agent named herein and that I am familiar with the rules and regulations with respect to preparing and filing this petition for discretionary action, and that the statements and answers contained herein and the information attached are in all respects true and accurate to the best of my knowledge and belief. Please note all correspondence will be directed to the designated applicant. The property owner further certifies that they are the legal owner of the property, consent to the filing of this appli- cation, and have authorized the applicant below to represent them with respect to the processing of this applica- tion. Finally, I understand that incomplete applications cannot be transmitted or processed.To process a case in an expe- ditious manner,a complete application package is necessary. Property Owner(s) Name (Print): Signature: Date: Name (Print): Signature: Date: Applicant Name (Print): Signature: Date: ❑Please check this box if you are willing to receive staff reports via emails CITY OF LADE LSINOK DREAM EXTREMEn Planning Application Submittal Requirements c ro X — U0_ V u c Z) or O a U D Q U Q a 2 a Q U Submittal Requirements ¢ U o w 0 oL 0- a V) V) V) V > N Application and Filing Fee 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Signed Cost Recovery Agreement 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Preliminary Title Report and all 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 supporting documents Environmental Information Form 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Hazardous Waste/Well Site Information 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Form Preliminary Drainage, Geology, & 2 2 2 2 2 2 2 Hydrology Studies Preliminary Water Quality Management Plan if priority water project and/or 2 2 2 2 2 2 2 Completed WQMP Project Checklist Digital Copy of all Application Materials 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Colors and Materials Information 1 1 1 1 1 1 1 1 Project Description 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Plans listed in this block MUST be assembled together in sets and stapled (sets are site plans, preliminary grading plans,architectural elevations,floor plans,conceptual utility plans,and conceptual landscaping plans)and folded to a MAXIMUM size of 81/2"X 11" Site Plans or Tract/Parcel Maps (Full Size 2 2 2 5 2 2 2 2 2 2 2 2 2 2 2 2 24"x36"), Preliminary Grading and Drainage Plans 2 2 5 2 2 2 2 2 (Full Size) Architectural Elevations,(Full Size) 2 2 5 2 2 2 2 2 Floor Plans(Full Size) 2 2 5 2 2 2 2 2 Conceptual Dry and Wet Utilities Plans, 2 2 5 2 2 2 (Full Size) Conceptual Landscaping Plans(Full Size) 2 2 5 2 2 2 Fence and Wall Plan 2 5 2 2 2 11 x 17 reduction of COMPLETE SETS of 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 required plans SITE PLAN CONTENT Scale: Engineering scale not to exceed 1"=40: The following information shall be included on the plan: ❑ Licensed land surveyor or registered civil engineer shall sign, seal and provide their California registration or license number and the date of expiration of such number. ❑ List the names, addresses, and telephone numbers of the owners of record, and the surveyor, or engineer preparing the map. ❑ List the names,addresses and telephone numbers of all utility companies which will serve the project including,but not limited to,water supply,sewage disposal,telephone,cable,electrical and natural gas. ❑ Clearly show the north arrow (directed toward the top of the map), the scale of the plan, the boundary lines,dimensions of the project and the date of preparation of the plan. ❑ Provide a vicinity map at a scale of one (1) inch equals eight hundred (800) feet of the area showing the proposed subdivision in relation to the adjacent subdivision, established roads, landmarks, etc., within one —quarter (1/4) mile of the exterior boundaries of the proposed project. ❑ List the Assessor's Parcel Number(s)for the entire project. ❑ Provide a legal description of the land included within the proposed project. ❑ Provide information demonstrating legal,dedicated access to the subdivision and all proposed lots within the subdivision. Also demonstrate that no adjoining parcels are landlocked subsequent to the proposed project. ❑ Show all boundary lines of the proposed project with appropriate bearings and distances. ❑ Show the General Plan land use designation,zoning district classification and land use or uses of the adjoining property within one hundred (100)feet of the proposed project,including that which is across any streets. Indicate the distances from all property lines and use of any structures on adjoining property. ❑ Show the locations, names and existing rights-of all adjoining highways, streets, alleys and/or ways, roads,etc. If none exist,show access to the property. ❑ Show the centerline profile and grade for each proposed highway, street or drainage improvement shown on the plan. ❑ Show the