HomeMy WebLinkAboutItem No. 02 - PA 2019-34
REPORT TO PLANNING COMMISSION
To: Honorable Chairman and Members of the Planning Commission
From: Justin Kirk, Assistant Community Development Director
Prepared by: Damaris Abraham, Senior Planner
Date: December 21, 2021
Subject: Planning Application No. 2019-34 (Lake and Mountain Commercial Center)
requesting to develop a new commercial retail center with six (6) buildings
(32,695 sq. ft. in total) and 170 parking spaces
Applicant: Danny Singh, Tiger Petroleum, Inc.
Recommendation
1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, CERTIFY THE ENVIRONMENTAL IMPACT REPORT (ER
2020-03) (SCH NO. 2020080538) FOR PLANNING APPLICATION NO. 2019-34
(TENTATIVE TRACT MAP NO. 37922, CONDITIONAL USE PERMIT NO. 2019-19, AND
COMMERCIAL DESIGN REVIEW NO. 2019-27);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, ADOPT FINDINGS THAT PLANNING APPLICATION NO.
2019-34 (TENTATIVE TRACT MAP NO. 37922, CONDITIONAL USE PERMIT NO. 2019-19,
AND COMMERCIAL DESIGN REVIEW NO. 2019-27) IS CONSISTENT WITH THE
WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN
(MSHCP);
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, APPROVE TENTATIVE TRACT MAP NO. 37922
SUBDIVIDING 6.07 ACRES INTO SIX PARCELS RANGING IN SIZE FROM 0.66 ACRES
TO 1.22 ACRES LOCATED AT APNS 389-030-012 THROUGH 018;
4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, APPROVE CONDITIONAL USE PERMIT NO. 2019-19 TO
ESTABLISH THE LAKE AND MOUNTAIN COMMERCIAL CENTER PROJECT LOCATED
AT APNS 389-030-012 THROUGH 018; and,
PA 2019-34 (Lake and Mountain Commercial Center)
PC: December 21, 2021
Page 2 of 8
5. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, APPROVE COMMERCIAL DESIGN REVIEW NO. 2019-27
PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR THE LAKE AND
MOUNTAIN COMMERCIAL CENTER PROJECT LOCATED AT APNS 389-030-012
THROUGH 018.
Background
Community Outreach
The applicant has held several community outreach meetings to address the concerns received
from the community and to provide information to the surrounding neighbors regarding the
proposed Project. Two virtual meetings were held on August 17 and 19, 2021. The applicant also
held two in-person meetings on July 29, 2021 and on November 3, 2021.
A total of 25 comment letters and e-mails were received during the 45-day public comment period
for the Draft EIR. After the end of the comment period, seven additional emails (6 in opposition
and one in support) were received (attached as Exhibit M). Comments related to CEQA were
addressed in Chapter 3 (Response to Comments) of the attached Draft Final EIR (Exhibit G).
Other issues raised related to potential project impacts include compatibility of the project with
the surrounding area, safety, maintenance, fault zone, high fire area, noise, and traffic. These
concerns are discussed in greater detail in this staff report, conditions of approval, and the Draft
Final EIR and are also summarized below:
1. Compatibility with the surrounding area.
The current zoning for the subject site is General Commercial (C-2). The C-2 zone is
intended to accommodate a full range of retail stores, offices, personal and business
service establishments offering commodities and services to meet the needs of the
residents. The Project is proposing to establish a commercial retail center that is intended
to serve the neighborhood. To minimize impacts to the surrounding residential uses, the
Project has been designed to provide adequate buffering and screening to the residential
areas.
2. Safety and Site Maintenance
The Project has incorporated design strategies that would enhance safety and security at
the Project site. These include allowing for clear sight lines, adequate lighting, minimizing
concealed and isolated routes. The applicant has also indicated that 24-hour security will
be provided for the proposed Project. The proposed Project is required to keep the
property in good repair at all times. Conditions of Approval (COA No. 18 through 21) have
been included to ensure that the property is kept in good repair. The Project is also
conditioned (COA No. 29) to form a Property Owner’s Association that will be responsible
for the maintenance of the property.
3. Fault Zone
Section 4.6 (Geology and Soils) of the Draft EIR addresses geology, soils, and seismicity.
As noted in the Geotechnical Report prepared for the project, there are no active faults
crossing the project site. The County Fault Zone established for the Glen Ivy Fault Zone
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does trend northwest to southeast through the bottom half of the project site. Fault
investigations with trenching and subsequent geotechnical mapping found no evidence of
faulting at the site location. The Geotechnical Report concluded that the postulated fault
feature is related to a buried stream channel margin and not indicative of an on -site
faulting.
4. High Fire Area
Section 4.16 (Wildfire) of the Draft EIR addresses wildfire. The improvements to the
Project site, together with project building design/materials and compliance with State and
City regulations, will ensure project development and operation will not result in a
requirement for installation or maintenance of associated infrastructure that may
exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.
Conditions of Approval (COA Nos. 151 through 155) have been included to ensure
compliance with State and City Fire Code requirements. The project site is currently
vacant and contains grasses and weeds. Implementation of the project would replace the
existing vacant site containing weeds and grasses with structures built in compliance with
State and City Fire Code requirements and other impervious surfaces among irrigated
landscaping. Additionally, the utility lines located along the western project boundary
would be undergrounded as part of the project.
5. Noise
A Noise Impact Study dated October 23, 2019 was prepared by Urban Cross to evaluate
the potential noise impacts for the proposed Project. The study assessed the short-term
construction noise impacts as well as operational noise impacts as a result of the Project
that include on-site noise sources such as car wash equipment and vacuum stations and
traffic generated noise. The study found that the project meets the noise regulations and
standards of the LEMC Section 17.176 (Noise Ordinance). To further ensure that
construction activities do not disrupt the adjacent land use the study recommended
additional mitigation measures (Mitigation Measures NOI-1 and NOI-2). With
implementation of these mitigation measures the project would have less than significant
impact related to noise.
6. Traffic
A Traffic Impact Analysis dated January 17, 2020 was prepared by Urban Crossroads to
evaluate the proposed Project’s impacts on traffic. The TIA found that no significant direct
impacts are projected in the study area as a result of the proposed Project. The Project
will be required to widen Mountain Street and Lake Street to their ult imate half-section to
allow for extra capacity on the roadway. The Project will modify the existing median on
Lake Street to accommodate a 285-foot northbound left turn lane. The Project is also
required to install curb, gutter, sidewalk, and landscape improvements in order to
accommodate the proposed site access. The proposed Project will participate in the cost
of off-site improvements through payment of Transportation Uniform Mitigation Fee
(TUMF) and Traffic Impact Fee (TIF) fees. The Project’s contribution to these
transportation impact fee programs should be sufficient to address the Project’s fair share
towards mitigation measures designed to alleviate cumulative project impacts.
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Project Location
The project site is located at the northwest corner of Mountain Street and Lake Street. The project
site consists of an approximately 6.07-acre undeveloped area (Assessor’s Parcel Numbers 389-
030-012, 013, 014, 015, 016, 017, and 018).
Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project
Site
Vacant &
Residential
General Commercial (GC) General Commercial (C-2)
North Vacant &
Residential
General Commercial (GC) General Commercial (C-2)
South Residential Low Medium Residential (LMR) Single-Family Residential (R-1)
East Residential Alberhill Ranch Specific Plan Residential Single Family (RSF)
West Residential Low Medium Residential (LMR) Single-Family Residential (R-1)
Table 1: Environmental Setting
Project Description
The Lake and Mountain Commercial Center project consists of Tentative Tract Map No. 37922,
Conditional Use Permit No. CUP 2019-19, and Commercial Design Review No. 2019-27, which
collectively are being processed under Planning Application No. 2019-34.
Tentative Tract Map No. 37922 is proposing to subdivide the 6.07-acre site into six (6) lots
ranging in size from 0.66 acres to 1.10 acres. The remaining 0.44-acre portion of the site will be
dedicated for road right-of -way purposes. Table 2 below provides lot summary information:
Parcel
Number
Approximate
Parcel Size
(acres)
Approximate
Building
Size
(sq. ft.)
Proposed Use
1 0.915 4,900 Drive-through Restaurant and Retail Building
2 0.707 4,920 Drive-through Restaurant and Retail Building
3 1.077 3,150 Express Car W ash
4 1.223 9,014 Convenience Store, Gas Station, Quick Serve
Restaurant
5 1.049 4,850 Retail Building
6 0.661 4,850 Retail Building
0.438 N/A Road Right-of-way dedication
Table 2: Lot Summary
Conditional Use Permit No. 2019-19 and Commercial Design Review No. 2019-27 are
proposing to establish approximately 32,695 sq. ft. of commercial and retail uses as outlined
below:
Parcel 1: will include a 3,320 sq. ft. drive-through restaurant (Drive-Thru A) with an
attached 1,600 sq. ft. retail building (Retail C).
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Parcel 2: will include a 2,520 sq. ft. drive-through restaurant (Drive-Thru B) with an
attached 2,400 sq. ft. retail building (Retail D).
Parcel 3: will include a 3,150 sq. ft. express car wash.
Parcel 4: will include a 3,400 sq. ft. convenience store (C-Store) with an attached 1,525
sq. ft. quick service restaurant (QSR), a 4,089 sq. ft. fueling canopy with six (6) Multi-
Product Dispensers (MPD), and three (3) stormwater bio-retention basins (WQMP).
Parcel 5: will include a 4,850 sq. ft. retail building (Retail B) and four (4) stormwater bio-
retention basin (WQMP) areas.
Parcel 6: will include a 4,850 sq. ft. retail building (Retail B).
Architecture and Treatments
The proposed Project would consist of modern architectural buildings with a maximum height of
30 feet. Each building would incorporate architectural high arch entrances and flat roofs at
different heights that would provide for a varying roofline. The proposed Project would also utilize
earth tone building materials such as stucco (desert trail, dark beige, mocha, and natural white)
and ledgestone that would be complementary of the surrounding area.
Phasing and Grading
Grading activities are proposed to be completed in one (1) phase. Earthwork for the site is
anticipated to require 31,630 cubic yards of cut, 9,213 cubic yards of fill, and 22,416 cubic yards
of export. In addition, over-excavation and compaction of on-site material is expected to be
required.
Landscaping
The proposed landscaping plan has been designed to complement the architectural style for the
proposed buildings. The Project site would include approximately 64,572 sq. ft. of landscaping,
representing 27 percent of the site. The Project boundary will be landscaped with drought tolerant
shrubs and trees that will provide shaded areas and a defined border of the Project site. Trees
will also be planted within the interior of the Project site to break up the impervious areas and to
provide shade within the parking areas.
Site Access
The Project site would provide vehicle ingress/egress driveways along Mountain Street and along
Lake Street. The Project site would include one (1) full-access driveway and one (1) right-in/right-
out driveway along Mountain Street, and two (2) right-in right-out driveways along Lake Street.
Street Improvements
Lake Street is an Urban Arterial Highway as shown on the General Plan. The applicant is required
to dedicate approximately 20 feet adjacent to the property frontage for a total right-of-way of 60
feet from centerline to the project property line. Street improvements on Lake Street along the
project site’s frontage would include sidewalk, landscape, and a new six‐foot wide bike lane (Class
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II). The Project will also construct a raised median on Lake Street to restrict access to right-in/right-
out access only at the two driveways on Lake Street. The Project will also modify the existing
median on Lake Street to accommodate a 285-foot northbound left turn lane.
Mountain Street is a Local street and the applicant is required to dedicate approximately 14 feet
for a total right-of-way of 30 feet wide from the centerline to the project property line. Street
improvements on Mountain Street along the project site’s frontage would include sidewalk and
landscape.
Analysis
General Plan Consistency
The Project has a General Plan Land Use designation of General Commercial (GC) and is located
within the Alberhill District. The GC Land Use designation provides for retail, services, restaurants,
professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-
public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The
project is proposing to develop approximately 32,695 sq. ft. of commercial retail development,
which includes a convenience store, gas station, express car wash, drive-through and quick-serve
restaurants, and retail buildings with 0.13 FAR. Therefore, the project is consistent with the
General Plan.
Municipal Code Consistency
The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the
C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are also
permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores and restaurants
and eating establishments (excluding drive-through) as permitted uses. Section 17.124.030 of the
C-2 zone states that uses subject to a conditional use permit listed in the C-1 zone are also
permitted in the C-2 zone subject to a Conditional Use Permit. Section 170.120.030 of the C-1
zone permits drive-through establishments, gasoline dispensing establishments, and car wash
subject to a Conditional Use Permit.
Below are the relevant development standards applicable to the project as identified in the C-2
zone and Section 17.112.090 (Gasoline dispensing establishments) of the Lake Elsinore
Municipal Code (LEMC):
Development Standard Required Proposed
Lot Area Minimum (Net) 25,000 sq. ft. 28,793 sq. ft.
Street Frontage Width 100 ft. 169 sq. ft.
Front yard Setback 20 ft. 63 ft.
Fueling Canopy 20 ft. 55 ft.
Building Height (maximum) 35 ft. 30 ft.
Landscape improvements
Adjacent to Street 15 ft. min./ Ave. 20 ft. 20 ft.
Buffer Landscaping 15 ft. 15 ft.
Landscape coverage 15% 27%
Table 3: Development Standards
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Tentative Tract Map Analysis
The tentative map is proposing to subdivide the 6.07-acre site into six (6) lots ranging in size from
0.66 acres to 1.10 acres (0.44 acres will be dedicated for road right-of-way purposes). The
proposed subdivision meets the minimum lot area requirement and street frontage width of the
C-2 zone. The tentative map also complies with Chapter 16.24 (Tentative Map) of the LEMC and
the Subdivision Map Act. The Project will be required to form a Property Owner’s Association
(POA) for reciprocal access easements, shared parking spaces as well as for the maintenance of
common areas.
Parking Analysis
The Project complies with the onsite parking standards listed in Chapter 17.148 (Parking
Requirements) of the LEMC. Section 17.148.030.A of the LEMC requires one (1) parking space
for each 250 square feet of retail floor area. Section 17.148.030.E.13 of the LEMC requires one
(1) parking space for each 45 square feet of customer area, plus one space for each 200 square
feet of noncustomer area for food establishments. The project will provide 170 parking spaces,
including 11 accessible spaces, 20 vacuum stalls and bicycle racks. The project will be required
to install electric vehicle charging stations for at least 6 percent of all onsite parking spaces per
CalGreen 2019 requirements. The proposed parking would exceed the minimum 151 parking
spaces required for the site per the LEMC.
The architectural design of the proposed building complies with the Nonresidential Development
Standards (Chapter 17.112) of the LEMC. The architecture of the building has been designed to
achieve harmony and compatibility with surrounding area. The colors and materials proposed will
assist in blending the architecture into the existing landscape and are compatible with other colors
and materials used on other properties near the project site. The proposed landscaping
improvements serve to enhance the building designs and soften portions of building elevations,
provide shade and break-up expanses of pavement.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the proposed project, and have conditioned the project and have
conditioned the project to ensure compliance with the general plan, the municipal code, and the
related environmental document.
AB 52 Tribal Consultations
On March 4, 2020, the City provided written notification of the project in accordance with AB 52
to all of the Native American tribes that requested to receive such notification from the City. Staff
received requests from Rincon, Pechanga, and Soboba Tribes within the 30-day period,
requesting to initiate consultation. Consultation was concluded on April 24, 2020 with the Rincon
Band of Luiseño Indians and on April 23, 2020 with the Soboba Band of Luiseño Indians.
Consultation is still ongoing with the Pechanga Band of Luiseño Indians. Mitigation measures
have been added to address a concern over the potential for uncovering tribal cultural resources
(TCRs) or other tribal‐affiliated resources during construction of the project.
Environmental Determination
A Draft Environmental Impact Report (EIR) (SCH No. 2020080538) was prepared to analyze the
potential impacts of the Project. In accordance with CEQA Guidelines Section 15082, the City
prepared and distributed a Notice of Preparation (NOP) of an EIR on August 28, 2020. On
PA 2019-34 (Lake and Mountain Commercial Center)
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September 17, 2020, the City held a duly noticed scoping meeting in order to facilitate consultation
regarding the scope and content of the environmental information in the Draft EIR.
Notice to all interested persons and agencies inviting comments on the Draft EIR was published
in accordance with the provisions of CEQA and CEQA Guidelines, and posted at the Office of the
County Clerk of Riverside County and at the State Clearinghouse on July 2, 2021 for a 45-day
public comment period which ran from July 2, 2021 to August 16, 2021.
A total of 25 comment letters and e-mails were received during the 45-day public comment period.
Reponses to comments were prepared and have been provided in Chapter 3 (Response to
Comments) of the attached Draft Final EIR document (Exhibit G). There were no public comments
or changes to the text or analysis contained in the DEIR that resulted in the identification of any
new significant environmental effect or a substantial increase in the severity of environmental
effects that were disclosed in the DEIR. Therefore, in accordance with Section 15088.5 of the
CEQA Guidelines a recirculation of the DEIR is not warranted.
The EIR determined that the following issue areas would have potentially significant
environmental impacts that would be mitigated to below a level of significance: biological
resources; cultural resources; geology and soils; noise; and tribal cultural resources. The EIR
determined that the proposed Project will not result in significant and unavoidable project-level
and cumulative impacts.
MSHCP Consistency
The Project has been reviewed for consistency with the Western Riverside County Multiple
Species Habitat Conservation Plan (MSHCP). The Project site is located within the MSHCP
Elsinore Area Plan, Criteria Cell # 4155. On June 1, 2021, the Western Riverside County Regional
Conservation Authority (RCA) completed the Joint Project Review (JPR# 21-02-04-01) process
and concluded that the project is consistent with both the Criteria and other plan requirements of
the MSHCP.
Exhibits
A – CEQA Resolution
B – MSHCP Resolution
C – TTM Resolution
D – CUP Resolution
E – CDR Resolution
F – Conditions of Approval
G – Draft Final EIR
H – Vicinity Map
I – Aerial Map
J – TTM 37922
K – Design Review Package
L – Perspective Street Views
M – Comment letters
RESOLUTION NO. 2021-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, CERTIFY THE ENVIRONMENTAL
IMPACT REPORT (ER 2020-03) (SCH NO. 2020080538) FOR PLANNING
APPLICATION NO. 2019-34 (TENTATIVE TRACT MAP NO. 37922, CONDITIONAL
USE PERMIT NO. 2019-19, AND COMMERCIAL DESIGN REVIEW NO. 2019-27)
Whereas, Danny Singh, Tiger Petroleum, Inc. has filed an application with the City of Lake
Elsinore (City) requesting approval of Planning Application No. 2019-34 (Tentative Tract Map No.
37922, Conditional Use Permit No. CUP 2019-19, and Commercial Design Review No. 2019-27)
to develop an approximately 32,695 square foot (SF) commercial retail center on 6.07 acres of
land (Project). The Project proposes to subdivide the site into six (6) lots ranging in size from 0.66
acres to 1.10 acres. The remaining 0.44-acre portion of the site will be dedicated for road right-
of-way purposes. The Project also proposes to construct a 3,400 SF convenience store with an
attached 1,525 SF Quick-Serve Restaurant, 4,089 SF gas fueling canopy, a 3,150 SF express
car wash, two (2) 4,850 SF retail buildings, a 3,320 SF drive-thru restaurant with an attached
1,600 SF retail building, and a 2,520 SF drive-thru restaurant with an attached 2,400 SF retail
building with 170 parking spaces, landscaping, and related site improvements. The Project is
located at the northwest corner of Mountain Street and Lake Street (APNs: 389-030-012, 013,
014, 015, 016, 017, and 018); and,
Whereas, the City prepared a Draft Environmental Impact Report (EIR) (SCH No.
2020080538) on the Project pursuant to the California Environmental Quality Act (California
Public Resources Code Sections 21000 et seq.: “CEQA”), the State Guidelines for
Implementation of the California Environmental Quality Act (California Code of Regulations,
Sections 15000 et seq.: the “State CEQA Guidelines”), and the City’s Procedures for
Implementing the State CEQA Guidelines and its other procedures relating to environmental
evaluation of public and private projects; and,
Whereas, the City transmitted for filing a Notice of Preparation of the Draft EIR on August
28, 2020 in accordance with the CEQA Guidelines, for distribution to those agencies which have
jurisdiction by law with respect to the Project and to other interested persons and agencies, and
sought the comments of such persons and agencies; and,
Whereas, pursuant to CEQA Guidelines, Section 15082(c)(1), on September 17, 2020,
the City held a duly noticed scoping meeting in order to facilitate consultation regarding the scope
and content of the environmental information in the Draft EIR; and,
Whereas, the City transmitted for filing a Notice of Availability/Notice of Completion of a
DEIR and in accordance with the State CEQA Guidelines forwarded the DEIR to the State
Clearinghouse, for distribution to those agencies which have jurisdiction by law with respect to
the Project, and to other interested persons and agencies, and sought the comments of such
persons and agencies; and,
Whereas, the State Clearinghouse posted the DEIR for a 45-day public comment period
which ran from July 2, 2021 to August 16, 2021; and,
Whereas, notice to all interested persons and agencies inviting comments on the Draft
EIR was published in accordance with the provisions of CEQA and the State CEQA Guidelines
PC Reso No. 2021-___
Page 2 of 3
and the Lake Elsinore Municipal Code and posted at the Office of the County Clerk of Riverside
County on July 2, 2021. A total of 25 comment letters and e-mails were received during the 45-
day public comment period. Reponses to comments were prepared and have been provided in
Chapter 3 (Response to Comments) of the Draft Final EIR document. There were no public
comments or changes to the text or analysis contained in the DEIR that resulted in the
identification of any new significant environmental effect or a substantial increase in the severity
of environmental effects that were disclosed in the DEIR. Therefore, in accordance with Section
15088.5 of the CEQA Guidelines a recirculation of the DEIR is not warranted; and,
Whereas, all actions required to be taken by applicable law related to the preparation,
circulation, and review of the DEIR have been taken; and,
Whereas, the Planning Commission (Commission) has been delegated with the
responsibility of making recommendations to the City Council (Council) for certifying EIRs, and,
Whereas, the DEIR was sent to the Commission members on or about July 2, 2021, and
was considered by the Commission on December 21, 2021 at a duly noticed Public Hearing and
the Commission has considered evidence presented by the Community Development
Department and other interested parties on the adequacy of the DEIR.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND AS FOLLOWS:
Section 1: The Commission has considered and evaluated all written and oral staff reports
and comments received from persons who have reviewed the Draft EIR, the comments submitted
on the Draft EIR; the public testimony, and such other matters as are reflected in the record of
the public hearing on the Project and the Draft EIR.
Section 2: The Commission hereby recommends to the Council that the EIR for the
Project is adequate and has been completed in compliance with CEQA, the State CEQA
Guidelines, and local procedures adopted by the City pursuant thereto. The Commission has
reviewed and considered the information contained in the Draft Final EIR and finds that the Draft
Final EIR represents the independent judgment of the City.
Section 3: Based upon all of the evidence presented and the above findings, the
Commission hereby recommends the Council certify the EIR for the Project.
Section 4: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 21st day of December, 2021.
John Gray, Chairman
PC Reso No. 2021-___
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Attest:
___________________________________
Justin Kirk,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Justin Kirk, Assistant Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2021-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on December 21, 2021 and that the same
was adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Justin Kirk,
Assistant Community Development Director
RESOLUTION NO. 2021-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, ADOPT FINDINGS THAT PLANNING
APPLICATION NO. 2019-34 (TENTATIVE TRACT MAP NO. 37922, CONDITIONAL
USE PERMIT NO. 2019-19, AND COMMERCIAL DESIGN REVIEW NO. 2019-27) IS
CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES
HABITAT CONSERVATION PLAN (MSHCP)
Whereas, Danny Singh, Tiger Petroleum, Inc. has filed an application with the City of Lake
Elsinore (City) requesting approval of Planning Application No. 2019-34 (Tentative Tract Map No.
37922, Conditional Use Permit No. CUP 2019-19, and Commercial Design Review No. 2019-27)
to develop an approximately 32,695 square foot (SF) commercial retail center on 6.07 acres of
land (Project). The Project proposes to subdivide the site into six (6) lots ranging in size from 0.66
acres to 1.10 acres. The remaining 0.44-acre portion of the site will be dedicated for road right-
of-way purposes. The Project also proposes to construct a 3,400 SF convenience store with an
attached 1,525 SF Quick-Serve Restaurant, 4,089 SF gas fueling canopy, a 3,150 SF express
car wash, two (2) 4,850 SF retail buildings, a 3,320 SF drive-thru restaurant with an attached
1,600 SF retail building, and a 2,520 SF drive-thru restaurant with an attached 2,400 SF retail
building with 170 parking spaces, landscaping, and related site improvements. The Project is
located at the northwest corner of Mountain Street and Lake Street (APNs: 389-030-012, 013,
014, 015, 016, 017, and 018); and,
Whereas, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP)
requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore
Acquisition Process (LEAP) and the Joint Project Review (JPR) to analyze the scope of the
proposed development and establish a building envelope that is consistent with the MSHCP
criteria; and,
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives; and,
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.415.070
(Conditional Use Permits), Section 17.415.050 (Major Design Review), Chapter 16.24 (Tentative
Map), Section 17.410.030 (Multiple Applications), and Section 17.410.070 (Approving Authority),
the Planning Commission (Commission) has been delegated with the responsibility of making
recommendations to the City Council (Council) pertaining to tentative maps, conditional use
permits, and design review applications; and,
Whereas, on December 21, 2021, at a duly noticed Public Hearing the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the Project and its consistency with the
MSHCP prior to recommending that the Council adopt Findings of Consistency with the MSHCP.
PC Reso. No. 2021-____
Page 2 of 6
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1. The Project is a project under the City’s MSHCP Resolution, and the City must make an
MSHCP Consistency finding before approval.
The Property is located within an MSHCP criteria cell. Pursuant to the City’s MSHCP
Resolution, the Project has been reviewed for MSHCP consistency, including consistency with
“Other Plan Requirements.” These include the Protection of Species Associated with
Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow
Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and
Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, § 6.1.4),
Vegetation Mapping (MSHCP, § 6.3.1) requirements, Fuels Management Guidelines
(MSHCP, § 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP
Ordinance, § 4).
2. The Project is subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) Joint Project Review processes.
The Project site is located within Criteria Cell #4155. Two LEAP applications were previously
submitted for most of the Project site and several adjacent parcels. These applications
received Joint Project Review approval from the Regional Conservation Authority (RCA), with
no conservation required. (JPR 08-08-20-01/LEAP 2006-05 (Lake Street Marketplace) which
amended JPR 06-08-31-01.)
The proposed PA 2019-34 (TTM 37922, CUP 2019-19, CDR 2019-27) (Lake and Mountain
Commercial Center) includes one additional parcel (APN 389-030-012) and therefore, a
formal and complete LEAP application, LEAP 2020-03, was submitted to the City on October
26, 2020 in order to amend the JPR 08-08-20-01 to cover the additional parcel. The amended
JPR application, JPR 21-02-04-01 was submitted to the Regional Conservation Authority
(RCA). The RCA completed the review on June 1, 2021 and found the Project consistent with
both the Criteria and Other Plan Requirements.
3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines.
The site has been assessed for riverine/riparian and vernal pools habitat and none were
determined to be present on-site. Evidence for this conclusion was provided by the lack of
riverine/riparian vegetation, vernal pools and in particular, clay soils. Due to the open, sloping
and disturbed nature of the site, it was determined that no possible areas of significant tire rut
formation or natural, level areas with clay soils or associated hardpan soils occur on the
project site.
The Project is therefore consistent with the Riparian/Riverine Areas and Vernal Pool
Guidelines set forth in Section 6.1.2 of the MSHCP. No further action regarding this section
of the MSHCP is required.
4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines.
The property is not in a Narrow Endemic Plant Species Survey Area (NEPSSA) for any narrow
endemic species, and no NEPSSA surveys are required.
PC Reso. No. 2021-____
Page 3 of 6
The proposed project is therefore consistent with the Protection of Narrow Endemic Plant
Species Guidelines.
5. The Project is consistent with the Additional Survey Needs and Procedures.
The MSHCP requires additional surveys for certain species if the project is located in certain
locations. Pursuant to MSHCP Figure 6-2 (Criteria Area Species Survey Area), Figure 6-3
(Amphibian Species Survey Areas with Criteria Area), Figure 6-4 (Burrowing Owl Survey
Areas with Criteria Area), Figure 6-5 (Mammal Species Survey Areas With Criteria Area),
burrowing owl surveys and surveys for Criteria Area species are required for the subject
property prior to approval of a development proposal. Therefore, for MSHCP consistency,
additional focused rare plant surveys for these species are required.
The property is not within a Criteria Area Species Survey Area (CASSA), and CASSA surveys
are not required. It is also not within survey areas for amphibian species (MSHCP Figure 6-3)
or mammal species (MSHCP Figure 6-5) and surveys for those species are not required.
However, a narrow sliver on the eastern side of the project site, adjacent to Lake Street, is
located in the survey area for burrowing owls. California Ground Squirrel (Spermophilus
beecheyi) burrows that could serve as potential burrows for the Burrowing Owl are scarce in
all areas surveyed during the past 16 years. There are a few piles of brush and debris
scattered about the site that could potentially serve as Burrowing Owl habitat. There is a
culvert under Mountain Road adjacent to the southwest corner of the site. Both of these
features are outside the required mapped survey area but, as was mentioned, all potential
habitat in the original and present project area was assessed for Burrowing Owl habitat. All
potential areas and their close environs were examined for such evidence of Burrowing Owl
presence as molted feathers, cast pellets, prey remains, eggshell fragments, and excrement.
There are several piles of spoil in an adjacent vacant lot, overgrown with tall weeds, off-site
to the west. Other than this off-site area, no other evidence was observed on or within 500
feet of the site.
As a mitigation measure for the proposed Project, the City of Lake Elsinore will require the
following:
Due to the presence of potentially suitable habitat, a 30-day pre-construction survey for
burrowing owls is required prior to initial ground-disturbing activities (e.g., vegetation
clearing, clearing and grubbing, grading, tree removal, site watering, equipment staging)
to ensure that no owls have colonized the site in the days or weeks preceding the
ground-disturbing activities. If burrowing owls have colonized the project site prior to the
initiation of ground-disturbing activities, the project proponent will immediately inform the
Regional Conservation Authority (RCA) and the Wildlife Agencies, and will need to
coordinate further with RCA and the Wildlife Agencies, including the possibility of
preparing a Burrowing Owl Protection and Relocation Plan, prior to initiating ground
disturbance. If ground-disturbing activities occur, but the site is left undisturbed for more
than 30 days, a pre-construction survey will again be necessary to ensure that burrowing
owl have not colonized the site since it was last disturbed. If burrowing owl is found, the
same coordination described above will be necessary.
Therefore, the subject project is consistent with the Additional Survey Needs and Procedures
of the MSHCP.
6. The Project is consistent with the Urban/Wildlands Interface Guidelines.
PC Reso. No. 2021-____
Page 4 of 6
Section 6.1.4 of the MSHCP sets forth guidelines that are intended to address indirect effects
associated with locating development in proximity to the MSHCP Conservation Area, where
applicable.
The guidelines in Section 6.1.4 of the MSHCP are intended to address indirect effects
associated with development near MSHCP Conserved Areas. Developments in proximity to
MSHCP Conserved Areas may result in “edge effects” that might adversely affect biological
resources within MSHCP Conserved Areas.
The Project site is not immediately adjacent to a defined MSHCP Conservation Area and thus
does not pose a risk of causing direct or indirect effects to any defined MSHCP Conservation
Areas. The closest MSHCP conserved land is approximately 3,600 feet west of the project
site, with closest MSHCP proposed conservation land approximately 2,800 feet to the
northwest. However, these lands are separated from the project site by developed single-
family residential developments that almost completely surround the project site.
For these reasons, the Urban/Wildlife Interface Guidelines are not applicable.
7. The Project is consistent with the Vegetation Mapping requirements.
The following vegetation type and other areas were found to occur on the project site:
Urban/Developed, disturbed habitat and non-native grassland. The Urban/Developed land
contains several occupied residences on the site, as well as ancillary structures. An
assortment of inactive vehicles and mechanical equipment occupies part of the northernmost
parcel, as does a small power substation. The disturbed habitat reflects that land without
structures that has been disked for fuel reduction purposes, leaving essentially unvegetated
areas.
Non-native Grassland constitutes unoccupied land that has not been recently disked supports
a sparse cover of weedy species, including Short-pod Mustard (Hirschfeldia incana),
Horseweed (Conyza canadensis), Red Brome (Bromus madritensis ssp. rubens), Doveweed
(Eremocarpus setigerus), Hare Barley (Hordeum murinum ssp. leporinum), and Telegraph
Weed (Heterotheca grandiflora).
This mapping is sufficient under the MSHCP and is consistent with the MSHCP vegetation
mapping requirements.
8. The Project is consistent with the Fuels Management Guidelines.
The MSHCP acknowledges that brush management to reduce fuel loads and protect urban
uses and public health/safety shall occur where development is adjacent to conservation
areas. The closest MSHCP conserved land is approximately 3,600 feet west of the project
site, with closest MSHCP proposed conservation land approximately 2,800 feet to the
northwest.
However, these lands are separated from the project site by developed single-family
residential developments that almost completely surround the project site.
Therefore, the Project is consistent with the Fuels Management Guidelines as set forth in
Section 6.4 of the MSHCP.
PC Reso. No. 2021-____
Page 5 of 6
9. The Project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee.
As a condition of approval, the Project will be required to pay the City’s MSHCP Local
Development Mitigation Fee at the time of issuance of building permits.
10. The Project is consistent with the MSHCP.
Target conservation in Criteria Cell #4155 will range from 20%-30% of the Cell focusing in the
northeastern portion of the Cell. The Project site in not located in the northwest portion of the
criteria cell. Additionally, the project site does not meet the conservation requirements set
forth for Subunit 2 of the Elsinore Area Plan. Therefore, conservation of the project site or any
portion thereof, is not required. The proposed project is consistent with the MSHCP.
Section 3: Based upon the evidence presented, both written and testimonial, and the
above findings, the Commission hereby recommends that the Council find that the Project is
consistent with the MSHCP.
Section 4: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 21st day of December, 2021.
John Gray, Chairman
Attest:
___________________________________
Justin Kirk,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Justin Kirk, Assistant Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2021-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on December 21, 2021 and that the same
was adopted by the following vote:
PC Reso. No. 2021-____
Page 6 of 6
AYES
NOES:
ABSTAIN:
ABSENT:
Justin Kirk,
Assistant Community Development Director
RESOLUTION NO. 2021-___
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, APPROVE TENTATIVE TRACT M AP
NO. 37922 SUBDIVIDING 6.07 ACRES INTO SIX PARCELS RANGING IN SIZE
FROM 0.66 ACRES TO 1.22 ACRES LOCATED AT APNS 389-030-012 THROUGH
018
Whereas, Danny Singh, Tiger Petroleum, Inc. has filed an application with the City of Lake
Elsinore (City) requesting approval of Planning Application No. 2019-34 (Tentative Tract Map No.
37922, Conditional Use Permit No. CUP 2019-19, and Commercial Design Review No. 2019-27)
to develop an approximately 32,695 square foot (SF) commercial retail center on 6.07 acres of
land (Project). The Project proposes to subdivide the site into six (6) lots ranging in size from 0.66
acres to 1.10 acres. The remaining 0.44-acre portion of the site will be dedicated for road right-
of-way purposes. The Project also proposes to construct a 3,400 SF convenience store with an
attached 1,525 SF Quick-Serve Restaurant, 4,089 SF gas fueling canopy, a 3,150 SF express
car wash, two (2) 4,850 SF retail buildings, a 3,320 SF drive-thru restaurant with an attached
1,600 SF retail building, and a 2,520 SF drive-thru restaurant with an attached 2,400 SF retail
building with 170 parking spaces, landscaping, and related site improvements. The Project is
located at the northwest corner of Mountain Street and Lake Street (APNs: 389-030-012, 013,
014, 015, 016, 017, and 018); and,
Whereas, the City prepared a Draft Environmental Impact Report (EIR) (SCH No.
2020080538) for the Project pursuant to the California Environmental Quality Act (California
Public Resources Code Sections 21000 et seq.: “CEQA”), the State Guidelines for
Implementation of the California Environmental Quality Act (California Code of Regulations,
Sections 15000 et seq.: the “State CEQA Guidelines”), and the City’s Procedures for
Implementing the State CEQA Guidelines and its other procedures relating to environmental
evaluation of public and private projects; and,
Whereas, the City transmitted for filing a Notice of Availability/Notice of Completion of a
DEIR and in accordance with the State CEQA Guidelines forwarded the DEIR to the State
Clearinghouse, for distribution to those agencies which have jurisdiction by law with respect to
the Project, and to other interested persons and agencies, and sought the comments of such
persons and agencies. The State Clearinghouse posted the DEIR for a 45-day public comment
period which ran from July 2, 2021 to August 16, 2021; and,
Whereas, pursuant to Chapter 16.24 (Tentative Map) of the Lake Elsinore Municipal Code
(LEMC), the Planning Commission (Commission) has been delegated with the responsibility of
making recommendations to the City Council (Council) pertaining to tentative maps; and,
Whereas, on December 21, 2021, at a duly noticed Public Hearing, the Commission
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
PC Reso. No. 2021-____
Page 2 of 4
Section 1: Prior to making a recommendation to the Council, the Commission has
reviewed and analyzed the proposed project pursuant to the appropriate Planning and Zoning
Laws, and Chapter 16 (Subdivisions) of the LEMC.
Section 2: The Commission has considered and evaluated all written and oral staff reports
and comments received from persons who have reviewed the DEIR, the comments submitted on
the DEIR; the public testimony, and such other matters as are reflected in the record of the public
hearing on the Project and the DEIR. The Commission hereby recommends to the Council that
the EIR for the Project is adequate and has been completed in compliance with CEQA, the State
CEQA Guidelines, and local procedures adopted by the City pursuant thereto. The Commission
has reviewed and considered the information contained in the Draft EIR and finds that the Draft
EIR represents the independent judgment of the City.
Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the
Commission makes the following findings for approval of Tentative Tract Map (TTM) No. 37922:
1. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The proposed subdivision is compatible with the
objectives, policies, general land uses and programs specified in the General Plan
(Government Code Section 66473.5).
a. The Project has a General Plan Land Use designation of General Commercial (GC) and
is located within the Alberhill District. The GC Land Use designation provides for retail,
services, restaurants, professional and administrative offices, hotels and motels, mixed-
use projects, public and quasi-public uses, and similar and compatible uses with a
maximum 0.40 Floor Area Ratio (FAR). The project is proposing to develop
approximately 32,695 sq. ft. of commercial retail development, which includes a
convenience store, gas station, express car wash, drive-through and quick-serve
restaurants, and retail buildings with 0.13 FAR. The proposed subdivision is compatible
with the objectives, policies, general land uses and programs specified in the General
Plan.
b. All offsite mitigation measures have been identified in a manner consistent with the
General Plan.
2. The site of the proposed subdivision of land is physically suitable for the proposed density
of development in accordance with the General Plan.
a. The proposed Project does not include residential development. The proposed
subdivision is consistent and compatible with the adjacent communities.
3. The effects that this project are likely to have upon the housing needs of the region, the
public service requirements of its residents and the available fiscal and environmental
resources have been considered and balanced.
a. The project is consistent with the City’s General Plan. The Project has a General
Commercial (GC) Land Use Designation and will not have a direct impact on housing
needs. During the approval of the General Plan, housing needs, public services and
fiscal resources were scrutinized to achieve a balance within the City
4. The proposed division of land or type of improvements is not likely to result in any significant
environmental impacts.
PC Reso. No. 2021-____
Page 3 of 4
a. A Draft Environmental Impact Report (EIR) (SCH No. 2020080538) was prepared for
TTM 37922. The EIR identified potentially significant environmental effects but these
impacts will be mitigated to below a level of significance through compliance with the
mitigation measures set forth in the EIR. TTM 37922 has been conditioned to comply
with these mitigation measures.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a. TTM 37922 has been designed in a manner consistent with the General Plan and does
not divide previously established communities.
6. The design of the proposed division of land or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed division of land.
a. All known easements or request for access have been incorporated into the design of
TTM 37922.
b. The map has been circulated to City departments and outside agencies, and appropriate
Conditions of Approval have been applied to the project.
Section 4: Based upon all of the evidence presented, the above findings, and the
conditions of approval imposed upon the Project, the Commission hereby recommends that the
Council approve Tentative Tract Map No. 37922.
Section 5: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 21st day of December, 2021.
John Gray, Chairman
Attest:
___________________________________
Justin Kirk,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Justin Kirk, Assistant Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2021-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on December 21, 2021 and that the same
was adopted by the following vote:
PC Reso. No. 2021-____
Page 4 of 4
AYES
NOES:
ABSTAIN:
ABSENT:
Justin Kirk,
Assistant Community Development Director
RESOLUTION NO. 2021-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, APPROVE CONDITIONAL USE PERMIT
NO. 2019-19 TO ESTABLISH THE LAKE AND MOUNTAIN COMMERCIAL
CENTER PROJECT LOCATED AT APNS 389-030-012 THROUGH 018
Whereas, Danny Singh, Tiger Petroleum, Inc. has filed an application with the City of Lake
Elsinore (City) requesting approval of Planning Application No. 2019-34 (Tentative Tract Map No.
37922, Conditional Use Permit No. CUP 2019-19, and Commercial Design Review No. 2019-27)
to develop an approximately 32,695 square foot (SF) commercial retail center on 6.07 acres of
land (Project). The Project proposes to subdivide the site into six (6) lots ranging in size from 0.66
acres to 1.10 acres. The remaining 0.44-acre portion of the site will be dedicated for road right-
of-way purposes. The Project also proposes to construct a 3,400 SF convenience store with an
attached 1,525 SF Quick-Serve Restaurant, 4,089 SF gas fueling canopy, a 3,150 SF express
car wash, two (2) 4,850 SF retail buildings, a 3,320 SF drive-thru restaurant with an attached
1,600 SF retail building, and a 2,520 SF drive-thru restaurant with an attached 2,400 SF retail
building with 170 parking spaces, landscaping, and related site improvements. The Project is
located at the northwest corner of Mountain Street and Lake Street (APNs: 389-030-012, 013,
014, 015, 016, 017, and 018); and,
Whereas, the City prepared a Draft Environmental Impact Report (EIR) (SCH No.
2020080538) for the Project pursuant to the California Environmental Quality Act (California
Public Resources Code Sections 21000 et seq.: “CEQA”), the State Guidelines for
Implementation of the California Environmental Quality Act (California Code of Regulations,
Sections 15000 et seq.: the “State CEQA Guidelines”), and the City’s Procedures for
Implementing the State CEQA Guidelines and its other procedures relating to environmental
evaluation of public and private projects; and,
Whereas, the City transmitted for filing a Notice of Availability/Notice of Completion of a
DEIR and in accordance with the State CEQA Guidelines forwarded the DEIR to the State
Clearinghouse, for distribution to those agencies which have jurisdiction by law with respect to
the Project, and to other interested persons and agencies, and sought the comments of such
persons and agencies. The State Clearinghouse posted the DEIR for a 45-day public comment
period which ran from July 2, 2021 to August 16, 2021; and,
Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that
certain uses are desirable but may have operational characteristics that disproportionately impact
adjoining properties, businesses, or residents. Accordingly, such uses require a more
comprehensive review and approval procedure, including the ability to condition the project in
order to mitigate significant impact; and,
Whereas, pursuant Section 17.415.070 (Conditional Use Permits), Section 17.410.070
(Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning
Commission (Commission) has been delegated with the responsibility of making
recommendations to the City Council (Council) pertaining to conditional use permits; and,
Whereas, on December 21, 2021 at a duly noticed Public Hearing the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
PC Reso. No. 2021-____
Page 2 of 4
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
Section 1: The Commission has considered the Project prior to making a
recommendation to the Council and has found it acceptable.
Section 2: The Commission has considered and evaluated all written and oral staff
reports and comments received from persons who have reviewed the DEIR, the comments
submitted on the DEIR; the public testimony, and such other matters as are reflected in the record
of the public hearing on the Project and the DEIR. The Commission hereby recommends to the
Council that the EIR for the Project is adequate and has been completed in compliance with
CEQA, the State CEQA Guidelines, and local procedures adopted by the City pursuant thereto.
The Commission has reviewed and considered the information contained in the Draft EIR and
finds that the Draft EIR represents the independent judgment of the City.
Section 3. That in accordance with LEMC Section 17.415.070.C. Findings, the
Commission makes the following findings regarding Conditional Use Permit No. 2019-19:
1. That the proposed use, on its own merits and within the context of its setting, is in accord
with the objectives of the General Plan and the purpose of the planning district in which
the site is located.
The Project has a General Plan Land Use designation of General Commercial (GC) and
is located within the Alberhill District. The GC Land Use designation provides for retail,
services, restaurants, professional and administrative offices, hotels and motels, mixed-
use projects, public and quasi-public uses, and similar and compatible uses with a
maximum 0.40 Floor Area Ratio (FAR). The project is proposing to develop approximately
32,695 sq. ft. of commercial retail development, which includes a convenience store, gas
station, express car wash, drive-through and quick-serve restaurants, and retail buildings
with 0.13 FAR. Therefore, the Project is consistent with the General Plan. The current
zoning for the subject site is General Commercial (C-2). Section 17.124.020 of the C-2
zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone are
also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores and
restaurants and eating establishments (excluding drive-through) as permitted uses.
Section 17.124.030 of the C-2 zone states that uses subject to a conditional use permit
listed in the C-1 zone are also permitted in the C-2 zone subject to a Conditional Use
Permit. Section 170.120.030 of the C-1 zone permits drive-through establishments,
gasoline dispensing establishments, and car wash subject to a Conditional Use Permit.
Further, the proposed commercial Project will assist in achieving the development of a
well-balanced and functional mix of residential, commercial, industrial, open space,
recreational and institutional land uses.
2. The proposed use will not be detrimental to the general health, safety, comfort or general
welfare of persons residing or working within the neighborhood of the proposed use or the
City, or injurious to property or improvements in the neighborhood or the City.
The proposed use does not propose either directly or indirectly any detrimental effects to
the existing surrounding community. The Project has been conditioned as such to avoid
any possible negative impacts associated with the proposed use.
PC Reso. No. 2021-____
Page 3 of 4
3. The Site for the intended use is adequate in size and shape to accommodate the use, and
for all the yards, setbacks, walls or fences, landscaping, buffers and other features
required by this title.
The proposed use has been analyzed and staff has determined that the proposed use
meets all applicable sections of the LEMC and will complement the existing uses, based
on the submitted plans and the conditions of approval imposed on the Project.
4. The Site for the proposed use relates to streets and highways with proper design both as
to width and type of pavement to carry the type and quantity of traffic generated by the
subject use.
The project would include dedication on Lake Street and Mountain Street to the ultimate
half‐section width and would construct frontage improvements in accordance with City’s
Engineering Department requirements. These improvements will be sufficient for the type
and quantity of traffic generated by the proposed use.
5. In approving the subject use at the specific location, there will be no adverse effect on
abutting properties or the permitted and normal use thereof.
The Conditional Use Permit has been thoroughly reviewed and conditioned by all
applicable City departments thereby eliminating the potential for any adverse effects.
6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the subject project to ensure development of the property in accordance with
the objectives of this chapter and the planning district in which the site is located.
Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the
Planning Commission at a duly noticed Public Hearing on December 21, 2021, appropriate
and applicable conditions of approval have been included to protect the public health,
safety and general welfare.
Section 4: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the Project, the Commission hereby recommends that the Council
approve Conditional Use Permit No. 2019-19.
Section 5: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 21st day of December, 2021.
John Gray, Chairman
Attest:
___________________________________
Justin Kirk,
Assistant Community Development Director
PC Reso. No. 2021-____
Page 4 of 4
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Justin Kirk, Assistant Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2021-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on December 21, 2021 and that the same
was adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Justin Kirk,
Assistant Community Development Director
RESOLUTION NO. 2021-___
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, APPROVE COMMERCIAL DESIGN
REVIEW NO. 2019-27 PROVIDING BUILDING DESIGN AND RELATED
IMPROVEMENTS FOR THE LAKE AND MOUNTAIN COMMERCIAL CENTER
PROJECT LOCATED AT APNS 389-030-012 THROUGH 018
Whereas, Danny Singh, Tiger Petroleum, Inc. has filed an application with the City of Lake
Elsinore (City) requesting approval of Planning Application No. 2019-34 (Tentative Tract Map No.
37922, Conditional Use Permit No. CUP 2019-19, and Commercial Design Review No. 2019-27)
to develop an approximately 32,695 square foot (SF) commercial retail center on 6.07 acres of
land (Project). The Project proposes to subdivide the site into six (6) lots ranging in size from 0.66
acres to 1.10 acres. The remaining 0.44-acre portion of the site will be dedicated for road right-
of-way purposes. The Project also proposes to construct a 3,400 SF convenience store with an
attached 1,525 SF Quick-Serve Restaurant, 4,089 SF gas fueling canopy, a 3,150 SF express
car wash, two (2) 4,850 SF retail buildings, a 3,320 SF drive-thru restaurant with an attached
1,600 SF retail building, and a 2,520 SF drive-thru restaurant with an attached 2,400 SF retail
building with 170 parking spaces, landscaping, and related site improvements. The Project is
located at the northwest corner of Mountain Street and Lake Street (APNs: 389-030-012, 013,
014, 015, 016, 017, and 018); and,
Whereas, the City prepared a Draft Environmental Impact Report (EIR) (SCH No.
2020080538) for the Project pursuant to the California Environmental Quality Act (California
Public Resources Code Sections 21000 et seq.: “CEQA”), the State Guidelines for
Implementation of the California Environmental Quality Act (California Code of Regulations,
Sections 15000 et seq.: the “State CEQA Guidelines”), and the City’s Procedures for
Implementing the State CEQA Guidelines and its other procedures relating to environmental
evaluation of public and private projects; and,
Whereas, the City transmitted for filing a Notice of Availability/Notice of Completion of a
DEIR and in accordance with the State CEQA Guidelines forwarded the DEIR to the State
Clearinghouse, for distribution to those agencies which have jurisdiction by law with respect to
the Project, and to other interested persons and agencies, and sought the comments of such
persons and agencies. The State Clearinghouse posted the DEIR for a 45-day public comment
period which ran from July 2, 2021 to August 16, 2021; and,
Whereas, pursuant to Section 17.415.050 (Major Design Review), Section 17.410.070
(Approving Authority), and Section 17.410.030 (Multiple Applications) of the Lake Elsinore
Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the
responsibility of making recommendations to the City Council (Council) pertaining to design
review applications; and,
Whereas, on December 21, 2021 at a duly noticed Public Hearing the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
PC Reso. No. 2021-____
Page 2 of 4
Section 1: The Commission has reviewed and analyzed the proposed project pursuant to
the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), and the LEMC and finds and determines that the proposed project is
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the GP and the LEMC.
Section 2: The Commission has considered and evaluated all written and oral staff reports
and comments received from persons who have reviewed the DEIR, the comments submitted on
the DEIR; the public testimony, and such other matters as are reflected in the record of the public
hearing on the Project and the DEIR. The Commission hereby recommends to the Council that
the EIR for the Project is adequate and has been completed in compliance with CEQA, the State
CEQA Guidelines, and local procedures adopted by the City pursuant thereto. The Commission
has reviewed and considered the information contained in the Draft EIR and finds that t he Draft
EIR represents the independent judgment of the City.
Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Commercial Design Review No. 2019-27:
1. The Project, as approved, will comply with the goals and objectives of the General Plan and
the Zoning District in which the Project is located.
The Project has a General Plan Land Use designation of General Commercial (GC) and is
located within the Alberhill District. The GC Land Use designation provides for retail,
services, restaurants, professional and administrative offices, hotels and motels, mixed-use
projects, public and quasi-public uses, and similar and compatible uses with a maximum
0.40 Floor Area Ratio (FAR). The project is proposing to develop approximately 32,695 sq.
ft. of commercial retail development, which includes a convenience store, gas station,
express car wash, drive-through and quick-serve restaurants, and retail buildings with 0.13
FAR. Therefore, the project is consistent with the General Plan. The project complies with
the goals and objectives of the General Plan because it will assist in achieving the
development of a well-balanced and functional mix of residential, commercial, industrial,
open space, recreational, and institutional land uses. The project will serve to diversify and
expand Lake Elsinore’s economic base.
The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of
the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone
are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores
and restaurants and eating establishments (excluding drive-through) as permitted uses.
Section 17.124.030 of the C-2 zone states that uses subject to a conditional use permit
listed in the C-1 zone are also permitted in the C-2 zone subject to a Conditional Use Permit.
Section 170.120.030 of the C-1 zone permits drive-through establishments, gasoline
dispensing establishments, and car wash subject to a Conditional Use Permit. The project
meets requirements identified for the proposed use including development standards for
setbacks, landscaping, screening and all other additional requirements for development of
this type.
2. The Project complies with the design directives contained in the General Plan and all other
applicable provisions of the LEMC.
The project is appropriate to the site and surrounding developments. The architectural
design of the proposed building complies with the Nonresidential Development Standards
PC Reso. No. 2021-____
Page 3 of 4
(Chapter 17.112) of the LEMC. The architecture has been designed to achieve harmony
and compatibility with the surrounding area. The colors and materials proposed will assist
in blending the architecture into the existing landscape and are compatible with other colors
and materials used on other properties near the Project site. In addition, safe and efficient
circulation has been achieved onsite.
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Section 17.415.050.
Pursuant to Section 17.415.050.E of the LEMC, the project was considered by the Planning
Commission at a duly noticed Public Hearing held on December 21, 2021. The project, as
reviewed and conditioned by all applicable City divisions, departments and agencies, will
not have a significant effect on the environment.
Section 4: Based upon all of the evidence presented, the above findings, and the conditions
of approval imposed upon the project, the Commission hereby recommends that the Council
approve Commercial Design Review No. 2019-27.
Section 5: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 21st day of December, 2021.
John Gray, Chairman
Attest:
___________________________________
Justin Kirk,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Justin Kirk, Assistant Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2021-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on December 21, 2021 an d that the same
was adopted by the following vote:
PC Reso. No. 2021-____
Page 4 of 4
AYES
NOES:
ABSTAIN:
ABSENT:
Justin Kirk,
Assistant Community Development Director
Applicant’s Initials: _____ Page 1 of 19
CONDITIONS OF APPROVAL
PROJECT: PA 2019-34/TTM 37922/CUP 2019-19/CDR 2019-27
PROJECT NAME: Lake and Mountain Commercial Center
PROJECT LOCATION: APNs: 389-030-012, 013, 014, 015, 016, 017, and 018
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
1. Tentative Tract Map No. 37922 is a subdivision of 6.07 acres six (6) lots ranging in size from
0.66 acres to 1.10 acres. The remaining 0.44-acre portion of the site will be dedicated for
road right-of-way purposes. Conditional Use Permit No. 2019-19 and Commercial Design
Review No. 2019-27 include a 3,400 SF convenience store with an attached 1,525 SF
Quick-Serve Restaurant, 4,089 SF gas fueling canopy, a 3,150 SF express car wash, two
(2) 4,850 SF retail buildings, a 3,320 SF drive-thru restaurant with an attached 1,600 SF
retail building, and a 2,520 SF drive-thru restaurant with an attached 2,400 SF retail building
with 170 parking spaces, landscaping, and related site improvements. The Project is located
at the northwest corner of Mountain Street and Lake Street (APNs: 389-030-012, 013, 014,
015, 016, 017, and 018).
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants
(Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning approval, implementation and construction of TTM 37922, CUP
2019-19, and CDR 2019-27, which action is bought within the time period provided for in
California Government Code Sections 65009 and/or 66499.37, and Public Resources Code
Section 21167, including the approval, extension or modification of TTM 37922, CUP 2019-
19, and CDR 2019-27 or any of the proceedings, acts or determinations taken, done, or
made prior to the decision, or to determine the reasonableness, legality or validity of any
condition attached thereto. The Applicant's indemnification is intended to include, but not be
limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and
costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and
other costs, liabilities and expenses incurred by Indemnitees in connection with such
proceeding. The City will promptly notify the applicant of any such claim, action, or
proceeding against the City. If the project is challenged in court, the City and the applicant
shall enter into formal defense and indemnity agreement, consistent with this condition.
3. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
Development Department for inclusion in the case records.
4. The applicant shall submit a check for $3,589.25 made payable to the County of Riverside
for the filing of a Notice of Determination. The check shall be submitted to the Planning
Division for processing within 48 hours of the project’s approval.
PLANNING DIVISION
5. Tentative Tract Map No. 37922 will expire two years from the date of approval unless within
Conditions of Approval PC: December 21, 2021
PA 2019-34/TTM 37922/CUP 2019-19/CDR 2019-27 CC: TBD
Applicant’s Initials: _____ Page 2 of 19
that period of time a Final Map has been filed with the County Recorder, or an extension of
time is granted by the City Council in accordance with the State of California Subdivision
Map Act and applicable requirements of the Lake Elsinore Municipal Code (LEMC).
6. Tentative Tract Map No. 37922 shall comply with the State of California Subdivision Map
Act, the East Lake Specific Plan (ELSP), and applicable requirements contained in the
LEMC, unless modified by these Conditions of Approval.
7. Conditional Use Permit No. 2019-19 shall lapse and become void two years following the
date on which the conditional use permit became effective, unless one of the following: (1)
prior to the expiration of two years, a building permit related to the conditional use permit is
issued and construction commenced and diligently pursued toward completion; or (2) prior
to the expiration of two years, the applicant has applied for and has been granted an
extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of
Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of
LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of
this section shall run with the land and shall continue to be valid upon a change of ownership
of the site or structure, which was the subject of the Conditional Use Permit application.
8. Commercial Design Review No. 2019-27 shall lapse and become void two years following
the date on which the design review became effective, unless one of the following: (1) prior
to the expiration of two years, a building permit related to the design review is issued and
construction commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal
Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design
review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two-
year period, subject to any approved extensions, and shall continue to be valid upon a
change of ownership of the site, which was the subject of the design review application.
9. An application for modification, expansion or other change in a Conditional Use Permit shall
be reviewed according to the provisions of the Section 17.415.070 of the LEMC, in a similar
manner as a new application.
10. If operation of this use triggers concerns related to parking, noise, traffic, or other impacts,
at the discretion of the Community Development Director, this Conditional Use Permit may
be referred back to the Planning Commission for subsequent review at a Public Hearing. If
necessary, the Commission may modify or add conditions of approval to mitigate such
impacts, or may revoke said Conditional Use Permit.
11. The applicant shall provide all project-related on-site and off-site improvements as required by
these Conditions of Approval.
12. All Conditions of Approval shall be reproduced on page one of building plans prior to their
acceptance by the Building and Safety Division, Community Development Department. All
Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy.
13. All future development proposals shall be reviewed by the City on a project-by-project basis. If
determined necessary by the Community Development Director or designee, additional
environmental analysis will be required.
Conditions of Approval PC: December 21, 2021
PA 2019-34/TTM 37922/CUP 2019-19/CDR 2019-27 CC: TBD
Applicant’s Initials: _____ Page 3 of 19
14. Any proposed minor revisions to approved plans shall be reviewed and approved by the
Community Development Director or designee. Any proposed substantial revisions to the
approved plans shall be reviewed according to the provisions of the Municipal Code in a
similar manner as a new application.
15. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during
all site preparation and construction activity. Site preparation activity and construction shall
not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through
Friday. Only finish work and similar interior construction may be conducted on Saturdays
and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m.
Construction activity shall not take place on Sunday, or any Legal Holidays.
16. No individual signs are approved as part of this approval. The applicant or designee shall
submit an application for a sign permit, pay appropriate fees and receive approval from the
Community Development Department for any sign(s) installed at the project site. OR The
applicant shall submit a sign program for review and approval of the Planning Commission
prior to installation. Sign plans submitted to the City for review shall incorporate City
identification signs.
17. In accordance with Section 17.112.090.O. of the LEMC, establishments engaged in the
concurrent sale of motor vehicle fuel with alcoholic beverages shall abide by the following
requirements:
a. No beer or wine shall be displayed within five feet of the cash register or the front door.
b. No advertisement of alcoholic beverages shall be displayed at motor fuel islands.
c. No sale of alcoholic beverages shall be made from a drive-in window.
d. No display or sale of beer or wine shall be made from an ice tub.
e. No beer or wine advertising shall be located on motor fuel islands and no self-illuminated
advertising for beer or wine shall be located on buildings or windows.
f. Employees on duty between the hours of 10:00 p.m. and 2:00 a.m. shall be at least 21
years of age to sell beer and wine.
18. Graffiti shall be removed within 24 hours.
19. The entire site shall be kept free from trash and debris at all times and in no event shall
trash and debris remain for more than 24 hours.
20. No outside overnight storage of inoperable vehicles shall occur at the site.
21. There shall be no loitering in or around the business.
22. All roof mounted or ground support air conditioning units or other mechanical equipment
incidental to development shall be architecturally screened or shielded by landscaping so
that they are not visible from neighboring property or public streets. Any roof mounted
central swamp coolers shall also be screened, and the Community Development Director,
prior to issuance of building permit shall approve screening plan.
23. The property address (in numerals at least six inches high) shall be displayed near the
entrance and be easily visible from the front of the subject property and public right-of-way.
24. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors,
Conditions of Approval PC: December 21, 2021
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Applicant’s Initials: _____ Page 4 of 19
materials and design of the project architecture.
25. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms,
to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to revoke
or modify all approvals herein granted, deny or further condition issuance of all future
building permits, deny revoke, or further condition all certificates of occupancy issued under
the authority of approvals herein granted; record a notice of violation on the property title;
institute and prosecute litigation to compel their compliance with said conditions or seek
damages for their violation.
Prior to Recordation of Final Map(s)
26. All lots shall comply with minimum standards set forth in the General Commercial (C-2)
zoning designation of the LEMC.
27. A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
28. All of the project improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
29. Prior to recordation of a Final Map, the applicant shall initiate and complete the formation of
a Property Owner’s Association (POA) which shall be approved by the City. All Association
documents that address including, but not limited to, reciprocal easements, shall be
submitted for review and approval by City Planning, Engineering and the City Attorney and
upon City approval shall be recorded. Such documents shall include the Articles of
Incorporation for the Association and Covenants, Conditions and Restrictions (CC&Rs).
a. All slopes, landscaping within public right-of-way, all drainage basins, and common
areas including but not limited to parking areas and drive aisles, shall be maintained by
the (POA).
b. Provisions to restrict parking upon other than approved and developed parking spaces
shall be written into the CC&Rs for the project.
Prior to Issuance of Grading Permits/Building Permits
30. The applicant shall pay all applicable City fees, including but not limited to Development
Impact Fees (DIF) and MSHCP Fees per LEMC Section 16.85, at the rate in effect at the
time of payment.
31. All roof mounted or ground support air conditioning units or other mechanical equipment
incidental to development shall be architecturally screened or shielded by landscaping so
that they are not visible from neighboring property or public streets. Any roof mounted
central swamp coolers shall also be screened, and the Community Development Director,
prior to issuance of building permit shall approve screening plan.
32. A uniform hardscape and street furniture design including seating benches, trash
receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and
be compatible with the architectural style. Detailed designs shall be submitted for Planning
Division review and approval prior to the issuance of building permits.
Conditions of Approval PC: December 21, 2021
PA 2019-34/TTM 37922/CUP 2019-19/CDR 2019-27 CC: TBD
Applicant’s Initials: _____ Page 5 of 19
33. Prior to issuance of Building Permit, the Applicant shall submit a photometric study to the
Community Development Department for review and approval. The plan shall ensure that
all exterior on-site lighting are shielded and directed on-site so as not to create glare onto
neighboring properties and streets or allow illumination above the horizontal plane of the
fixture.
34. Prior to the issuance of a Building Permit, all exterior wall mounted and freestanding light
fixtures shall be submitted for review and approval by the Director of Community
Development, or their designee. Light fixtures shall compliment the architectural style of the
buildings onsite.
35. Prior to the issuance of a Building Permit, the color, finish and pattern of all decorative paving
onsite shall be submitted for review and approval by the Director of Community
Development, or their designee.
36. Prior to issuance of building permit, the applicant shall prepare a Final Wall and Fence Plan
shall be submitted for review and approval by the Director of Community Development, or
their designee.
37. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans shall be
submitted along with appropriate fees for review and approval by the Community
Development Director or designee.
a. All planting areas shall have permanent and automatic sprinkler system with 50% plant
coverage using a drip irrigation method.
b. Mature specimen trees shall be planted on locations visible from public views.
c. All planting areas shall be separated from paved areas with a six inch (6”) high and six
inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape
areas.
d. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty-
four inches (24”).
e. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant
to the LEMC and Landscape Design Guidelines.
f. No required tree planting bed shall be less than 5 feet wide.
g. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to
include sidewalks.
h. Any transformers and mechanical or electrical equipment shall be indicated on
landscape plan and screened as part of the landscaping plan.
i. The landscape plan shall provide for ground cover, shrubs, and trees and meet all
requirements of the City’s adopted Landscape Guidelines.
j. All landscape improvements shall be bonded 100% for material and labor for two years
from installation sign-off by the City. Release of the landscaping bond shall be requested
by the applicant at the end of the required two years with approval/acceptance reviewed
by the Landscape Consultant and approved by the Community Development Director or
Designee.
k. All landscaping and irrigation shall be installed within affected portion of any phase at
the time a Certificate of Occupancy is requested for any building.
l. Final landscape plan must be consistent with approved site plan.
m. Final landscape plans to include planting and irrigation details.
n. Final landscape plans shall include drought tolerant planting consistent with Elsinore
Valley Municipal Water District standards subject to plan check and approval by the City.
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Applicant’s Initials: _____ Page 6 of 19
o. No turf shall be permitted.
38. Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Community Development Director. If it is determined that the landscaping
is not being maintained, the Director of Community Development shall have the authority to
require the property owner to bring the landscaping into conformance with the approved
landscape plan. The continued maintenance of all landscaped areas shall be the
responsibility of the developer or any successors in interest.
39. The proposed location of on-site construction trailers shall be approved by the Community
Development Director or designee. A cash bond of $1,000 shall be required for any
construction trailers placed on the site and used during construction. Bonds will be released
after removal of trailers and restoration of the site to an acceptable state, subject to approval
of the Community Development Director or designee. Such trailer(s) shall be fully on private
property and outside the public right of way.
BUILDING DIVISION
General Conditions
40. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed
when building construction plans are submitted to Building and Safety for review. These
conditions will be based on occupancy, use, the California Building Code (CBC), and related
codes which are enforced at the time of building plan submittal.
41. Compliance with Code. All design components shall comply with applicable provisions of
the 2019 edition of the California Building, Plumbing and Mechanical Codes: 2019 California
Electrical Code; California Administrative Code, 2019 California Energy Codes, 2019
California Green Building Standards, California Title 24 Disabled Access Regulations, and
Lake Elsinore Municipal Code.
42. Green Measures. The application shall provide 10% voluntary green measures on the
project, as stipulated by the 2019 California Green Building Standards.
43. Disabled Access. Applicant shall provide details of all applicable disabled access provisions
and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building.
c. Van accessible parking located as close as possible to the main entry.
d. Path of accessibility from parking to furthest point of improvement.
e. Path of travel from public right-of-way to all public areas on site, such as clubhouse,
trach enclosure tot lots and picnic areas.
44. Street Addressing. Applicant must obtain street addressing for all proposed buildings by
requesting street addressing and submitting a site plan for commercial or multi-family
residential projects or a recorded final map for single- family residential projects. It takes 10
days to issue address and notify other agencies. Please contact Sonia Salazar at
ssalazar@lake-elsinore.org or 951-674-3124 X 277.
45. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District
Conditions of Approval PC: December 21, 2021
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Applicant’s Initials: _____ Page 7 of 19
shall be submitted to the Building and Safety Department evidencing the payment or
exemption from School Mitigation Fees.
46. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
47. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards,
and any block walls will require separate approvals and permits.
48. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate
approvals and permits. Septic systems will need to be approved from Riverside County
Environmental Health Department before permit issuance.
49. House Electrical Meter. Applicant shall provide a house electrical meter to provide power
for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each
building on the site. Developments with single user buildings shall clearly show on the plans
how the operation of exterior lighting and fire alarm systems when a house meter is not
specifically proposed.
At Plan Review Submittal
50. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4)
complete sets of plans and two (2) sets of supporting calculations for review and approval
including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic,
and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the Section
1207, of the 2019 edition of the California Building Code.
c. A precise grading plan to verify accessibility for the persons with disabilities.
d. Truss calculations that have been stamped by the engineer of record of the building and
the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
51. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from
the building plans, shall be submitted to Building and Safety for review and approval.
52. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to
be removed as part of the project.
Prior to Issuance of Building Permit(s)
53. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp
of a registered professional with original signature on the plans. Provide C.D. of approved
plans to the Building Division.
Prior to Beginning of Construction
54. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector
prior to the start of the building construction.
Conditions of Approval PC: December 21, 2021
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Applicant’s Initials: _____ Page 8 of 19
ENGINEERING DEPARTMENT
General
55. All new submittals for plan check or permit shall be made using the City’s online Citizen
Self-Service Portal (CSSP).
56. All plans (Street, Storm Drain, Improvement, Grading) shall be prepared by a Registered
Civil Engineer using the City’s standard title block.
57. All required soils, geology, hydrology and hydraulic and seismic reports shall be prepared
by a Registered Civil Engineer.
58. All slopes and landscaping within the public right-of-way shall be maintained by the property
owner, owner’s association, firms contracted by the property owner’s association, or another
maintenance entity approved by the City Council.
59. All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right-of-way shall be owned and maintained by the property
owner or property owner’s association.
60. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the
applicant shall be required to contract with CR&R Inc. for removal and disposal of all waste
material, debris, vegetation and other rubbish generated both during cleaning, demolition,
clear and grubbing or all other phases of construction and during occupancy.
61. Applicant shall submit a detailed hydrology and hydraulic study for review for the sufficient
containment and conveyance of the storm water to a safe and adequate point as approved
by the City Engineer.
62. The site will accommodate all construction activity, building activity, vehicles, etc. No staging
on public streets, or private property belonging to others shall be conducted without the
written permission of the property owner.
FEES
63. Applicant shall pay all applicable permit application and Engineering assessed fees,
including without limitation plan check and construction inspection fees, at the prevalent rate
at time of payment in full.
64. Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent
rate at time of payment in full. Mitigation and Development Impact Fees include without
limitation:
Master Plan of Drainage Fee – Due prior to Grading Permit issuance
Traffic Infrastructure Fee (TIF) – Due prior to Building Permit issuance
Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy
LAND DIVISION-DEDICATION
65. All required public right-of-way dedications and easements shall be prepared by the
developer or his agent and shall be submitted to the Engineering Department for review and
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approval.
66. Owner shall dedicate on the Final Map to the City right-of-way along Lake Street adjacent
to the property frontage for a total right-of-way of 60 feet from centerline to the project
property line.
67. Owner shall dedicate on the Final Map to the City right-of-way along Mountain Street
adjacent to the property frontage for a total right-of-way of 30 feet minimum from centerline
to the project property line.
68. The project shall vacate/abandon City approved excess right-of-way by separate
instrument. All City costs for processing a vacation/abandonment (ex. Publication, noticing)
shall be invoiced and paid by the developer.
69. Monumentation shall be in accordance with Lake Elsinore Municipal Code 16.32 and the
Subdivision Map Act. Security and Inspection fee for monumentation shall be paid and two
contiguous monuments shall be inspected prior to scheduling Final Map for City Council.
70. Covenants, Conditions and Restrictions (CC&Rs) shall be submitted to the Engineering
Department for review and approval.
71. Legal agreements and financial commitments (LLMD, CFD, etc.) for operation and
maintenance be recorded prior to Certificate of Occupancy.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design
72. The project is responsible for complying with the Santa Ana Region NPDES Permits as
warranted based on the nature of development and/or activity. These Permits include:
General Permit – Construction
De Minimus Discharges
MS4
73. A Water Quality Management Plan (WQMP) – Preliminary and Final – shall be prepared
using the Santa Ana Region 8 approved template and guidance and submitted for review
and approval to the City.
The Final WQMP shall be approved by the City prior to rough or precise grading plan
approval and issuance of any permit for construction.
74. The Final WQMP shall document the following:
Detailed site and project description.
Potential stormwater pollutants.
Post-development drainage characteristics.
Low Impact Development (LID) BMP selection and analysis.
Structural and non-structural source control BMPs.
Treatment Control BMPs.
Site design and drainage plan (BMP Exhibit).
Documentation of how vector issues are addressed in the BMP design, operation and
maintenance.
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GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment
Control BMP locations.
HCOC – demonstrate that discharge flow rates, velocities, duration and volume for the
post construction condition from a 2-year and 10-year, 24-hour rainfall event will not
cause adverse impacts on downstream erosion and receiving waters, or measures are
implemented to mitigate significant adverse impacts downstream public facilities and
water bodies. Evaluation documentation shall include pre- and post-development
hydrograph volumes, time of concentration and peak discharge velocities, construction
of sediment budgets, and a sediment transport analysis. (Note the facilities may need
to be larger due to flood mitigation for the 10-year, 6- and 24-hour rain events).
Operations and Maintenance (O&M) Plan and Agreement (using City approved form
and/or CC&Rs) as well as documentation of formation of funding district for long term
maintenance costs.
75. The 2010 SAR MS4 Permit requires evaluation of the site for implementation of LID
Principles and LID Site Design, where feasible, to treat the pollutants of concern identified
for the project, the following manner (from highest to lowest priority):
Evaluate site for highest and best use applicability (Exemption for projects that
discharge to Lake Elsinore).
Preventative measures (these are mostly non-structural measures, e.g. minimizing
impervious areas, conserving natural areas, minimizing directly connected impervious
areas, etc.)
The Project shall in the order presented: infiltrate, harvest and use, evapotranspire
and/or bio-treat the Design Capture Volume (DCV).
The Project shall consider a properly engineered and maintained bio-treatment system
only if infiltration, harvesting and use and evapotranspiration cannot be feasibly
implemented at the project site.
Any portion of the DCV that is not infiltrated, harvested and used, evapotranspired,
and/or bio-treated shall be treated and discharged in accordance with the
requirements set forth in Section XII.G.
76. Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
77. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
78. Project trash enclosure shall be covered, bermed, and designed to divert drainage from
adjoining paved areas and regularly maintained.
79. Hydromodification / Hydraulic Conditions of Concern – The project shall identify potential
Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance of
natural water bodies and drainage systems; conserve natural areas; protect slopes and
channels; and minimize significant impacts from urban runoff.
80. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant
shall obtain certification through the Santa Ana Regional Water Quality Control Board and
provide a copy to the Engineering Department.
81. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain”
using the City authorized marker.
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82. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision XII.D.4.
83. The project site shall implement full trash capture methods/devices approved by the Region
Water Quality Control Board.
84. To meet NPDES requirements, all vehicle/equipment washing/steam cleaning areas must
be self-contained and/or covered, equipped with a clarifier or other pretreatment facility, and
properly connected to a sanitary sewer or other appropriately permitted disposal facility.
PLAN REQUIREMENTS: The Owner/Applicant shall incorporate these vehicle/equipment
wash requirements into project design and depict on plans, including detail plans as needed.
Construction
85. A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General
Construction Permit) and compliance with the Green Building Code for sediment and
erosion control are required for this project.
86. Prior to grading or building permit for construction or demolition and/or weed abatement
activity, projects subject to coverage under the NPDES General Construction Permit shall
demonstrate that compliance with the permit has been obtained by providing a copy of the
Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of
the notification of the issuance of a Waste Discharge Identification (WDID) Number or other
proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at
the project site, updated, and be available for review upon request.
87. Erosion & Sediment Control – All Projects – Prior to the issuance of any grading or building
permit for construction or demolition, the applicant shall submit for review and approval by
the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading
plan submittal to demonstrate compliance with the City’s NPDES Program and state water
quality regulations for grading and construction activities. A copy of the plan shall be
incorporated into the SWPPP, kept updated as needed to address changing circumstances
of the project site, be kept at the project site, and available for review upon request.
88. The project shall implement LID practices that treat the 85th percentile storm in the priority
order as follows:
Highest and best use – treat all pollutants of concern to a medium to high level and
discharge (applicable to projects discharging to Lake Elsinore)
Infiltrate
Harvest and use
Evapotranspire and/or bio-treat
89. Chemical Management – Prior to issuance of building permits for any tank or pipeline, the
uses of said tank or pipeline shall be identified and the developer shall submit a Chemical
Management Plan in addition to a WQMP with all appropriate measures for chemical
management (including, but not limited to, storage, emergency response, employee
training, spill contingencies and disposal) in a manner meeting the satisfaction of the
Manager, Permit Intake, in consultation with the Riverside County Fire Department and
wastewater agencies, as appropriate, to ensure implementation of each agency’s respective
requirements. A copy of the approved “Chemical Management Plans” shall be furnished to
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the Fire Marshall, prior to the issuance of any Certificates of Use and Occupancy.
Post-Construction
90. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction,
industrial/commercial, MS4, etc. to include:
Demonstrate that the project has compiled with all non-structural BMPs described in
the project’s WQMP.
Provide signed, notarized certification from the Engineer of Work that the structural
BMPs identified in the project’s WQMP are installed in conformance with approved
plans and specifications and operational.
Submit a copy of the fully executed, recorded City approved Operations and
Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the
recorded City approved CC&R.
The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall: (1)
describe the long-term operation and maintenance requirements for BMPs identified
in the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation
and maintenance of the referenced BMPs; (3) describe the mechanism for funding the
long-term operation and maintenance of the referenced BMPs; and (4) provide for
annual certification for water quality facilities by a Registered Civil Engineer. The City
format shall be used.
Provide documentation of annexation into a CFD for funding facilities to be maintained
by the City.
Demonstrate that copies of the project’s approved WQMP (with recorded O&M P lan
or CC&R’s attached) are available for each of the initial occupants.
Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve
(12) months after the issuance of a Certificate of Use and/or Occupancy for the project
to verify compliance with the approved WQMP and O&M Plan. A signed/sealed
certification from the Engineer of Work dated 12 months after the Certificate of
Occupancy will be considered in lieu of a Special Investigation by the City.
Provide the City with a digital .pdf copy of the Final WQMP.
UTILITIES
91. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway shall be the responsibility of the property owner or his agent. Overhead utilities
(34.5 kV or lower) shall be undergrounded. All power lines (temporary or permanent) shall
comply with Caltrans standards for vehicle clearance.
92. Underground water rights shall be dedicated to the City pursuant to the provisions of Section
16.52.030 (LEMC), and consistent with the City’s agreement with the Elsinore Valley
Municipal Water District.
93. Developer shall apply for, obtain and submit to the City Engineering Department a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities.
94. Developer shall submit a “Will Serve” letter to the City Engineering Department from the
applicable water agency stating that water and sewer arrangements have been made for
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this project and specify the technical data for the water service at the location, such as water
pressure, volume, etc.
IMPROVEMENTS
Design
95. Sight distance into and out and throughout the project location shall comply with City or
Caltrans standards.
96. 10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall
be contained within the street right-of-way. When either of these criteria are exceeded,
drainage facilities shall be provided.
97. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
98. A drainage study shall be provided. The study shall identify the following: identify storm
water runoff from and upstream of the site; show existing and proposed off-site and on-site
drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.
The drainage system shall be designed to ensure that runoff from a 10-year storm of 6 hours
and 24 hours duration under developed condition is equal or less than the runoff under
existing conditions of the same storm frequency. Both 6-hour and 24-hour storm duration
shall be analyzed to determine the detention
99. All natural drainage traversing the site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer. All off-site drainage, if
different from historic flow, shall be conveyed to a public facility.
100. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
101. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
102. All existing storm drain inlet facilities adjacent to the subject properties shall be retrofitted
with a storm drain filter; all new storm drain inlet facilities constructed by this project shall
include a storm drain filter. Off-site facilities shall be maintained by the City with maintenance
funded through a CFD or other City authorized assessment.
103. Developer shall be responsible at a minimum for the installation of half-width improvements
including, but not limited to curb, gutter, sidewalk, roadway pavement, and drainage
improvements on Lake Street to the ultimate 60-foot half-width cross section along the
property frontage. The project will construct the raised median on Lake Street to restrict
access to right-in/right-out access at the two driveways on Lake Street.
104. Developer shall be responsible at a minimum for installation of half-width improvements
including, but not limited to curb, gutter sidewalk, roadway pavement, and drainage
improvements on Mountain Street to the ultimate 30-foot half-width cross section along the
property frontage. The project will construct a pork chop island to restrict access to right-
in/right-out for Driveway 2 as shown on Exhibit 1-1 of the Traffic Impact Analysis dated
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January 17, 2020.
105. Developer shall provide transition or offset from westerly driveway on Mountain Street to
existing curb at westerly property line.
106. Developer shall implement improvements identified in Section 1.6 of the Traffic Impact
Analysis dated January 17, 2020.
107. Developer shall submit signing and striping plans for City review and approval. All signing
and traffic control devices shall be installed prior to occupancy.