width and location of all recorded and/or proposed easements,dedication of streets or rights-of-way. ❑ Show the radius of all curves on highways and streets. ❑ Show the location and outline, to scale, of each existing building, utility pole or other above ground structure. Note on the map whether such building, pole or structure is to be removed from,or remain within the project. ❑ Show the location of existing and proposed water lines, sewers, culverts, bridges, drain pipes, fire hydrants and water wells within the project. ❑ Show the location of existing and proposed easements forwater,sewers,culverts,bridges,drain pipes,and fire hydrants within the project. ❑ Total square footage of each building,number of stories,number and size of dwelling units and number of bedrooms,it applicable. ❑ Number of parking and loading spaces required and provided. ❑ Square footage and percent of the site devoted to building, landscaping, and paved areas for parking and circulation. ❑ Property lines,dimensions,and net lot area (lot coverage). ❑ Footprint of all structures and any overhangs or projections. ❑ Location of all entrances and loading doors. ❑ All setbacks and distances between buildings and/or structures. ❑ Location,typical dimensions,and type of surfacing for all driveways,parking spaces and loading areas. ❑ Location of all trash enclosures,transformers and any equipment outside of building. ❑ Location,height,and materials of all walls and fences. ❑ Location of all existing fire hydrants. ❑ Proposed phases of project(if any). PRELIMINARY GRADING AND DRAINAGE PLAN CONTENT Scale: Engineering scale not to exceed 1"=40'. The following information shall be included on the plan: ❑ Name,address, phone and fax number of applicant,architect and/or engineer ❑ Graphic scale (with bar scale) and north arrow ❑ Vicinity map ❑ Estimated quantities of earth to be moved ❑ Direction of drainage flow with slope in percentage ❑ Location of onsite and offsite drainage and utility facilities ❑ Location and width of adjacent right-of-ways and onsite easements ❑ Location of existing and proposed improvements ❑ Proposed grades and elevations ❑ All existing contours and structures within 25'of the boundaries of the site ❑ Location and elevation of all existing and proposed circulation and drainage improvements and drainage courses within 100'of the boundaries of the site BUILDING ELEVATION (S)CONTENT Scale: Architectural No less than 1/4"(large projects no less than 118"with 114"details). Building elevations showing all sides of the proposed buildings and enhanced rear and side elevations for buildings visible to the public.All building elevations shall be in color. Provide building elevations for each architectural style. All floor plan options that require changes to the exterior elevations shall be provided. The following information shall be included on the elevation plans: ❑ Name,address and phone number,of the applicant,architect and/or engineer ❑ Location of building address ❑ Shading,as applicable,to give the elevations some graphic dimension ❑ A schedule for colors and materials(which corresponds to the color and material board)and specific location of their use for all building types ❑ Height of buildings with dimensions ❑ Locations of sign envelopes on applicable elevations(Commercial, Industrial) ❑ Show spandrel glass locations(Commercial,Industrial) ❑ Show all sides of proposed structures ❑ Show cross-sections of all proposed buildings ❑ Type of stucco finish proposed,if applicable ❑ Label specific type of architectural style proposed for the building(s)onsite ❑ Show location of all exterior wall mounted light fixtures ❑ Provide details of all exterior wall mounted light fixtures. Fixtures must compliment/enhance architectural style FLOOR PLAN/ROOF PLAN CONTENTS Scale: Architectural The scale used on the floor and roof plans shall be no less than 114"per foot. Large projects shall be no less than 1/8"per foot with 1/4"per foot details. The following information shall be included on the floor plans: ❑ Proposed use for each room ❑ Proposed square footage for each room ❑ Bathrooms ❑ Exits ❑ Provide the interior dimensions of the garage(Code requires a minimum of 20 feet X 20 feet clear) (Residential) ❑ Patios ❑ Elevators ❑ Fire sprinkler riser room (with direct exterior access), (Multi-Family, Commercial, Industrial) ❑ Location of Knox Box(Multi-Family,Commercial,Industrial) ❑ Location of Fire Department connection (If wall mounted) (Multi-Family, Commercial, Industrial) ❑ Location(s), dimensions and total square footage of private open space areas required by the Zoning Ordinance(Multi-Family Residential) ❑ Location, number and type of laundry facilities required by the Zoning Ordinance (Multi- Family Residential) ❑ Location, dimensions and total footage of exterior storage spaces required by Zoning Ordinance(Multi-Family Residential) The following information shall be