108. Developer shall install permanent benchmarks per City Standards and at location to be
determined by the City Engineer.
109. A California Registered Civil Engineer shall prepare the improvement plans required for this
project. Improvements shall be designed and constructed to City Standards and Codes
(LEMC 12.04 and 16.34).
110. If existing improvements are to be modified, the existing improvement plans on file shall be
revised accordingly and approved by the City Engineer prior to issuance of a building permit.
Permitting/Construction
111. An Encroachment Permit shall be obtained prior to any work on City right-of-way. The
developer shall submit the permit application, required fees and executed agreements,
security and other required documentation prior to issuance.
112. All compaction reports, grade certification, monument certification (with tie notes delineated
on 8 ½ X 11” Mylar) shall be submitted to the Engineering Department before final inspection
of public works improvements will be scheduled and approved.
PRIOR TO GRADING PERMIT
Design
113. A grading plan signed and stamped by a California Registered Civil Engineer shall be
submitted for City review and approval for all addition and/or movement of soil (grading) on
site. The plan shall include separate sheets for erosion control, haul route and traffic control.
The grading submittal shall include all supporting documentation and be prepared using City
standard title block, standard drawings and design manual.
114. All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
115. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
116. If the grading plan identifies alterations in the existing drainage patterns as they exit the site,
a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required
prior to issuance of grading permits. All grading that modifies the existing flow patterns
and/or topography shall be in compliance with Federal, State and Local law and be approved
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by the City Engineer.
117. A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and/or subsidence zones present on-site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this hazard
prior to grading permit. The location of faults, active or inactive shall be shown on the plan
sets.
118. Developer shall obtain all necessary off-site easements and/or permits for off-site grading
and the applicant shall accept drainage from the adjacent property owners.
119. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and/or diversion of drainage.
120. All natural drainage traversing the site (historic flow) shall be conveyed through the site in a
manner consistent with the historic flow or to one or a combination of the following: to a
public facility; accepted by adjacent property owners by a letter of drainage acceptance; or
conveyed to a drainage easement as approved by the City Engineer.
Permitting/Construction
121. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
122. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is
required prior to commencement of any grading activity.
123. Prior to commencement of grading operations, developer is to provide to the City a map of
all proposed haul routes to be used for movement of export material. All such routes shall
be subject to the review and approval of the City Engineer. Haul route shall be submitted
prior to issuance of a grading permit. Hauling in excess of 5,000 cubic yards shall be
approved by the City Council (LEMC 15.72.065).
124. Export sites located within the Lake Elsinore City limits must have an active grading permit.
125. Applicant to provide to the City a video record of the condition of all proposed public City
haul roads. In the event of damage to such roads, the applicant shall pay full cost of restoring
public roads to the baseline condition. A bond may be required to ensure payment of
damages to the public right-of-way, subject to approval of the City Engineer.
126. All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper
than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the
City.
127. Review and approval of the project sediment and erosion control plan shall be completed.
As warranted, a copy of the current SWPPP shall be kept at the project site and be available
for review upon request.
128. Approval of the project Final Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading or building permit.
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129. Submit applicable environmental clearance document to the Engineering Department. This
approval shall identify and clear all proposed grading activity anticipated for this project.
PRIOR TO BUILDING PERMIT
130. Provide soils, geology and seismic report, including recommendations for parameters for
seismic design of buildings, and walls prior to building permit.
131. Prior to issuance of certificates of use and occupancy or building permits for individual tenant
improvements or construction permits for a tank or pipeline, facility uses shall be identified
and, for specified uses (where the proposed improvements will store, generate or handle
hazardous materials in quantities that will require permitting and in spection once
operational), the applicant shall propose plans and measures for chemical management
(including, but not limited to storage, emergency response, employee training, spill
contingencies and disposal) to the satisfaction of the City Building Official(s).
132. All street improvement plans, traffic signal plans, signing and striping plans shall be
completed an approved by the City Engineer per Traffic Impact Analysis dated June 4, 2021,
as specified.
133. All required public right-of-way dedications and easements shall be prepared by the
developer or his agent and shall be submitted to the Engineering Department for review and
approval prior to issuance of the building permit.
PRIOR TO OCCUPANCY / FINAL APPROVAL
134. All public improvements shall be installed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer.
135. Proof of acceptance for maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
136. Covenants, Conditions and Restrictions (CC&Rs) shall be recorded prior to occupancy. A
digital copy shall be provided to the Engineering Department.
137. As-built plans for all approved plan sets shall be submitted for review and approval by the
City. Developer/Owner is responsible for revising the original mylar plans.
138. In the event of the damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
139. Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be
submitted in .tif format on a USB flash drive or electronically to the Engineering Department
before final inspection will be scheduled.
140. All required public right-of-way dedications, easements, vacations and easement
agreement(s) shall be recorded with a recorded copy provided to the City prior to occupancy.
141. Developer shall pay all outstanding applicable processing and development fees prior to
occupancy and/or final approval.
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PROJECT CLOSEOUT / SECURITY RELEASE
142. Developer shall submit documentation pursuant to City’s Security Release handout.
143. Developer shall submit as-built all Engineering Department approved project plan sets. After
City approval of paper copy, the developer/owner is responsible for revising the original
mylar plans. Once the original mylars have been approved, the developer shall provide the
City with a digital copy of the “as-built” plans in .tif format.
144. Developer shall provide AutoCAD and GIS Shape files of all Final Maps, Street and Storm
Drain plans. All data must be in projected coordinate system: NAD 83 State Plane California
Zone VI U.S. Fleet.
CITY OF LAKE ELSINORE FIRE MARSHAL
145. The applicant/operator shall comply with all requirements of the Riverside County Fire
Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main
St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225.
146. Hazardous Fire Area: this project is in a Very High Fire Hazard Severity Zone of Riverside
County as shown on a map on file with the Clerk of the Board of Supervisors. Any building
constructed within this project shall comply with the special construction provisions
contained in Lake Elsinore Municipal Code and the California Building Code.
147. Fire flow and hydrants: the applicant or developer shall provide fire hydrants in accordance
with the following:
a. Prior to placing any combustibles on site, provide an approved water source for
firefighting purposes.
b. Prior to building permit issuance, submit plans to the water district for a water system
capable of delivering fire flow as required by the California Fire Code and Fire
Department standards. Fire hydrants shall be spaced in accordance with the
California Fire Code. Based on current standards, the required fire flow is estimated
to be 1,500 GPM at 20 PSI for a 2 hour duration. Estimated fire flow is based on 5,000
square foot building area, Type V-B construction, and buildings having a fire sprinkler
system per 2019 California Fire Code.
148. Prior to building permit issuance, install the approved water system, approved access roads,
and contact the Fire Department for a verification inspection.
149. Emergency access roads must meet fire department standards at the time of building permit
application. Current standards require minimum 24-foot wide roads. Roads must be capable
of supporting at least 80,000 pounds.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
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150. Prior to approval of the Final Map or building permit (as applicable), the applicant shall annex
into the Community Facilities District No. 2015-2 (Maintenance Services) or current
Community Facilities District in place at the time of annexation to fund the on-going
operation and maintenance of the public right-of-way landscaped areas and neighborhood
parks to be maintained by the City and for street lights in the public right-of-way for which
the City will pay for electricity and a maintenance fee to Southern California Edison,
including parkways, street maintenance, open space and public storm drains constructed
within the development and federal NPDES requirements to offset the annual negative fiscal
impacts of the project. Alternatively, the applicant may propose alternative financing
mechanisms to fund the annual negative fiscal impacts of the project with respect to
Maintenance Services. Applicant shall make a non-refundable deposit of $15,000 or at the
current rate in place at the time of annexation toward the cost of annexation, formation or
other mitigation process, as applicable.
MITIGATION MONITORING AND REPORTING PROGRAM
151. The applicant shall comply with all mitigation measures identified in the Mitigation Monitoring
& Reporting Program for the Environmental Impact Report (Environmental Review No.
2020-03; SCH # 2020080538) prepared for the Project.
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I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named project and do hereby agree to accept and abide by all Conditions of Approval as approved
by the City Council of the City of Lake Elsinore on _________. I also acknowledge that all
Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
Lake and Mountain Commercial Center
Project
Final Environmental Impact Report
(State Clearinghouse No. 2020080538)
August 2021
Lead Agency:
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Prepared by:
The Altum Group
72140 Magnesia Falls Drive, Suite 1
Rancho Mirage, CA 92270
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Lake and Mountain Commercial Center Project i The Altum Group
Final EIR
Table of Contents
Executive Summary ........................................................................................................................ 1-1
Project Location ................................................................................................................................. 1-1
Project Description ............................................................................................................................ 1-1
Project Objectives .............................................................................................................................. 1-2
Summary of Project Alternatives ....................................................................................................... 1-2
No Project Alternative ............................................................................................................... 1-2
Alternative #1: Alternative Site Plan .......................................................................................... 1-2
Project Overview ............................................................................................................................ 2-1
Introduction ....................................................................................................................................... 2-1
Project Summary ........................................................................................................................ 2-1
Project Description Summary .................................................................................................... 2-1
Response to Comments ................................................................................................................. 3-2
Comments on the Draft EIR ....................................................................................................... 3-2
List of Commenters .................................................................................................................... 3-2
Responses to Comments............................................................................................................ 3-4
Report Preparation ........................................................................................................................ 4-1
Appendices
Appendix A – Agency Comment Letters
Appendix B – Individual Comment Letters
Appendix C – Draft EIR
Appendix D – Mitigation Monitoring and Reporting Program
TABLE OF CONTENTS
Lake and Mountain Commercial Center Project ii The Altum Group
Final EIR
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Lake and Mountain Commercial Center Project 1-1 The Altum Group
Final EIR
Executive Summary
Project Location
The proposed project is located in the northwestern portion of the City of Lake Elsinore (City), in Riverside
County, California. The project site is located at the northwest corner of Mountain Street and Lake Street. The
project site is surrounded by several roadways including Mountain Street to the south and Lake Street to the
east directly adjacent to the project site. Other streets within close proximity to the project site include Raveta
Lane to the west and Running Deer Road to the north. Adjacent to the project site to the east and south are
single-family residential homes. To the north and west of the project site are residential homes. The project
site consists of seven (7) parcels that are currently vacant, with the exception of a residential building located
to the west fronting Lake Street. The corresponding Assessor’s Parcel Numbers (APNs) for the project site are
389-030-012, 389-030-013, 389-030-014, 389-030-015, 389-030-016, 389-030-017, and 389-030-018 that total
approximately 6.07 acres (existing lot size).
Project Description
The proposed project would consist of a commercial/retail center that includes retail buildings, drive -thru
restaurants, a quick-serve restaurant, a convenience store, express car wash, and gas station land uses on a
total of 6.07 acres (5.63 acres after right-of-way dedication). The project site is designated General Commercial
by the City of Lake Elsinore General Plan and is zoned C-2 (General Commercial). The proposed project would
not change the existing zoning nor the land use designation. The total building area for the proposed project
will consist of approximately 32,695 square feet (SF) of commercial and retail uses that also includes a gas
station.
The proposed project would encompass 32,695 SF of commercial retail development on approximately 6.07
acres of land (5.63 acres after right-of-way dedication). The Project will consist of a 3,400 SF convenience store
with an attached 1,525 SF Quick-Serve Restaurant (QSR), 4,089 SF gas fueling canopy, a 3,150 SF express car
wash, two (2) 4,850 SF retail buildings, a 3,320 SF drive-through restaurant with an attached 1,600 SF retail
building, and a 2,520 SF drive-through restaurant with an attached 2,400 SF retail building. The project site
would provide a vehicle ingress/egress driveway along Mountain Street. Also, the project site would provide
two (2) additional ingress/egress driveways along Lake Street. These three (3) ingress/egress driveways to the
proposed project are proposed to be full-access. Parking is accommodated throughout the project site with
approximately 170 parking stalls including 11 American’s with Disabilities Act (ADA), 20 vacuum stalls, and
bicycle racks. Landscaping features will be incorporated along the boundary of the project site and in the
interior of the site. The proposed project would incorporate trees and landscaping along the perimeter of the
project site as well within the project site. The trees will provide shade to the proposed parking stalls and the
rest of the project site. The site has also been designed with a biofiltration system designed to retain and treat
a designated volume stormwater runoff that is located on the northern portion of the project site.
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-2 The Altum Group
Final EIR
Project Objectives
The underlying purposes of the proposed Project are to develop a commercial/retail center, as well as to
comply to the greatest feasible extent with applicable City of Lake Elsinore standards, codes, and policies. The
following is a list of specific objectives that the proposed project intends to achieve.
A. Develop a new commercial and retail center along an Arterial street and within close proximity to other
major roadways in a location that will serve the local community within the City of Lake Elsinore.
B. Develop a project site of roughly 5 to 8 acres for commercial/retail uses, on a site where proposed
development would be consistent with the existing General Plan land use and zoning designation, and
in a manner that will fully utilize its development potential.
C. Develop a new retail and commercial center which will serve the local community.
D. Develop a project that will provide local employment opportunities and that will provide economic
benefits to the community and City.
E. Develop a new commercial/retail center with sustainable project features that reduces project impacts
on the environment.
Summary of Project Alternatives
In compliance with CEQA Guidelines § 15126.6, an EIR must describe a range of reasonable alternatives to the
Project or to the location of the Project. Each alternative must be able to feasibly attain most of the Project
Objectives and avoid or substantially lessen the project’s significant effects on the environment. A detailed
description of each alternative evaluated in this EIR, as well as an analysis of the potential environmental
impacts associated with each alternative, is provided in EIR Section 6.0, Alternatives. Also described in Section
6.0 is a list of alternatives that were considered but rejected from further analysis. The alternatives considered
by this EIR include those summarized below.
No Project Alternative
The No Project Alternative considers no new development/disturbance on the project site. As such, the 6.07-
acre project site would consist of undeveloped and vacant land that is routinely disced as part of ongoing fire
abatement activities. Under this Alternative, no improvements would be made to the project site and none of
the project’s roadway, utility, and other infrastructure improvements would occur. Under the No Project
Alternative, the project site would remain vacant and undeveloped, although it is expected that it would be
developed at some time in the future consistent with the underlying general plan and zoning designations.
Alternative #1: Alternative Site Plan
The alternative project would consist of a commercial/retail center that includes a quick-serve drive-thru
restaurant, a convenience store, express car wash, and gas station land uses on a total of 6.07 acres (proposed
lot size). The project site is designated General Commercial by the City of Lake Elsinore General Plan and it is
zoned C-2 (General Commercial).
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Alternative #1 would consist of a 3,400 SF C-Store (convenience store) with an attached 1,525 SF Quick-Serve
Restaurant (QSR), 4,089 SF gas fueling canopy, a 3,150 SF express car wash, and a 17,500 SF retail building with
drive-thru lane. This Alternative would provide vehicle ingress/egress along Mountain Street, in addition to
two (2) additional ingress/egress along Lake Street. This three-access point to the site are proposed to be full-
access. Parking has been accommodated throughout the site with approximately 170 parking stalls, including
11 ADA stalls, 20 vacuum stalls, and seven (7) electric vehicle charging stalls. Landscaping features will be
incorporated along the boundary of the project site and in the interior of the site.
Summary of Significant Impacts and Mitigation Measures
Table 1-1, Summary of Potentially Significant Impacts and Mitigation Measures for the Lake and Mountain
Commercial Center Project, on the following pages summarizes potential significant adverse impacts of the
proposed Project. Impacts found to be significant are listed with proposed mitigation measures. The resulting
impact after each mitigation is indicated, and cumulative impacts, if any, will be identified as required under
CEQA.
Summary of Potentially Significant Impacts and Mitigation Measures for the Lake and
Mountain Commercial Center Project
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
4.3 Biological Resources
Impact 4.3-1: Have a substantial
adverse effect, either directly or
through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in
local or regional plans, policies, or
regulations, or by the California
Department of Fish and Game or U.S.
Fish and Wildlife Service?
BIO-1: Burrowing Owl Surveys. In accordance
with MSHCP Objective 6, prior to issuance of
grading permits or other permits authorizing
ground disturbance, the project Applicant
shall retain a qualified biologist to perform a
pre-construction burrowing owl survey. The
pre-construction burrowing owl survey shall
occur within the Burrowing Owl Survey Area
where suitable habitat is present within 30
days prior to project commencement of any
ground-disturbing activities at the project site.
If active burrowing owl burrows are detected
during the breeding season, all work within an
appropriate buffer (typically a minimum 300
feet) of any active burrow shall be halted until
that nesting effort is finished. The on-site
biologist shall review and verify compliance
with these boundaries and shall verify the
nesting effort has finished. Work can resume
in the buffer when no other active burrowing
owl burrows nests are found within the buffer
area. If active burrowing owl burrows are
detected outside the breeding season or
during the breeding season and its
Less than Significant
with Mitigation
Incorporated
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determined nesting activities have not begun,
then passive and/or active relocation may be
approved following consultation with CDFW.
The installation of one-way doors may be
installed as part of a passive relocation
program. Burrowing owl burrows shall be
excavated with hand tools by a qualified
biologist when determined to be unoccupied,
and back filled to ensure that animals do not
re-enter the holes/dens. Upon completion of
the survey and any follow-up construction
avoidance management, a report shall be
prepared and submitted to CDFW. A copy of
the results of the pre-construction survey (and
all additional surveys), as well as copies of the
Burrowing Owl Management Plan, if required,
shall be provided to the City of Lake Elsinore
Planning Division for review and approval (in
the case of the Burrowing Owl Management
Plan) prior to any vegetation clearing and
ground disturbance activities.
BIO-2: Nesting Bird Pre-construction Surveys.
In order to avoid violation of the federal MBTA
and California Fish and Game Code,
construction activities shall be avoided to the
greatest extent possible during the nesting
season (generally February 1 to August 31).
If construction activities are to occur during
the nesting season, a pre-construction nesting
survey shall be conducted within three days
prior to the commencement of construction (if
between February 1 and August 31). A
qualified biologist shall perform the nesting
survey that will consist of a single visit to
ascertain whether there are active raptor
nests within 500 feet of the project footprint
or other protected bird nests within 300 feet
of the project footprint. Nests will be searched
for in the trees and shrubs. This survey shall
identify the species of nesting bird and to the
degree feasible, nesting stage (e.g., incubation
of eggs, feeding of young, near fledging). Nests
shall be mapped (not by using GPS because
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close encroachment may cause nest
abandonment). The follow-up nesting survey
shall be conducted for five (5) consecutive
days and no more than three (3) days prior to
construction. If an active nest is observed, the
nest location shall be fenced off surrounding
an adequate radius buffer zone as determined
by the biological monitor, to be at least 350
feet. The buffer zone shall not be disturbed
until the nest is inactive. Biological monitoring
shall occur during vegetation removal
activities.
Impact 4.3-2: Have a substantial
adverse effect on any riparian
habitat or other sensitive natural
community identified in local or
regional plans, policies, regulations
or by the California Department of
Fish and Game or U.S. Fish and
Wildlife Service?
BIO-3: MSHCP Guideline Implementation.
Prior to the issuance of a grading permit, the
Property Owner/Developer shall include a
note on the plans that outlines the following
requirements from Section 6.1.4 of the
MHSCP:
1. Incorporate measures to control the
quantity and quality of runoff from
the site entering the MSHCP
Conservation Area. In particular,
measures shall be put in place to avoid
discharge of untreated surface runoff
from developed and paved areas into
MSHCP Conservation Areas. Best
Management Practices (BMPs) shall
be implemented to prevent the
release of toxins, chemicals,
petroleum products, exotic plant
materials, or other elements that
might degrade or harm downstream
biological resources or ecosystems.
According to the MSHCP consistency
analysis prepared for the project, the
proposed project will incorporate a
detention basin, grass swales, or
mechanical trapping devices to filter
runoff from the project site.
2. Land uses proposed in proximity to
the MSHCP Conservation Area that
use chemicals or generate
bioproducts, such as manure, that are
Less than Significant
with Mitigation
Incorporated
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potentially toxic or may adversely
affect wildlife species, habitat, or
water quality shall incorporate
measures to ensure that application
of such chemicals does not result in
discharge to the MSHCP Conservation
Area. The greatest risk is from
landscaping fertilization overspray
and runoff.
3. Night lighting shall be directed away
from the MSHCP Conservation Area
and the avoided area on site to
protect species from direct night
lighting. According to the MSHCP
consistency analysis prepared for the
project, the proposed project will
direct night lighting away from the
MSHCP Conservation Area and
incorporate light shielding in the
project designs to avoid excess
ambient light from entering the
MSHCP Conservation Area.
4. Proposed noise-generating land uses
affecting the MSHCP Conservation
Area, including designated avoidance
areas, shall incorporate setbacks,
berms, or walls to minimize the
effects of noise on MSHCP
Conservation Area resources
pursuant to applicable rules,
regulations, and guidelines related to
land use noise standards.
5. Avoid use of invasive, non-native
plant species listed in Table 6-2 of the
MSHCP in approving landscape plans
for the portions of the project that are
adjacent to the MSHCP Conservation
Area, including avoidance areas.
Considerations in reviewing the
applicability of this list shall include
proximity of planting areas to the
MSHCP Conservation Areas and
designated avoidance areas, species
considered in the planting plans,
resources being protected within the
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MSHCP Conservation Area and their
relative sensitivity to invasion, and
barriers to plant and seed dispersal,
such as walls, topography, and other
features. According to the MSHCP
consistency analysis prepared for the
project, the proposed project
landscape plans will avoid utilizing any
species listed in Table 6-2 in the
landscaping plans.
6. Proposed land uses adjacent to the
MSHCP Conservation Area shall
incorporate barriers, where
appropriate, in individual project
designs to minimize unauthorized
public access, domestic animal
predation, illegal trespass, or dumping
into existing and future MSHCP
Conservation Areas. Such barriers
may include native landscaping,
rocks/boulders, fencing, walls,
signage, and/or other appropriate
mechanisms.
7. Manufactured slopes associated with
proposed site development shall not
extend into the MSHCP Conservation
Area.
8. Weed abatement and fuel
modification activities are not
permitted in the Conservation Area,
including designated avoidance areas.
BIO-4: MSHCP Construction Best
Management Practices Implementation. Prior
to the issuance of a grading permit, the
Property Owner/Developer shall include a
note on the plans that outlines the following
Construction BMPs from Volume I, Appendix C
of the MSHCP shown in italics, and specific
requirements in plain text:
Construction Best Management Practices:
1. A condition shall be placed on grading
permits requiring a qualified biologist
to conduct a training session for
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project personnel prior to grading.
The training shall include a description
of the species of concern and its
habitats, the general provisions of the
Endangered Species Act and the
MSHCP, the need to adhere to the
provisions of the Act and the MSHCP,
the penalties associated with violating
the provisions of the Endangered
Species Act, the general measures
that are being implemented to
conserve the species of concern as
they relate to the project, and the
access routes to and project site
boundaries within which the project
activities must be accomplished.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall retain a
qualified biologist to prepare and
implement a Worker Environmental
Awareness Program (WEAP) to train
all project personnel prior to grading.
The details of the training should be
consistent with MSHCP Appendix C
Standard BMP No. 1, the general
provisions of the Endangered Species
Act, include a detailed discussion of
how to identify the potential special-
status plant and animal species that
may be encountered during ground
disturbance and construction
activities, and necessary actions to
take if the species are observed on
site.
2. Water pollution and erosion control
plans shall be developed and
implemented in accordance with
RWQCB requirements.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall submit to the
City a project-specific Storm Water
Pollution Prevention Plan (SWPPP)
prior to initial ground disturbance.
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The project-specific SWPPP shall
describe BMPs that will be
implemented in pre-, during-, and
post-construction phases. Examples
of BMPs may include dust suppression
BMPs, Low Impact Developments
(LIDs) such as vegetated swales, and a
spill response protocol. The SWPPP is
a dynamic document that shall be
amended when site conditions
warrant changes to protect natural
resources and prevent discharge of
non-stormwater to neighboring
parcels.
The Qualified Stormwater Developer
(QSD) shall develop and implement
the SWPPP with site-specific BMPs to
prevent/reduce the potential for
erosion, sedimentation, and offsite
discharge of non-stormwater in
accordance with the Construction
General Permit (CGP), National
Pollutant Discharge Elimination
System (NPDES) MS4 permit, and a
401 Water Quality Certification
Permit (if applicable). The QSD shall
provide training to the contractor for
performing regular site inspections,
and for pre-, during-, and post-storm
events to ensure that BMPs are
functioning as intended.
3. The footprint of disturbance shall be
minimized to the maximum extent
feasible. Access to sites shall be via
pre-existing access routes to the
greatest extent possible.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall submit to the
City a construction management plan
that demonstrates that the
construction footprint will remain
within the limits of the current
property boundary, site ingress/
egress will be limited to the least
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impactful location on the Project Site.
Trackout (riprap, rumble strips) shall
be installed to prevent tracking of
sediment to public roadways.
4. The upstream and downstream limits
of projects disturbance plus lateral
limits of disturbance on either side of
the stream shall be clearly defined
and marked in the field and reviewed
by the biologist prior to initiation of
work.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall submit to the
City a construction management plan
that the construction footprint will
remain within the limits of the current
property boundary, project site
boundaries shall be clearly delineated
with visible means (i.e. stakes, rope,
flagging, snow fence, etc.). The
contractor shall adhere to the
measures and conditions in all
environmental permits to protect
Jurisdictional Waters of the United
States.
5. Projects should be designed to avoid
the placement of equipment and
personnel within the stream channel
or on sand and gravel bars, banks, and
adjacent upland habitats used by
target species of concern.
The Habitat Assessment found that no
habitat for target species was
observed within the project
boundaries. The project site does not
contain stream channels, gravel bars,
or streambanks. All project-related
construction activities would occur
within the property boundaries and
no equipment or personnel would
work outside the clearly identified
project boundaries.
6. Projects that cannot be conducted
without placing equipment or
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Determination
personnel in sensitive habitats should
be timed to avoid the breeding season
of riparian identified in MSHCP Global
Species Objective No. 7.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall retain a
qualified wildlife biologist to monitor
ground disturbance activities that
would occur during the nesting
season. The Habitat Assessment
found that no sensitive habitats were
observed within the project
boundaries, including riparian habitat.
The Construction Contractor shall
take are to ensure that construction
activities do not negatively impact
potentially sensitive habitats or
species surrounding the project site.
Construction equipment and
personnel shall be made aware of
MSHCP Global Species Objective No. 7
as part of the WEAP training and
would always remain within project
site boundaries.
7. When stream flows must be diverted,
the diversions shall be conducted
using sandbags or other methods
requiring minimal instream impacts.
Silt fencing of other sediment
trapping materials shall be installed at
the downstream end of construction
activity to minimize the transport of
sediments off site. Settling ponds
where sediment is collected shall be
cleaned out in a manner that prevents
the sediment from reentering the
stream. Care shall be exercised when
removing silt fences, as feasible, to
prevent debris or sediment from
returning to the stream.
No water diversion activities are
proposed during project activities.
The Property Owner/Developer shall
implement erosion and sediment
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control BMPs as identified in the
Water Quality Management Plan
(WQMP) throughout the project site
to reduce/ prevent sediment impacts
in pre-, during- and post-construction
phases. Personnel would be educated
during WEAP training as to the
importance of preventing impacts to
the Temescal Wash from construction
activities.
8. Equipment storage, fueling, and
staging areas shall be located on
upland sites with minimal risks of
direct drainage into riparian areas or
other sensitive habitats. These
designated areas shall be located in
such a manner as to prevent any
runoff from entering sensitive habitat.
Necessary precautions shall be taken
to prevent the release of cement or
other toxic substances into surface
waters. Project related spills of
hazardous materials shall be reported
to appropriate entities, including but
not limited to applicable jurisdictional
city, USFWS, CDFW, and SARWQCB,
and shall be cleaned up immediately
and contaminated soils removed to an
approved disposal areas.
Ongoing during construction and
operation, all project activities shall
occur within the property boundary.
Equipment storage, fueling and
staging areas shall be located outside
any sensitive habitats and in areas
with no risk of direct drainage into
riparian areas and other sensitive
habitats. All fuel storage tanks shall
have secondary containment to retain
fuel spills. The project site-specific
SWPPP shall have BMPs designed to
prevent the release of cement or
other toxic substances into surface
waters or bare soil, as required by the
RWQCB. All potentially hazardous
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materials shall be stored
appropriately on site away from
sensitive habitats or Waters of the
United States. Concrete washouts and
active/inactive materials stockpiles
shall have secondary containment
BMPs to prevent the accidental
release of hazardous substances to
bare soil. The SWPPP is required to
have a Spill Prevention Control and
Countermeasure (SPCC) to describe
necessary actions that should occur in
the event of a spill or release of
potentially hazardous substances.
Spills or releases of toxic substances
greater than five gallons shall be
reported to the RWQCB, DTSC, Local
Municipalities, and/or federal
agencies, as appropriate.
9. Erodible fill material shall not be
deposited into water courses. Brush,
loose soils, or other similar debris
material shall not be stockpiled within
the stream channel or on its banks.
Materials stockpiles shall be located
away from sensitive areas. Inactive
materials stockpiles shall be covered
and bermed to prevent windborne
dust or accidental release. The SWPPP
shall describe BMPs to prevent
fugitive dust from migrating to
neighboring parcels or the Temescal
Wash.
10. The qualified project biologist shall
monitor construction activities for the
duration of the project to ensure that
practicable measures are being
employed to avoid incidental
disturbance of habitat and species of
concern outside the project footprint.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall retain a
qualified wildlife biologist to monitor
ground disturbance activities to
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ensure that all measures to protect
species on and off site are being
implemented during construction
activities, including burrowing owl
surveys (Mitigation Measure BIO-1),
and nesting bird surveys (Mitigation
Measure BIO-2). Additional protective
measures recommended by the
qualified wildlife biologist shall be
implemented as necessary by the
Property Owner/Developer to avoid
incidental disturbance of habitat and
species of concern outside the project
footprint.
11. The removal of native vegetation shall
be avoided and minimized to the
maximum extent practicable.
Temporary impacts shall be returned
to pre-existing contours and
revegetated with appropriate native
species.
No clearing and grubbing of native
vegetation would be anticipated
during the project activities as the
project site is almost entirely devoid
of vegetation.
12. Exotic species that prey upon or
displace target species of concern
should be permanently removed from
the site to the extent feasible.
No exotic species were encountered
during the project Habitat Assessment
and none would be utilized in any
revegetation efforts. The final
landscaping design may incorporate
native plant species; however, regular
landscape maintenance shall prevent
exotic, or noxious plant species from
taking root on the Project Site.
13. To avoid attracting predators of the
species of concern, the project site
shall be kept as clean of debris as
possible. All food related trash items
shall be enclosed in sealed containers
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and regularly removed from the
site(s).
The SWPPP shall contain BMPs for
trash storage and removal, including
containment of sanitation facilities
(e.g. portable toilets), and covering
waste disposal containers at the end
of every business day and before rain
events. Trash cans shall have a
fastenable lid to prevent animals from
accessing or spreading trash onsite.
The Project QSD should consult the
MSHCP Appendix C Standard Best
Management Practices, RWQCB
recommendations, and any applicable
environmental permit measures and
conditions when developing the
project SWPPP.
14. Construction employees shall strictly
limit their activities, vehicles,
equipment, and construction
materials to the proposed project
footprint and designated staging
areas and routes of travel. The
construction area(s) shall be the
minimal area necessary to complete
the project and shall be specified in
the construction plans. Construction
limits will be fenced with orange snow
screen. Exclusion fencing should be
maintained until the completion of all
construction activities. Employees
shall be instructed that their activities
are restricted to the construction
areas.
In accordance with the WEAP, all
project activities would occur within
the clearly delineated property
boundaries. Construction activities
shall be confined to the project
footprint, and approved routes of
travel shall be established, including
ingress/egress points. Exclusion
fencing shall be utilized throughout
the project duration.
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15. The Permittee shall have the right to
access and inspect any sites of
approved projects including any
restoration/enhancement area for
compliance with project approval
conditions, including these BMPs.
The Contractor shall allow the Permittee
access to the construction site. All visitors shall
check in with the Project Engineer (or Site
Supervisor) prior to accessing the construction
site and will be escorted within project
boundaries during normal business hours
when construction activities are occurring.
Impact 4.3-4: Interfere substantially
with the movement of any native
resident or migratory fish or wildlife
species or with established native
resident or migratory wildlife
corridors, or impede the use of
native wildlife nursery sites?
BIO-1
BIO-2
Less than Significant
with Mitigation
Incorporated
Impact 4.3-6: Conflict with the
provisions of an adopted Habitat
Conservation Plan, Natural
Community Conservation Plan, or
other approved local, regional, or
state habitat conservation plan?
BIO-1
BIO-2
BIO-3
BIO-4
Less than Significant
with Mitigation
Incorporated
4.4 Cultural Resources
Impact 4.4-1: Cause a substantial
adverse change in the significance of
a historical resource as defined in §
15064.5?
CULT-1: Unanticipated Resources. The
developer/permit holder or any successor in
interest shall comply with the following for the
life of this permit. If during ground
disturbance activities, unanticipated cultural
resources are discovered, the following
procedures shall be followed:
1. All ground disturbance activities
within 100 feet of the discovered
cultural resource shall be halted until
a meeting is convened between the
developer, the Project Archaeologist,
the Native American tribal
representative(s) from consulting
tribes (or other appropriate
Less than Significant
with Mitigation
Incorporated
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ethnic/cultural group representative),
and the Community Development
Director or their designee to discuss
the significance of the find.
2. The developer shall call the
Community Development Director or
their designee immediately upon
discovery of the cultural resource to
convene the meeting.
3. At the meeting with the
aforementioned parties, the
significance of the discoveries shall be
discussed and a decision is to be
made, with the concurrence of the
Community Development Director or
their designee, as to the appropriate
mitigation (documentation, recovery,
avoidance, etc.) for the cultural
resource.
4. Further ground disturbance shall not
resume within the area of the
discovery until a meeting has been
convened with the aforementioned
parties and a decision is made, with
the concurrence of the Community
Development Director or their
designee, as to the appropriate
mitigation measures.
CULT-2: Archaeologist/CRMP. Prior to
issuance of grading permits, the applicant/
developer shall provide evidence to the
Community Development Department that a
Secretary of Interior Standards qualified and
certified Registered Professional
Archaeologist (RPA) has been contracted to
implement a Cultural Resource Monitoring
Program (CRMP) that addresses the details of
all activities that must be completed and
procedures that must be followed regarding
cultural resources associated with this project.
The CRMP document shall be provided to the
Community Development Director or their
designee for review and approval prior to
issuance of the grading permit. The CRMP
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provides procedures to be followed and are to
ensure that impacts on cultural resources will
not occur without procedures that would
reduce the impacts to less than significant.
These measures shall include, but shall not be
limited to, the following:
Archaeological Monitor - An adequate
number of qualified monitors shall be present
to ensure that all earth-moving activities are
observed and shall be on-site during all
grading activities for areas to be monitored
including off-site improvements. Inspections
will vary based on the rate of excavation, the
materials excavated, and the presence and
abundance of artifacts and features. The
frequency and location of inspections will be
determined by the Project Archaeologist, in
consultation with the Tribal monitor.
Cultural Sensitivity Training - The Project
Archaeologist and a representative
designated by the consulting Tribe(s) shall
attend the pre-grading meeting with the
contractors to provide Cultural Sensitivity
Training for all Construction Personnel.
Training will include a brief review of the
cultural sensitivity of the Project and the
surrounding area; what resources could
potentially be identified during earthmoving
activities; the requirements of the monitoring
program; the protocols that apply in the event
unanticipated cultural resources are
identified, including who to contact and
appropriate avoidance measures until the
find(s) can be properly evaluated; and any
other appropriate protocols. This is a
mandatory training and all construction
personnel must attend prior to beginning
work on the project site. A sign-in sheet for
attendees of this training shall be included in
the Phase IV Monitoring Report.
Unanticipated Resources - In the event that
previously unidentified potentially significant
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cultural resources are discovered, the
Archaeological and/or Tribal Monitor(s) shall
have the authority to divert or temporarily
halt ground disturbance operations in the area
of discovery to allow evaluation of potentially
significant cultural resources. The Project
Archaeologist, in consultation with the Tribal
monitor(s) shall determine the significance of
the discovered resources. The Community
Development Director or their designee must
concur with the evaluation before
construction activities will be allowed to
resume in the affected area. Before
construction activities are allowed to resume
in the affected area, the artifacts shall be
recovered and features recorded using
professional archaeological methods.
Phase IV Report - A final archaeological report
shall be prepared by the Project archaeologist
and submitted to the Community
Development Director or their designee prior
to grading final. The report shall follow County
of Riverside requirements and shall include at
a minimum: a discussion of the monitoring
methods and techniques used; the results of
the monitoring program including any
artifacts recovered; an inventory of any
resources recovered; updated DPR forms for
all sites affected by the development; final
disposition of the resources including GPS
data; artifact catalog and any additional
recommendations. A final copy shall be
submitted to the City, Project Applicant, the
Eastern Information Center (EIC), and the
Tribe.
CULT-3: Cultural Resources Disposition. In the
event that Native American cultural resources
are discovered during the course of grading
(inadvertent discoveries), the following
procedures shall be carried out for final
disposition of the discoveries:
One or more of the following treatments, in
order of preference, shall be employed with
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-20 The Altum Group
Final EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
the tribes. Evidence of such shall be provided
to the Community Development Department:
1. Preservation-In-Place of the cultural
resources, if feasible. Preservation in
place means avoiding the resources,
leaving them in the place where they
were found with no development
affecting the integrity of the
resources.
2. Relocation of the resources on the
Project property. The measures for
relocation shall include, at least, the
following: Measures and provisions to
protect the future reburial area from
any future impacts by means of a
deed restriction or other form of
protection (e.g., conservation
easement) in order to demonstrate
avoidance in perpetuity.
Relocation shall not occur until all
legally required cataloging and basic
recordation have been completed,
with an exception that sacred items,
burial goods and Native American
human remains are excluded. Any
reburial process shall be culturally
appropriate. Listing of contents and
location of the reburial shall be
included in the confidential Phase IV
report. The Phase IV Report shall be
filed with the City under a confidential
cover and not subject to Public
Records Request.
3. If relocation is not agreed upon by the
Consulting Tribes then the resources
shall be curated at a culturally
appropriate manner at a Riverside
County curation facility that meets
State Resources Department Office of
Historic Preservation Guidelines for
the Curation of Archaeological
Resources ensuring access and use
pursuant to the Guidelines. The
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-21 The Altum Group
Final EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
collection and associated records shall
be transferred, including title, and are
to be accompanied by payment of the
fees necessary for permanent
curation. Evidence of curation in the
form of a letter from the curation
facility stating that subject
archaeological materials have been
received and that all fees have been
paid, shall be provided by the
landowner to the City. There shall be
no destructive or invasive testing on
sacred items, burial goods and Native
American human remains. Results
concerning finds of any inadvertent
discoveries shall be included in the
Phase IV monitoring report.
CULT-4: Tribal Monitoring. Prior to the
issuance of a grading permit, the applicant
shall contact the consulting Native American
Tribe(s) that have requested monitoring
through consultation with the City during the
AB 52 and/or the SB 18 process (“Monitoring
Tribes”). The applicant shall coordinate with
the Tribe(s) to develop individual Tribal
Monitoring Agreement(s). A copy of the
signed agreement(s) shall be provided to the
City of Lake Elsinore Community Development
Department, Planning Division prior to the
issuance of a grading permit. The Agreement
shall address the treatment of any known
tribal cultural resources (TCRs) including the
project’s approved mitigation measures and
conditions of approval; the designation,
responsibilities, and participation of
professional Tribal Monitors during grading,
excavation and ground disturbing activities;
project grading and development scheduling;
terms of compensation for the monitors; and
treatment and final disposition of any cultural
resources, sacred sites, and human
remains/burial goods discovered on the site
per the Tribe(s) customs and traditions and
the City’s mitigation measures/conditions of
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-22 The Altum Group
Final EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
approval. The Tribal Monitor will have the
authority to stop and redirect grading in the
immediate area of a find in order to evaluate
the find and determine the appropriate next
steps, in consultation with the Project
archaeologist.
CULT-5: Phase IV Report. Upon completion of
the implementation phase, a Phase IV Cultural
Resources Monitoring Report shall be
submitted that complies with the Riverside
County Planning Department's requirements
for such reports for all ground disturbing
activities associated with this grading permit.
The report shall follow the County of Riverside
Planning Department Cultural Resources
(Archaeological) Investigations Standard
Scopes of Work posted on the County website.
The report shall include results of any feature
relocation or residue analysis required as well
as evidence of the required cultural sensitivity
training for the construction staff held during
the required pre-grade meeting.
Impact 4.4-2: Cause a substantial
adverse change in the significance of
an archaeological resource pursuant
to § 15064.5?
CULT-1
CULT-2
CULT-3
CULT-4
CULT-5
Less than Significant
with Mitigation
Incorporated
Impact 4.4-3: Disturb any human
remains, including those interred
outside of formal cemeteries?
CULT-6: Discovery of Human Remains. In the
event that human remains (or remains that
may be human) are discovered at the project
site during grading or earthmoving, the
construction contractors, project
archaeologist and/or designated Native
American Monitor shall immediately stop all
activities within 100 feet of the find. The
project applicant shall then inform the
Riverside County Coroner and the City of Lake
Elsinore Community Development
Department immediately, and the coroner
shall be permitted to examine the remains as
required by California Health and Safety Code
Section 7050.5(b). Section 7050.5 requires
that excavation be stopped in the vicinity of
discovered human remains and that no
Less than Significant
with Mitigation
Incorporated
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-23 The Altum Group
Final EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
further disturbance shall occur until the
Riverside County Coroner has made the
necessary findings as to origin. If human
remains are determined to be Native
American, the applicant shall comply with the
state law relating to the disposition of Native
American burials that fall within the
jurisdiction of the NAHC (PRC Section 5097).
The coroner shall contact the NAHC within 24
hours and the NAHC will make the
determination of most likely descendant. The
most likely descendant shall then make
recommendations and engage in consultation
concerning the treatment of the remains as
provided in Public Resource Code Section
5097.98. In the event that the applicant and
the MLD are in disagreement regarding the
disposition of the remains. State law will apply
and the mediation process will occur with the
NAHC, if requested (see PRC Section
5097.98(e) and 5097.94(k)).
According to the California Health and Safety
Code, six or more human burial at one location
constitutes a cemetery (Section 81 00), and
disturbance of Native American cemeteries is
a felony (Section 7052).
CULT-7: Non-Disclosure of Reburial Location.
It is understood by all parties that unless
otherwise required by law, the site of any
reburial of Native American human remains or
associated grave goods shall not be disclosed
and shall not be governed by public disclosure
requirements of the California Public Records
Act. The Coroner, pursuant to the specific
exemption set forth in California Government
Code 6254 (r), parties, and Lead Agencies, will
be asked to withhold public disclosure
information related to such reburial, pursuant
to the specific exemption set forth in
California Government Code 6254 (r).
4.6 Geology and Soils
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-24 The Altum Group
Final EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
Impact 4.6-5: Directly or indirectly
destroy a unique paleontological
resource or site or unique geologic
feature?
GEO-1: Monitoring of mass grading and
excavation activities in areas identified as
likely to contain paleontological resources by
a qualified paleontologist or paleontological
monitor. Full-time monitoring of grading or
excavation activities should be performed
starting at a depth of 10 feet, or when
Pleistocene-aged sediments are encountered
during excavation activities, whichever is
shallowest, in undisturbed areas of
Quaternary (early to late Pleistocene)
sedimentary deposits within the project
boundaries. Paleontological monitors will be
equipped to salvage fossils as they are
unearthed to avoid construction delays and to
remove samples of sediments that are likely to
contain the remains of small fossil
invertebrates and vertebrates. The monitor
must be empowered to temporarily halt or
divert equipment to allow for the removal of
abundant or large specimens in a timely
manner. Monitoring may be reduced if the
potentially fossiliferous units are not present
in the subsurface or, if present, are
determined by qualified paleontological
personnel upon exposure and examination to
have a low potential to contain or yield fossil
resources.
Less than Significant
with Mitigation
Incorporated
4.11 Noise
Impact 4.11-1: Generation of a
substantial temporary or permanent
increase in ambient noise levels in
the vicinity of the project in excess of
standards established in the local
general plan or noise ordinance, or
applicable standards of other
agencies?
NOI-1: The following practices shall be
implemented by the project applicant during
construction activities:
If R1 and R5 represents occupied
residential use at the time of Project
construction, install a minimum 12-foot
high temporary construction noise
barrier as shown on Exhibit ES-B, for the
duration of Project construction. The
noise control barriers must have a solid
face from top to bottom. The noise
control barrier must meet the minimum
height and be constructed as follows:
Less than Significant
with Mitigation
Incorporated
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-25 The Altum Group
Final EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
o The temporary noise barrier shall
provide a minimum transmission
loss of 20 dBA (Federal Highway
Administration, Noise Barrier
Design Handbook). The noise
barrier shall be constructed using
an acoustical blanket (e.g. vinyl
acoustic curtains or quilted
blankets) attached to the
construction site perimeter
fence or equivalent temporary
fence posts. Example photos are
provided in Appendix 10.2.;
o The noise barrier must be
maintained, and any damage
promptly repaired. Gaps, holes,
or weaknesses in the barrier or
openings between the barrier
and the ground shall be promptly
repaired;
o The noise control barrier and
associated elements shall be
completely removed, and the
site appropriately restored upon
the conclusion of the
construction activity.
Prior to approval of grading plans
and/or issuance of building permits,
plans shall include a note indicating that
noise-generating Project construction
activities shall only occur between the
hours of 7:00 a.m. to 7:00 p.m. daily, or
at any time on weekends or holidays,
such that the sound therefrom creates a
noise disturbance across a residential or
commercial real property line, except
for emergency work by public service
utilities or by variance issued by the City
is prohibited. (LEMC, Section
17.176.080 (F).
During all Project site construction, the
construction contractors shall equip all
construction equipment, fixed or
mobile, with properly operating and
maintained mufflers, consistent with
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-26 The Altum Group
Final EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
manufacturers’ standards. The
construction contractor shall place all
stationary construction equipment so
that emitted noise is directed away from
the noise sensitive receptors nearest
the Project site.
The construction contractor shall locate
equipment staging in areas that will
create the greatest distance between
construction-related noise sources and
noise-sensitive receivers nearest the
Project site during all Project
construction activities (i.e., to the
center).
The construction contractor shall limit
haul truck deliveries to the same hours
specified for construction equipment
(between the hours of 7:00 a.m. to 7:00
p.m. daily, with no activity allowed on
Sundays or holidays). The contractor
shall design delivery routes to minimize
the exposure of sensitive land uses or
residential dwellings to delivery truck-
related noise.
The contractor shall design delivery
routes to minimize the exposure of
sensitive land uses or residential
dwellings to delivery truck-related
noise.
NOI-2: To satisfy the applicable local noise
standards the project shall implement the
following operational noise mitigation
measures:
No car wash activities shall be
permitted during the nighttime hours
of 10:00 p.m. to 7:00 a.m.
Reduce the car wash air blower and
dryer equipment noise by locating the
equipment inside the tunnel and/or
utilize sound rated air blower and
dryer equipment measuring no more
than 71 dBA L50 at 10 feet.
Incorporate parapet walls where
appropriate
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-27 The Altum Group
Final EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
Incorporate on-site noise barriers,
landscaping, or similar physical
features that would act to generally
attenuate noise emanating from the
Project related noise sources.
If an outdoor speaker system is being used in
conjunction with a Project, the outdoor
speaker system shall be oriented away from
sensitive receivers and the volume set at a
level not readily audible past the property line.
4.14 Tribal Cultural Resources
Impact 4.14-1: Cause a substantial
adverse change in the significance of
a tribal cultural resource, defined in
Public Resources Code 21074 as
either a site, feature, place, cultural
landscape that is geographically
defined in terms of the size and
scope of the landscape, sacred place,
or object with cultural value to a
California Native American Tribe,
and that is:
o Listed or eligible for listing in
the California Register of
Historical Resources, or in a
local register of historical
resources as defined in
Public Resources Code
Section 5020.1(k)?
A resource determined by the lead
agency, in its discretion and
supported by substantial evidence,
to be significant pursuant to criteria
set forth is subdivision (c) of Public
Resources Code Section 5024.1. In
applying the criteria set forth in
subdivision (c) of Public Resources
Code Section 5024.1, the lead agency
shall consider the significance of the
resource to a California Native
American tribe?
CULT-1
CULT-2
CULT-3
CULT-4
CULT-5
CULT-6
CULT-7
Less than Significant
with Mitigation
Incorporated
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-28 The Altum Group
Final EIR
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Lake and Mountain Commercial Center Project 2-1 The Altum Group
Final EIR
Project Overview
Introduction
Project Summary
The Final Environmental Impact Report (Final EIR) for the proposed commercial/retail center project (Proposed
Project) has been prepared by the City of Lake Elsinore, the Lead Agency, in accordance with the California
Environmental Quality Act (CEQA) Guidelines §15086: Consultation Concerning the Draft EIR, §15088:
Evaluation of and Response to Comments, and §15132: Contents of Final Environmental Impact Report. This
Final EIR consists of the following information:
a. The Draft EIR, which was circulated for a 45-day public comment period beginning July 2, 2021, and
concluded August 16, 2021;
b. A list of all commenters during the public comment period, including copies of written comment letters
(see Appendix A and B);
c. Responses to all comments; and
d. Revisions to the Draft EIR, as applicable.
No revisions to the Draft EIR characterize a substantial increase in the severity of an identified impact,
identification of a new significant impact, mitigation measure, or alternative different from those already
considered in preparing the Draft EIR. The Draft EIR, and Final EIR, and administrative record are available for
review upon request at:
City of Lake Elsinore, 130 South Main Street, Lake Elsinore, CA 92530
Project Description Summary
The proposed project involves the construction and operation of a commercial/retail center in the City of Lake
Elsinore (City) on a 6.07 acre project site that is zoned C-2 (General Commercial). The proposed project includes
development of approximately 32,695 square feet (SF) of commercial retail development, which includes a
3,400 SF convenience store with an attached 1,525 SF Quick-Serve Restaurant (QSR), a 4,089 SF gas fueling
canopy, a 3,150 SF express car wash, two (2) 4,850 SF retail buildings, a 3,320 SF drive-through restaurant with
an attached 1,600 SF retail building, and a 2,520 SF drive-through restaurant with an attached 2,400 SF retail
building.
Refer to Chapter 3 of the Draft EIR for a complete project description.
Lake and Mountain Commercial Center Project 3-2 The Altum Group
Final EIR
Response to Comments
Under CEQA, the responses to comments on a Draft EIR must include good faith, well-reasoned responses to
all comments received on the Draft EIR that raise significant environmental issues related to the project under
review. If a comment does not relate to the Draft EIR or does not raise a significant environmental issue related
to the project, there is no need for a response under CEQA.
CEQA does not require the EIR authors to conduct every test or perform all research or study suggested by
commenters in responding to comments. The EIR need only to respond to significant environmental issues and
need not provide all of the information requested by reviewers, as long as a good faith effort at full disclosure
is made in the EIR (CEQA Guidelines Sections 15088, 15132, and 15204).
Comments on the Draft EIR
The Lead Agency, under the CEQA Guidelines §15086: Consultation Concerning Draft EIR, and §15088:
Evaluation of and Response to Comments, is required to consult with and obtain comments from other public
agencies who have jurisdiction, or are included in the decision making process of the project, and to provide
the public an opportunity to comment on the project. The Lead Agency is required to respond in writing to
substantive environmental comments.
Comments received during the public review period were submitted in writing on or before August 16, 2021.
List of Commenters
This section provides responses to written comments received during the 45-day public review period. The
following tables provides a list of agencies, individuals, and organizations that submitted comments on the
Draft EIR during the public review period. Table 1-2, Agency Comments, and Table 2, Individual Comments,
identify the commenter and the date the comment was received.
Agency Comments
Comment
Letter
Number
Commenting Agency Date of
Comment
1. Riverside Transit Agency 07/20/2021
Lake and Mountain Commercial Center Project 3-3 The Altum Group
Final EIR
2. Riverside County Flood Control and Water
Conservation District
08/03/2021
Individual Comments
Comment
Letter
Number
Individual Commentor Date of
Comment
1. Oz Stark 07/10/2021
2. Vanessa Macias 07/14/2021
3. Kathy Nash 07/14/2021
4. Jason Savlov 07/14/2021
5. Kathryn Welton 07/14/2021
6. Sandra Andrade 07/14/2021
7. Rajeev Chhibber 07/14/2021
8. Cynthia Steffen 07/19/2021
9. Lori Crooker 07/19/2021
10. Wendy Eargle 07/22/2021
11. Jacoba Zonneveld 07/26/2021
12. Shelly Garcia 07/29/2021
13. Jeriann Severson 07/31/2021
14. Linda Dow 07/31/2021
15. Christy Foraker 08/02/2021
16. Javier Torres 08/04/2021
17. Paulie Tehrani 08/12/2021
18. Rajeev Chhibber 08/13/2021
19. Rajeev Chhibber 08/13/2021
20. Rocio Alaoui 08/13/2021
21. Toni Whetzal 08/13/2021
22. Genevieve Gutierrez 08/15/2021
23. Araceli Jimenez 08/16/2021
Lake and Mountain Commercial Center Project 3-4 The Altum Group
Final EIR
Responses to Comments
Response to Agency Comments
Response to Comment 1
Comment notes that Riverside Transit Agency has no comment on the project; therefore, no further response
is required.
Response to Comment 2
Comment notes that the project would not impact Riverside County Flood Control and Water Conservation
District facilities; therefore, no further response is required.
Response to Individual Comments
Response to Comment 1
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 2
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 3
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 4
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 5
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 6
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 7
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 8
Lake and Mountain Commercial Center Project 3-5 The Altum Group
Final EIR
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Please note, transportation impacts and wildfire impacts are discussed in Sections 4.14 and 4.16 of
the Draft EIR. No further response is required.
Response to Comment 9
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Please note, transportation impacts and wildfire impacts are discussed in Sections 4.14 and 4.16 of
the Draft EIR. No further response is required.
Response to Comment 10
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 11
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 12
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Please note, transportation impacts and wildfire impacts are discussed in Sections 4.14 and 4.16 of
the Draft EIR. No further response is required.
Response to Comment 13
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 14
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 15
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Please note, air quality impacts and transportation impacts are discussed in Sections 4.2 and 4.14 of
the Draft EIR. No further response is required.
Response to Comment 16
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Please note, wildfire impacts are discussed in Section 4.16 of the Draft EIR. No further response is
required.
Response to Comment 17
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Please note, a Public Scoping meeting was held September 17, 2020 and all noticing for the project
was conducted pursuant to CEQA. Additionally, transportation impacts are discussed in Section 4.14; lighting
impacts are discussed in Section 4.1 of the Draft EIR; air quality impacts are discussed in Section 4.3 of the Draft
Lake and Mountain Commercial Center Project 3-6 The Altum Group
Final EIR
EIR; and, biological resource impacts are discussed in Section 4.3 of the Draft EIR. Please also note, the Project
would be required to comply with South Coast Air Quality Management District Rule 403 and compliance with
the National Pollution Discharge Elimination System Permit program. Compliance with Rule 403 and the NPDES
program that would reduce wind driven erosion during grading by requiring the watering of exposed soils. No
further response is required.
Response to Comment 18
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Please note, wildfire impacts are discussed in Section 4.16 of the Draft EIR; geologic and geotechnical
impacts are discussed in Section 4.6 of the Draft EIR; and, transportation impacts are discussed in Sections 4.14
of the Draft EIR. No further response is required.
Response to Comment 19
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 20
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 21
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Therefore, no further response is required.
Response to Comment 22
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Please note, transportation impacts and wildfire impacts are discussed in Sections 4.14 and 4.16 of
the Draft EIR. No further response is required.
Response to Comment 23
Comment is noted; however, it does not identify any errors in the CEQA document or flaws in the CEQA
analysis. Please note, air quality impacts are discussed in Section 4.2 of the Draft EIR; geologic and geotechnical
impacts are discussed in Section 4.6 of the Draft EIR; transportation impacts are discussed in Section 4.14 of
the Draft EIR; and, wildfire impacts are discussed in 4.16 of the Draft EIR. Please also note, the Project would
be required to comply with South Coast Air Quality Management District Rule 403 and compliance with the
National Pollution Discharge Elimination System Permit program. Compliance with Rule 403 and the NPDES
program that would reduce wind driven erosion during grading by requiring the watering of exposed soils, this
reducing particulates in the air.
In response to the lack of identification of water wells within the project site or adjacent to the project site,
the Phase I Environmental Site Assessment utilized the California Department of Water Resources website to
identify known water wells in the area. The water pressure tanks identified in the comment is not identified as
a water well in the California Department of Water Resources database. Although the commenters water
pressure tanks were not identified, the project is identified as downslope of the commenters property;
therefore, it can be reasonable assumed that the project would not impact the adjacent water pressure tanks.
Lake and Mountain Commercial Center Project 3-7 The Altum Group
Final EIR
In response to diving an established community, the project proposes to develop the project site with a
commercial use allowed under both the zoning and land use designation with a conditional use permit. Under
CEQA, the project would result in a significant impact if it displaced a significant number of people or eliminate
a significant number of housing. Section 4.12 of the Draft EIR discusses impacts to population and housing.
Finally, with regards to the odor impacts, it was determined that the proposed Project would not result in
significant odor impacts due to compliance with SCAQMD Rule 402. Compliance with the rule would reduce
any likelihood of odor impacts emanating away from the project site. Please note, the project will take all
precautions to ensure that odor impacts are limited to the project site.
Lake and Mountain Commercial Center Project 4-1 The Altum Group
Final EIR
Report Preparation
Lead Agency – City of Lake Elsinore
Grant Taylor, Director of Community Development
Justin Kirk, Assistant Director of Community Development
Damaris Abraham, Senior Planner
EIR Consultant – The Altum Group
Thomas Strand, Environmental Manager
Yaneli Hernandez, Assistant Planner
Kyle Mezrahi, Assistant Environmental Planner
Katie Davis, Production Manager
EIR Technical Consultants
Pacific Southwest Biological Services, Inc.
Habitat Assessment for Critical Area and Narrow Endemic Plan Species, and Burrowing Owl
Survey (Phase I and Phase II Burrow Survey) and Discussion of Multiple Species Habitat
Conservation Plan Issues
Urban Crossroads
Air Quality Analysis
Greenhouse Gas Analysis
Energy Analysis
Noise Impact Analysis
Traffic Impact Analysis
Vehicle Miles Travelled Screening Analysis
Brain F. Smith and Associates
Phase I Cultural Resources Survey Report
Paleontological Assessment
TA-Group DD
Phase I Environmental Site Assessment
3 REPORT PREPARATION
Lake and Mountain Commercial Center Project 4-2 The Altum Group
Final EIR
Earth Strata Geotechnical Services
Preliminary Geotechnical Interpretive Report
Plump Engineering
Preliminary Water Quality Management Plan
Preliminary Hydrology Study
Appendix A
Agency Comment Letters
From:Damaris Abraham
To:Thomas Strand
Subject:FW: [External]Lake & Mountain Commercial Center
Date:Tuesday, July 20, 2021 12:24:57 PM
From: Mauricio Alvarez <malvarez@riversidetransit.com>
Sent: Tuesday, July 20, 2021 11:28 AM
To: Damaris Abraham <dabraham@lake-elsinore.org>
Subject: [External]Lake & Mountain Commercial Center
Message from external sender. Use Caution.
Hello Mr. Abraham,
RTA has reviewed the plans you have sent and we have no comments on this particular project.
Thank you,
Mauricio Alvarez, MBA
Planning Analyst
Riverside Transit Agency
p: 951.565.5260 | e: malvarez@riversidetransit.com
Website | Facebook | Twitter | Instagram
1825 Third Street, Riverside, CA 92507
JASON E. UHLEY 1995 MARKET STREET
General Manager-Chief Engineer RIVERSIDE, CA 92501
951.955.1200
951.788.9965 FAX
www.rcflood.org
RIVERSIDE COUNTY FLOOD CONTROL
AND WATER CONSERVATION DISTRICT
239458
August 3, 2021
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Attention: Damaris Abraham Re: PA 2019-34, Tract 37922, CUP 2019-19
APNs 389-030-012 through -018
2nd Submittal
The Riverside County Flood Control and Water Conservation District (District) does not normally
recommend conditions for land divisions or other land use cases in incorporated cities. The District
also does not plan check City land use cases or provide State Division of Real Estate letters or other
flood hazard reports for such cases. District comments/recommendations for such cases are normally
limited to items of specific interest to the District including District Master Drainage Plan facilities,
other regional flood control and drainage facilities which could be considered a logical component or
extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees).
In addition, information of a general nature is provided.
The District's review is based on the above-referenced project transmittal, received July 7, 2021. The
District has not reviewed the proposed project in detail, and the following comments do not in any way
constitute or imply District approval or endorsement of the proposed project with respect to flood
hazard, public health and safety, or any other such issue:
☒ This project would not be impacted by District Master Drainage Plan facilities, nor are other
facilities of regional interest proposed.
☐ This project involves District proposed Master Drainage Plan facilities, namely, .
The District will accept ownership of such facilities on written request of the City. Facilities
must be constructed to District standards, and District plan check and inspection will be
required for District acceptance. Plan check, inspection, and administrative fees will be
required.
☐ This project proposes channels, storm drains 36 inches or larger in diameter, or other facilities
that could be considered regional in nature and/or a logical extension of the adopted _________
Master Drainage Plan. The District would consider accepting ownership of such facilities on
written request of the City. Facilities must be constructed to District standards, and District
plan check and inspection will be required for District acceptance. Plan check, inspection, and
administrative fees will be required.
- 2 - August 3, 2021
City of Lake Elsinore 239458
Re: PA 2019-34, Tract 37922, CUP 2019-19
APNs 389-030-012 through -018
2nd Submittal
☒ This project is located within the limits of the District's West Elsinore Area Drainage Plan for
which drainage fees have been adopted. If the project is proposing to create additional
impervious surface area, applicable fees should be paid by cashier's check or money order only
to the Flood Control District or City prior to issuance of grading or building permits. Fees to
be paid should be at the rate in effect at the time of issuance of the actual permit.
☐ An encroachment permit shall be obtained for any construction related activities occurring
within District right of way or facilities, namely, ____________________. For further
information, contact the District's Encroachment Permit Section at 951.955.1266.
☒ The District's previous comments are still valid (see attached letter dated 09/08/20).
GENERAL INFORMATION
This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the
State Water Resources Control Board. Clearance for grading, recordation, or other final approval
should not be given until the City has determined that the project has been granted a permit or is shown
to be exempt.
If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, then
the City should require the applicant to provide all studies, calculations, plans, and other information
required to meet FEMA requirements, and should further require that the applicant obtain a Conditional
Letter of Map Revision (CLOMR) prior to grading, recordation, or other final approval of the project
and a Letter of Map Revision (LOMR) prior to occupancy.
If a natural watercourse or mapped floodplain is impacted by this project, the City should require the
applicant to obtain a Section 1602 Agreement from the California Department of Fish and Wildlife and
a Clean Water Act Section 404 Permit from the U.S. Army Corps of Engineers, or written
correspondence from these agencies indicating the project is exempt from these requirements. A Clean
Water Act Section 401 Water Quality Certification may be required from the local California Regional
Water Quality Control Board prior to issuance of the Corps 404 permit.
Very truly yours,
DEBORAH DE CHAMBEAU
Engineering Project Manager
Attachment
ec: Riverside County Planning Department
Attn: Phayvanh Nanthavongdouangsy
SLJ:ju
Appendix B
Individual Comment Letters
From:Damaris Abraham
To:Thomas Strand
Subject:FW: [External]Lake and Mountain Commercial Center Project
Date:Monday, July 12, 2021 8:15:47 AM
FYI
Damaris Abraham
Senior Planner
City of Lake Elsinore
(951) 674-3124, ext. 913
-----Original Message-----
From: Oz Stark <oz.stark@yahoo.com>
Sent: Saturday, July 10, 2021 11:35 AM
To: Damaris Abraham <dabraham@lake-elsinore.org>
Subject: [External]Lake and Mountain Commercial Center Project
Message from external sender. Use Caution.
Hello,
This written comment is in regards of the Lake and Mountain Commercial Center Project.
As a community most of us are in agreement on against a gas station and a liquor shop near our
homes when already many located by Riverside/Lakeshore area.
I personally would like to see stores such as coffee shops, ice cream shops and bakeries. I would love
the city to bring more higher end shops rather than stores that attract homeless people in the area
which we already are suffering from.
Thank you for taking the time to read this.
Best regards
Oz Stark
From:Damaris Abraham
To:Thomas Strand
Subject:FW: [External]Shopping Centers
Date:Wednesday, July 14, 2021 3:52:58 PM
From: Vanessa Macias <vanessagmacias@gmail.com>
Sent: Wednesday, July 14, 2021 3:11 PM
To: Damaris Abraham <dabraham@lake-elsinore.org>
Subject: [External]Shopping Centers
Message from external sender. Use Caution.
To Whom It May Concern,
This email is to express my concern regarding new development here in Lake Elsinore.
Specifically, Lake/Mountain and Alberhill Ranch. Please stop allowing construction of gas
stations, liquor stores, and low-end shopping markets (dollar stores, dollar general, etc). We
would like to keep our communities nice and clean with higher end stores for our communities
to shop. Not with establishments that attract more homeless and dirty facilities. This includes
development for commercial buildings along with low income housing.
Please allow us to keep our neighborhoods nice and safe. The high property tax we pay should
ensure our requests are met.
I appreciate your time.
thank you,
Vanessa M.
--
Vanessa Macias
From:Damaris Abraham
To:Thomas Strand
Subject:FW: [External]Against Mountain/Lake Project
Date:Wednesday, July 14, 2021 2:35:06 PM
From: Kathy Nash <nash5702@mail.brandman.edu>
Sent: Wednesday, July 14, 2021 2:33 PM
To: Damaris Abraham <dabraham@lake-elsinore.org>
Subject: [External]Against Mountain/Lake Project
Message from external sender. Use Caution.
I am against the proposed commercial center embedded in our residential area. This is
unnecessary and will pose many problems for residents just for the profit ofafew.
This will increase uncleanliness, noise, trash, violence, and an increase in homelessness
loitering. This is unsafe for the children and residents in our community.
I’m requesting that these fund be used for the betterment of our housing track such as paving
our roads. Our city and residential areas look like horrible. This would be a practical
improvement.
Please share my concerns and consider the practicality of it.
Sincerely,
Dr. Kathy Nash
From:Damaris Abraham
To:Thomas Strand
Subject:FW: [External]Lake / Mountain Street Commercial Plan
Date:Wednesday, July 14, 2021 3:01:39 PM
From: Jason A. Savlov <jsavlov@aol.com>
Sent: Wednesday, July 14, 2021 2:59 PM
To: Damaris Abraham <dabraham@lake-elsinore.org>
Subject: [External]Lake / Mountain Street Commercial Plan
Message from external sender. Use Caution.
Hello Damaris,
As a homeowner just down the street at 16492 Mountain, I am opposed to this plan of putting a 6 Acre
commercial zone at the end of our street. I am fine with driving to four corners to shop for groceries / gas
/ fast food and/or Nichols road for groceries / gas / carwash at the Arco. Both of those locations are not
located at the end of street of a large residential development and are commercial only zones. Why not
put it near the freeway on lake street, away from residential neighborhoods. Also these type of
establishments attract further nuisances such as the homeless, drugs, and other types of misdemeanor
type crimes. There are families and children in this neighborhood, that should have a buffer zone against
those type of nuisances.
I thank you for your time in advance.
Jason A. Savlov, Esq.
951-609-8055
From:Damaris Abraham
To:Thomas Strand
Subject:FW: [External]Lake/Mountain
Date:Wednesday, July 14, 2021 2:33:14 PM
FYI
Damaris Abraham
Senior Planner
City of Lake Elsinore
(951) 674-3124, ext. 913
From: Kathryn Welton <kwelton15@gmail.com>
Sent: Wednesday, July 14, 2021 2:25 PM
To: Damaris Abraham <dabraham@lake-elsinore.org>
Subject: [External]Lake/Mountain
Message from external sender. Use Caution.
Hello
I am against the proposal. We already have vacant buildings in the city.
Thank you
K Welton
Sent from Mail for Windows 10
From:Damaris Abraham
To:Thomas Strand
Subject:FW: [External]No for the buildings on lake and mountain
Date:Wednesday, July 14, 2021 3:09:20 PM
From: Sandra Andrade <sandrade714@yahoo.com>
Sent: Wednesday, July 14, 2021 3:03 PM
To: Damaris Abraham <dabraham@lake-elsinore.org>
Subject: [External]No for the buildings on lake and mountain
Message from external sender. Use Caution.
Hu there. My name is Sandra and I have lived here for about 5 years now. I live right off lake
and mountain. And honestly if something like this gets opened up near this area it'll end up
getting trashed. Our neighborhood is so nice and peaceful right now. I feel safe in the area at
night adding something like this will bring so many outsiders and make people uncomfortable.
Please rethink this project.
-Sandra Silva
Resident since 2017 א
Sent from Yahoo Mail on Android
From:Damaris Abraham
To:Thomas Strand
Subject:FW: [External]Proposed plans on Mountain st & Lake Street
Date:Wednesday, July 14, 2021 3:00:33 PM
From: Rajeev Chhibber <rkchhibber@hotmail.com>
Sent: Wednesday, July 14, 2021 2:56 PM
To: Damaris Abraham <dabraham@lake-elsinore.org>
Subject: [External]Proposed plans on Mountain st & Lake Street
Message from external sender. Use Caution.
Hi,
I wanted to let you know that I am totally against the proposed plan for gas station etc on the
corner of mountain street & lake street
I have been living near this corner for 21 years & sincerely believe it will be invitation to crime
& troubles to nearby residents.
So please STOP this
Thanks
Rajeev Chhibber
16395 Orange Blossom Way
Lake Elsinore, CA 92530
--------------------------------------- IF YOU NO LONGER WANT TO RECEIVE MAIL FROM
ME. PLEASE REPLY TO THIS MAIL WITH " REMOVE ME " IN SUBJECT LINE. YOUR
ADDRESS WILL BE REMOVED ASAP.
From:Damaris Abraham
To:Thomas Strand
Subject:FW: [External]Lake and Mountain Commercial Center Project
Date:Thursday, July 22, 2021 11:49:55 AM
Attachments:image004.png
From: Eargle, Wendy <wendy.eargle@optioncare.com>
Sent: Thursday, July 22, 2021 10:56 AM
To: Damaris Abraham <dabraham@lake-elsinore.org>
Cc: Inland Billing <billinginland@yahoo.com>
Subject: [External]Lake and Mountain Commercial Center Project
Message from external sender. Use Caution.
To Ms Damaris Abraham or whom it may concern,
Regarding: Lake and Mountain Commercial Center Project.
I am writing in regards to the planned development of the Lake and Mountain Commercial Center
Project. I am 100% against this. Our neighborhood does not want this put in a residential area. First
there are already too many empty commercial centers that are empty. This area should not be
zoned for commercial this is an area for homes and it is not fair that we should fear for our children
to play safe in the street. . This will bring homeless, this will bring break in’s to the neighborhood and
much more. I am so ready to get out of this City if they approve this. I don’t even go to the other
Commercial centers in the city as I do not feel safe.. Work on the centers that are already
established and stop adding more than just bring problems. This area is nice and quiet and this will
change everything about this area. This also will be an area for kids to gather after school that go to
Terra Cotta middle School, and it is not safe. I hope this city starts to make better decision that is
best for the city and the residents. And let’s not forget the speeding that comes from Lake Street
already. If they make the entrance to the center off Mountain, that is so tacky having this put around
homes. I would feel so bad for the house that have to see this from their house, what an eye soar.
Look at all the problems that the other Circle K brings. Right now we don’t have any homeless in the
area, it is going to bring them to the area and I can see future homeless encampments being set up
in the fields around our homes. If you need this center so bad put it at the end of Lake Street by the
freeway… Please don’t do this to us. Please start making good building choices in Lake Elsinore.
Sincerely
Wendy Eargle
Resident off Mountain and Rolando street.
If you need to contact me for any reason please email me @ billinginland@yahoo.com
Wendy Eargle
NCPDP Billing
Corona RCC Ambassador
Wendy.Eargle@Optioncare.com
Confidentiality Notice:
This message, including attachments, is the property of Option Care or its affiliates. It is intended solely for the individuals or entities to which it is addressed. This
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From:Damaris Abraham
To:Thomas Strand
Subject:FW: [External]Mountain/Lake Commercial Project
Date:Tuesday, July 27, 2021 7:50:28 AM
-----Original Message-----
From: Jacoba Giancamilli <joycenrobert@verizon.net>
Sent: Monday, July 26, 2021 4:59 PM
To: Damaris Abraham <dabraham@lake-elsinore.org>
Subject: [External]Mountain/Lake Commercial Project
Message from external sender. Use Caution.
What this city does NOT need is another Circle K type business for the homeless and low life’s to hang around. If
the city thinks that all its residents want is a fast place to pick up some beer they are very wrong! Most families
don’t shop those stores so why are we catering to the criminal element?
Also gas stations should be closer to the freeway not in a neighborhood does anyone remember the Holy Fire when
we had police at that corner blocking off our neighborhood due to fire evacuations!
Let’s get some better upscale planning that will elevate our communities rather than bring them down. PLEASE. It’s
time our city planners take some pride in our city.
Jacoba Zonneveld
15013 Vista View Lake Elsinore
Resident since 1987
Sent from my iPhone
1
From: Damaris Abraham [mailto:dabraham@lake‐elsinore.org]
Sent: Monday, August 2, 2021 8:49 AM
To: Thomas Strand
Subject: FW: [External]Comments on the commercial development at Lake & Mountain
From: Jeriann Young Severson <stayingfree@gmail.com>
Sent: Saturday, July 31, 2021 5:37 PM
To: Damaris Abraham <dabraham@lake‐elsinore.org>; Justin Kirk <jkirk@Lake‐Elsinore.org>
Subject: [External]Comments on the commercial development at Lake & Mountain
To Whom it may concern,
Here are my concerns for this development and concerns expressed at the 7/29 community meeting.
1. Congestion of businesses proposed at this corner. I saw plans that called for eight businesses plus
a car wash and a gas station/convenience store. This seems like a lot at one corner with
neighborhoods surrounding the property. I am told that Lake street will only be widened to the
boundaries of the property. Lake is only two lanes from Mountain to the 15. Eight businesses plus a
car wash and gas station will bring a lot more traffic to the area that the current road does not
support. Two drive through restaurants - depending on who they are - could cause cars to line up out
on to Lake Street waiting to get in. Backed up drive throughs are not uncommon in Lake Elsinore.
The SS Basket and Del Taco at Lakeshore & Riverside backs up often onto Lakeshore. On top of this
is a car wash & gas station which adds to the congestion of cars getting in and out.
Message from external sender. Use Caution.
2
2. Store hours. This small center is surrounded by neighborhoods. It is primarily residential. I am
asking for a consideration of limited hours - not only for the noise for homes nearby, but also the
traffic in residential areas between midnight and 6am. A store that never closes has the potential to
bring in undesirable activity at all hours of the night. In a residential area, there is no need for a 24 hr.
convenience store. The selling of alcohol will only bring more undesirable activity in the wee hours of
the morning.
3. Congestion on Mountain - a small street. Mountain is the main artery out of the neighborhood that I
live in. This road is not being widened yet, it will be impacted by additional traffic by all the businesses
proposed for this corner. Running Deer Estates with another 90+ homes will bring further congestion
as more cars will come through Mountain to access that new neighborhood from Rolando Street or to
use this new center.
4. The upkeep of the landscaping and cleanliness of the entire area once the center is completed.
What are the guarantees that businesses will take care of the property and keep the neighborhood
looking good?
I am all for progress and development at this corner; yet, I think more consideration should be given
to the residential area that surrounds it by reducing hours so that it is not open midnight to 6am,
extending the traffic lanes on Lake Street beyond the boundaries of the property being developed for
overflow of drive throughs and less businesses/more open space at the center.
Thank you,
Jeriann Severson
Homeowner on Orange Blossom Way, Lake Elsinore
From: Damaris Abraham [mailto:dabraham@lake‐elsinore.org]
Sent: Monday, August 2, 2021 8:06 AM
To: Thomas Strand
Subject: FW: [External]711, Gas Station, Carwash and more . Moutain and Lake street
From: dingo <dingo207@verizon.net>
Sent: Saturday, July 31, 2021 12:15 PM
To: Damaris Abraham <dabraham@lake‐elsinore.org>
Subject: [External]711, Gas Station, Carwash and more . Moutain and Lake street
Hi Debra, I oppose this shopping center being right in the middle of residential neighborhood very close to to
schools. This type of center would be better at the site at Lake Street and Temescal Canyon. There are no residential
homes in that area. A shopping center with a gas station mini mart is a magnet for homeless and crime. Also our city does
not need more fast food we need restaurants. Please let me know if there is anything else I need to do to make sure my
concerns are passed on to the city counsel. Thank you
Linda Dow
15233 Windjammer Way
Lake Elsinore, CA 92530
1
Message from external sender. Use Caution.
1
From: Damaris Abraham [mailto:dabraham@lake‐elsinore.org]
Sent: Monday, August 2, 2021 3:17 PM
To: Thomas Strand
Subject: FW: [External]Proposed Project at Mountain/Lake
From: C <cherokeecf13@yahoo.com>
Sent: Monday, August 2, 2021 2:50 PM
To: Damaris Abraham <dabraham@lake‐elsinore.org>
Subject: [External]Proposed Project at Mountain/Lake
Hello Ms Abraham.
I am writing to record that I am against this proposed project at the intersection of mountain and Lake St.
This project is a threat to safety (especially to school children walking to the three elementary schools in the
area), air quality, peace and quiet, and general Quality of life For the residents of the area.
We do not need or want another convience store and or car wash in town, let alone at the main entrance to our
neighborhood.
This project site was a residential permitted site until reclassified as commercial by the planning commission.
Why? This is not a neighborhood that is suitable for commercial uses.
Message from external sender. Use Caution.
2
This project site has had two other high traffic commercial projects proposed previously at this same site. that
were both rejected soundly by the neighborhood and even the subject of legal actions which did not allow the
projects. One of the main issues was the safety of children walking to school to two elementary/secondary
schools nearby: Rice Canyon and Terracotta. We now have not Two but THREE schools within walking
range for the neighborhood children now. Why is OK to do this dangerous high traffic project now when it
would endanger even more children?
Safety for all the residents is also at stake if this project is approved. In addition to the high risk of Valley Fever,
Our air quality will diminish greatly if this project goes through. Not to mention the threat to safety from
explosions or fires inherent with a gas fueling station. On the subject of fire danger: During the Holy Fire, and
subsequent evacuations the only way in and out was Mountain Way at Lake Street for both residents and
emergency services. Adding a high traffic facility at the corner is a clear and immediate danger to our entire
neighborhood.
This proposal shows a lack of understanding as to what is best for Lake Elsinore and its residents. We do not
need more convience stores/liquor stores when we have several with in 2 miles. We have a convenience
store/gas station/car wash just down the road at Nichols which is a quick 4 minute drive for Alberhill and
Rolando neighborhood residents. We addoitiinally have a Circle K on Lakeshore not more than 2 miles away.
We do not need more retail stores but when we have dozens of empty stores and strip malls just festering all
over town (The Outlets at Lake Elsinore, The Store fronts at the Rite Aid center just down from the Alberhill
neighborhood, Grape street shopping center and more). If the city wants to allow more commercial
developments , why not focus on projects that bring more than minimum wage retail jobs as your residents
currently have some of the longest commute times to work in the Nation? It's unacceptable to cause greater
traffic jams while not providing any local living wage white collar job opportunities in your community. You
will be making a dire situation worse for commuters if this project is approved.
In summary, to approve this project would not only be tone deaf to the clear will and needs of the residents
(two previous law suits prove that we do not want commercial development on that site) but would be a clear
threat to the safety and quality of life to the residents of this neighborhood. This would also negatively effect the
quality of life in this neighborhood and really all of Lake Elsinore by attracting loitering, noise , Traffic, and
Crime, without any benefit in trade to the residents.
I strongly urge you to deny the permits for this project out right and completely. To not do so would be a
travesty.
Thank you ,
Christy A. Foraker
29031 Avocado way
Lake Elsinore California
92530.
Sent: Wednesday, August 4, 2021 1:59 PM
To: Thomas Strand
Subject: FW: [External]
From: JAVIER Torres <jandltorres4@gmail.com>
Sent: Wednesday, August 4, 2021 1:31 PM
To: Damaris Abraham <dabraham@lake‐elsinore.org>
Subject: [External]
Proposed development at Mountain and Lake: I have received along with many neighbors in this area have
received (none renewal notices) by our insurance carrier because this area is consider (fire danger zone). Having
a development with a gas station in this development will simply run us out of this wonderful community.
1
Message from external sender. Use Caution.
1
Sent: Thursday, August 12, 2021 12:59 PM
To: Thomas Strand
Subject: FW: [External]Lake Street and Mountain Business center opposition letter.