included on the roof plan: ❑ All roof pitches and direction of fall ❑ Location and detail of all mechanical equipment(Multi-Family,Commercial,Industrial) ❑ Spot elevations or other cross-sections necessary to verify that mechanical equipment is fully screened (Multi-Family,Commercial,Industrial) Colors and Materials Information Size:81/2"X 11".The colors and materials information is intended to provide a fair representation of the major exterior materials to be used on the project together with colors and stains. The list shall show the following: ❑ Sample of all roofing materials ❑ Sample of window glazing ❑ Sample of all wall materials including texture(s) (i.e.Santa Barbara stucco finish,wood,tile, rock,etc. ❑ Samples of all paint and stain colors to be used on the buildings applied to the surface of actual exterior building material samples ❑ Manufacturers name and identification numbers of paint colors that correspond to the proposed materials CONCEPTUAL LANDSCAPE PLAN CONTENT Scale: Engineering scale not to exceed 1"=40'. ❑ Plant palette and sizes of materials. ❑ Locations and numbers of trees, shrubs and acres of ground covering, including spacing of ground cover. Identify slope areas. ❑ Proposed wall&fences and their materials. ❑ For Tentative Tract Maps landscape plans should address streetscapes,entry statements, and public spaces such as detention basins. FENCE AND WALL PLANS CONTENT Scale: Engineering scale not to exceed 1"=40'. ❑ Legend (indicating all existing and proposed walls fences and gates ❑ Location of all types of fencing being proposed with dimensions from building and property lines ❑ Dimensioned elevation drawings with details of all types of fencing, walls and gates proposed including colors and materials ❑ Identify location of all proposed entry statements and elevations (Multi-Family Residential,Commercial,Industrial) ❑ Show dimensioned details of all proposed entry statements and gates including colors and materials, sign envelope areas and dimensions (Multi-Family Residential, Commercial, Industrial) TENTATIVE TRACT MAP CONTENT Scale: Engineering scale not to exceed 1"=40: ❑ Name,address,and telephone number of owner and developer of subject property ❑ Name,address,and telephone number of person preparing plan ❑ The words"Tentative Tract Map"shall be printed conspicuously on the map ❑ North arrow and scale ❑ Tract Map Number assigned by County Surveyor/Engineer ❑ Sufficient legal description of the land included on the map to define the boundaries of the tentative map ❑ Scale of map(preferred scale is 1"=40'. Maximum scale is 1"= 100'.) ❑ Date map was prepared ❑ Provide a lot summary table which identifies the total lot size and pad area for each proposed lot along with the overall average lot size,minimum lot size and maximum lot size ❑ Name and address of utility companies, including water, sewer, electric, gas, cable, and telephone companies ❑ A vicinity or area map showing the existing major street pattern and major watercourses, and flood control channels within one-half mile of exterior boundaries of the subdivision. ❑ All boundary lines of the subdivision with appropriate bearings and distances described with identifying tree rows,dikes,or channels ❑ Existing buildings or structures identified by use, including those within 100' of tract boundary, noting if they are to remain or be removed ❑ All watercourses,if applicable ❑ Identify the 100-year floor plain (Base Flood Level),if applicable ❑ Existing and future adjacent streets with widths of right-of-way and proposed connections to existing streets ❑ Proposed street grades ❑ Proposed street cross-sections ❑ Centerline radii of all street curves ❑ Adjoining property lines and land uses,including adjacent tract numbers,if any ❑ The drainage areas tributary to the land division and a preliminary plan of proposed on-site and off-site drainage system ❑ All proposed lot lines and dimensions ❑ The width and approximate locations of all existing and proposed easements for railroads, flood-control channels, public utilities,or other easements of right-of-way ❑ Grading pattern including adjacent land ❑ Existing trees having a truck diameter of 4 inches or more ❑ Locations of all streets, easements, pedestrian ways, trails, and other lands, whether for public or private purposes,to be dedicated or offered for dedication ❑ Location of lands intended to be dedicated for park purposes and/or statement as to whether fees are proposed to be paid in-lieu therefore ❑ The location of existing wells, water lines, cesspools, sewers, culverts, drainpipes, underground structures,or sand, gravel, or other excavations within the land division and within 200 feet of any portion of the subdivision noting thereon whether or not they are to be abandoned,removed,or used ❑ The contour of the land at intervals of not more than 2'if the general slope of the land is less than 10% or if not more than 5' if