From: Paulie and Mike <greatfull@msn.com>
Sent: Wednesday, August 11, 2021 4:00 PM
To: Damaris Abraham <dabraham@lake‐elsinore.org>; Ace Vallejos <a1231231@msn.com>; Vanessa Macias
<vanessagmacias@gmail.com>; Karen Holder <karenholder57@gmail.com>; Darrell B Holder
<dbholderclan@gmail.com>
Subject: [External]Lake Street and Mountain Business center opposition letter.
Importance: High
Hi Damaris,
The people involved in the Lake and Mountain Commercial Center, did not respond with a zoom meeting until after I
told Karen and Justin at last night's city council meeting, they hadn’t set up a zoom meeting. I know the public outreach
zoom meeting was a MUST for their project to move forward. They did not do this, and many people had complained
that they sat waiting to be allowed into the meeting for over an hour, which was held at our clubhouse.
I believe this project should not move forward and denied for many reasons including:
Message from external sender. Use Caution.
2
• lack of public outreach
• most people in my community and area including me are concerned with the roads,
• lighting issues,
• a gas station would not be good at that location
• environmental issues
• Health issues ie Valley fever, which will probably be sent to the attorney who took over Raymond Johnson law
practice. He was the attorney in the last case brought against the City and Fresh at EZ at that location
• We are also concerned with the homeless drug addict population; we already have many who live in the brush,
the multispecies habit areas and in the mountains in and around the Alberhill Ranch area.
Thank you,
Paulie Tehrani
Ash Street
Lake Elsinore, CA 92530
Sent from Mail for Windows
From: Valerie Salampessy
Sent: Wednesday, August 11, 2021 11:50 AM
To: Paulie and Mike
Cc: Gregory Hann; Alex Hann; pbuffa411; Danny Singh; Jogesh Kumar
Subject: RE: Zoom Meeting ‐ 8/17/21 10:00am ‐ Lake and Mountain Center Community Meeting EDG #4589.01 Lake
Elsinore, CA
Hi Paulie,
Please see zoom meeting information below:
Empire Design Group, Inc. is inviting you to a scheduled Zoom meeting.
Topic: Community Meeting ‐ Lake & Mountain Commercial Center
Time: Aug 17, 2021 10:00 AM Pacific Time (US and Canada)
Join Zoom Meeting
https://zoom.us/j/92115949801?pwd=TGdtUXhwTFFOaHp3UUR0aFhOQ3FuQT09
Meeting ID: 921 1594 9801
Passcode: r4e8PY
Valerie Salampessy
Empire Design Group, Inc.
511 N. Main Street
Lake Elsinore, CA 92530
Mailing Address:
PO BOX 944
Murrieta, CA 92564
951/696-1490 Office
3
admin@empiregr.biz
www.EmpireDesignGroup.biz
Please take note I am not in the office on Fridays.
For any urgent matters, please contact EDGpermitting@empiregr.biz .
From: Paulie and Mike [mailto:greatfull@msn.com]
Sent: Tuesday, July 20, 2021 5:13 PM
To: Valerie Salampessy <admin@empiregr.biz>
Cc: Gregory Hann <GHann@empiregr.biz>; Alex Hann <AHann@empiregr.biz>; pbuffa411 <pbuffa411@gmail.com>
Subject: Re: Lake and Mountain Center Community Meeting EDG #4589.01 Lake Elsinore, CA
Hi Valerie,
Thank you for sending the information, I will post it to all my social media sites.
Warm regards,
Paulie Tehrani
Alberhill Ranch
From: TVhe link ed image cannoat be display ed. Thelfile may ehav e been mov ed, rrenamed, or deileted. Vereify that the link points to the Scorrect file and locaation. lampessy <admin@empiregr.biz>
Sent: Tuesday, July 20, 2021 12:34 PM
To: Paulie and Mike <greatfull@msn.com>
Cc: Gregory Hann <GHann@empiregr.biz>; Alex Hann <AHann@empiregr.biz>; pbuffa411 <pbuffa411@gmail.com>
Subject: RE: Lake and Mountain Center Community Meeting EDG #4589.01 Lake Elsinore, CA
Hi Paulie,
See attached Flyer for July 29th Community Meeting.
Valerie Salampessy
Empire Design Group, Inc.
24861 Washington Avenue
Murrieta, CA 92562
Mailing Address:
PO BOX 944
Murrieta, CA 92564
951/696-1490 Office
admin@empiregr.biz
www.EmpireDesignGroup.biz
Please take note I am not in the office on Fridays.
For any urgent matters, please contact EDGpermitting@empiregr.biz .
From: Paulie and Mike [mailto:greatfull@msn.com]
Sent: Tuesday, July 20, 2021 6:55 AM
4
To: Valerie Salampessy <admin@empiregr.biz>
Cc: Gregory Hann <GHann@empiregr.biz>; Alex Hann <AHann@empiregr.biz>
Subject: Re: Lake and Mountain Center Community Meeting EDG #4589.01 Lake Elsinore, CA
Hi Valeria,
Will you be sending the flyer over for the meeting at our clubhouse and also the information on a possible
zoom meeting?
Thank you,
Paulie Tehrani
From: TVhe link ed image cannoat be display ed. Thelfile may ehav e been mov ed, rrenamed, or deileted. Vereify that the link points to the Scorrect file and locaation. lampessy <admin@empiregr.biz>
Sent: Friday, July 16, 2021 11:35 AM
To: Paulie and Mike <greatfull@msn.com>
Cc: Gregory Hann <GHann@empiregr.biz>; Alex Hann <AHann@empiregr.biz>
Subject: RE: Lake and Mountain Center Community Meeting EDG #4589.01 Lake Elsinore, CA
Hi Paulie,
Thank you. We will send flyer as soon as we complete. Question: Would we still be able to have zoom as well?
Valerie Salampessy
Empire Design Group, Inc.
24861 Washington Avenue
Murrieta, CA 92562
Mailing Address:
PO BOX 944
Murrieta, CA 92564
951/696-1490 Office
admin@empiregr.biz
www.EmpireDesignGroup.biz
Please take note I am not in the office on Fridays.
For any urgent matters, please contact EDGpermitting@empiregr.biz .
From: Paulie and Mike [mailto:greatfull@msn.com]
Sent: Thursday, July 15, 2021 2:47 PM
To: Valerie Salampessy <admin@empiregr.biz>
Cc: Gregory Hann <GHann@empiregr.biz>; Alex Hann <AHann@empiregr.biz>
Subject: Re: Lake and Mountain Center Community Meeting EDG #4589.01 Lake Elsinore, CA
Hi Valerie,
Yes, we look forward to the presentation July 29, 2021, at 6 p.m., this will is not an HOA event so we won't be
posting it on our HOA website but will share on social media.
5
The Alberhill Ranch Community Clubhouse is located at 4100 Gina Lynne Lane, Lake Elsinore, CA 92530
Large cross streets: Alberhill Ranch Road and Hudson Street.
Thank again for bringing appetizers and or food.
Warm regards,
Paulie Tehrani
From: TVhe link ed image cannoat be display ed. Thelfile may ehav e been mov ed, rrenamed, or deileted. Vereify that the link points to the Scorrect file and locaation. lampessy <admin@empiregr.biz>
Sent: Thursday, July 15, 2021 1:34 PM
To: greatfull@msn.com <greatfull@msn.com>
Cc: Gregory Hann <GHann@empiregr.biz>; Alex Hann <AHann@empiregr.biz>
Subject: RE: Lake and Mountain Center Community Meeting EDG #4589.01 Lake Elsinore, CA
HI Paulie,
Please disregard the previous email, after discussing with the City, client and Architect we believe it is better to have an
in person meeting. If acceptable can we set for the same date and time? Can you also provide the address of the
community hall where it will be held?
Question‐ Are we able to provide an appetizer and or food?
Valerie Salampessy
Empire Design Group, Inc.
24861 Washington Avenue
Murrieta, CA 92562
Mailing Address:
PO BOX 944
Murrieta, CA 92564
951/696-1490 Office
admin@empiregr.biz
www.EmpireDesignGroup.biz
Please take note I am not in the office on Fridays.
For any urgent matters, please contact EDGpermitting@empiregr.biz .
From: Valerie Salampessy
Sent: Thursday, July 15, 2021 1:14 PM
To: 'greatfull@msn.com' <greatfull@msn.com>
Cc: Gregory Hann <GHann@empiregr.biz>; Alex Hann <AHann@empiregr.biz>
Subject: FW: Lake and Mountain Center Community Meeting EDG #4589.01 Lake Elsinore, CA
Hi Paulie,
We spoke earlier regarding Mountain & Lake project.
We would like the meeting to be for Thursday July 29, at 6:00pm via zoom – can you confirm this date & time is
available?
We are working on the flyer and will send to you as soon as possible.
Questions:
1) Is there anything you may need listed on the flyer?
6
2) Can you provide the zoom link or would you like our office to provide?
Valerie Salampessy
Empire Design Group, Inc.
24861 Washington Avenue
Murrieta, CA 92562
Mailing Address:
PO BOX 944
Murrieta, CA 92564
951/696-1490 Office
admin@empiregr.biz
www.EmpireDesignGroup.biz
Please take note I am not in the office on Fridays.
For any urgent matters, please contact EDGpermitting@empiregr.biz
From: Paulie and Mike [mailto:greatfull@msn.com]
Sent: Wednesday, July 14, 2021 5:58 PM
To: Gregory Hann <GHann@empiregr.biz>
Cc: Damaris Abraham (dabraham@lake‐elsinore.org) <dabraham@lake‐elsinore.org>; Alex Hann
<AHann@empiregr.biz>
Subject: Re: Lake and Mountain Center EDG #4589
Hi Greg,
Let's have a zoom meeting, the clubhouse has room for 50 people, I know the people from the Rolando, and
other nearby neighborhoods would like to attend. Set up the zoom meeting, schedule the date Wednesday
or Thursday are always best for meetings, beginning at 6:00 or 6:30 p.m. Create a flyer which I can send to
everyone and post on all my social media groups.
People are interested in attending; I believe the sooner the better. Please let me know if this works for you.
Warm regards,
Paulie Tehrani
Alberhill Ranch HOA President and neighborhood watch captain.
From: TGhe link ed image cannot bre display ed. Tehe file may hav e beengmov ed,
renamedo, or deleted. Verify thrat the link poinyts to the correct file and locHation.
ann <GHann@empiregr.biz>
Sent: Wednesday, July 14, 2021 3:34 PM
To: greatfull@msn.com <greatfull@msn.com>
Cc: Damaris Abraham (dabraham@lake‐elsinore.org) <dabraham@lake‐elsinore.org>; Alex Hann
<AHann@empiregr.biz>
Subject: RE: Lake and Mountain Center EDG #4589
Hi Paulie,
My name is Greg Hann and I am the Architect of Record for the attached project at Lake and Mountain.
7
I was pasted your name and e-mail by Damaris at the City of Lake Elsinore.
8
We would like to hold a public neighborhood outreach meeting to present our project and answer questions. I
am facilitating this meeting for the owners of the project and they will also be present at this meeting.
We were thinking of having the meeting at the Alberhill Ranch Community building if that is possible.
Also, the 45-day public review period for the Environmental Impact Report started on Friday July 2, 2021 and
will run through August 16, 2021.
Please let me know your thoughts.
Sincerely,
Gregory S. Hann, Architect
President Empire Design Group, Inc.
Phone: 951-696-1490
Cell: 951-809-7601
E-Mail: ghann@empiregr.biz
www.EmpireDesignGroup.biz
Mailing Address:
PO Box 944
Murrieta, California 92564
1
From: Damaris Abraham [mailto:dabraham@lake‐elsinore.org]
Sent: Friday, August 13, 2021 11:31 AM
To: Thomas Strand
Subject: FW: [External]The Proposed Lake and Mountain Commercial Center Project
From: Rajeev Chhibber <rkchhibber@hotmail.com>
Sent: Friday, August 13, 2021 11:25 AM
To: Damaris Abraham <dabraham@lake‐elsinore.org>
Subject: [External]The Proposed Lake and Mountain Commercial Center Project
Att. city officials,
I am totally against the proposed The Proposed Lake and Mountain Commercial Center Project for the following reason,.
The Proposed Lake and Mountain Commercial Center Project
Draft Environmental Impact Report:
http://www.lake‐elsinore.org/city‐hall/c...
I have included images that illustrate important elements that make this proposed project a major PROBLEM!!
Message from external sender. Use Caution.
2
1) The proposed project site sits on a “Very High Fire Hazard Severity Zone” II•.
Attached Map from CAL FIRE
Can’t forget the traumatizing Holy Fires followed by the Holy Burn Storms which take me to this declaration:
https://www.ca.gov/archive/gov39/2018/08...
2) The proposed project site sits on the Glen Ivy North Fault Zone which is a segment of the main Elsinore Fault.
Attached pertinent county fault map and proposed project site map that illustrates the fault in red.
Here’s a news article on the actual MAIN Elsinore Fault:
https://www.sandiegouniontribune.com/sdu...
3) The proposed project includes a gas station. May be a ticking time bomb due to the potential of static fires II•. that occur at
the pump and the never ending fuel tankers that will parade on Lake Street.. Which brings me to these news articles:
https://www.latimes.com/local/lanow/la‐m...
https://www.nytimes.com/2008/07/27/autom...
https://abc7.com/lake‐elsinore‐tanker‐fi....
4) Lake Street is a very busy and dangerous street as it is due to countless car collisions and fatal accidents on Lake Street not
to mention the knocked down power poles, Lake Street closures, etc. This proposed site on the corner of Lake and Mountain
Street is a disaster waiting to happen including the additional ingress and egress traffic that the proposed commercial center
will generate. I have included a visual map that identifies fatalities represented by red dots along Lake Street highlighted in
yellow in the map. The largest red dot ⬤ is located on the 15 FWY near Lake Street.
So Please put a STOP to this project
Rajeev Chhibber
16395 Orange Blossom Way
Lake Elsinore, CA 92530
--------------------------------------- IF YOU NO LONGER WANT TO RECEIVE MAIL FROM ME. PLEASE
REPLY TO THIS MAIL WITH " REMOVE ME " IN SUBJECT LINE. YOUR ADDRESS WILL BE
REMOVED ASAP.
1
From: Damaris Abraham [mailto:dabraham@lake‐elsinore.org]
Sent: Friday, August 13, 2021 2:18 PM
To: Thomas Strand
Subject: FW: [External]PLEASE STOP this Lake street project
From: Rajeev Chhibber <rkchhibber@hotmail.com>
Sent: Friday, August 13, 2021 2:15 PM
To: Damaris Abraham <dabraham@lake‐elsinore.org>
Subject: [External]PLEASE STOP this Lake street project
PLEASE STOP this Lake street project
Statement found in the Draft Environmental Impact Report document: " Th No Project Alternative also would fail
to develop a project that will provide local employment opportunities and that will provide economic benefits to
the community and City. " Building this proposed project at THE PROPOSED LOCATION ahead of safety for
the purpose of economic gain is irresponsible especially when hundreds of residents have major concerns over
its proposed implementation. Please refer to the relevant document found in the city's website: http://www.lake-
elsinore.org/city-hall/community-development/planning/ceqa-documents-available-for-public-review/lake-and-
mountain-commercial-center-project After you tap on above link, it is found under: Draft Environmental Impact
Report (tap on this link) Scroll to page 315 and you will find the document attached to see for yourself.
Thanks
Message from external sender. Use Caution.
2
Rajeev Chhibber
16395 Orange Blossom way
Lake Elsinore, CA 92530
Sent from Mail for Windows
1
From: Damaris Abraham [mailto:dabraham@lake‐elsinore.org]
Sent: Friday, August 13, 2021 11:29 AM
To: Thomas Strand
Subject: FW: [External]Proposed Lake and Mountain Commercial Center Project
From: Rocio Alaoui <ms_cio@hotmail.com>
Sent: Friday, August 13, 2021 6:35 AM
To: Damaris Abraham <dabraham@lake‐elsinore.org>
Subject: [External]Proposed Lake and Mountain Commercial Center Project
Good day Damaris,
As a resident of the Northside of Lake Elsinore at 15439 Regatta Way, I want to object to the construction of this
center.
While many of us want to see growth in Lake Elsinore, this is the wrong type of growth for an area of LE that is one
of the best areas to live in. We are a quiet neighborhood very close to the hillsides and putting a gas station to bring
in big fuel trucks and more traffic will just make our area aesthetics more unpleasant. Please keep gas stations and
convenience stores out of our area and keep them closer to the 15 freeway snd Lake, where it would best be served
by having a gas station.
Message from external sender. Use Caution.
2
I thank you for listening to our concerns as citizens and hardworking residents of the neighborhood.
Respectfully,
Rocio Alaoui
1
From: Damaris Abraham [mailto:dabraham@lake‐elsinore.org]
Sent: Friday, August 13, 2021 5:08 PM
To: Thomas Strand
Subject: Fwd: [External]Mountain Street and Lake Street, Circle K
From: Toni Lynn <getmo101t@yahoo.com>
Sent: Friday, August 13, 2021 4:32 PM
To: Damaris Abraham
Subject: [External]Mountain Street and Lake Street, Circle K
Message from external sender. Use Caution.
Attention: Senior Planner
Community Development Department - Planning Division
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Dear Ms. Abraham,
My name is Toni Whetzal. My husband and I have moved to Lake Elsinore in 2017 and live on Spyglass Drive. We had
dealt with the Holy fire in 2018 as well as floods shortly there after. We joined the "Next Door" neighborhood site. The
people talk about cars and trucks being ransacked or stolen, scams going on in the neighborhood, mailbox theft,
periodically drug busts etc. I think the last thing that we need in the neighborhood is another Circle K convenience store
and gas station right in the middle of the neighborhood. I don't believe that it is necessary for another liquor store to be so
2
close to residential. There are 3 to 4 liquor stores already right down Lakeshore Drive. Not to include Stater Brothers or
Albertsons. If gas is needed, there is Chevron and ARCO a mile or two away at the corner of Lakeshore and Riverside
Drive, where by the way is a Circle K one half mile from there. Also, there's an ARCO off the freeway at Nichols. One
more gas station by the freeway would be more beneficial and acceptable all the way around. For residents and for Circle
K's business. This way it does not draw criminal element into the residential neighborhood. There is already
enough. Should there be another fire as intense as the Holy Fire, it would be a catastrophe for the surrounding residence
as well. As a resident here in this neighborhood, I can't think of one positive of having a Circle K in our neighborhood.
I would hope that it is true that you will take our comments and concerns into the highest consideration of this planning
project.
Very Respectfully,
Mr. and Mrs. Whetzal
Appendix C
Draft EIR
Draft
Lake and Mountain Commercial Center
Project
Environmental Impact Report
(State Clearinghouse No. 2020080538)
July 2021
Lead Agency:
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Prepared by:
The Altum Group
72140 Magnesia Falls Drive, Suite 1
Rancho Mirage, CA 92270
Lake and Mountain Commercial Center Project i The Altum Group
Draft EIR
Table of Contents
Table of Contents
Chapter 1 Executive Summary ............................................................................................................. 1-1
1.1 Project Location .................................................................................................................. 1-1
1.2 Project Description .............................................................................................................. 1-1
1.3 Project Objectives ............................................................................................................... 1-2
1.4 Summary of Project Alternatives ........................................................................................ 1-2
Chapter 2 Introduction ........................................................................................................................ 2-1
2.1 Project Location .................................................................................................................. 2-1
2.2 Project Summary ................................................................................................................. 2-1
2.3 Alternatives ......................................................................................................................... 2-2
2.4 Environmental Procedures.................................................................................................. 2-2
2.5 Draft EIR Organization ......................................................................................................... 2-6
2.6 Incorporation by Reference ................................................................................................ 2-6
2.7 Documents Prepared for the Project .................................................................................. 2-7
2.8 Review of the Draft EIR ....................................................................................................... 2-7
Chapter 3 Project Description .............................................................................................................. 3-1
3.1 Overview ............................................................................................................................. 3-1
3.2 Project Location .................................................................................................................. 3-1
3.3 Existing Setting .................................................................................................................... 3-1
3.4 Project Objectives ............................................................................................................. 3-17
3.5 Project Characteristics ...................................................................................................... 3-18
3.6 Project Construction ......................................................................................................... 3-31
3.7 Project Approvals and Intended Uses of the EIR .............................................................. 3-32
3.8 Cumulative Projects .......................................................................................................... 3-32
Chapter 4 Environmental Impact Analysis ........................................................................................... 4-1
4.1 Aesthetics ........................................................................................................................ 4.1-1
4.2 Air Quality ....................................................................................................................... 4.2-1
4.3 Biological Resources ......................................................................................................... 4.3-1
4.4 Cultural Resources ........................................................................................................... 4.4-1
4.5 Energy .............................................................................................................................. 4.5-1
4.6 Geology and Soils ............................................................................................................ 4.6-1
4.7 Greenhouse Gas Emissions .............................................................................................. 4.7-1
4.8 Hazards and Hazardous Materials ................................................................................... 4.8-1
4.9 Hydrology and Water Quality .......................................................................................... 4.9-1
TABLE OF CONTENTS
Lake and Mountain Commercial Center Project ii The Altum Group
Draft EIR
4.10 Land Use and Planning ................................................................................................... 4.10-1
4.11 Noise .............................................................................................................................. 4.11-1
4.12 Population and Housing ................................................................................................. 4.12-1
4.13 Public Services ................................................................................................................ 4.13-1
4.14 Transportation ............................................................................................................... 4.14-1
4.15 Tribal Cultural Resources ............................................................................................... 4.15-1
4.16 Utilities and Service Systems ......................................................................................... 4.16-1
4.17 Wildfire ........................................................................................................................... 4.17-1
Chapter 5 Other CEQA Required Sections ........................................................................................... 5-1
5.1 Significant Irreversible Changes .......................................................................................... 5-1
5.2 Growth Inducing Impacts .................................................................................................... 5-2
5.3 Effects Found not to be Significant ..................................................................................... 5-2
Chapter 6 Alternatives to the Proposed Project .................................................................................. 6-1
6.1 Introduction ........................................................................................................................ 6-1
6.2 Project Objectives ............................................................................................................... 6-2
6.3 Impacts of the Proposed Project......................................................................................... 6-3
6.4 Alternatives Considered and Rejected ................................................................................ 6-3
6.5 Alternatives Under Consideration ...................................................................................... 6-4
6.6 Alternative Impact Evaluation ............................................................................................. 6-7
Chapter 7 EIR Preparation ................................................................................................................... 7-1
Chapter 8 References .......................................................................................................................... 8-1
List of Tables
Table 1-1 Summary of Impacts and Mitigation Measures for the Lake and Mountain Commercial
Center Project ..................................................................................................................... 1-3
Table 2-1 NOP Topics Raised ............................................................................................................... 2-3
Table 3-1 Existing Land Use and Zoning ............................................................................................ 3-17
Table 3-2 Proposed Project Development ........................................................................................ 3-18
Table 3-3 Construction Duration ...................................................................................................... 3-31
Table 3-4 Construction Equipment ................................................................................................... 3-31
Table 3-5 Summary of Cumulative Development Land Uses ............................................................ 3-33
Table 4.2-1 - Attainment Status of Criteria Pollutants In The Scab ........................................................ 4.2-4
Table 4.2-2 - Project Area Air Quality Monitoring Summary 2015-2018................................................ 4.2-5
Table 4.2-3 - Maximum Daily Emissions Regional Thresholds ................................................................ 4.2-8
Table 4.2-4 - Maximum Daily Emissions Localized Thresholds ............................................................... 4.2-8
Table 4.2-5 - Construction Duration ..................................................................................................... 4.2-13
Table 4.2-6 - Construction Equipment .................................................................................................. 4.2-13
Table 4.2-7 - Overall Construction Emissions Summary ....................................................................... 4.2-14
Table 4.2-8 - Summary of Operational Emissions ................................................................................. 4.2-15
Table 4.2-9 - Localized Significance Summary Construction ................................................................ 4.2-17
Table 4.2-10 - Cumulative With Project Peak Hour Traffic Volumes .................................................... 4.2-18
Table 4.5-1 - Total Electricity System Power (California 2018) ............................................................... 4.5-2
Table 4.5-2 - SCE 2018 Power Content Mix ............................................................................................ 4.5-3
TABLE OF CONTENTS
Lake and Mountain Commercial Center Project iii The Altum Group
Draft EIR
Table 4.7-1 - Global Warming Potential and Atmospheric Lifetime Of Select GHGs ............................. 4.7-4
Table 4.7-2 - Top GHG Producing Countries and the European Union ................................................... 4.7-4
Table 4.7-3 - Total Project Greenhouse Gas Emissions (Annual) .......................................................... 4.7-14
Table 4.10-1 - Analysis of Consistency with SCAG 2020-2045 RTP/SCS Goals ................................... 4.10-10
Table 4.11-1 - Typical Noise Levels ....................................................................................................... 4.11-1
Table 4.11-2 - Noise Level Perception .................................................................................................. 4.11-4
Table 4.11-3 – Typical Levels of Ground-Borne Vibration .................................................................... 4.11-5
Table 4.11-4 – Noise and Land Use Compatibility Matrix ..................................................................... 4.11-8
Table 4.11-5 – Operational Exterior Noise Level Standards ................................................................. 4.11-9
Table 4.11-6 – Mobile Equipment Noise Level Limits ......................................................................... 4.11-10
Table 4.11-7 – Stationary Equipment Noise Level Limits ................................................................... 4.11-10
Table 4.11-8 – Construction Vibrations Standards ............................................................................. 4.11-11
Table 4.11-9 – Significance of Noise Impacts At Noise-Sensitive Receivers ....................................... 4.11-12
Table 4.11-10 – Off-Site Roadway Parameters ................................................................................... 4.11-13
Table 4.11-11 – Vibration Source Levels For Construction Equipment .............................................. 4.11-14
Table 4.11-12 – Construction Reference Noise Levels ....................................................................... 4.11-15
Table 4.11-13 – Site Preparation Equipment Noise Levels ................................................................. 4.11-17
Table 4.11-14 – Grading Equipment Noise Levels .............................................................................. 4.11-17
Table 4.11-15 – Building Construction Equipment Noise Levels ........................................................ 4.11-18
Table 4.11-16 – Paving Equipment Noise Levels ................................................................................ 4.11-18
Table 4.11-17 – Architectural Coating Equipment Noise Levels ......................................................... 4.11-19
Table 4.11-18 – Unmitigated Construction Equipment Noise Level Summary .................................. 4.11-19
Table 4.11-19 – Unmitigated Construction Equipment Noise Level Compliance ............................... 4.11-20
Table 4.11-20 - Reference Noise Level Measurements ...................................................................... 4.11-21
Table 4.11-21 - Unmitigated Project Operational Noise Levels .......................................................... 4.11-21
Table 4.11-22 - Unmitigated Operational Noise Level Compliance .................................................... 4.11-24
Table 4.11-23 - Unmitigated Construction Equipment Vibration Levels ............................................ 4.11-26
Table 4.13-1 - Intersection Analysis for Existing (2019) Conditions ..................................................... 4.13-3
Table 4.13‐2 - Project Trip Generation Summary ................................................................................. 4.13-9
Table 4.13-3 - Intersection Analysis for E+P Conditions ..................................................................... 4.13-11
Table 4.13-4 Intersection Analysis for EAP (2021) Conditions ........................................................... 4.13-12
Table 4.13-5 Intersection Analysis for EAPC (2021) Conditions ......................................................... 4.13-13
List of Exhibits
Exhibit 3-1 Regional Location Map........................................................................................................ 3-2
Exhibit 3-2 Project Vicinity .................................................................................................................... 3-3
Exhibit 3-3 Project Site Map .................................................................................................................. 3-4
Exhibit 3-4 Site Photos – Location Map ................................................................................................ 3-5
Exhibit 3-5 Existing Land Use Designations ......................................................................................... 3-15
Exhibit 3-6 Existing Zoning Designations ............................................................................................. 3-16
Exhibit 3-7 Tentative Tract Map .......................................................................................................... 3-19
Exhibit 3-8 Proposed Site Plan ............................................................................................................ 3-20
Exhibit 3-9 Proposed Building Elevations ............................................................................................ 3-21
TABLE OF CONTENTS
Lake and Mountain Commercial Center Project iv The Altum Group
Draft EIR
Exhibit 3-10 Proposed Landscape Plan ................................................................................................. 3-29
Exhibit 4-1 Construction Activity and Receiver Locations .............................................................. 4.11-16
Exhibit 4-2 Operational Noise Sources and Receiver Locations ..................................................... 4.11-23
Exhibit 6-1 Alternative Site Plan ............................................................................................................ 6-5
Appendix
Appendix A - Initial Study, Notice of Preparation, and Scoping Comments
Appendix B - Air Quality Impact Analysis
Appendix C - Habitat Assessment for Critical Area and Narrow Endemic Plan Species, and Burrowing Owl Survey
Phase I (Habitat Assessment) and Phase II (Burrow Survey) and Discussion of Multiple Species
Habitat Conservation Plan Issues
Appendix C1 - Western Riverside County Regional Conservation Authority Joint Project Review Findings
Appendix C2 - Wildlife Agencies Comments on Joint Project Review 21-02-04-01 for the Lake and Mountain
Commercial Center Project
Appendix D - Phase I Cultural Resources Survey Report
Appendix E - Energy Analysis
Appendix F - Preliminary Geotechnical Interpretive Report
Appendix G - Paleontological Assessment
Appendix H - Greenhouse Gas Analysis
Appendix I - Phase I Environmental Site Assessment
Appendix J - Preliminary Water Quality Management Plan
Appendix K - Preliminary Hydrology Study
Appendix L - Noise Impact Analysis
Appendix M - Traffic Impact Analysis
Appendix N - Vehicle Miles Travelled Screening Analysis
Appendix O - Elsinore Valley Municipal Water District, Service Planning Letter #3351-0
Appendix P - Southern California Edison, Will Serve Letter
Lake and Mountain Commercial Center Project v The Altum Group
Draft EIR
Acronyms
AB Assembly Bill
ADA American Disabilities Act
ADT Average Daily Trips
APNs Assessors Parcel Numbers
APS Alternate Planning Strategy
AQMP Air Quality Management Plan
BAU Business as Usual
BLM Bureau of Land Management
BMPs Best Management Practices
C2F6 Hexafluoroethane
C2H6 Ethane
CAAQS California Ambient Air Quality Standards
CalEEMod California Emissions Estimator Model
CALGreen California Green Building Standards
Caltrans California Department of Transportation
CAMUTCD California Manual on Uniform Traffic Control Devices
CAP Climate Action Plan
CAPSSA Critical Area Plant Survey Areas
CARB California Air Resources Board
CAT California Action Team
CBC California Building Code
CCAA California Clean Air Act
CCR California Code of Regulations
CDC California Department of Conservation
CDE California Department of Education
CDFW California Department of Fish and Wildlife
CDOC California Department of Conservation
CEC California Energy Commission
CEQA California Environmental Quality Act
CERCLA Comprehensive Environmental Response, Compensation,
and Liability Act
CF4 Tetrafluoromethane
ACRONYMS
Lake and Mountain Commercial Center Project vi The Altum Group
Draft EIR
CFCs Chlorofluorocarbons
CFR Code of Federal Regulations
CH4 Methane
CNDDB California Natural Diversity Database
CNEL Community Noise Equivalent Level
CO Carbon Monoxide
CO2 Carbon Dioxide
COG Council of Governments
CPP Corridor Protection Program
CPUC California Public Utilities Commission
CRHR California Register of Historical Resources
CUPA California Certified Unified Program Agencies
CWA Clean Water Act
CWC California Water Code
dB Decibel
dBA A-weighted Decibel
DIF Development Impact Fee
DPM Diesel Particulate Matter
DTSC California Department of Toxic Substances Control
DWR Department of Water Resources
EAP Existing Plus Ambient Growth Plus Project
EAPC Existing Plus Ambient Growth Plus Project Plus Cumulative
Projects
EIC Eastern Information Center
EIR Environmental Impact Report
EPA Environmental Protection Agency
EVMWD Elsinore Valley Municipal Water District
FAR Floor Area Ratio
FED Functional Equivalent Document
FEMA Federal Emergency Management Agency
FHWA Federal Highway Administration
FICON Federal Interagency Committee on Noise
FTA Federal Transit Administration
GHG Greenhouse Gas
GSAs Groundwater Sustainability Agencies
GWP Global Warming Potential
HCM Highway Capacity Manual
HMBEP Hazardous Materials Business Emergency Plan
HSC Health and Safety Code
ACRONYMS
Lake and Mountain Commercial Center Project vii The Altum Group
Draft EIR
HWMP Hazardous Waste Management Plan
I-15 Interstate 15
IS Initial Study
JPA Joint Powers Authority
LCFS Low Carbon Fuel Standard
LEMC Lake Elsinore Municipal Code
LEPD Lake Elsinore Police Department
Leq Equivalent Level
LEUSD Lake Elsinore Unified School District
LOS Level of Service
LRA Local Response Area
LST Localized Significance Threshold
Mgd Million Gallons per Day
MLD Most Likely Descendant
MMTCO2e Million Metric Tons of CO2 Emitted
MPH Miles per Hour
MPO Metropolitan Planning Organization
MRZ Mineral Resources Zone
N2O Nitrous Oxides
NAAQS National Air Quality Standards
NAGPRA Native American Graves Protection and Repatriation Act
NAHC Native American Heritage Commission
NBS Nesting Bird Surveys
NEPSSA Narrow Endemic Plan Species Survey Areas
NHPA National Historic Preservation Act
NO Nitric Oxide
NO2 Nitrogen Dioxide
NOx Nitrogen Oxide
NOC Notice of Completion
NOP Notice of Preparation
NPDES National Pollution Discharge Elimination System
NPS National Park Service
NRTLs Nationally Recognized Testing Laboratories
O3 Ozone
OPR Office of Planning and Research
Pb Lead
PFCs Perfluorocarbons
PHF Peak Hour Factor
PM Particulate Matter
ACRONYMS
Lake and Mountain Commercial Center Project viii The Altum Group
Draft EIR
PM10 Particulate Matter Equal to or less than 10 Microns in
Diameter
PM2.5 Particulate Matter Equal to or less than 2.5 Microns in
Diameter
PPB Parts per Billion
PPM Parts per Million
PPT Parts per Trillion
PPV Peak Particle Velocity
PRC Public Resources Code
PV Photovoltaic
QSR Quick-Serve Restaurant
RCDEH Riverside County Department of Environmental Health
RCFCWCD Riverside County Flood Control and Water Conservation
District
RCFD Riverside County Fire Department
RCP Regional Comprehensive Plan
RCRA Resource Conservation and Recovery Act
RCWD Rancho California Water District
REMEL Reference Energy Mean Emission Level
RMS Root Mean Square
RTA Riverside Transit Authority
RTP Regional Transportation Plan
RTPA Regional Transportation Planning Agency
RTP/SCS Regional Transportation Plan/Sustainable Communities
Strategy
RWQCB Regional Water Quality Control Board
SB Senate Bill
SCAB South Coast Air Basin
SCAG Southern California Associations of Government
SCAQMD South Coast Air Quality Management District
SCE Southern California Edison
SDWA Safe Drinking Water Act
SF Square Feet
SF6 Sulfur Hexafluoride
SFP School Facilities Program
SGMA Sustainable Groundwater Management Act
SH 74 State Highway 74
SIP State Implementation Plan
SO2 Sulfur dioxide
SoCal Gas Southern California Gas
ACRONYMS
Lake and Mountain Commercial Center Project ix The Altum Group
Draft EIR
SOI Sphere-of-Influence
SOx Sulfur Oxide
SRA Source Receptor Area
SSC Species of Special Concern
STC Sound Transmission Class
SWCB State Water Control Board
SWPPP Stormwater Pollution Prevention Plan
SWRCB State Water Resources Control Board
TACs Toxic Air Contaminants
TCRs Tribal Cultural Resources
TUMF Transportation Uniform Mitigation Fee
USACE United States Army Corps of Engineers
USFS U.S. Forest Service
USFWS U.S. Fish and Wildlife
USGS United States Geological Survey
UWMP Urban Water Management Plan
VdB Decibel Notation
VMT Vehicle Miles Traveled
VOC Volatile Organic Compounds
WDID Waste Discharge Identification Number
WDR Wastewater Discharge Requirements
WRCOG Western Riverside Council of Governments
WRF Water Reclamation Facilities
WQMP Water Quality Management Plan
ACRONYMS
Lake and Mountain Commercial Center Project x The Altum Group
Draft EIR
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Lake and Mountain Commercial Center Project 1-1 The Altum Group
Draft EIR
Executive Summary
Project Location
The proposed project is located in the northwestern portion of the City of Lake Elsinore (City), in Riverside
County, California. The project site is located at the northwest corner of Mountain Street and Lake Street. The
project site is surrounded by several roadways including Mountain Street to the south and Lake Street to the
east directly adjacent to the project site. Other streets within close proximity to the project site include Raveta
Lane to the west and Running Deer Road to the north. Adjacent to the project site to the east and south are
single-family residential homes. To the north and west of the project site are residential homes. The project
site consists of seven (7) parcels that are currently vacant, with the exception of a residential building located
to the west fronting Lake Street. The corresponding Assessor’s Parcel Numbers (APNs) for the project site are
389-030-012, 389-030-013, 389-030-014, 389-030-015, 389-030-016, 389-030-017, and 389-030-018 that total
approximately 6.07 acres (existing lot size).
Project Description
The proposed project would consist of a commercial/retail center that includes retail buildings, drive -thru
restaurants, a quick-serve restaurant, a convenience store, express car wash, and gas station land uses on a
total of 6.07 acres (5.63 acres after right-of-way dedication). The project site is designated General Commercial
by the City of Lake Elsinore General Plan and is zoned C -2 (General Commercial). The proposed project would
not change the existing zoning nor the land use designation. The total building area for the proposed project
will consist of approximately 32,695 square feet (SF) of commercial and retail uses that also includes a gas
station.
The proposed project would encompass 32,695 SF of commercial retail development on approximately 6.07
acres of land (5.63 acres after right-of-way dedication). The Project will consist of a 3,400 SF convenience store
with an attached 1,525 SF Quick-Serve Restaurant (QSR), 4,089 SF gas fueling canopy, a 3,150 SF express car
wash, two (2) 4,850 SF retail buildings, a 3,320 SF drive-through restaurant with an attached 1,600 SF retail
building, and a 2,520 SF drive-through restaurant with an attached 2,400 SF retail building. The project site
would provide a vehicle ingress/egress driveway along Mountain Street. Also, the project site would provide
two (2) additional ingress/egress driveways along Lake Street. These three (3) ingress/egress driveways to the
proposed project are proposed to be full-access. Parking is accommodated throughout the project site with
approximately 170 parking stalls including 11 American’s with Disabilities Act (ADA), 20 vacuum stalls, and
bicycle racks. Landscaping features will be incorporated along the boundary of the project site and in the
interior of the site. The proposed project would incorporate trees and landscaping along the perimeter of the
project site as well within the project site. The trees will provide shade to the proposed parking stalls and the
rest of the project site. The site has also been designed with a biofiltration system designed to retain and treat
a designated volume stormwater runoff that is located on the northern portion of the project site.
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-2 The Altum Group
Draft EIR
Project Objectives
The underlying purposes of the proposed Project are to develop a commercial/retail center, as well as to
comply to the greatest feasible extent with applicable City of Lake Elsinore standards, codes, and policies. The
following is a list of specific objectives that the proposed Project intends to achieve.
A. Develop a new commercial and retail center along an Arterial street and within close proximity to other
major roadways in a location that will serve the local community within the City of Lake Elsinore.
B. Develop a project site of roughly 5 to 8 acres for commercial/retail uses, on a site where proposed
development would be consistent with the existing General Plan land use and zoning designation, and
in a manner that will fully utilize its development potential.
C. Develop a new retail and commercial center which will serve the local community.
D. Develop a project that will provide local employment opportunities and that will provide economic
benefits to the community and City.
E. Develop a new commercial/retail center with sustainable project features that reduces project impacts
on the environment.
Summary of Project Alternatives
In compliance with CEQA Guidelines § 15126.6, an EIR must describe a range of reasonable alternatives to the
Project or to the location of the Project. Each alternative must be able to feasibly attain most of the Project
Objectives and avoid or substantially lessen the project’s significant effects on the environment. A detailed
description of each alternative evaluated in this EIR, as well as an analysis of the potential environmental
impacts associated with each alternative, is provided in EIR Section 6.0, Alternatives. Also described in Section
6.0 is a list of alternatives that were considered but rejected from further analysis. The alternatives considered
by this EIR include those summarized below.