the general slope of the land is more than 10%. All elevations shall be based on U.S.G.S.datum,or other datum acceptable to the City Engineer. Copies of U.S.G.S. maps are not acceptable ❑ Type of improvement,including but not limited to streets,drainage,water,sewer,grading, utilities,pedestrian ways,streetlights,and tree planting,which are proposed to be installed, and the time at which such improvements are proposed to be completed ❑ Proposed method of sewage disposal and sewer connection point ❑ Existing and proposed zoning and general plan designation of property to be divided ❑ Appropriate net acreage of each lot containing an area of one acre or more ❑ Proposed use of all lots ❑ If private streets are proposed, the method by which their maintenance will be accomplished and financed ❑ Such other information as the City Engineer, Community Development Director, Planning Commission, or City Council determines is necessary to properly consider the proposed division,including,but not limited to, proposed grading ❑ Provision of future passive or natural heating or cooling opportunities.Refer to Government Code Section 66473.1 (Subdivision Map Act) ❑ Copies of grant deeds for the existing parcel(s) ❑ If the required information cannot be placed on the tentative map,then a report containing the material shall be submitted with the map ❑ If the proposed map is not being submitted in conjunction with a proposed development or previously approved development,an illustrative plan shall be submitted demonstrating that the property can be developed in accordance with City Standards TRACT MAINTENANCE PLAN Scale: Engineering scale not to exceed 1"=40' Provide at Tract Maintenance Plan (including and map and written summary table)which identifies the responsible parties for the construction,ownership and maintenance of the following improvements ❑ Public and/or private streets ❑ Public and private parks ❑ Public and private trails ❑ Common landscape areas ❑ Maintained and/or natural common slope areas ❑ Public and private walls fences and entry monumentation and signage ❑ Flow control and drainage facilities and structures ❑ Other onsite utilities DEVELOPMENT PHASING PLAN CONTENT Scale: Engineering scale not to exceed 1"=40' ❑ Name, address, and phone number of applicant, architect and/or engineer, and property owner(s) ❑ Graphic scale (with bar scale) and north arrow ❑ Location of all proposed lots,streets, parks and common areas within the development ❑ Location and labeling of proposed development phase lines ❑ Onsite pedestrian and vehicular circulation patterns associated with each development phase ❑ Demonstrate how onsite parking requirements will be complied with in association with each development phase ❑ Show emergency vehicle access patterns and turn around areas associated with each development phase ❑ Show construction traffic circulation patterns associated with each development phase ❑ Show infrastructure connections associated with each development phase ❑ Show location and type of interim landscaping improvements and/or other screening methods on undeveloped phase areas ❑ Demonstrate compliance with N.P.D.E.S. requirements in association with each development phase CITY OF LA I,E LS I 1`�OI�E CITY OF LAKE ELSINORE PLANNING DEPARTMENT `- PLANNING DIVISION AGREEMENT FOR COST RECOVERY Project Name: Planning Application Number(s): CRS Number(s)• The application(s) for the above referenced project may generate processing costs in excess of the amount of the filing fee. If applicable, your initial deposit amount of $ will be applied toward your application.Draws against this deposit will be made based on staff time and materials needed to process your application. Statements will be sent to you documenting the draws against your deposit. If the deposit reaches a balance of $500.00 or less, you will be asked to make a subsequent deposit. You will be expected to pay these bills within 30 days of invoice date. The remaining $500.00 or less will be used to reconcile your final bill. If there is a balance remaining after reconciling the final bill,a refund check will be mailed to you. I * (as responsible party), agree that actual recorded costs plus overhead, incurred in the processing of this application(s) will be paid to City of Lake Elsinore, c/o Lake Elsinore Planning Department, 130 S. Main Street, Lake Elsinore,CA 92530.Additionally, I understand that, in the event that my account is not paid within 30 days of the invoice date, processing will be suspended until such time that payment is made. In order to implement the cost recovery provisions, please sign this statement indicating your agreement to the cost recovery procedure. The signed agreement is required for your application to be accepted for processing. Responsible Party's Signature: Date: CITY OF ^r--twak LADE LSINOPE IR M ENV ON ENTAL 'PLANNING DIVISION INFORMATION FORM Date Filed: Planning Application No. GENERAL INFORMATION Developer or Applicant Contact Person Address Telephone Email Address of Project: Proposed Use of Site: Assessors Parcel Numbers: For Residential Development Number of Units Unit Sizes Units per Acre Lot Sizes: Number of Parking Spaces For Commercial and Other Development Type of Development: Number of Buildings: Size of Buildings: Number of Parking Spaces: ENVIRONMENTAL INFORMATION PLEASE PROVIDE A SEPARATE WRITTEN RESPONSE FOR QUESTIONS #1-4, IT IS RECOMMENDED THAT PHOTOGRAPHS BE PROVIDED IN SUPPORT OF SUBMITTED ANSWERS. 