No Project Alternative
The No Project Alternative considers no new development/disturbance on the project site. As such, the 6.07-
acre project site would consist of undeveloped and vacant land that is routinely disced as part of ongoing fi re
abatement activities. Under this Alternative, no improvements would be made to the project site and none of
the project’s roadway, utility, and other infrastructure improvements would occur. Under the No Project
Alternative, the project site would remain vacant and undeveloped, although it is expected that it would be
developed at some time in the future consistent with the underlying general plan and zoning designations.
Alternative #1: Alternative Site Plan
The alternative project would consist of a commercial/retail center that includes a quick-serve drive-thru
restaurant, a convenience store, express car wash, and gas station land uses on a total of 6.07 acres (proposed
lot size). The project site is designated General Commercial by the City of Lake E lsinore General Plan and it is
zoned C-2 (General Commercial).
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-3 The Altum Group
Draft EIR
As shown on Exhibit 6-1, Alternative Site Plan, Alternative #1 will consist of a 3,400 s.f. C-Store (convenience
store) with an attached 1,525 s.f. Quick-Serve Restaurant (QSR), 4,089 s.f. gas fueling canopy, a 3,150 s.f.
express car wash, and a 17,500 s.f. retail building with drive-thru lane. This Alternative would provide vehicle
ingress/egress along Mountain Street, in addition to two (2) additional ingress/egress along Lake Street. This
three-access point to the site are proposed to be full-access. Parking has been accommodated throughout the
site with approximately 170 parking stalls, including 11 ADA stalls, 20 vacuum stalls, and seven (7) electric
vehicle charging stalls. Landscaping features will be incorporated along the boundary of the project site and in
the interior of the site.
Summary of Impacts and Mitigation Measures for the Lake and Mountain Commercial
Center Project
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
4.1 Aesthetics
Impact 4.1-1: Has a substantial
adverse effect on a scenic vista?
None required Less than Significant
Impact 4.1-2: Substantially damages
scenic resources, including, but not
limited to, trees, rock outcroppings,
and historic buildings within a state
scenic highway?
None required Less than Significant
Impact 4.1-3: Substantially degrades
the existing visual character or
quality of the site and its
surroundings because of height,
bulk pattern, scale, character, or
other features?
None required Less than Significant
Impact 4.1-4: Creates a new source
of substantial light or glare, which
would adversely affect day or
nighttime views in the area?
None required Less than Significant
4.2 Air Quality
Impact 4.2-1: Conflict with or
obstruct implementation of the
applicable air quality plan?
None required Less than Significant
Impact 4.2-2: Violate any air quality
standard or contribute substantially
to an existing or projected air
quality violation?
None required Less than Significant
Impact 4.2-3: Result in a
cumulatively considerable net
increase of any criteria pollutant for
which the project region is non-
attainment under an applicable
None required Less than Significant
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Lake and Mountain Commercial Center Project 1-4 The Altum Group
Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
federal or state ambient air quality
standard (including releasing
emissions which exceed quantitative
thresholds for ozone precursors)?
Impact 4.2-4: Expose sensitive
receptors to substantial pollutant
concentrations?
None required Less than Significant
Impact 4.2-5: Create objectionable
odors affecting a substantial number
of people?
None required Less than Significant
4.3 Biological Resources
Impact 4.3-1: Have a substantial
adverse effect, either directly or
through habitat modifications, on
any species identified as a
candidate, sensitive, or special
status species in local or regional
plans, policies, or regulations, or by
the California Department of Fish
and Game or U.S. Fish and Wildlife
Service?
BIO-1: Burrowing Owl Surveys. In
accordance with MSHCP Objective 6, prior to
issuance of grading permits or other permits
authorizing ground disturbance, the project
Applicant shall retain a qualified biologist to
perform a pre-construction burrowing owl
survey. The pre-construction burrowing owl
survey shall occur within the Burrowing Owl
Survey Area where suitable habitat is present
within 30 days prior to project
commencement of any ground-disturbing
activities at the project site. If active
burrowing owl burrows are detected during
the breeding season, all work within an
appropriate buffer (typically a minimum 300
feet) of any active burrow shall be halted
until that nesting effort is finished. The on-
site biologist shall review and verify
compliance with these boundaries and shall
verify the nesting effort has finished. Work
can resume in the buffer when no other
active burrowing owl burrows nests are
found within the buffer area. If active
burrowing owl burrows are detected outside
the breeding season or during the breeding
season and its determined nesting activities
have not begun, then passive and/or active
relocation may be approved following
consultation with CDFW. The installation of
one-way doors may be installed as part of a
passive relocation program. Burrowing owl
burrows shall be excavated with hand tools
Less than Significant
with Mitigation
Incorporated
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Lake and Mountain Commercial Center Project 1-5 The Altum Group
Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
by a qualified biologist when determined to
be unoccupied, and back filled to ensure that
animals do not re-enter the holes/dens. Upon
completion of the survey and any follow-up
construction avoidance management, a
report shall be prepared and submitted to
CDFW. A copy of the results of the pre-
construction survey (and all additional
surveys), as well as copies of the Burrowing
Owl Management Plan, if required, shall be
provided to the City of Lake Elsinore Planning
Division for review and approval (in the case
of the Burrowing Owl Management Plan)
prior to any vegetation clearing and ground
disturbance activities.
BIO-2: Nesting Bird Pre-construction Surveys.
In order to avoid violation of the federal
MBTA and California Fish and Game Code,
construction activities shall be avoided to the
greatest extent possible during the nesting
season (generally February 1 to August 31).
If construction activities are to occur during
the nesting season, a pre-construction
nesting survey shall be conducted within
three days prior to the commencement of
construction (if between February 1 and
August 31). A qualified biologist shall perform
the nesting survey that will consist of a single
visit to ascertain whether there are active
raptor nests within 500 feet of the project
footprint or other protected bird nests within
300 feet of the project footprint. Nests will be
searched for in the trees and shrubs. This
survey shall identify the species of nesting
bird and to the degree feasible, nesting stage
(e.g., incubation of eggs, feeding of young,
near fledging). Nests shall be mapped (not by
using GPS because close encroachment may
cause nest abandonment). The follow-up
nesting survey shall be conducted for five (5)
consecutive days and no more than three (3)
days prior to construction. If an active nest is
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-6 The Altum Group
Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
observed, the nest location shall be fenced
off surrounding an adequate radius buffer
zone as determined by the biological
monitor, to be at least 350 feet. The buffer
zone shall not be disturbed until the nest is
inactive. Biological monitoring shall occur
during vegetation removal activities.
Impact 4.3-2: Have a substantial
adverse effect on any riparian
habitat or other sensitive natural
community identified in local or
regional plans, policies, regulations
or by the California Department of
Fish and Game or U.S. Fish and
Wildlife Service?
BIO-3: MSHCP Guideline Implementation.
Prior to the issuance of a grading permit, the
Property Owner/Developer shall include a
note on the plans that outlines the following
requirements from Section 6.1.4 of the
MHSCP:
1.Incorporate measures to control the
quantity and quality of runoff from
the site entering the MSHCP
Conservation Area. In particular,
measures shall be put in place to
avoid discharge of untreated surface
runoff from developed and paved
areas into MSHCP Conservation
Areas. Best Management Practices
(BMPs) shall be implemented to
prevent the release of toxins,
chemicals, petroleum products,
exotic plant materials, or other
elements that might degrade or harm
downstream biological resources or
ecosystems. According to the MSHCP
consistency analysis prepared for the
project, the proposed project will
incorporate a detention basin, grass
swales, or mechanical trapping
devices to filter runoff from the
project site.
2.Land uses proposed in proximity to
the MSHCP Conservation Area that
use chemicals or generate
bioproducts, such as manure, that
are potentially toxic or may adversely
affect wildlife species, habitat, or
water quality shall incorporate
measures to ensure that application
Less than Significant
with Mitigation
Incorporated
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-7 The Altum Group
Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
of such chemicals does not result in
discharge to the MSHCP Conservation
Area. The greatest risk is from
landscaping fertilization overspray
and runoff.
3. Night lighting shall be directed away
from the MSHCP Conservation Area
and the avoided area on site to
protect species from direct night
lighting. According to the MSHCP
consistency analysis prepared for the
project, the proposed project will
direct night lighting away from the
MSHCP Conservation Area and
incorporate light shielding in the
project designs to avoid excess
ambient light from entering the
MSHCP Conservation Area.
4. Proposed noise-generating land uses
affecting the MSHCP Conservation
Area, including designated avoidance
areas, shall incorporate setbacks,
berms, or walls to minimize the
effects of noise on MSHCP
Conservation Area resources
pursuant to applicable rules,
regulations, and guidelines related to
land use noise standards.
5. Avoid use of invasive, non-native
plant species listed in Table 6-2 of the
MSHCP in approving landscape plans
for the portions of the project that
are adjacent to the MSHCP
Conservation Area, including
avoidance areas. Considerations in
reviewing the applicability of this list
shall include proximity of planting
areas to the MSHCP Conservation
Areas and designated avoidance
areas, species considered in the
planting plans, resources being
protected within the MSHCP
Conservation Area and their relative
sensitivity to invasion, and barriers to
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-8 The Altum Group
Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
plant and seed dispersal, such as
walls, topography, and other
features. According to the MSHCP
consistency analysis prepared for the
project, the proposed project
landscape plans will avoid utilizing
any species listed in Table 6-2 in the
landscaping plans.
6. Proposed land uses adjacent to the
MSHCP Conservation Area shall
incorporate barriers, where
appropriate, in individual project
designs to minimize unauthorized
public access, domestic animal
predation, illegal trespass, or
dumping into existing and future
MSHCP Conservation Areas. Such
barriers may include native
landscaping, rocks/boulders, fencing,
walls, signage, and/or other
appropriate mechanisms.
7. Manufactured slopes associated with
proposed site development shall not
extend into the MSHCP Conservation
Area.
8. Weed abatement and fuel
modification activities are not
permitted in the Conservation Area,
including designated avoidance
areas.
BIO-4: MSHCP Construction Best
Management Practices Implementation. Prior
to the issuance of a grading permit, the
Property Owner/Developer shall include a
note on the plans that outlines the following
Construction BMPs from Volume I, Appendix
C of the MSHCP shown in italics, and specific
requirements in plain text:
Construction Best Management Practices:
1. A condition shall be placed on
grading permits requiring a qualified
biologist to conduct a training session
for project personnel prior to
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Lake and Mountain Commercial Center Project 1-9 The Altum Group
Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
grading. The training shall include a
description of the species of concern
and its habitats, the general
provisions of the Endangered Species
Act and the MSHCP, the need to
adhere to the provisions of the Act
and the MSHCP, the penalties
associated with violating the
provisions of the Endangered Species
Act, the general measures that are
being implemented to conserve the
species of concern as they relate to
the project, and the access routes to
and project site boundaries within
which the project activities must be
accomplished.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall retain a
qualified biologist to prepare and
implement a Worker Environmental
Awareness Program (WEAP) to train
all project personnel prior to grading.
The details of the training should be
consistent with MSHCP Appendix C
Standard BMP No. 1, the general
provisions of the Endangered Species
Act, include a detailed discussion of
how to identify the potential special-
status plant and animal species that
may be encountered during ground
disturbance and construction
activities, and necessary actions to
take if the species are observed on
site.
2. Water pollution and erosion control
plans shall be developed and
implemented in accordance with
RWQCB requirements.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall submit to the
City a project-specific Storm Water
Pollution Prevention Plan (SWPPP)
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Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
prior to initial ground disturbance.
The project-specific SWPPP shall
describe BMPs that will be
implemented in pre-, during-, and
post-construction phases. Examples
of BMPs may include dust
suppression BMPs, Low Impact
Developments (LIDs) such as
vegetated swales, and a spill
response protocol. The SWPPP is a
dynamic document that shall be
amended when site conditions
warrant changes to protect natural
resources and prevent discharge of
non-stormwater to neighboring
parcels.
The Qualified Stormwater Developer
(QSD) shall develop and implement
the SWPPP with site-specific BMPs to
prevent/reduce the potential for
erosion, sedimentation, and offsite
discharge of non-stormwater in
accordance with the Construction
General Permit (CGP), National
Pollutant Discharge Elimination
System (NPDES) MS4 permit, and a
401 Water Quality Certification
Permit (if applicable). The QSD shall
provide training to the contractor for
performing regular site inspections,
and for pre-, during-, and post-storm
events to ensure that BMPs are
functioning as intended.
3. The footprint of disturbance shall be
minimized to the maximum extent
feasible. Access to sites shall be via
pre-existing access routes to the
greatest extent possible.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall submit to the
City a construction management plan
that demonstrates that the
construction footprint will remain
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-11 The Altum Group
Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
within the limits of the current
property boundary, site ingress/
egress will be limited to the least
impactful location on the Project Site.
Trackout (riprap, rumble strips) shall
be installed to prevent tracking of
sediment to public roadways.
4. The upstream and downstream limits
of projects disturbance plus lateral
limits of disturbance on either side of
the stream shall be clearly defined
and marked in the field and reviewed
by the biologist prior to initiation of
work.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall submit to the
City a construction management plan
that the construction footprint will
remain within the limits of the
current property boundary, project
site boundaries shall be clearly
delineated with visible means (i.e.
stakes, rope, flagging, snow fence,
etc.). The contractor shall adhere to
the measures and conditions in all
environmental permits to protect
Jurisdictional Waters of the United
States.
5. Projects should be designed to avoid
the placement of equipment and
personnel within the stream channel
or on sand and gravel bars, banks,
and adjacent upland habitats used by
target species of concern.
The Habitat Assessment found that
no habitat for target species was
observed within the project
boundaries. The project site does not
contain stream channels, gravel bars,
or streambanks. All project-related
construction activities would occur
within the property boundaries and
no equipment or personnel would
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-12 The Altum Group
Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
work outside the clearly identified
project boundaries.
6. Projects that cannot be conducted
without placing equipment or
personnel in sensitive habitats should
be timed to avoid the breeding
season of riparian identified in
MSHCP Global Species Objective No.
7.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall retain a
qualified wildlife biologist to monitor
ground disturbance activities that
would occur during the nesting
season. The Habitat Assessment
found that no sensitive habitats were
observed within the project
boundaries, including riparian
habitat. The Construction Contractor
shall take are to ensure that
construction activities do not
negatively impact potentially
sensitive habitats or species
surrounding the project site.
Construction equipment and
personnel shall be made aware of
MSHCP Global Species Objective No.
7 as part of the WEAP training and
would always remain within project
site boundaries.
7. When stream flows must be diverted,
the diversions shall be conducted
using sandbags or other methods
requiring minimal instream impacts.
Silt fencing of other sediment
trapping materials shall be installed
at the downstream end of
construction activity to minimize the
transport of sediments off site.
Settling ponds where sediment is
collected shall be cleaned out in a
manner that prevents the sediment
from reentering the stream. Care
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Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
shall be exercised when removing silt
fences, as feasible, to prevent debris
or sediment from returning to the
stream.
No water diversion activities are
proposed during project activities.
The Property Owner/Developer shall
implement erosion and sediment
control BMPs as identified in the
Water Quality Management Plan
(WQMP) throughout the project site
to reduce/ prevent sediment impacts
in pre-, during- and post-construction
phases. Personnel would be educated
during WEAP training as to the
importance of preventing impacts to
the Temescal Wash from
construction activities.
8. Equipment storage, fueling, and
staging areas shall be located on
upland sites with minimal risks of
direct drainage into riparian areas or
other sensitive habitats. These
designated areas shall be located in
such a manner as to prevent any
runoff from entering sensitive
habitat. Necessary precautions shall
be taken to prevent the release of
cement or other toxic substances into
surface waters. Project related spills
of hazardous materials shall be
reported to appropriate entities,
including but not limited to
applicable jurisdictional city, USFWS,
CDFW, and SARWQCB, and shall be
cleaned up immediately and
contaminated soils removed to an
approved disposal areas.
Ongoing during construction and
operation, all project activities shall
occur within the property boundary.
Equipment storage, fueling and
staging areas shall be located outside
any sensitive habitats and in areas
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Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
with no risk of direct drainage into
riparian areas and other sensitive
habitats. All fuel storage tanks shall
have secondary containment to
retain fuel spills. The project site-
specific SWPPP shall have BMPs
designed to prevent the release of
cement or other toxic substances into
surface waters or bare soil, as
required by the RWQCB. All
potentially hazardous materials shall
be stored appropriately on site away
from sensitive habitats or Waters of
the United States. Concrete washouts
and active/inactive materials
stockpiles shall have secondary
containment BMPs to prevent the
accidental release of hazardous
substances to bare soil. The SWPPP is
required to have a Spill Prevention
Control and Countermeasure (SPCC)
to describe necessary actions that
should occur in the event of a spill or
release of potentially hazardous
substances. Spills or releases of toxic
substances greater than five gallons
shall be reported to the RWQCB,
DTSC, Local Municipalities, and/or
federal agencies, as appropriate.
9. Erodible fill material shall not be
deposited into water courses. Brush,
loose soils, or other similar debris
material shall not be stockpiled
within the stream channel or on its
banks.
Materials stockpiles shall be located
away from sensitive areas. Inactive
materials stockpiles shall be covered
and bermed to prevent windborne
dust or accidental release. The
SWPPP shall describe BMPs to
prevent fugitive dust from migrating
to neighboring parcels or the
Temescal Wash.
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Determination
10.The qualified project biologist shall
monitor construction activities for
the duration of the project to ensure
that practicable measures are being
employed to avoid incidental
disturbance of habitat and species of
concern outside the project footprint.
Prior to the issuance of a grading
permit, the Property
Owner/Developer shall retain a
qualified wildlife biologist to monitor
ground disturbance activities to
ensure that all measures to protect
species on and off site are being
implemented during construction
activities, including burrowing owl
surveys (Mitigation Measure BIO-1),
and nesting bird surveys (Mitigation
Measure BIO-2). Additional
protective measures recommended
by the qualified wildlife biologist shall
be implemented as necessary by the
Property Owner/Developer to avoid
incidental disturbance of habitat and
species of concern outside the
project footprint.
11.The removal of native vegetation
shall be avoided and minimized to
the maximum extent practicable.
Temporary impacts shall be returned
to pre-existing contours and
revegetated with appropriate native
species.
No clearing and grubbing of native
vegetation would be anticipated
during the project activities as the
project site is almost entirely devoid
of vegetation.
12.Exotic species that prey upon or
displace target species of concern
should be permanently removed
from the site to the extent feasible.
No exotic species were encountered
during the project Habitat
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Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
Assessment and none would be
utilized in any revegetation efforts.
The final landscaping design may
incorporate native plant species;
however, regular landscape
maintenance shall prevent exotic, or
noxious plant species from taking
root on the Project Site.
13. To avoid attracting predators of the
species of concern, the project site
shall be kept as clean of debris as
possible. All food related trash items
shall be enclosed in sealed containers
and regularly removed from the
site(s).
The SWPPP shall contain BMPs for
trash storage and removal, including
containment of sanitation facilities
(e.g. portable toilets), and covering
waste disposal containers at the end
of every business day and before rain
events. Trash cans shall have a
fastenable lid to prevent animals
from accessing or spreading trash
onsite. The Project QSD should
consult the MSHCP Appendix C
Standard Best Management
Practices, RWQCB recommendations,
and any applicable environmental
permit measures and conditions
when developing the project SWPPP.
14. Construction employees shall strictly
limit their activities, vehicles,
equipment, and construction
materials to the proposed project
footprint and designated staging
areas and routes of travel. The
construction area(s) shall be the
minimal area necessary to complete
the project and shall be specified in
the construction plans. Construction
limits will be fenced with orange
snow screen. Exclusion fencing
should be maintained until the
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completion of all construction
activities. Employees shall be
instructed that their activities are
restricted to the construction areas.
In accordance with the WEAP, all
project activities would occur within
the clearly delineated property
boundaries. Construction activities
shall be confined to the project
footprint, and approved routes of
travel shall be established, including
ingress/egress points. Exclusion
fencing shall be utilized throughout
the project duration.
15. The Permittee shall have the right to
access and inspect any sites of
approved projects including any
restoration/enhancement area for
compliance with project approval
conditions, including these BMPs.
16. The Contractor shall allow the
Permittee access to the construction
site. All visitors shall check in with the
Project Engineer (or Site Supervisor)
prior to accessing the construction
site and will be escorted within
project boundaries during normal
business hours when construction
activities are occurring.
Impact 4.3-3: Have a substantial
adverse effect on state or federally
protected wetlands (including, but
not limited to, marsh, vernal pool,
coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means?
None required No Impact
Impact 4.3-4: Interfere substantially
with the movement of any native
resident or migratory fish or wildlife
species or with established native
resident or migratory wildlife
corridors, or impede the use of
native wildlife nursery sites?
BIO-1
BIO-2
Less than Significant
with Mitigation
Incorporated
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Determination
Impact 4.3-5: Conflict with any local
policies or ordinances protecting
biological resources, such as a tree
preservation policy or ordinance?
None required Less than Significant
Impact 4.3-6: Conflict with the
provisions of an adopted Habitat
Conservation Plan, Natural
Community Conservation Plan, or
other approved local, regional, or
state habitat conservation plan?
BIO-1
BIO-2
BIO-3
BIO-4
Less than Significant
with Mitigation
Incorporated
4.4 Cultural Resources
Impact 4.4-1: Cause a substantial
adverse change in the significance of
a historical resource as defined in §
15064.5?
CULT-1: Unanticipated Resources. The
developer/permit holder or any successor in
interest shall comply with the following for
the life of this permit. If during ground
disturbance activities, unanticipated cultural
resources are discovered, the following
procedures shall be followed:
1. All ground disturbance activities
within 100 feet of the discovered
cultural resource shall be halted until
a meeting is convened between the
developer, the Project Archaeologist,
the Native American tribal
representative(s) from consulting
tribes (or other appropriate
ethnic/cultural group representative),
and the Community Development
Director or their designee to discuss
the significance of the find.
2. The developer shall call the
Community Development Director or
their designee immediately upon
discovery of the cultural resource to
convene the meeting.
3. At the meeting with the
aforementioned parties, the
significance of the discoveries shall
be discussed and a decision is to be
made, with the concurrence of the
Community Development Director or
their designee, as to the appropriate
mitigation (documentation, recovery,
Less than Significant
with Mitigation
Incorporated
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avoidance, etc.) for the cultural
resource.
4. Further ground disturbance shall not
resume within the area of the
discovery until a meeting has been
convened with the aforementioned
parties and a decision is made, with
the concurrence of the Community
Development Director or their
designee, as to the appropriate
mitigation measures.
CULT-2: Archaeologist/CRMP. Prior to
issuance of grading permits, the applicant/
developer shall provide evidence to the
Community Development Department that a
Secretary of Interior Standards qualified and
certified Registered Professional
Archaeologist (RPA) has been contracted to
implement a Cultural Resource Monitoring
Program (CRMP) that addresses the details of
all activities that must be completed and
procedures that must be followed regarding
cultural resources associated with this
project. The CRMP document shall be
provided to the Community Development
Director or their designee for review and
approval prior to issuance of the grading
permit. The CRMP provides procedures to be
followed and are to ensure that impacts on
cultural resources will not occur without
procedures that would reduce the impacts to
less than significant. These measures shall
include, but shall not be limited to, the
following:
Archaeological Monitor - An adequate
number of qualified monitors shall be present
to ensure that all earth-moving activities are
observed and shall be on-site during all
grading activities for areas to be monitored
including off-site improvements. Inspections
will vary based on the rate of excavation, the
materials excavated, and the presence and
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abundance of artifacts and features. The
frequency and location of inspections will be
determined by the Project Archaeologist, in
consultation with the Tribal monitor.
Cultural Sensitivity Training - The Project
Archaeologist and a representative
designated by the consulting Tribe(s) shall
attend the pre-grading meeting with the
contractors to provide Cultural Sensitivity
Training for all Construction Personnel.
Training will include a brief review of the
cultural sensitivity of the Project and the
surrounding area; what resources could
potentially be identified during earthmoving
activities; the requirements of the monitoring
program; the protocols that apply in the
event unanticipated cultural resources are
identified, including who to contact and
appropriate avoidance measures until the
find(s) can be properly evaluated; and any
other appropriate protocols. This is a
mandatory training and all construction
personnel must attend prior to beginning
work on the project site. A sign-in sheet for
attendees of this training shall be included in
the Phase IV Monitoring Report.
Unanticipated Resources - In the event that
previously unidentified potentially significant
cultural resources are discovered, the
Archaeological and/or Tribal Monitor(s) shall
have the authority to divert or temporarily
halt ground disturbance operations in the
area of discovery to allow evaluation of
potentially significant cultural resources. The
Project Archaeologist, in consultation with
the Tribal monitor(s) shall determine the
significance of the discovered resources. The
Community Development Director or their
designee must concur with the evaluation
before construction activities will be allowed
to resume in the affected area. Before
construction activities are allowed to resume
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in the affected area, the artifacts shall be
recovered and features recorded using
professional archaeological methods.
Phase IV Report - A final archaeological
report shall be prepared by the Project
archaeologist and submitted to the
Community Development Director or their
designee prior to grading final. The report
shall follow County of Riverside requirements
and shall include at a minimum: a discussion
of the monitoring methods and techniques
used; the results of the monitoring program
including any artifacts recovered; an
inventory of any resources recovered;
updated DPR forms for all sites affected by
the development; final disposition of the
resources including GPS data; artifact catalog
and any additional recommendations. A final
copy shall be submitted to the City, Project
Applicant, the Eastern Information Center
(EIC), and the Tribe.
CULT-3: Cultural Resources Disposition. In the
event that Native American cultural
resources are discovered during the course of
grading (inadvertent discoveries), the
following procedures shall be carried out for
final disposition of the discoveries:
One or more of the following treatments, in
order of preference, shall be employed with
the tribes. Evidence of such shall be provided
to the Community Development Department:
1. Preservation-In-Place of the cultural
resources, if feasible. Preservation in
place means avoiding the resources,
leaving them in the place where they
were found with no development
affecting the integrity of the
resources.
2. Relocation of the resources on the
Project property. The measures for
relocation shall include, at least, the
following: Measures and provisions
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Determination
to protect the future reburial area
from any future impacts by means of
a deed restriction or other form of
protection (e.g., conservation
easement) in order to demonstrate
avoidance in perpetuity.
Relocation shall not occur until all
legally required cataloging and basic
recordation have been completed,
with an exception that sacred items,
burial goods and Native American
human remains are excluded. Any
reburial process shall be culturally
appropriate. Listing of contents and
location of the reburial shall be
included in the confidential Phase IV
report. The Phase IV Report shall be
filed with the City under a
confidential cover and not subject to
Public Records Request.
3. If relocation is not agreed upon by
the Consulting Tribes then the
resources shall be curated at a
culturally appropriate manner at a
Riverside County curation facility that
meets State Resources Department
Office of Historic Preservation
Guidelines for the Curation of
Archaeological Resources ensuring
access and use pursuant to the
Guidelines. The collection and
associated records shall be
transferred, including title, and are to
be accompanied by payment of the
fees necessary for permanent
curation. Evidence of curation in the
form of a letter from the curation
facility stating that subject
archaeological materials have been
received and that all fees have been
paid, shall be provided by the
landowner to the City. There shall be
no destructive or invasive testing on
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Determination
sacred items, burial goods and Native
American human remains. Results
concerning finds of any inadvertent
discoveries shall be included in the
Phase IV monitoring report.
CULT 4: Tribal Monitoring. Prior to the
issuance of a grading permit, the applicant
shall contact the consulting Native American
Tribe(s) that have requested monitoring
through consultation with the City during the
AB 52 and/or the SB 18 process (“Monitoring
Tribes”). The applicant shall coordinate with
the Tribe(s) to develop individual Tribal
Monitoring Agreement(s). A copy of the
signed agreement(s) shall be provided to the
City of Lake Elsinore Community
Development Department, Planning Division
prior to the issuance of a grading permit. The
Agreement shall address the treatment of
any known tribal cultural resources (TCRs)
including the project’s approved mitigation
measures and conditions of approval; the
designation, responsibilities, and
participation of professional Tribal Monitors
during grading, excavation and ground
disturbing activities; project grading and
development scheduling; terms of
compensation for the monitors; and
treatment and final disposition of any cultural
resources, sacred sites, and human
remains/burial goods discovered on the site
per the Tribe(s) customs and traditions and
the City’s mitigation measures/conditions of
approval. The Tribal Monitor will have the
authority to stop and redirect grading in the
immediate area of a find in order to evaluate
the find and determine the appropriate next
steps, in consultation with the Project
archaeologist.
CULT-5: Phase IV Report. Upon completion of
the implementation phase, a Phase IV
Cultural Resources Monitoring Report shall
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be submitted that complies with the
Riverside County Planning Department's
requirements for such reports for all ground
disturbing activities associated with this
grading permit. The report shall follow the
County of Riverside Planning Department
Cultural Resources (Archaeological)
Investigations Standard Scopes of Work
posted on the County website. The report
shall include results of any feature relocation
or residue analysis required as well as
evidence of the required cultural sensitivity
training for the construction staff held during
the required pre-grade meeting.
Impact 4.4-2: Cause a substantial
adverse change in the significance of
an archaeological resource pursuant
to § 15064.5?
CULT-1
CULT-2
CULT-3
CULT-4
CULT-5
Less than Significant
with Mitigation
Incorporated
Impact 4.4-3: Disturb any human
remains, including those interred
outside of formal cemeteries?
CULT-6: Discovery of Human Remains. In the
event that human remains (or remains that
may be human) are discovered at the project
site during grading or earthmoving, the
construction contractors, project
archaeologist and/or designated Native
American Monitor shall immediately stop all
activities within 100 feet of the find. The
project applicant shall then inform the
Riverside County Coroner and the City of Lake
Elsinore Community Development
Department immediately, and the coroner
shall be permitted to examine the remains as
required by California Health and Safety Code
Section 7050.5(b). Section 7050.5 requires
that excavation be stopped in the vicinity of
discovered human remains and that no
further disturbance shall occur until the
Riverside County Coroner has made the
necessary findings as to origin. If human
remains are determined to be Native
American, the applicant shall comply with the
state law relating to the disposition of Native
American burials that fall within the
jurisdiction of the NAHC (PRC Section 5097).
Less than Significant
with Mitigation
Incorporated
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The coroner shall contact the NAHC within 24
hours and the NAHC will make the
determination of most likely descendant. The
most likely descendant shall then make
recommendations and engage in consultation
concerning the treatment of the remains as
provided in Public Resource Code Section
5097.98. In the event that the applicant and
the MLD are in disagreement regarding the
disposition of the remains. State law will
apply and the mediation process will occur
with the NAHC, if requested (see PRC Section
5097.98(e) and 5097.94(k)).
According to the California Health and Safety
Code, six or more human burial at one
location constitutes a cemetery (Section 81
00), and disturbance of Native American
cemeteries is a felony (Section 7052).
CULT-7: Non-Disclosure of Reburial Location.
It is understood by all parties that unless
otherwise required by law, the site of any
reburial of Native American human remains
or associated grave goods shall not be
disclosed and shall not be governed by public
disclosure requirements of the California
Public Records Act. The Coroner, pursuant to
the specific exemption set forth in California
Government Code 6254 (r), parties, and Lead
Agencies, will be asked to withhold public
disclosure information related to such
reburial, pursuant to the specific exemption
set forth in California Government Code 6254
(r).
4.5 Energy
Impact 4.5-1: Result in potentially
significant environmental impact
due to wasteful, inefficient, or
unnecessary consumption of energy
resources, during project
construction or operation?
None required Less than Significant
Impact 4.5-2: Conflict with or
obstruct a state or local plan for
None required Less than Significant
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Determination
renewable energy or energy
efficiency?
4.6 Geology and Soils
Impact 4.6-1: Expose people or
structures to potential substantial
adverse effects, including the risk of
loss, injury, or death, involving:
a. Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the
State Geologist for the area or based
on other substantial evidence of a
known fault?
b. Strong seismic ground shaking.
c. Seismic-related ground failure,
including liquefaction?
d. Landslides?
None required Less than Significant
Impact 4.6-2: Result in substantial
soil erosion or the loss of topsoil?
None required Less than Significant
Impact 4.6-3: Be located on a
geologic unit or soil that is unstable,
or that would become unstable as a
result of the project, and potentially
result in on- or off-site landslide,
lateral spreading, subsidence,
liquefaction, or collapse?
None required Less than Significant
Impact 4.6-4: Be located on
expansive soil, as defined in Table
18-1-B of the Uniform Building Code
(1994), creating substantial risks to
life or property?
None required Less than Significant
Impact 4.6-5: Directly or indirectly
destroy a unique paleontological
resource or site or unique geologic
feature?
GEO-1: Monitoring of mass grading and
excavation activities in areas identified as
likely to contain paleontological resources by
a qualified paleontologist or paleontological
monitor. Full-time monitoring of grading or
excavation activities should be performed
starting at a depth of 10 feet, or when
Pleistocene-aged sediments are encountered
during excavation activities, whichever is
shallowest, in undisturbed areas of
Quaternary (early to late Pleistocene)
Less than Significant
with Mitigation
Incorporated
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Determination
sedimentary deposits within the project
boundaries. Paleontological monitors will be
equipped to salvage fossils as they are
unearthed to avoid construction delays and
to remove samples of sediments that are
likely to contain the remains of small fossil
invertebrates and vertebrates. The monitor
must be empowered to temporarily halt or
divert equipment to allow for the removal of
abundant or large specimens in a timely
manner. Monitoring may be reduced if the
potentially fossiliferous units are not present
in the subsurface or, if present, are
determined by qualified paleontological
personnel upon exposure and examination to
have a low potential to contain or yield fossil
resources.
4.7 Greenhouse Gas Emissions
Impact 4.7-1: Generate greenhouse
gas emissions, either directly or
indirectly, that may have a
significant impact on the
environment?
None required Less than Significant
Impact 4.7-2: Conflict with an
applicable plan, policy or regulation
adopted for the purpose of reducing
the emissions of greenhouse gases?
None required Less than Significant
4.8 Hazards and Hazardous
Materials
Impact 4.8-1: Create a significant
hazard to the public or the
environment through the routine
transport, use, or disposal of
hazardous materials?
None required Less than Significant
Impact 4.8-2: Create a significant
hazard to the public or the
environment through reasonably
foreseeable upset and accident
conditions involving the release of
hazardous materials into the
environment?
None required Less than Significant
Impact 4.8-3: Emit hazardous
emissions or handle hazardous or
None required Less than Significant
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Determination
acutely hazardous materials,
substances, or waste within one-
quarter mile of an existing or
proposed school?
Impact 4.8-4: Be located on a site
which is included on a list of
hazardous materials sites compiled
pursuant to Government Code
Section 65962.5 and, as a result,
would it create a significant hazard
to the public or the environment?
None required Less than Significant
Impact 4.8-5: For a project located
within an airport land use plan or,
where such a plan has not been
adopted, within two miles of a
public airport or public use airport,
would the project result in a safety
hazard or excessive noise for people
residing or working in the project
area?
None required No Impact
Impact 4.8-6: Impair
implementation of or physically
interfere with an adopted
emergency response plan or
emergency evacuation plan?
None required No Impact
Impact 4.8-7: Expose people or
structures, either directly or
indirectly, to a significant risk of loss,
injury or death involving wildland
fires?
None required Less than Significant
4.9 Hydrology
Impact 4.9-1: Violate any water
quality standards or waste discharge
requirements or otherwise
substantially degrade surface or
groundwater quality?
None required Less than Significant
Impact 4.9-2: Substantially decrease
groundwater supplies or interfere
substantially with groundwater
recharge such that the project may
impede sustainable groundwater
management of the basin?
None required Less than Significant
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Determination
Impact 4.9-3: Substantially alter the
existing drainage pattern of the site
or area, including through the
alteration of the course of a stream
or river or through the addition of
impervious surfaces, in a manner
which would:
a) Result in substantial
erosion or siltation on- or
off-site?;
b) Substantially increase the
rate or amount of surface
runoff in a manner which
would result in flooding on-
or offsite?;
c) Create or contribute runoff
water which would exceed
the capacity of existing or
planned stormwater
drainage systems or
provide substantial
additional sources of
polluted runoff?; or
d) Impede or redirect flood
flows?
None required Less than Significant
Impact 4.9-4: In flood hazard,
tsunami, or seiche zones, risk
release of pollutants due to project
inundation?
None required No Impact
Impact 4.9-5: Conflict with or
obstruct implementation of a water
quality control plan or sustainable
groundwater management plan?
None required Less than Significant
4.10 Land Use
Impact 4.10-1: Physically divide an
established community?
None required No Impact
Impact 4.10-2: Conflict with any
applicable land use plan, policy, or
regulation of an agency with
jurisdiction over the project
(including, but not limited to the
General Plan, Specific Plan, local
coastal program, or zoning
None required Less than Significant
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Determination
ordinance) adopted for the purpose
of avoiding or mitigating an
environmental effect?
4.11 Noise
Impact 4.11-1: Generation of a
substantial temporary or permanent
increase in ambient noise levels in
the vicinity of the project in excess
of standards established in the local
general plan or noise ordinance, or
applicable standards of other
agencies?
NOI-1: The following practices shall be
implemented by the project applicant during
construction activities:
• If R1 and R5 represents occupied
residential use at the time of Project
construction, install a minimum 12-foot
high temporary construction noise
barrier as shown on Exhibit ES-B, for
the duration of Project construction.
The noise control barriers must have a
solid face from top to bottom. The
noise control barrier must meet the
minimum height and be constructed as
follows:
o The temporary noise barrier
shall provide a minimum
transmission loss of 20 dBA
(Federal Highway
Administration, Noise Barrier
Design Handbook). The noise
barrier shall be constructed
using an acoustical blanket (e.g.
vinyl acoustic curtains or quilted
blankets) attached to the
construction site perimeter
fence or equivalent temporary
fence posts. Example photos are
provided in Appendix 10.2.;
o The noise barrier must be
maintained, and any damage
promptly repaired. Gaps, holes,
or weaknesses in the barrier or
openings between the barrier
and the ground shall be
promptly repaired;
o The noise control barrier and
associated elements shall be
completely removed, and the
site appropriately restored upon
Less than Significant
with Mitigation
Incorporated
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the conclusion of the
construction activity.
• Prior to approval of grading plans
and/or issuance of building permits,
plans shall include a note indicating
that noise-generating Project
construction activities shall only occur
between the hours of 7:00 a.m. to 7:00
p.m. daily, or at any time on weekends
or holidays, such that the sound
therefrom creates a noise disturbance
across a residential or commercial real
property line, except for emergency
work by public service utilities or by
variance issued by the City is
prohibited. (LEMC, Section 17.176.080
(F).
• During all Project site construction, the
construction contractors shall equip all
construction equipment, fixed or
mobile, with properly operating and
maintained mufflers, consistent with
manufacturers’ standards. The
construction contractor shall place all
stationary construction equipment so
that emitted noise is directed away
from the noise sensitive receptors
nearest the Project site.
• The construction contractor shall locate
equipment staging in areas that will
create the greatest distance between
construction-related noise sources and
noise-sensitive receivers nearest the
Project site during all Project
construction activities (i.e., to the
center).
• The construction contractor shall limit
haul truck deliveries to the same hours
specified for construction equipment
(between the hours of 7:00 a.m. to
7:00 p.m. daily, with no activity allowed
on Sundays or holidays). The contractor
shall design delivery routes to minimize
the exposure of sensitive land uses or
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residential dwellings to delivery truck-
related noise.
• The contractor shall design delivery
routes to minimize the exposure of
sensitive land uses or residential
dwellings to delivery truck-related
noise.
NOI-2: To satisfy the applicable local noise
standards the project shall implement the
following operational noise mitigation
measures:
• No car wash activities shall be
permitted during the nighttime hours
of 10:00 p.m. to 7:00 a.m.
• Reduce the car wash air blower and
dryer equipment noise by locating
the equipment inside the tunnel
and/or utilize sound rated air blower
and dryer equipment measuring no
more than 71 dBA L50 at 10 feet.
• Incorporate parapet walls where
appropriate
• Incorporate on-site noise barriers,
landscaping, or similar physical
features that would act to generally
attenuate noise emanating from the
Project related noise sources.
If an outdoor speaker system is being used in
conjunction with a Project, the outdoor
speaker system shall be oriented away from
sensitive receivers and the volume set at a
level not readily audible past the property
line.
Impact 4.11-2: Generation of
excessive groundborne vibration or
groundborne noise levels?
None required Less than Significant
Impact 4.11-3: For a project located
within the vicinity of a private
airstrip or an airport land use plan
or, where such a plan has not been
adopted, within two miles of a
public airport or public use airport,
would the project expose people
None required No Impact
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Determination
residing or working in the project
area to excessive noise levels?