1. Describe the project site and any existing structures as they exists before the project, including information on topography,soil stability, plants and animals,and any cultural or scenic aspects. 2. Describe the surrounding properties,including information on plants and animals and any cultural, historical or scenic aspects. 3. Describe the typed of surrounding land use, intensity of land use,and sale of development. 4. Identify any other related permits and other public approvals required for this project including those required by the City, regional,State, Federal agencies, not including approvals from the City, fire department,sheriff's department,and Elsinore Valley Municipal Water District. Is any part of the Project,on-or off-site,located within a Criteria Cell pursuant to the Multiple Species Habitat Conservation Plan (MSHCP)? If so,what are the Criteria Cell #(s)? If not known, please enter all APNs at the following website to run a report,and include the report with submittal of this form: http://www.rctlma.org/online/content/rcip report generator.aspx The City is a Lead Agency under CEQA,and is required under State law to ensure compliance.All projects are subject to a review under the California Environmental Quality Act(CEQA)and will consist of one(1) or more of the following: • If not exempt,preparation of technical studies will be required to support determination of appropriate CEQA process,as described below. • Determination by Planning Division that all project impacts are less than significant,or can be mitigated to less than significant. As such,the City will direct preparation of a Negative Declaration (ND) or Mitigated Negative Declaration (MND). • Determination by Planning Division that at least one(1) project impact cannot be mitigated to less than significant levels. As such,the City will direct preparation of an Environmental Impact Report(EIR). All CEQA documents must be prepared either by City Staff OR by a qualified, City-approved consultant under direct contract with the City,but funded by the Applicant. Depending on the environmental impacts potentially resulting from your project,technical studies that may be required,but are not be limited,include: • Air Quality Analysis • Noise Study • Traffic Impact Analysis • Geotechnical Study • Phase I Environmental Site Assessment(Hazardous Materials) • Hydrology Study or Conceptual Drainage Plan • Conceptual Water Quality Management Plan • Biological Resources Study(also used to support MSHCP consistency work) • Cultural Resources Study CERTIFICATION I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements, and information presented are true and correct to the best of my knowledge. SIGNATURE: DATE: 2 CITY OF LADE LSINO E HAZARDOUS WASTE SITE `J PLANNING DIviSION & PUBLIC WELL SITE INFORMATION Government Code Section 65962.5,which became effective July 1, 1987, requires the applicant for any development project to consult specified state-prepared lists of hazardous waste sites and submit a signed statement to the local agency indicating whether the project is located on or near an identified site. Under the statute, no application shall be accepted without the signed statement. PART A To determine if your project is on or near an identified Hazardous Waste Site please refer to any State identified Hazardous Waste Sites as listed by the County of Riverside Department of Environmental Health. Is the project located on or near a State identified Hazardous Waste Site? Yes❑ No❑ (If you answered yes to the above question, please fill out the information below. If you answered no, please sign and date the certification below). Name of Applicant: Address Phone Number Address of Site Local Agency(City/County) APN(s) Specify any list pursuant to Section 65962.5 of the Government Code Regulatory ID Number Date of List PART B To determine if your project is within one(1) mile radius of a public well site,which could potentially be affected by a hazardous waste generator, please refer to the State identified Public Well Sites. Is your project within a one-mile radius of an identified public well? Yes❑ No❑ If yes, please identify: CERTIFICATION I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements,and information presented are true and correct to the best of my knowledge. SIGNATURE: DATE: CITY OF ch LL Lsl N 0 RJEENGINEERING DIVISION 44,URIAM EXTRIN11 130 South Main Street, Lake Elsinore, CA 92530, P 951.674.3124, F 951.674.8761 www.lake-elsinore.org PRELIMINARY WATER QUALITY MANAGEMENT PLAN (WQMP) PLAN CHECK SUBMITTAL APPLICATION Instructions 1. Complete Checklist on reverse side. If any question is answered "YES", a project-specific WQMP is required. 