4.12 Public Services
Impact 4.12-1: Result in substantial
adverse physical impacts associated
with the provision of new or
physically altered governmental
facilities, need for new or physically
altered governmental facilities, the
construction of which could cause
significant environmental impacts,
in order to maintain acceptable
service ratios, response times or
other performance objectives for
fire protection services; police
protection services; school services;
park facilities; or, other government
institutions?
None required Less than Significant
4.13 Transportation
Impact 4.13-1: Conflict with a
program plan, ordinance or policy
addressing the circulation system,
including transit, roadway, bicycle
and pedestrian facilities?
None required Less than Significant
Impact 4.13-2: Conflict or be
inconsistent with CEQA Guidelines
section 15064.3, subdivision (b)?
None required Less than Significant
Impact 4.13-3: Substantially increase
hazards due to a geometric design
feature (e.g. sharp curves or
dangerous intersections) or
incompatible uses (e.g. farm
equipment)?
None required Less than Significant
Impact 4.13-4: Result in inadequate
emergency access?
None required Less than Significant
4.14 Tribal Cultural Resources
Impact 4.14-1: Cause a substantial
adverse change in the significance of
a tribal cultural resource, defined in
Public Resources Code 21074 as
either a site, feature, place, cultural
CULT-1
CULT-2
CULT-3
CULT-4
CULT-5
Less than Significant
with Mitigation
Incorporated
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Determination
landscape that is geographically
defined in terms of the size and
scope of the landscape, sacred
place, or object with cultural value
to a California Native American
Tribe, and that is:
o Listed or eligible for listing in
the California Register of
Historical Resources, or in a
local register of historical
resources as defined in
Public Resources Code
Section 5020.1(k)?
o A resource determined by
the lead agency, in its
discretion and supported by
substantial evidence, to be
significant pursuant to
criteria set forth is
subdivision (c) of Public
Resources Code Section
5024.1. In applying the
criteria set forth in
subdivision (c) of Public
Resources Code Section
5024.1, the lead agency
shall consider the
significance of the resource
to a California Native
American tribe?
CULT-6
CULT-7
4.15 Utilities
Impact 4.15-1: Require or result in
the relocation or construction of
new or expanded water, wastewater
treatment or storm water drainage,
electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which
could cause significant
environmental effects?
None required Less than Significant
Impact 4.15-2: Have sufficient water
supplies available to serve the
project and reasonably foreseeable
None required Less than Significant
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-35 The Altum Group
Draft EIR
Potential Environmental Impact Mitigation Measures (MM) Significance
Determination
future development during normal,
dry and multiple dry years?
Impact 4.15-3: Result in a
determination by the wastewater
treatment provider which serves or
may serve the project that it has
adequate capacity to serve the
project’s projected demand in
addition to the provider’s existing
commitments?
None required Less than Significant
Impact 4.15-4: Generate solid waste
in excess of State or local standards,
or in excess of the capacity of local
infrastructure, or otherwise impair
the attainment of solid waste
reduction goals?
None required Less than Significant
Impact 4.15-5: Generate solid waste
in excess of State or local standards,
or in excess of the capacity of local
infrastructure, or otherwise impair
the attainment of solid waste
reduction goals?
None required Less than Significant
4.16 Wildfire
Threshold 1) Substantially impair an
adopted emergency response plan
or emergency evacuation plan.
None required No Impact
Threshold 2) Due to slope, prevailing
winds, and other factors, exacerbate
wildfire risks, and thereby expose
project occupants to, pollutant
concentrations from a wildfire or
the uncontrolled spread of a
wildfire.
None required No Impact
Threshold 3) Require the installation
or maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that
may exacerbate fire risk or that may
result in temporary or ongoing
impacts to the environment.
None required No Impact
1 EXECUTIVE SUMMARY
Lake and Mountain Commercial Center Project 1-36 The Altum Group
Draft EIR
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Lake and Mountain Commercial Center Project 2-1 The Altum Group
Draft EIR
Introduction
This Draft Environmental Impact Report (EIR) evaluates the environmental effects that may result from the
construction and operation of the proposed Lake and Mountain Commercial Center Project (proposed project).
This Draft EIR has been prepared in conformance with the California Environmental Quality Act (CEQA) and the
California Environmental Quality Act (CEQA Guidelines).
Project Location
The proposed project is located in the northwestern portion of the City of Lake Elsinore (City), in Riverside
County, California. The project site is located at the northwest corner of Mountain Street and Lake Street. The
project site is surrounded by several roadways including Mountain Street to the south and Lake Street to the
east directly adjacent to the project site. Other streets within close proximity to the project site include Raveta
Lane to the west and Running Deer Road to the north. Adjacent to the project site to the east and south are
single-family residential homes. To the north and west of the project site are residential homes. The project
site consists of seven (7) parcels that are currently vacant, with the exception of a residential building located
to the west fronting Lake Street. The corresponding Assessor’s Parcel Numbers (APNs) for the project site are
389-030-012, 389-030-013, 389-030-014, 389-030-015, 389-030-016, 389-030-017, and 389-030-018 that total
approximately 6.07 acres (existing lot size).
Project Summary
The proposed project would consist of a commercial/retail center that includes retail buildings, drive-thru
restaurants, a quick-serve restaurant, a convenience store, express car wash, and gas station land uses on a
total of 6.07 acres (5.63 acres after right-of-way dedication). The project site is designated General Commercial
by the City of Lake Elsinore General Plan and is zoned C-2 (General Commercial). The proposed project would
not change the existing zoning nor the land use designation. The total building area for the proposed project
will consist of approximately 32,695 square feet (SF) of commercial and retail uses that also includes a gas
station.
The proposed project would encompass 32,695 SF of commercial retail development on approximately 6.07
acres of land (5.63 acres after right-of-way dedication). The Project will consist of a 3,400 SF convenience store
with an attached 1,525 SF Quick-Serve Restaurant (QSR), 4,089 SF gas fueling canopy, a 3,150 SF express car
wash, two (2) 4,850 SF retail buildings, a 3,320 SF drive-through restaurant with an attached 1,600 SF retail
building, and a 2,520 SF drive-through restaurant with an attached 2,400 SF retail building. The project site
would provide a vehicle ingress/egress driveway along Mountain Street. Also, the project site would provide
two (2) additional ingress/egress driveways along Lake Street. These three (3) ingress/egress driveways to the
proposed project are proposed to be full-access. Parking is accommodated throughout the project site with
approximately 170 parking stalls including 11 American’s with Disabilities Act (ADA), 20 vacuum stalls, and
2 INTRODUCTION
Lake and Mountain Commercial Center Project 2-2 The Altum Group
Draft EIR
bicycle racks. Landscaping features will be incorporated along the boundary of the project site and in the
interior of the site. The proposed project would incorporate trees and landscaping along the perimeter of the
project site as well within the project site. The trees will provide shade to the proposed parking stalls and the
rest of the project site. The site has also been designed with a biofiltration system designed to retain and treat
a designated volume stormwater runoff that is located on the northern portion of the project site.
Alternatives
Pursuant to CEQA and the CEQA Guidelines, an EIR must describe a reasonable range of alternatives to a
proposed project that could feasibly attain most of the basic project objectives, and would avoid or
substantially lessen the proposed project’s significant environmental effects. This alternatives analysis
summarizes the alternatives screening process conducted to identify feasible alternatives that meet project
objectives. Chapter 6.0 of this EIR document analyzes a No Project Alternative and Alternative #1: Alternative
Site Plan. The No Project Alternative considers no new development of the 5.63-acre project site. Alternative
#1 would consider a quick-serve drive-thru restaurant, a convenience store, express car wash, and gas station.
The alternative impact evaluation for these two alternatives will be further discussed in Chapter 6. As required
by CEQA, this analysis first considers which alternatives can meet most of the basic project objectives, and then
to what extent those remaining alternatives can avoid or reduce the environmental impacts associated with
the proposed project. Information used to select an “environmentally superior alternative,” is also provided in
this document.
Environmental Procedures
Purpose of an EIR
An EIR serves as an information document to inform the public and public agency decision makers of the
significant environmental effects of the proposed project. In addition, the Draft EIR identifies possible ways to
minimize the significant impacts of the project and includes reasonable alternatives for the proposed project.
CEQA Guidelines Section 15151 contains the following standards for EIR adequacy:
An EIR should be prepared with a sufficient degree of analysis to provide decision makers with information
which enables them to make a decision which intelligently takes account of environmental consequences. An
evaluation of the environmental effects of a proposed project need not be exhaustive, but the sufficiency of
an EIR is to be reviewed in the light of what is reasonably feasible. Disagreement among experts does not make
an EIR inadequate, but the EIR should summarize the main points of disagreement among the experts. The
courts have looked not for perfection but for adequacy, completeness, and a good faith effort at full disclosure.
In accordance with the requirements of CEQA, the Draft EIR will include a full discussion of the project
description, the existing environmental setting, environmental impacts, mitigation measures and residual
impacts that may exist after mitigation has been implemented, and project alternative that could alleviate
potential impacts.
The City of Lake Elsinore, as the approving authority, will consider the information provided in the EIR in
addition with other related information before taking any action on the proposed project. The conclusions of
the EIR regarding environmental impacts do not control the City’s discretion to approve, deny or modify the
proposed project, but instead are presented as information intended to aid the decision-making process.
2 INTRODUCTION
Lake and Mountain Commercial Center Project 2-3 The Altum Group
Draft EIR
The purpose of this EIR is to provide an objective, full-disclosure document to inform agency decision makers
and the general public of the direct and indirect environmental impacts of the proposed project and related
actions. This is a “Project” EIR in conformance with Section 15161 of the CEQA Guidelines, in that is examines
the environmental impacts associated with a specific project. The primary purpose of this EIR is to:
•Identify and evaluate potential environmental consequences of the proposed project.
•Assess cumulative impacts of the project in conjunction with related past, present, and reasonably
foreseeable future projects within the area.
•Indicate the manner in which those environmental consequences can be mitigated or avoided.
•Define and analyze alternatives that have the potential to reduce or eliminate potentially significant
impacts associated with the proposed project.
•Identify impacts, if any, which even with the implementation of mitigation measures would be
unavoidable and adverse.
•Provide documentation supporting these determinations.
Environmental Process
Initial Study/Notice of Preparation
The environmental analysis of the proposed project was initiated by the City with the preparation of an Initial
Study. A Notice of Preparation (NOP) was prepared and distributed with the Initial Study for a 30-day public
scoping period, which commenced on August 28, 2020 and ended on September 28, 2020. Copies of the Initial
Study, NOP and distribution list, and comments received in response to the NOP/Initial Study are included as
Appendix A of this Draft EIR.
Section 15123(b)(2) of the CEQA Guidelines requires that an EIR summary identify areas of controversy known
to the lead agency, including issues raised by other agencies and the public. Table 2.1 identifies persons who
submitted written comments on the NOP/Initial Study, as well as the topics raised by those comments and
provides a reference to the section of the EIR in which those issues are evaluated.
Table 2.1 - NOP Topics Raised
Comment Date Commenter Summary of Comment EIR Section
August 31, 2020 Native American
Heritage Commission
Comment introduces and
describes the requirements of
Assembly Bill 52.
Section 4.4, Cultural
Resources; Section 4.15
Tribal Cultural Resources
September 2, 2020 Araceli Jimenez Comment mentions concerns
about potential health impacts
associated with implementation
of the proposed project.
Section 4.2, Air Quality
September 4, 2020 California Department
of Fish and Wildlife
Comment requests clarification
regarding updates to the Joint
Project Review 08-08-20-01.
Section 4.3, Biological
Resources
September 7, 2020 Angelo Fallara Comment mentions concerns
regarding potential
transportation impacts
Section 4.14,
Transportation
2 INTRODUCTION
Lake and Mountain Commercial Center Project 2-4 The Altum Group
Draft EIR
Comment Date Commenter Summary of Comment EIR Section
associated with the proposed
project.
September 8, 2020 Riverside County
Flood Control and
Water Conservation
District
Comment states that the
project would not be impacted
by District Master Drainage Plan
facilities.
Section 4.6, Geology and
Soils; Section 4.9,
Hydrology and Water
Quality
September 11,
2020
Araceli Jimenez Comment identifies
commenter’s husband’s health
condition which was mentioned
in news articles. Commenter
states husbands’ health
condition would be aggravated
by the projects grading.
Section 4.10, Land Use
and Planning
September 14,
2020
Riverside Transit
Agency
Comment requests an ADA
compliant, connected sidewalk
on both Mountain Street and
Lake Street.
Section 4.14,
Transportation
September 15,
2020
South Coast Air
Quality Management
District (SCAQMD)
Comment discusses procedures
for analyzing air quality impacts
and use of the SCAQMD Air
Quality Handbook.
Section 4.2, Air Quality
September 25,
2020
Enrico Nelson Comment raises concerns over
potential traffic, crime, and
noise impacts of the proposed
project.
Section 4.11, Noise;
Section 4.13, Public
Services; Section 4.14,
Transportation
In addition to distribution of the NOP/Initial Study, a public scoping meeting was held virtually on September
17, 2020 to introduce the proposed project to the community, and to provide an opportunity for the public to
submit verbal and written comments and recommendations regarding issues to be addressed in the EIR.
Notification of the meeting included a direct mailing of the notice to public agencies and the surrounding
community. No comments on the NOP or Initial Study, verbal or written, were raised during the scoping
meeting.
The NOP/Initial Study and comments received are included in Appendix A of this Draft EIR.
Draft EIR
Based on the Initial Study and the scoping meeting, the following environmental issues were identified for
evaluation in the Draft EIR:
•Aesthetics (Section 4.1)
•Air Quality (Section 4.2)
•Biological Resources (Section 4.3)
•Cultural Resources (Section 4.4)
•Energy (Section 4.5)
•Geology and Soils (Section 4.6)
2 INTRODUCTION
Lake and Mountain Commercial Center Project 2-5 The Altum Group
Draft EIR
•Greenhouse Gas Emissions (Section 4.7)
•Hazards and Hazardous Materials (section 4.8)
•Hydrology and Water Quality (Section 4.9)
•Land Use and Planning (Section 4.10)
•Noise (Section 4.11)
•Population and Housing (Section 4.12)
•Public Services (Section 4.13)
•Transportation (Section 4.14)
•Tribal Cultural Resources (Section 4.15)
•Utilities and Service Systems (Section 4.16)
•Wildfire (Section 4.17)
This Draft EIR has been distributed to affected agencies, adjacent Cities and Counties, and interested parties
for a 45-day review period in accordance with Section 15087 of the CEQA Guidelines. During the review period,
which commences on July 2, 2021 and ends on August 16, 2021, the Draft EIR is available for general public
review at the following locations:
•City of Lake Elsinore, 130 South Main Street, Lake Elsinore, CA 92530. All documents referenced in the
DEIR are available at this location.
•Lake Elsinore Branch Library, 600 West Graham Avenue, Lake Elsinore, CA 92530. Hard copies of the
DEIR and electronic copies of the technical appendices and reference materials are available at this
location.
Additionally, the Draft EIR can be downloaded or reviewed on the City of Lake Elsinore’s website at:
http://www.lake-elsinore.org/city-hall/city-departments/community-development/planning/ceqa-
documents-available-for-public-review
Interested parties may provide written comments on the Draft EIR during the 45-day review period. Written
comments on the Draft EIR must be postmarked by August 16, 2021 and should be addressed to:
Ms. Damaris Abraham, Senior Planner
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Tel: (951) 674-3124, Ext. 913
Email: dabraham@lake-elsinore.org
Final EIR
Upon completion of the 45-day public review period, written responses to comments on environmental issues
discussed in the Draft EIR will be prepared and incorporated into the Final EIR. These comments, and their
responses, will be included in the Final EIR for consideration by City of Lake Elsinore.
2 INTRODUCTION
Lake and Mountain Commercial Center Project 2-6 The Altum Group
Draft EIR
Draft EIR Organization
As shown in Table 2.2, this draft EIR is organized into eight chapters each dealing with a separate aspect of the
required content of an EIR as described in the CEQA Guidelines; it is intended for use and reference. To help
the reader locate information of particular interest, a brief summary of the contents of each chapter of the EIR
is provided. Acronyms and abbreviations are included directly after the Table of Contents and provide a
description of abbreviation and acronyms used throughout the document. The chapters listed in the table are
contained within the EIR.
Table 2.2 - Required Draft EIR Contents
Requirement (CEQA Guidelines Section) Location in Draft EIR
Table of Contents (Section 15122) Table of Contents
Summary (Section 15123) Chapter 1
Introduction Chapter 2
Project Description (Section 15124)
and environmental setting (Section 15125) Chapter 3 and 4 (Section 4.1-4.13)
Significant environmental impacts (Section 15126.2(a)) Chapter 4 (Sections 4.1-4.14); Chapter 5
Unavoidable significant environmental impacts
(Section 15126.2(b))
Chapter 4 (Sections 4.1, 4.10, 4.12) and
Chapter 5
Mitigation measures (Section 15126.4) Chapter 1; Chapter 4 (Sections 4.1-4.14)
Cumulative Impacts (Section 15130) Chapter 4 (Sections 4.1-4.14)
Growth-inducing impacts (Section 15126.2(d)) Chapter 5
Effects found not to be significant (Section 15128) Chapter 5
Alternative to the proposed project (Section 15126.6) Chapter 6
List of Preparers (Section 15129) Chapter 7
Acronyms (Section 15129) Chapter 8
Incorporation by Reference
In accordance with Section 15150 of the CEQA Guidelines, the following documents are hereby incorporated
by reference into this Draft EIR. These documents are referenced within this EIR, and information from these
documents has been briefly summarized in the appropriate sections. A list and brief synopsis of the scope and
content of these documents is provided below.
City of Lake Elsinore General Plan: On December 13, 2011, the Lake Elsinore City Council adopted a new
General Plan with a planning horizon year of 2030. The General Plan consists of an introduction, three topical
chapters and 16 District Plans that cover specific, defined geographic areas within the City and its sphere of
influence. The General Plan establishes a framework for future development and actions that may be taken in
furtherance of the general plan’s goals and policies.
City of Lake Elsinore General Plan EIR: The City certified the General Plan EIR, which evaluated the potential
environmental impacts of the City of Lake Elsinore’s General Plan, in 2011. The General Plan EIR also provided
2 INTRODUCTION
Lake and Mountain Commercial Center Project 2-7 The Altum Group
Draft EIR
the City with a policy-level CEQA evaluation of three related projects: the Downtown Master Plan, Annexation
No. 81 (referred to herein as the “3rd Street Annexation” within which the project is partially located), and the
City’s Climate Action Plan (CAP).
Climate Action Plan (CAP): The CAP adopted December 13, 2011, is the City’s long-range plan to reduce local
greenhouse has (GHG) emissions in accordance with State law. It is intended to be a reference document, and
its implementation mitigates the City’s GHG emissions, and streamlines the processing of future development
applications.
City of Lake Elsinore Municipal Code: The Lake Elsinore Municipal Code is provided to implement the land use
and noise policies of the City’s General Plan.
These documents are available for public review on the City’s website (www.lake-elsinore.org) and at:
City of Lake Elsinore
Planning Division
130 South Main Street
Lake Elsinore, CA 92530
Documents Prepared for the Project
•Initial Study, Notice of Preparation, and Scoping Comments, 2020. (Appendix A)
•Air Quality Impact Analysis, 2019. Urban Crossroads. (Appendix B)
•Habitat Assessment for Critical Area and Narrow Endemic Plan Species, and Burrowing Owl Survey
Phase I (Habitat Assessment) and Phase II (Burrow Survey) and Discussion of Multiple Species Habitat
Conservation Plan Issues, Revised 2021. (Appendix C)
•Western Riverside County Regional Conservation Authority Joint Project Review Findings, June 1, 2021.
•Wildlife Agencies Comments on Joint Project Review (21-02-04-01 for the Lake and Mountain
Commerce Center Project, June 11, 2021.
•Phase I Cultural Resources Survey Report for the Commercial/Retail NWC Mountain and Lake Streets
Project, 2019. Brian F. Smith and Associates, Inc. (Appendix D)
•Energy Analysis, 2020. Urban Crossroads. (Appendix E)
•Preliminary Geotechnical Interpretive Report, 2019. Earth Strata Geotechnical Services. (Appendix F)
•Paleontological Assessment, 2020. Brian F. Smith and Associates, Inc. (Appendix G)
•Greenhouse Gas Analysis, 2019. Urban Crossroads. (Appendix H)
•Phase I Environmental Site Assessment, 2019. TA-GROUP DD. (Appendix I)
•Preliminary Water Quality Management Plan, 2019. Plump Engineering. (Appendix J)
•Preliminary Hydrology Study, 2019. Plump Engineering. (Appendix K)
•Noise Impact Analysis, 2019. Urban Crossroads. (Appendix L)
•Traffic Impact Analysis, 2020. Urban Crossroads (Appendix M)
•Vehicle Miles Travelled Screening Analysis (Appendix N)
•Elsinore Valley Municipal Water District, Service Planning Letter #3351-0. (Appendix O)
•Southern California Edison, Will Serve Letter. (Appendix P)
2 INTRODUCTION
Lake and Mountain Commercial Center Project 2-8 The Altum Group
Draft EIR
Review of the Draft EIR
Upon completion of the Draft EIR, the City will file a Notice of Completion (NOC) with the State Office of
Planning and Research (OPR) to begin the public review (Public Resources, 21161). Concurrent with the NOC,
this Draft EIR will be distributed to responsible and trustee agencies, other affected agencies, adjacent cities,
and interested parties, as well as all parties requesting a copy of the Draft EIR in accordance with Public
Resources Code 21092(b)(3). During the 45-day public review period, the Draft EIR, including the technical
appendices, will be available for review at the City of Lake Elsinore, Planning Division, located at 130 South
Main Street, Lake Elsinore, California, 92530.
Agencies, organizations, and interested parties have the opportunity to comment on the Draft EIR during the
45-day public review period. Written comments on this Draft EIR should be addressed to the City of Lake
Elsinore, Planning Division, 130 South Main Street, Lake Elsinore, California, 92530. Attention: Damaris
Abraham, Senior Planner.
Submittal of electronic comments in Microsoft Word or Adobe PDF format is encouraged but not required.
Upon completion of the public review period, written responses to all environmental issues will be prepared.
Written responses to comments made by public agencies during the official 45-day public review period will
be provided those commenting agencies at least 10 days prior to any certification of the Final EIR. Comments
received and the responses to comments will be included as part of the record for consideration by the
decision-makers for the project.
Lake and Mountain Commercial Center Project 3-1 The Altum Group
Draft EIR
Project Description
Overview
The proposed project involves the construction and operation of a commercial/retail center 7 buildings on a
6.07 acre project site that is zoned C-2 (General Commercial). The proposed project includes development of
approximately 32,695 square feet (SF) of commercial retail development, which includes a 3,400 SF
convenience store with an attached 1,525 SF Quick-Serve Restaurant (QSR), a 4,089 SF gas fueling canopy, a
3,150 SF express car wash, two (2) 4,850 SF retail buildings, a 3,320 SF drive -through restaurant with an
attached 1,600 SF retail building, and a 2,520 SF drive-through restaurant with an attached 2,400 SF retail
building. The Draft Environmental Impact Report (EIR) has evaluated the proposed project, and the worst-case
development intensity has been incorporated into the impact assessment.
Project Location
The proposed project is located in the northwestern portion of the City of Lake Elsinore in Riverside County as
shown in Exhibit 3-1, Regional Location Map. The project site is located at the northwest corner of Mountain
Street and Lake Street. The project site is bounded by Lake Street to the east, Mountain Street to the south,
an unmarked private dirt road to the north, and a residential lot to the west. Adjacent to the project site are
residential homes to the south and to the east. Adjacent to the north and west of the project site are large
residential lots, however, further to the north and west are subdivisions of single-family homes as seen in
Exhibit 3-2, Project Vicinity. The project site corresponds to the following Assessor’s Parcels Numbers (APNs):
389-030-012, 389-030-013, 389-030-014, 389-030-015, 389-030-016, 389-030-017, and 389-030-018.
Existing Setting
Existing Land Use
As seen on Exhibit 3-3, Project Site Map and Exhibit 3-4, Site Photos, the project site is currently vacant with
the exception of a single-family residential building and prefabricated home located on the northern portion
of the project site, a chimney and pit to the southeast corner of the project, and a water tower to the
northwest. The undeveloped areas of the project site (making up a majority of the site) consists of sloping
terrain that is covered by grasses, weeds, brush, several non-native ornamental trees, and a dirt road utilized
to access the residential building. The project site has been designated as General Commercial by the City’s
General Plan as shown in Exhibit 3-5, Existing Land Use Designations and zoned C-2 General Commercial as
shown in Exhibit 3-6, Existing Zoning Designations. Table 3-1 below provides the APNs, acreage, zoning and
land use designations of each parcel within the project site.
ExhibitSite Photos - Location Map
Lake and Mountain Commercial Center Retail Project 3-4
1 IN = 0.03 MI RavetaLnMountainSt RavetaLnAshStLakeStMountainSt
AshStLakeStBanyonRd
BalsaRd
GeoEye, Maxar, Esri Community Maps Contributors, County of Riverside, BuildingFootprintUSA,
Esri, HERE, Garmin, SafeGraph, INCREMENT P, METI/NASA, USGS, Bureau of Land Management,
EPA, NPS, US Census Bureau, USDA
1 2 3 4
5
6
78
9
10
11 12
13LEGEND
PROJECT SITE
PHOTO LOCATION
Exhibit3-Site PhotosLake and Mountain Commercial Center Retail Project Photo 1 Facing EastPhoto 2 Facing SouthPhoto 3 Facing EastPhoto 4 Facing Southeast
Exhibit3-Site PhotosLake and Mountain Commercial Center Retail Project Photo5 Facing SouthPhoto 6 Facing WestPhoto 7 Facing SoutheastPhoto 8 Facing West
Exhibit3-Site PhotosLake and Mountain Commercial Center Retail Project Photo 9 Facing WestPhoto 10 Facing NorthPhoto 11 Facing NorthPhoto 12 Facing West
Exhibit3-Site PhotosLake and Mountain Commercial Center Retail Project Photo 13 Facing SouthPhoto 14 Facing NorthPhoto 15 Facing EastPhoto 16 Facing East
Exhibit3-Site PhotosLake and Mountain Commercial Center Retail Project Photo 17 Facing SouthPhoto 18 Facing WestPhoto 19 Facing WestPhoto 20 Facing East
Exhibit3-Site PhotosLake and Mountain Commercial Center Retail Project Photo 21 Facing SouthPhoto 22 Facing EastPhoto 23 Facing EastPhoto 24 Facing Northeast
Exhibit3-Site PhotosLake and Mountain Commercial Center Retail Project Photo 25 Facing NorthPhoto 26 Facing SoutheastPhoto 27 Facing SouthwestPhoto 28 Facing North
Exhibit3-Site PhotosLake and Mountain Commercial Center Retail Project Photo 29 Facing EastPhoto 30 Facing NorthPhoto 31 Facing NorthPhoto 32 Facing West
Exhibit3-Site PhotosLake and Mountain Commercial Center Retail ProjectPhoto 33 Facing EastPhoto 34 Facing NorthPhoto 35 Facing WestPhoto 36 Facing West
Exhibit3-ϱ džŝƐƟŶŐ>ĂŶĚhƐĞĞƐŝŐŶĂƟŽŶƐ>ĂŬĞĂŶĚDŽƵŶƚĂŝŶŽŵŵĞƌĐŝĂůĞŶƚĞƌZĞƚĂŝůWƌŽũĞĐƚLegendSource: City of Lake ElsinorePROJECT SITE,ŝůůƐŝĚĞZĞƐŝĚĞŶƟĂů>ŽǁͲDĞĚŝƵŵZĞƐŝĚĞŶƟĂů'ĞŶĞƌĂůŽŵŵĞƌĐŝĂůWƵďůŝĐ/ŶƐƟƚƵƟŽŶĂůKƉĞŶ^ƉĂĐĞ^ƉĞĐŝĮĐWůĂŶMOUNTAIN STREETLAKE STREETTERRA COTA MIDDLE SCHOOLRICE CAYON ELEMENTARY
Exhibit3-ϲ džŝƐƟŶŐŽŶŝŶŐĞƐŝŐŶĂƟŽŶƐ>ĂŬĞĂŶĚDŽƵŶƚĂŝŶŽŵŵĞƌĐŝĂůĞŶƚĞƌZĞƚĂŝůWƌŽũĞĐƚSource: City of Lake ElsinorePROJECT SITEZDZͲZƵƌĂůDŽƵŶƚĂŝŶŽƵƐZĞƐŝĚĞŶƟĂůZͲϭͲ^ŝŶŐůĞ&ĂŵŝůLJZĞƐŝĚĞŶƟĂůϮͲ'ĞŶĞƌĂůŽŵŵĞƌĐŝĂůWƵďůŝĐ/ŶƐƟƚƵƟŽŶĂůKƉĞŶ^ƉĂĐĞ^ƉĞĐŝĮĐWůĂŶZͲZĞĐƌĞĂƟŽŶLegendLAKE STREETRICE CAYON ELEMENTARYTERRA COTA MIDDLE SCHOOLMOUNTAIN STREET
3 PROJECT DESCRIPTION
Lake and Mountain Commercial Center Project 3-17 The Altum Group
Draft EIR
Table 3-1 - Existing Land Use and Zoning
Parcels Acres Zoning General Plan
Parcel 1 0.914 C-2 General Commercial General Commercial
Parcel 2 0.707 C-2 General Commercial General Commercial
Parcel 3 1.076 C-2 General Commercial General Commercial
Parcel 4 1.223 C-2 General Commercial General Commercial
Parcel 5 1.048 C-2 General Commercial General Commercial
Parcel 6 0.661 C-2 General Commercial General Commercial
As previously mentioned, the project site is currently undeveloped apart from the single-family residential
building and prefabricated home located on APN 389-030-014, a chimney and pit to the southeast corner of
the project (APN 389-090-018), and a water tower to the northwest (APN 389-030-015). In addition, the project
site is surrounded by residential uses to the north, west, east, and south. Topographic relief at the project site
is relatively steep and slopes in various parts of the project site. The project site elevation ranges from
approximately 1,480 to 1,520 feet above mean sea level for a difference of about +/- 40 feet across the entire
site.
Surrounding Land Use
Land uses surrounding the project site include the following:
North: Directly adjacent to the north of the project site is a single-family residential lot which is designated as
Low-Medium Residential by the City’s General Plan and zoned Single Family Residential (R-1). Additionally,
immediately to the north/northwest of the Low-Medium residential lot is a (standard lot size) single-family
residential subdivision/neighborhood.
South: Adjacent to the south of the project site (on the south side of Mountain Street) are existing single-
family residential homes in land that is designated Low-Medium Residential by the City’s General Plan and
zoned Single Family Residential (R-1).
East: Located directly to the east (on the east side of Lake Street) are existing single- family residential homes
that are under a Specific Plan land use designation according to the City’s General plan and zoning map.
West: Directly to the west of the project site is a single-family residential lot with one existing home that is
designated Low-Medium Residential by the City’s General Plan and zoned Single Family Residential (R-1).
Immediately to the west of the Low-Medium residential lot is a (standard lot size) single-family residential
subdivision/neighborhood.
Project Objectives
CEQA Guidelines Section 15124 requires an EIR to include a statement of objectives sought by the proposed
project. The objectives assist in developing the range of proposed project alternatives to be evaluated in the
EIR. The objectives of the proposed project include the following:
• Develop a new commercial and retail center along an Arterial street and within close proximity to other
major roadways in a location that will serve the local community within the City of Lake Elsinore.
3 PROJECT DESCRIPTION
Lake and Mountain Commercial Center Project 3-18 The Altum Group
Draft EIR
• Develop a project site of roughly 5 to 8 acres for commercial/retail uses, on a site where proposed
development would be consistent with the existing General Plan land use and zoning designation, and
in a manner that will fully utilize its development potential.
• Develop a new retail and commercial center which will serve the local community.
• Develop a project that will provide local employment opportunities and that will provide economic
benefits to the community and City.
• Develop a new commercial/retail center with sustainable project features that reduces project impacts
on the environment.
• Develop a cohesive commercial center that allows shoppers to enjoy eating facilities as well as
shopping opportunities in one stop thereby reducing the number of traffic trips residents would take.
Project Characteristics
The proposed project includes a Tentative Tract Map (see Exhibit 3-7, Tentative Tract Map), that includes seven
(7) parcels. The 6.07-acre project site would be developed with Parcel 1 consisting of Drive-Thru Restaurant A
and Retail Building C consisting of 0.915 acres, Parcel 2 consisting of Drive-Thru Restaurant B and Retail Building
D comprised of 0.707 acres, and Parcel 3 consisting of an express car wash on a 1.077-acre lot. Parcel 4 will
consist of three (3) stormwater bioretention basins (WQMP) areas, a convenience store (C-Store), a quick
service restaurant (QSR), and a six (6) micro pendant downlight (MPD) canopy comprised of 1.223 acres. Parcel
5 will consist of four (4) stormwater bioretention basins (WQMP) areas and Retail Building B, on a 1.049-acre
parcel. Lastly, Parcel 6 will consist of Retail Building A that is made up of 0.661 acres. The remaining 0.44-acre
of the site will be dedicated for road right-of-way purposes. Table 3-2 depicts the proposed project parcel
acreages. Exhibit 3-8, Proposed Site Plan, shows the proposed project site.
Table 3-2 - Proposed Project Development
Proposed Development Acreage
Parcel 1 0.915
Parcel 2 0.707
Parcel 3 1.077
Parcel 4 1.223
Parcel 5 1.049
Parcel 6 0.661
Site Preparation: Grading activities are proposed to be completed in one (1) phase and will be required to
export approximately 22,416.87 cubic yards (cy) of material. Site grading is anticipated to take a total of
approximately one month. In addition, over-excavation and compaction of on-site material is expected to be
required. Exported material from the project site will be hauled away to the closest possible location in the
Lake Elsinore area which accepts exported fill material.