2. Complete form below and submit with land use application. If WQMP is required,submit, below-listed documents&fees NOTE: THE PROJECT APPLICATION CANNOT BE DEEMED COMPLETE UNTIL SUCH TIME THAT THE PRELIMINARY WQMP IS APPROVED APN (S): DECIMAL DEGREES: (ex, 33.0000/-117.0000) PARCEL/TRACT NO: WATERSHED: • PROJECT STREET ADDRESS: CROSS STREETS: PROJECT AREA(to 0.1 acre): LIST PROPOSED BMPS: SUBMITTED BY: COMPANY: STREET ADDRESS CITY/STATE/ZIP: PHONE: EMAIL: • ENGINEER: COMPANY: ' STREET ADDRESS CITY/STATE/ZIP: PHONE: EMAIL: • OWNER/APPLICANT: COMPANY: STREET ADDRESS CITY/STATE/ZIP: PHONE: EMAIL. SUBMIT THE FOLLOWING ITEMS WITH THIS APPLICATION 1 Copy Preliminary WQMP in approved format. - FORMAT: Use WQMP Guidance Document and Template for Santa Ana Region 8, Riverside County 1 Copy of Proposed Tentative Map and/or Site Plan $1,850.00 Application Fee ($1,750.00 Plan Check Fee + $100 Administrative Fee) NOTES: Plan Check Fee covers 3 reviews/plan checks. If more plan checks are required, then additional charges based on time and ' material will be assessed and due City Plan Check Turnaround Standard: 3 weeks 1 st submittal/2 weeks each subsequent submittal. Expedited plan check of 2 weeks/1 week available at additional charge of 50%of original plan check fee $875.00 Wengr\Forms\Engineering Forms\APPLICATIONSMWP Submittal Sheet-preliminary.doc CITY OF LADE LSINOIZE Checklist for Identifying Projects Requiring a Vf DREAM EXTREME Project-Specific WQMP within the Santa Ana Region Project File No.: Project Name: Project Location: Project Description: Proposed Project Consists of or Includes: Ye s No Significant Redevelopment:The addition or replacement of 5,000 square feet or more of impervious surface on an already developed site. Does not include routine maintenance activities that are conducted to maintain original lime and grade, ❑ ❑ hydraulic capacity,original purpose of the constructed facility or emergency redevelopment activity required to protect public health and safety. Residential developments that create 10,000 square feet or more of impervious surface (collectively over the entire project ❑ ❑ site),including residential housing subdivisions requiring a Final Map(ie.,detached single family home subdivisions,multi- family attached subdivisions,condominiums,or apartments,etc.). New industrial and commercial development where the land areal represented by the proposed map or pemut is 10,000 ❑ ❑ square feet or more. Nixed use developments that create 10,000 square feet or more of impervious surface (collectively over the entire project El ❑ site). Automotive repair shops [Standard Industrial Classification(SIC)codes2 5013, 5014, 5541, 7532, 7533, 7534, 7536, 7537, ❑ ❑ 7538,and 7539]. Restaurants(SIC code 5812)where the land area of development is 5,000 square feet or more. 1:1 El Hillside developments disturbing 5,000 square feet or more which are located on areas with known erosive soil conditions or ❑ ❑ where the natural slope is 25 percent or more. Developments of 2,500 square feet of impervious surface or more adjacent to(within 200 feet)or discharging directly into ESAs. 'Directly" means situated within 200 feet of the ESA; "discharging directly" means outflow from a drainage ❑ ❑ conveyance system that is composed entirely of flows from the subject development or redevelopment site, and not commingled with flows from adjacent lands. Parking lots of 5,000 square feet or more exposed to stomrwater,where 'harking lot"is defined as a land area or facility for ❑ El temporaryparling or storage ofmotor vehicles. Retail Gasoline Outlets that are either 5,000 square feet or more of impervious surface with a projected average daily traffic ❑ ❑ of 100 or more vehicles per day. Public Projects,other than Transportation Projects,that are implemented by a Pennittee and similar in nature to the priority ❑ ❑ projects described above and meets the thresholds descnbed herein. Condition of Approval requires preparation of VvQNP. 1 Land area is based on acreage disturbed. 2 Descriptions of SIC codes can be found at htq2://www.osha.goL/pls/inis/sicsearch.hbA DETERMINATION: Circle appropriate determination Any question answered "YES" Project requires a project-specific WQMP. All questions are answered "NO" Project requires incorporation of Site Design BMPs and Source Control BMPs imposed through Conditions of Approval or permit conditions. Contact the City NPDES Coordinator for more information or visit the City's Stormwater/NPDES webpage at www.lake-elsinore.org. Wengr\Forms\Engineering Forms\APPLICATIONS\WQMP Submittal Sheet-preliminary.doc