Access/Circulation/Parking: Regional access to the project site would be provided by Interstate 15 (I-15) via
Lake Street (see Exhibit 3-1- Regional Location Map). As seen in the project site plan (Exhibit 3-6), the project
site would provide vehicle ingress/egress driveways along Mountain Street and along Lake Street. The project
site would include one (1) ingress/egress driveway along Mountain Street, and two (2) ingress/egress
driveways along Lake Street. These three (3) access driveways to the project site are proposed to be full-access,
allowing left and right turns both entering and exiting to/from the project site. The proposed project provides
Exhibit3-7dĞŶƚĂƟǀĞdƌĂĐŬDĂƉLake and Mountain Commercial Center Project
Exhibit3-ϴProposed Site Plan>ĂŬĞĂŶĚDŽƵŶƚĂŝŶŽŵŵĞƌĐŝĂůĞŶƚĞƌZĞƚĂŝůWƌŽũĞĐƚ36"Lx36"D36"Lx36"DMVE36"Lx36"DTG4A
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36"Lx36"DS 89°35'43" E 373.54'13.54'S 89°35'43" E 413.25'S 1°25'44" W 620.31'384.51'100.12'(N 89°15' W 390.18')N 0°51'47" E 703.20'N 89°08'13" W 381.92'103.20'100.00'100.00'100.00'100.00'100.00'/
5
90.78'100.00'100.00'100.00'100.00'N 1°25'44" E 591.02'MOUNTAIN STREETCLPUBLIC ROAD ROW = VARIESLAKE STREETCLPUBLIC ROAD ROW = VARIESBASIS OF BEARINGS100.00'C-STORE 85'X40'3,400 S.F.14SQSR 40'X40'1,525 S.F.16S6 MPDCANOPY87'X47'4,089 S.F.DRIVE-THRUA40'X80'3,320 S.F.38SEXPRESSCAR WASH90'X35'3,150 S.F.T.E.BT.E.ARETAIL C40'X40'1,600 S.F.6ST.E.AT.E.ARETAIL D40'X60'2,400 S.F.10ST.E.AEXISTING TELEPHONE/POWERPOLES TO BE RELOCATEDUNDERGROUND, TYP. OF 7ALONG BOTH STREET FRONTAGESLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERWQMP AREAWQMP AREAWQMP AREAWQMP AREAWQMP AREAWQMP AREACONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKPROPOSED PROPERTY LINECONCRETE WALKWAYCONCRETE WALKWAYCONCRETE WALKWAYCONCRETE WALKWAYCONCRETE WALKWAYCONCRETE WALKWAYCONCRETE WALKWAYEXISTING PROPERTY LINEEXISTING PROPERTY LINEPROPOSED PROPERTY LINECONCRETE WALKWAYCONCRETE WALKWAYLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPEPLANTERLANDSCAPE PLANTERLANDSCAPEPLANTERCONCRETE WALKWAYLANDSCAPE PLANTERPROPOSED 5-BIKE RACK(INGROUND) BY: BARCOPRODUCTS #05CL1692 OR EQUALAT EACH BUILDING, TYP. OF 8PROPOSED LOCATION OF HEALYTANK, VENT RISERS, ANDUNDERGROUND STORAGE TANKSPROPOSED ADA PATH OFTRAVEL THROUGHOUT SITE ANDTO THE PUBLIC RIGHT OF WAYLANDSCAPEPLANTERPROPOSED AIR ANDWATER LOCATIONABANDONED PROPERTY LINEABANDONED PROPERTY LINEPROPOSED STORM WATERSYSTEM, SEE CIVILPROPOSED UNDERGROUNDUTILITIES, SEE CIVILEXISTING SIGNALIZEDINTERSECTION TO BEUPDATEDDRIVE-THROUGH LANES PROVIDEMINIMUM 8 VEHICLES IN ACCORDANCEWITH LEMC SECTION 17.148.060 (TYP.)EXISTING UTILITY METERSIN PUBLIC R.O.W. TO BERELOCATED, SEE CIVILPROPOSED COVEREDVACUUM STALLS, TYP. OF 20DRIVE-THRUB40'X60'2,520 S.F.30SRETAIL A 25'X40',38'(TYP. OF 5)4,850 S.F.20SRETAIL B 25'X40',38'(TYP. OF 5)4,850 S.F.20SPROPOSED TREE WELL LOCATIONS,SEE LANDSCAPE, TYP.DRIVE-THROUGH LANESPROVIDE MINIMUM 8 VEHICLESIN ACCORDANCE WITH LEMCSECTION 17.148.060 (TYP.)1,200 S.F. OF CUSTOMERSERVING AREA500 S.F. OF CUSTOMERSERVING AREA1,200 S.F. OF CUSTOMERSERVING AREADRIVE-THROUGH LANESPROVIDE MINIMUM 8 VEHICLESIN ACCORDANCE WITH LEMCSECTION 17.148.060 (TYP.)NOT TO SCALECONCEPTUAL SITE PLAN SCALE: 1" = 30'-0"VICINITY MAPNWC MOUNTAIN ST. & LAKE ST.LAKE ELSINORE, CA 92530APN: 389-030-012 - 018COMMERCIAL RETAILGHGHAHSITE DATAARCHITECT / EXHIBIT PREPAREREMPIRE DESIGN GROUP, INC.PO BOX 944MURRIETA, CA 92564PHONE: (951) 696-1490FAX: (951) 696-1443CELL PHONE: (951) 809-7601E-MAIL: ghann@empiregr.bizCONTACT: GREGORY HANN, ARCHITECTPHYSICAL ADDRESS:24861 WASHINGTON AVE.MURRIETA, CA 92562ADDRESS: NWC MOUNTAIN ST. & LAKE ST.LAKE ELSINORE, CA 92530DANNY SINGHTIGER PETROLEUM, INC.3017 E. EDINGER AVE.TUSTIN, CA 92780CELL PHONE: (949) 630-5345E-MAIL: dannysingh9@gmail.comAPN: 389-030-012, 013, 014, 015, 016, 017, 018COUNTY: RIVERSIDEEXISTING: 6.07 ACRES (264,583 S.F.)LOT SIZE:SPECIFIC PLAN: N/AEXISTING ZONE: C2 - GENERAL COMMERCIALPROPOSED ZONE: C2 - GENERAL COMMERCIALCONSTRUCTION TYPE:OCCUPANCYS:V-B/SPRINKLEREDMC-STORE: 3,400 S.F.BUILDING AREAS:PROPOSED LAND USE: RETAIL / COMMERCIALMAX HEIGHT: 45'-0"BUILDING HEIGHT:LOT COVERAGE: BUILDING: 32,695 S.F. (13%)LANDSCAPING: 64,572 S.F. (27%)IMPERVIOUS: 146,781 S.F. (60%)TOTAL: 245,324 S.F. (100%)APPLICANTPARKING REQUIREMENTS:PROJECT DESCRIPTION (SOW)1. CONDITIONAL USE PERMIT AND COMMERCIAL DESIGN REVIEW.2. THE PROJECT INVOLVES (7) SEVEN PARCELS TOTALING APPROXIMATELY 5.60NET ACRES.3. THE PROJECT PROPOSES A 3,400 S.F. C-STORE WITH ATTACHED 1,525 S.F.QSR, AND AN ASSOCIATED (6) SIX MPD 4,089 S.F. FUELING CANOPY.4. A PROPOSED 3,150 S.F. 90 FOOT LONG EXPRESS CONVEYOR BELT CARWASH WITH ASSOCIATED 20 VACUUM STALLS.5. A PROPOSED 4,850 S.F. RETAIL BUILDING A CONSISTING OF 5 SUITES.6. A PROPOSED 4,850 S.F. RETAIL BUILDING B CONSISTING OF 5 SUITES.4. A PROPOSED 3,320 S.F. DRIVE-THRU BUILDING A FAST FOOD RESTAURANTWITH AN ATTACHED 1,600 S.F. RETAIL BUILDING C.5. A PROPOSED 2,520 S.F. DRIVE-THRU B FAST FOOD RESTAURANT WITH ANON-ATTACHED 2,400 S.F. RETAIL BUILDING D.6. ONSITE IMPROVEMENTS CONSIST OF ON-SITE PARKING, WQMP AREAS, SITECIRCULATION, LANDSCAPING AND SITE LIGHTING.7. OFFSITE IMPROVEMENTS CONSIST OF NEW UTILITY CONNECTIONS, RIGHT OFWAY DEDICATIONS, DRIVEWAY APPROACHES, A PROPOSED MEDIAN, ANDUNDERGROUNDING OF EXISTING TELEPHONE/POWER POLES FRONTINGPROJECT SITE.SURROUNDING LAND NORTH: C2 - GENERAL COMMERCIALSOUTH: R1 - SINGLE FAMILY RESIDENTIALEAST: MURDOCK ALBERHILL RANCH SPECIFIC PLANWEST: R1 - SINGLE FAMILY RESIDENTIALUSE AND ZONING:UTILITIESPERMIT NUMBER: TBDSHEET INDEXAS 1.0 CONCEPTUAL SITE PLANALTA/TOPOSHEET 1 ALTA/NSPA LAND TITLE SURVEYSHEET 2 ALTA/NSPA LAND TITLE SURVEYCIVILC01 GRADING PLANC02 WQMP SITE PLANC02A DETAILSC03 UTILITY PLANLANDSCAPEL1 LANDSCAPE CONCEPT PLANARCHITECTURALA1.1 C-STORE AND QSR FLOOR PLANA1.2 C-STORE AND QSR ROOF PLANA1.3 CANOPY FLOOR AND ROOF PLANA1.5 EXPRESS CAR WASH FLOOR PLANA1.6 EXPRESS CAR WASH ROOF PLANA1.7 RETAIL A AND B FLOOR PLANA1.8 RETAIL A AND B ROOF PLANA1.9 RETAIL C AND DRIVE-THRU A FLOOR PLANA1.10 RETAIL C AND DRIVE-THRU A ROOF PLANA1.11 RETAIL D AND DRIVE-THRU B FLOOR PLANA1.12 RETAIL D AND DRIVE-THRU B ROOF PLANA1.13 TRASH ENCLOSURE A AND B FLOOR PLANSA2.1 C-STORE AND QSR ELEVATIONSA2.2 CANOPY ELEVATIONSA2.3 EXPRESS CAR WASH ELEVATIONSA2.3.1 EXPRESS CAR WASH ELEVATIONSA2.4 RETAIL A AND B ELEVATIONSA2.5 RETAIL C AND DRIVE-THRU A ELEVATIONSA2.6 RETAIL D AND DRIVE-THRU B ELEVATIONSA2.7 TRASH ENCLOSURE A AND B ELEVATIONSA3.0 C-STORE AND QSR SECTIONSA3.1 RETAIL C/D AND DRIVE-THRU A/B SECTIONSA3.2 EXPRESS CAR WASH AND RETAIL A/B SECTIONSCONCEPTUAL SITE PLANAS 1.0SITEEXISTING LAND USE: VACANTCANOPY: 4,089 S.F.EXPRESS CAR WASH: 3,150 S.F.RETAIL A: 4,850 S.F.WATER:EASTERN MUNICIPAL WATER DISTRICT951-928-3777SEWER:EASTERN MUNICIPAL WATER DISTRICT951-928-3777GAS:SOUTHERN CALIFORNIA GAS CO.1-800-427-2200ELECTRICAL:SOUTHERN CALIFORNIA EDISON1-800-655-4555TELEPHONE / CABLE:SPECTRUM1-833-694-9259FRONTIER1-800-921-8101WASTE:WASTE MANAGEMENT1-866-909-4458TRASH ENCLOSURE A: 176 S.F. (TYP. OF 4)MOUNTAIN STQSR: 1,525 S.F.DRIVE-THRU A: 3,320 S.F.DRIVE-THRU B: 2,520 S.F.RETAIL B: 4,850 S.F.RETAIL C: 1,600 S.F.RETAIL D: 2,400 S.F.TRASH ENCLOSURE B: 287 S.F. (TYP. OF 1).13FLOOR AREA RATIO:1APPLICABLE BUILDING CODESALL CONSTRUCTION TO COMPLY WITH:BUILDING CODE: 2016 CALIFORNIA BUILDING CODEPLUMBING CODE: 2016 CALIFORNIA PLUMBING CODEELECTRICAL CODE: 2016 CALIFORNIA ELECTRIC CODEMECHANICAL CODE: 2016 CALIFORNIA MECHANICAL CODEENERGY CODE: 2016 CALIFORNIA ENERGY CODEGREEN BUILDING: 2016 CALIFORNIA GREEN BUILDING CODEFIRE CODE: 2016 CALIFORNIA FIRE CODE (2015 IFC)*THE PROJECT SHALL COMPLY WITH THE DEVELOPMENT STANDARDSAS OUTLINED IN THE C-2 ZONE AND THE LEMC1111111RESTAURANT: 1/45 S.F. CUSTOMER & 1/200 S.F. NONRETAIL: 1/250 S.F.LOADING SPACES REQUIRED FOR COMMERCIALBUILDING OVER 12,000 S.F. - 20,000 S.F (N/A)C-STORE: 3,400 S.F. / 250 = 14QSR: 1,525 S.F. (500 S.F. / 45 + 1,025 S.F. / 200)= 16CANOPY: 4,089 S.F. / 0 = 0EXPRESS CAR WASH: 3,150 S.F. / 0 = 0DRIVE-THRU A: 3,320 S.F.(1,200 S.F. / 45 + 2,120 S.F. / 200) = 37DRIVE-THRU B: 2,520 S.F.(1,000 S.F. / 45 + 1,520 S.F. / 200) = 30RETAIL A: 4,850 S.F. / 250 = 19RETAIL B: 4,850 S.F. / 250 = 19RETAIL C: 1,600 S.F. / 250 = 6RETAIL D: 2,400 S.F. / 250 = 10TOTAL PARKING REQUIRED = 151 STALLSTOTAL PARKING PROVIDED = 170 STALLS(INCLUDING 11 ADA & 20 VACUUM STALLS)HAZARDOUS FIRE AREA: VERY HIGH FIRE HAZARD SEVERITY ZONECOMPLY WITH LEMC & CBC11111PROPOSED: 5.63 ACRES (245,324 S.F.)
Exhibit3-ϵWƌŽƉŽƐĞĚƵŝůĚŝŶŐ ůĞǀĂƟŽŶƐ>ĂŬĞĂŶĚDŽƵŶƚĂŝŶŽŵŵĞƌĐŝĂůĞŶƚĞƌZĞƚĂŝůWƌŽũĞĐƚ
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3 PROJECT DESCRIPTION
Lake and Mountain Commercial Center Project 3-28 The Altum Group
Draft EIR
parking throughout the project site with approximately 170 parking stalls including 11 ADA, 20 vacuum stalls,
and bicycle racks. External circulation is provided by pedestrian sidewalks are provided along Lake Street and
Mountain Street. Internal circulation is also provided by pedestrian sidewalks along the proposed buildings and
stripped walkways along the public right of way.
Building Architecture/Building Elevations: The proposed project would consist of modern architectural
buildings with high arch entrances and flat roofs and a maximum height of 30 feet as shown in Exhibit 3 -9,
Proposed Building Elevations. The proposed project would also utilize earth tone building materials such as
stucco and ledgestone that would be complementary of the surrounding area.
Roadway Improvements: The following roadway improvements would be implemented as part of the
proposed project:
• Driveway 1/Ginger Root Way & Mountain Street – The following improvement is necessary to
accommodate site access: Project to install a stop control on the southbound approach and construct
a southbound shared left-through-right turn lane.
• Driveway 2 & Mountain Street – The following improvement is necessary to accommodate site access:
Project to install a stop control on the southbound approach and construct a southbound right turn
lane. Project will construct a pork chop island to restrict access to right-in/right-out only.
• Lake Street & Driveway 3 – The following improvement is necessary to accommodate site access:
Project to install a stop control on the eastbound approach and construct an eastbound right turn lane.
Project will construct a raised median on Lake Street to restrict access at this driveway to right-in/right-
out only.
• Lake Street & Driveway 4 – The following improvement is necessary to accommodate site access:
Project to install a stop control on the eastbound approach and construct an eastbound right turn lane.
Project will construct a raised median on Lake Street to restrict access at this driveway to right-in/right-
out only.
• Lake Street & Mountain Street – The following improvement is necessary to accommodate peak hour
queues: Maintain the existing traffic control and lane geometrics, however, the Project should modify
the existing median on Lake Street to accommodate a 285-foot northbound left turn lane.
• Mountain Street – Mountain Street is an east-west oriented roadway located at the southern Project
boundary. Construct Mountain Street to its ultimate half-section along the Project’s frontage on the
north side as a Local Street (60-foot right-of-way) in compliance with applicable City of Lake Elsinore
standards. The Project will construct a pork chop island to restrict access to right-in/right-out access
only for Driveway 2.
• Lake Street – Lake Street is a north-south oriented roadway located at the eastern Project boundary.
Construct Lake Street to its ultimate half-section along the Project’s frontage on the west side as an
Urban Arterial Highway (120-foot right-of-way) in compliance with applicable City of Lake Elsinore
standards. The Project will construct the raised median on Lake Street to restrict access to right -
in/right-out access only at the two driveways on Lake Street.
Landscaping: The project site is proposed to be landscaped in compliance with Chapter 19.08 and Section
17.112.060 of the Lake Elsinore Municipal Code, as detailed in the Conceptual Landscape Plan. As shown in
Exhibit 3-10, Proposed Landscape Plan, the project boundary will be landscaped with drought tolerant shrubs
and trees that will provide shaded areas and a defined border of the project site. Trees will also be planted
within the interior of that the project site to break up the impervious areas and to provide shade within the
parking areas.
ExhibitϯͲϭϬProposed Landscape Plan>ĂŬĞĂŶĚDŽƵŶƚĂŝŶŽŵŵĞƌĐŝĂůĞŶƚĞƌZĞƚĂŝůWƌŽũĞĐƚ2/18/2020
3 PROJECT DESCRIPTION
Lake and Mountain Commercial Center Project 3-30 The Altum Group
Draft EIR
Storm Drainage: Hydrology and Water Quality Management Plan (WQMP) reports were prepared for the
project site and can be found as Appendices E and N. The existing peak runoff from the project site was
calculated to be 0.05 cubic feet per second (cfs) and 0.06 cfs for the 10-year and 25-year storms. In addition to
this, the report analyzed peak runoffs from the project site after improvements and they were calculated to
be 2.95 cfs and 3.68 cfs for the 10-year and 25-year storms, respectively. Therefore, outlet detention and
retention will be necessary in order to achieve pre-development conditions to protect the downstream storm
drains. Furthermore, existing runoff volumes from the project area were calculated to be 2.28 acre-feet (AF
for the 100-year storm. However, with the proposed improvements runoff volume was calculated to be 2.71
AF for the 100-year storm. Post development condition (for stormwater runoff) would be 16% higher than the
predevelopment condition.
The proposed grading and drainage are designed to maintain a similar flow pattern to the existing conditions.
Landscaping along the east and south side of the property will prevent stormwater flow towards Lake Street
and Mountain Street. Approximately 28% of the project site will be developed for landscaping , including
biofiltration with underdrain. Run-off from the project site will be treated with the biofiltration with
underdrain, which will be located to the west and south portion of the project site (see Exhibit 3-7, Conceptual
Site Plan). The biofiltration system will be designed to retain and treat a designated volume stormwater runoff.
As seen on the Conceptual Site Plan, there are four (4) bioretention basins to the west and three (3) to the
south. Based on the elevation on the north side of the property, runoff will flow away f rom the adjacent
properties. The proposed drainage pattern will direct runoff to the infiltration trench located at the southwest
corner of the property for treatment. Overflow from the biofiltration system will discharge to the curb and
gutter on Mountain Street and flow to the existing 6 feet x 5 feet reinforced box culvert (RBC) catch basin on
Lake Street.
Utilities: Water and wastewater services will be provided to the project site by the Elsinore Valley Municipal
Water District (EVMWD) (Appendix O). The proposed project is anticipated to connect to existing service lines
that are located on Mountain Street and Lake Street. The proposed project will be supplied with natural gas
from Southern California Gas Co. (SoCal Gas), electricity from Southern California Edison (SCE), Spectrum and
Frontier for telephone and cable services, and Waste Management for solid waste disposal. The project site
will be equipped with an adequate number of fire hydrants that are located along Lake and Mountain Streets
and within the project site. The project site is currently equipped with overhead electrical lines located along
both Mountain Street and Lake Street. The proposed project would connect to these existing electrical lines.
In addition, the project will also connect to existing gas lines located on Mountain Street and Lake Street and
to existing telephone lines along Lake Street.
Lighting. The proposed Project includes the installation of outdoor nighttime lighting throughout the Project
site. Exterior light poles would be installed throughout the parking lots on the site to provide lighting for
security and way-finding. Additionally, exterior lighting in the form of wall mounted lights and sconces would
be installed on all sides of the proposed buildings. Lighting would be subject to compliance with Section
17.112.040 of the Lake Elsinore Municipal Code, which states 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.
Heating Ventilation and Air Conditioning (HVA) systems. Title 24 California Code of Regulations establishes
energy efficiency requirements for new construction. The proposed project would employ an HVAC system
that would comply with the industry baseline standards and California Title 24 requirements.
3 PROJECT DESCRIPTION
Lake and Mountain Commercial Center Project 3-31 The Altum Group
Draft EIR
Project Construction
Anticipated Construction Schedule. Proposed project construction is anticipated to take approximately 13
months and will commence in May 2020 and end June 2020. Construction will consist of the following activities:
site preparation, grading, building construction, paving, and application of architectural coatings. The design
and construction of the proposed project has been developed in compliance with section 15.02.010 of the Lake
Elsinore Municipal Code. Construction duration by phase is shown in Table 3-3. The duration of construction
activity was estimated based on CalEEMod model defaults, past project experience, and a 2021 project
buildout year. The construction schedule utilized in the analysis, shown in Table 3-3, represents a “worst-case”
analysis scenario should construction occur any time after the resp ective dates since emission factors for
construction decrease as time passes and the analysis year increases due to emission regulations becoming
more stringent.
Table 3-3: Construction Duration
Phase Name Start Date End Date Days
Site Preparation 05/30/2020 06/12/2020 10
Grading 06/13/2020 07/10/2020 20
Building Construction 07/11/2020 05/28/2021 230
Paving 05/29/2021 06/25/2021 20
Paving 06/26/2021 07/23/2021 20
Conceptual Grading Plan. As described previously, the project site is relatively steep with terrain that slopes
in various parts of the project site. Based upon the proposed project grading plans, the proposed project would
require the export of approximately 22,416.87 cubic yards of dirt from the project site.
Construction Staging. During all phases of construction, all construction equipment and materials storage
would occur within the project site. No off-site staging area for trucks or equipment would be required during
construction activities.
Construction Equipment. Per the Air Quality Impact Analysis (Appendix B), the construction equipment that is
expected to be used for the proposed project is shown in Table 3-4, below.
Table 3-4: Construction Equipment
Activity Equipment Number Hours Per
Day
Site Preparation
Rubber Tired Dozers 3 8
Crawler Tractors 4 8
Graders 1 8
Grading
Excavators 1 8
Graders 1 8
Rubber Tired Dozers 1 8
3 PROJECT DESCRIPTION
Lake and Mountain Commercial Center Project 3-32 The Altum Group
Draft EIR
Activity Equipment Number Hours Per
Day
Crawler Tractors 3 8
Building Construction
Cranes 1 8
Forklifts 3 8
Generator Sets 1 8
Tractors/Loaders/Backhoes 3 8
Welders 1 8
Paving
Pavers 2 8
Paving Equipment 2 8
Rollers 2 8
Architectural Coating Air Compressors 1 8
Project Approvals and Intended Uses of the EIR
The proposed project would require approval of the following discretionary and other implementing approvals:
• Environmental Impact Report (EIR) certification (SCH No. 2020080538)
• Tentative Tract Map No. 37922
• Commercial Design Review No. 2019-27
• Conditional Use Permit No. 2019-19
Other permits and approvals that may be required include the following:
• Permitting (i.e., utility connection permits) may be required from utility providers.
• Other ministerial permits necessary to realize all on- and off-site improvements related to the
development of the site.
Cumulative Projects
Cumulative impacts refer to the combined effect of proposed project impacts with the impacts of other past,
present, and reasonably foreseeable probable future projects. Both the CEQA Statute and the CEQA Guidelines
require that cumulative impacts be analyzed in an EIR. As set forth in the CEQA Guidelines , Section 15130(b),
“the discussion of cumulative impacts shall reflect the severity of the impacts and their likelihood of occurrence,
but the discussion need not provide as great detail as is provided for the effects attributable to the project
alone.”
According to Section 15355 of the CEQA Guidelines:
“Cumulative impacts” refer to two or more individual effects which, when considered together, are
considerable or which compound or increase other environmental impacts.
a. The individual effects may be changes resulting from a single project or a number of separate projects.
3 PROJECT DESCRIPTION
Lake and Mountain Commercial Center Project 3-33 The Altum Group
Draft EIR
b. The cumulative impact from several projects is the change in the environment which results from the
incremental impact of the project when added to other closely related past, present, and reasonabl y
foreseeable probable future projects. Cumulative impacts can result from individually minor but
collectively significant projects taking place over a period of time.
The CEQA Guidelines, Section 15130(b)(1) states that the information utilized in an analysis of cumulative
impacts should come from one of the following:
• A list of past, present, and probable future projects producing related or cumulative impacts, including
those projects outside the control of the lead agency.
• A summary of projections contained in an adopted local, regional, or statewide plan or related planning
document that describes or evaluates conditions contributing to the cumulative effect.
Cumulative impact discussions for each issue area are provided in the technical analysis contai ned within
Chapter 4 and uses the methods described above. A summary of cumulative development projects and their
proposed land uses are shown in Table 3-5.
Table 3-5 - Summary of Cumulative Development Land Uses
No. Project Name Location Land Use Quantity1
City of Lake Elsinore
LE1 Greenwald Lake Elsinore Shopping Center 104.450 TSF
LE2 Ramsgate Lake Elsinore Single Family Residential 1,306 DU
Condo/Townhomes 120 DU
LE3 Honda Lake Elsinore Automobile Sales 53.400 TSF
LE4 Fairway Business Park Lake Elsinore Warehouse 279.445 TSF
LE5 Ness Industrial Garage Lake Elsinore Warehouse 12.000 TSF
LE6
Spyglass Ranch
Lake Elsinore
Single Family Residential 523 DU
Condo/Townhomes 171 DU
Shopping Center 145.00 TSF
LE7 South Shore I (Tract 31593) Lake Elsinore Single Family Residential 521 DU
South Shore II (Tract 36567) Lake Elsinore Single Family Residential 147 DU
LE8 La Strada (Tract 32077) Lake Elsinore Single Family Residential 134 DU
LE9 Tuscany West (Tract 25473) Lake Elsinore Single Family Residential 164 DU
LE10 Marina Village Condos (Tract
33820
Lake Elsinore Condo/Townhomes 94 DU
LE11 La Quinta Inn Lake Elsinore Hotel 64 RM
LE12 LE Sports Complex Lake Elsinore Recreational Community Center 525.000 TSF
LE13 TAG Property Lake Elsinore New Car Sales 50.000 TSF
LE14 City Center Condos Lake Elsinore Condo/Townhomes 144 DU
LE15 Kassab Travel Center Lake Elsinore High Turnover (Sit‐Down) Restaurant 17.200 TSF
LE16
Diamond Specific Plan Lake Elsinore
Condo/Townhomes 600 DU
Hotel 150 RM
General Office 425.000 TSF
Shopping Center 472.000 TSF
LE17
The Colony Lake Elsinore Apartments 211 DU
Back Basin Specific Plan &
East Lake Specific Plan Lake Elsinore Single Family Residential 2,407 DU
Condo/Townhomes 324 DU
John Laing Homes (Phase 2)
Lake Elsinore
Single Family Residential 506 DU
Condo/Townhomes 1,141 DU
3 PROJECT DESCRIPTION
Lake and Mountain Commercial Center Project 3-34 The Altum Group
Draft EIR
No. Project Name Location Land Use Quantity1
Apartments 308 DU
Shopping Center 117.000 TSF
LE18
Canyon Hills Estates (Tract
34249)
Lake Elsinore Single Family Residential 302 DU
Canyon Hills (Multiple Tracts) Lake Elsinore Single Family Residential 2,700 DU
Apartments 1,575 DU
Audie Murphy (Tract 36484) Lake Elsinore Single Family Residential 109 DU
Audie Murphy (Tract 36485) Lake Elsinore Single Family Residential 1,003 DU
LE19 Artisan Alley Lake Elsinore Shopping Center 95.100 TSF
LE20 Quikrete Plant Lake Elsinore Warehouse 163.900 TSF
LE21
Alberhill Ridge (Tract 35001)
Lake Elsinore
Single Family Residential 1,056 DU
Apartments 345 DU
Shopping Center 679.000 TSF
General Office 679.000 TSF
LE22 Alberhill Ranch Lake Elsinore Single Family Residential 1,986 DU
LE23
Lake Elsinore Walmart
Lake Elsinore
Free‐Standing Discount Superstore 154.487 TSF
Specialty Retail 4.600 TSF
Fast Food w/Drive Thru 6.800 TSF
Fast Food w/o Drive Thru 4.600 TSF
LE24 Circle K Lake Elsinore Gas Station 4.500 TSF
LE25 Alberhill Villages Lake Elsinore Single Family Residential 9,536 DU
LE26 Terracina Lake Elsinore Single Family Residential 365 DU
LE27 Lakeshore Senior Apartments Lake Elsinore Senior Adult Housing Attached 121 DU
LE28 North Peak Plaza Lake Elsinore Condo/Townhomes 92 DU
Shopping Center 92.000 TSF
LE29 Running Deer (TR 31957) Lake Elsinore Single Family Residential 101 DU
LE30 Wake Rider Beach Resort Lake Elsinore Beach Resort 11.350 TSF
LE31 Lakeshore Town Center Lake Elsinore Town Center 237.400 TSF
LE32 Ortega Lake Elsinore Single Family Residential 105 DU
LE33 Summerly Lake Elsinore Single Family Residential 142 DU
LE34 Beazer, KB Homes, McMillin
Homes, Richmond American Lake Elsinore Single Family Residential 395 DU
LE35 Village at Lake Elsinore SPA #1 Lake Elsinore Single Family Residential 163 DU
LE36 Lakeview Manor Lake Elsinore Condo/Townhomes 104 DU
LE37 Nichols Ranch Lake Elsinore
Single Family Residential 168 DU
Park 8.3 AC
Hotel 130 RM
Fast‐food with Drive‐Through 6.000 TSF
Fast‐food without Drive‐Through 5.500 TSF
High Turnover (Sit‐Down) Restaurant 9.400 TSF
Shopping Center 4.400 TSF
Health & Fitness Club 8.000 TSF
General Office 43.000 TSF
Gas Station w/ Market and Car Wash 16 VFP
LE38 Tige Watersports Lake Elsinore Shopping Center 34.500 TSF
County of Riverside
RC1 Lennar (Tract 31792) County of Riverside Single Family Residential 191 DU
RC2 PM33840 County of Riverside Single Family Residential 4 DU
RC3 PP20158R1 County of Riverside Storage Facility 103.727 TSF
RC4 CUP03651 County of Riverside Recycling Facility 0.504 TSF
1 TSF = Thousand Square Feet; DU = Dwelling Unit; AC = Acres; STU = Students; VFP = Vehicle Fueling Positions
2Source: Urban Crossroads, 2020
Lake and Mountain Commercial Center Project 4-1 The Altum Group
Draft EIR
Environmental Impact Analysis
Resource Categories Addressed in the EIR
The following environmental resource categories are addressed in this chapter:
4.1 Aesthetics 4.9 Hydrology and Water Quality
4.2 Air Quality 4.10 Land Use and Planning
4.3 Biological Resources 4.11 Noise
4.4 Cultural Resources 4.12 Public Services
4.5 Energy 4.13 Transportation
4.6 Geology and Soils 4.14 Tribal Cultural Resources
4.7 Greenhouse Gas Emissions 4.15 Utilities and Service Systems
4.8 Hazards and Hazardous Materials 4.16 Wildfire
Format of the EIR
Each section of this chapter is formatted with the following headings:
• Environmental Setting
• Regulatory Setting
• Thresholds of Significance
• Methodology
• Impact Analysis
• Cumulative Impacts
• References
Identification of Impacts
Subsections 4.1 through 4.16 of this EIR evaluate the 16 environmental subjects warranting detailed analysis,
as determined by this EIR’s Initial Study and in consideration of public comment on this EIR’s NOP. The format
of discussion is standardized as much as possible in each section for ease of review. The environmental setting
is discussed first, followed by regulatory setting, the thresholds of significance, methodology used in the
analysis, and a discussion of the proposed project’s potential environmental impacts based on specified
thresholds of significance used as criteria to determine whether potential environmental effects are significant.
Each section will conclude with a discussion of cumulative impacts and a list of references.
4 ENVIRONMENTAL IMPACT ANALYSIS
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Draft EIR
The thresholds of significance used in this EIR are based on the thresholds presented in the CEQA Guidelines
Appendix G (as updated in December 2019) and as applied by the City of Lake Elsinore to create the proposed
project’s Initial Study Checklist (Appendix A). The thresholds are intended to assist the reader of this EIR in
understanding how and why this EIR reaches a conclusion that an impact would or would not occur, is
significant, or is less than significant.
Serving as the CEQA Lead Agency for this EIR, the City of Lake Elsinore is responsible for determining whether
an adverse environmental effect identified in this EIR should be classified as significant or less than significant.
The standards of significance used in this EIR are based on the independent judgment of the City of Lake
Elsinore, taking into consideration CEQA Guidelines Appendix G (as updated in December 2019); the Lake
Elsinore Municipal Code (LEMC) and adopted City policies; the judgment of the technical experts that prepared
this EIR’s Technical Appendices; performance standards adopted, implemented, and monitored by regulatory
agencies; significance standards recommended by regulatory agencies; and the standards in CEQA that trigger
the preparation of an EIR.
As required by CEQA Guidelines § 15126.2(a), impacts are identified in this EIR as direct, indirect, cumulative,
short-term, long-term, on-site, and/or off-site impacts of the proposed project. A summarized “impact
statement” is provided in each subsection following the analysis. The following terms are used to describe the
level of significance related to the physical conditions within the area affected by the proposed project:
• No Impact: An adverse change in the physical environment would not occur.
• Less-than-Significant Impact: An adverse change in the physical environment would occur but the
change would not be substantial or potentially substantial and would not exceed the threshold(s) of
significance presented in this EIR.
• Significant Impact: A substantial or potentially substantial adverse change in the physical environment
would occur and would exceed the threshold(s) of significance presented in this EIR, requiring the
consideration of mitigation measures or alternatives to the proposed project. Each subsection also
includes a discussion or listing of the applicable regulatory criteria (laws, policies, regulations) that the
proposed project is required to comply with (if any). If impacts are identified as significant after
mandatory compliance with regulatory criteria, feasible mitigation measures are presented that would
either avoid the impact or reduce the magnitude of the impact. The following terms are used to
describe the level of significance following the application of recommended mitigation measures.
• Less-than-Significant Impact with Mitigation: A substantial or potentially substantial adverse change in
the physical environment would occur that would exceed the threshold(s) of significance presented in
this EIR; however, the impact can be avoided or reduced to a less than significant level through the
application of feasible mitigation measures.
• Significant and Unavoidable Impact: A substantial or potentially substantial adverse change in the
physical environment would occur that would exceed the threshold(s) of significance presented in this
EIR. Feasible and enforceable mitigation measures that have a proportional nexus to the proposed
project’s impacts are either not available or would not be fully effective in avoiding or reducing the
impact to below a level of significance.
For any impact identified as significant and unavoidable, the City of Lake Elsinore would be required to adopt
a statement of overriding considerations pursuant to CEQA Guidelines § 15093 in order to approv e the
proposed project despite its significant impact(s) to the environment. The statement of overriding
4 ENVIRONMENTAL IMPACT ANALYSIS
Lake and Mountain Commercial Center Project 4-3 The Altum Group
Draft EIR
considerations would list the specific economic, legal, social, technological, and other benefits of the proposed
project, supported by substantial evidence in the proposed project’s administrative record, that outweigh the
unavoidable impacts.
4 ENVIRONMENTAL IMPACT ANALYSIS
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4.1 AESTHETICS
Lake and Mountain Commercial Center Project 4.1-1 The Altum Group
Draft EIR
Aesthetics
This section of the Draft Environmental Impact Report (EIR) analyzes the aesthetics impacts that could occur
with implementation of the proposed project. This analysis identifies the existing visual character of the project
vicinity and determines the degree of visual impacts that could occur from the proposed project. The analysis
of this section relies upon observations made in the field project area photographs as seen in Exhibit 3-4, Site
Photographs, and other illustrations of the proposed project provided by the applicant, including the project
site plan (see Exhibit 3-8, Conceptual Site Plan), and proposed building elevations (see Exhibit 3-9, Proposed
Building Elevations).
Environmental Setting
Surrounding Area
The project site is located in the northwestern portion of the City of Lake Elsinore in Riverside County. The City
of Lake Elsinore is located in an area of Riverside County that provides panoramic views of the Santa Ana
Mountains, which extend form the southwestern edge of the lake and along the northeastern border of the
City. The project site is located approximately 2.0 miles northwest of Lake Elsinore; however, due to
intervening development and topography there are no views of the lake from the project site. As shown on
Exhibit 3-3, Project Site Map, and Exhibit 3-4, Site Photos, the project site is currently vacant with the exception
of a single-family residential building located on the northern portion of the project site.
The project site is located approximately 2.5 miles south of Interstate (I-15) (at the Lake Street and I-15
interchange). State Route 74 (Central Avenue) is located south of the project site, and then extends both West,
towards San Juan Capistrano, and East, towards Perris. The project site is bounded by the intersection of Lake
Street to the east and Mountain Street to the south. The properties to the north of the Lake Street and
Mountain Street intersection are undeveloped and to the east are existing single-family residential homes. To
the south and west of Mountain Street are also existing single -family residential homes. All the residential
development within the project vicinity consists of relatively new homes some of which are one (1) story and
many are two (2) story homes.
Project Site
The project site is currently vacant with the exception of a single-family residential building located on the
northern portion of the project site. Exhibit 3-4, Site Photos, provides photographs of the project site and a
map that indicate where the photographs were taken. As seen in the photos, the undeveloped areas of the
project site (making up a majority of the site) consists of sloping terrain that is covered by grasses, weeds,
brush, several non-native ornamental trees, and a dirt road utilized to access the residential building.
Views
Viewshed
According to the City’s General Plan viewsheds or landscape viewshed units of scenic vistas include the lake,
urban areas around the lake, and the rugged vacant hills in the northern and eastern portion of the City. Within
the City there has been 15 landscape viewsheds units that have been identified. The project site is located in
Viewshed 3 as seen in Figure 4.9 of the City’s General Plan, which is an area that is primarily developed with
residential, commercial, and recreation land uses (City of Lake Elsinore, 2011).
4.1 AESTHETICS
Lake and Mountain Commercial Center Project 4.1-2 The Altum Group
Draft EIR
North
The northern portion of the project site is adjacent to a dirt road and residential lot, and changes grade sloping
downward towards the north. Views from the dirt road located at this northern point are unobstructed. Views
looking towards the site include vegetation that exists on the site and residential buildings located to the south.
Views of the Santa Ana Mountains are visible to the west from the dirt road.
South
Located to the south of the project site is Mountain Street and existing single-family residential homes. The
project site is visible from the existing residential homes to the south but is partly obstructed by the change in
grade and existing trees.
West
Located to the west of the project site is another dirt road adjacent to a residential lot. Further to the west are
existing single-family residential homes. Views of the Santa Ana Mountains are also visible from this dirt road
to the west.
East
Adjacent to the east of the project site is Lake Street. Along the east side are single-family residential homes
which are visible from the project site. The east side of the street is landscaped with California pepper trees
that border the residential homes.
Scenic Highways
There are no officially designated scenic highways in the vicinity of the project site (Caltrans, 2015). However,
approximately 2 miles to the southwest is SR-74 (Central Avenue) and approximately 3 miles to the east is
Interstate 15, which are eligible for designation as a State Scenic Highway but is not officially designated.
Additionally, the project site does not include any General Plan identified scenic resources such as Lake Elsinore
located to the south, the Santa Ana Mountains located to the west and northwest, or the Cleveland National
Forest that is located to the south.
Light and Glare
The project site is located in an area of the City that is mostly developed by residential neighborhoods. The
project site is currently vacant and does not emit any light to the surrounding area. Lighting in the area is
emitted from residential neighborhoods and headlights of passing vehicles. New lighting would be emitted
through the project site form street lighting, parking lighting, building lighti ng, and vehicle headlights of
traveling cars. It is anticipated that sources of glare would be emitted from the building windows and the
projected light from vehicle headlights.
Regulatory Setting
State Regulations
California Scenic Highway Program
The California Department of Transportation (Caltrans) manages the State Scenic Highway Program which
provides guidance to local government agencies, community organizations and citizens regarding the process
to officially designate scenic highways. The California Scenic Highway Program was created by the California
Legislature in 1963 to protect and enhance the scenic beauty of California highways. The designation of these
4.1 AESTHETICS
Lake and Mountain Commercial Center Project 4.1-3 The Altum Group
Draft EIR
scenic highways depends on how much of that natural setting and the quality of that setting that can be seen
by those traveling. The designation of these scenic highways also depends on the extent to which development
will intrude on the enjoyment of that view by travelers. The process to designate a highway include a visual
assessment, submission of a scenic highway proposal, and prepare and adopt a Corridor Protection Program
(CPP). The CPP is then reviewed by the Caltrans District and State Scenic Highway Coordinators and if it meets
the legislative standard, a recommendation is forwarded to the Caltrans Director. A list of designated and
eligible scenic highways can be found under the Scenic Highway System List and the program can be found in
the Streets and Highway Code, Section 260 through 263.
The California State Scenic Highway Program identifies SR-74 as eligible for listing as a state scenic highway,
but it is not officially designated. The status of a state scenic highway changes from “eligible” to “officially
designated” when the local jurisdiction adopts a scenic corridor protection program, applies to Caltrans for
scenic highway approval, and receives notification from Caltrans that the highway has been designated as a
scenic highway.
City of Lake Elsinore Regulations
City of Lake Elsinore General Plan
Aesthetics Element
The City’s General Plan addresses Aesthetics and Scenic Resources in Chapter 4.0 (Aesthetics Goals, Policies
and Implementation Programs 4.8.3). The following goals, policies, and implementation programs apply to the
proposed project:
Goal 11: Provide and maintain a natural built environment that is visually pleasing to City residents and visitors.
Policy 11.1: For new developments and redevelopment, encourage the maintenance and incorporation of
existing mature trees and other substantial vegetation on the site, whether naturally occurring or planted, into
the landscape design.
Policy 11.3: Where appropriate, encourage new planting of native and/or non-invasive ornamental plants to
enhance the scenic setting of public and private lands.
Policy 11.5: Support a high level of Code Enforcement to encourage neighborhood beautification and to
maintain property values and quality of life.
Implementation Program: The City shall encourage open space buffers and other appropriate transitions
between lower density, single-family neighborhoods and higher density development, as well as community
gathering spaces and pedestrian amenities within private development.
Implementation Program: The City shall consider the preparation and adoption of a Citywide Design Guideline
for architecture and landscape design, appropriate themes and design features, signage, outdoor furniture,
bus shelters, gateway enhancements, and other distinctive improvements.
Goal 13: Minimize activities, development, landform modification that could distract viewers from the City’s
visual character.
4.1 AESTHETICS
Lake and Mountain Commercial Center Project 4.1-4 The Altum Group
Draft EIR
City of Lake Elsinore Municipal Code – Title 17 (Zoning Code)
The City of Lake Elsinore’s Zoning Code (Title 17) regulates the character and use of property throughout the
City.
Section 17.112.040 of the City’s Zoning Code states that “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 vapor lighting shall be
encouraged.”
Section 17.112.060 of the City’s Zoning Code states that “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.”
Section 17.124.080 of the City’s Zoning Code states that within commercial mixed-use district “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.”
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.
4.1 AESTHETICS
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Draft EIR
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 non -sign structures. Advertising displays and
devices other than approved signs shall be prohibited.
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 t o 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 re gister 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.
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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.
17.124.070 Building Height
Pursuant to the Lake Elsinore Municipal Code, the maximum building height shall be 45 feet, except as
otherwise provided by Lake Elsinore Municipal Code 17.124.130.
Threshold of Significance
The criteria for establishing the significance of potential impacts on visual resources came from Appendix G of
the State CEQA guidelines and apply to the proposed project. A significant impact would occur if the proposed
project:
1) Has a substantial adverse effect on a scenic vista.
2) Substantially damages scenic resources, including, but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway.
3) Substantially degrades the existing visual character or quality of the site and its surroundings because
of height, bulk pattern, scale, character or other features.
4) Creates a new source of substantial light or glare, which would adversely affect day or nighttime views
in the area.
Methodology
Generally, aesthetics refers to the identification of visual resources and the quality of what is visible from the
proposed project site. The significance determination for the aesthetics analysis is based on conside ration of
the following:
• The extend of change related to the project visibility from key public vantage points;
• The degree of visual contrast and compatibility in scale and character between project elements and
the existing surroundings; and
• Project conformance with public policies regarding visual and urban design quality.
Impact Analysis
Impact 4.1-1: Would the project have a substantial adverse effect on a scenic vista?
According to Chapter 4.8, Aesthetics, of the City’s General Plan, viewsheds and vantage points are identified
throughout the City. The project site is located in Viewshed 3, which is determined to be an area that is
primarily developed with residential, commercial, and recreation land uses. The project site, located
approximately 3.0 miles southwest of Lake Elsinore, and no views of Lake Elsinore are possible from the project
site or the adjacent roadways; therefore, implementation of the proposed project would not impact a
viewshed or vantage point as defined and identified in the City’s General Plan. Additionally, the proposed
project is proposing the development of a commercial center which is consistent with the current landscape
viewshed identified by the City’s General Plan.
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The Santa Ana Mountains are located approximately 1 mile to the west and southwest and are visible from the
project site. The proposed project would remain consistent with the City’s General Plan and zoning
requirements regarding building form and character. The project site is currently vacant with the exception of
a single-family residential home to the north. As shown in Exhibit 3-9, Proposed Building Elevations, the tallest
building proposed would reach a height of 30 ft.; therefore, the proposed project would be consistent with the
City’s Zoning Code 17.124.070 and will not exceed the maximum allowable height of 45 feet. The proposed
building heights are not of a scale that would obstruct views of the natural landforms, which rise to high
elevations, from existing off-site viewing locations. Thus, the proposed project would result in less than
significant impacts due to an adverse effect on views of distant mountains.
Based on the foregoing analysis, implementation of the proposed project would not result in a substantial
adverse effect on a scenic vista and impacts would be less than significant.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.1-2: Would the project damage scenic resources, including but not limited to, trees, rock,
outcroppings, and historic buildings within a state scenic highway?
According to the California Department of Transportation (Caltrans), there are no designated State Scenic
Highways within the City of Lake Elsinore. However, SR-74 (Central Avenue) and I-15, which are located
approximately 2.0 miles to the southeast and 3 miles east, are eligible for designation as a State Scenic Highway
but are not officially designated. Both SR-74 and I-15 are not visible from the project site due to the terrain
and the surrounding development surrounding the project site. In addition, the project site is located in an
area that is mostly developed with residential homes and does not include any unique trees, rock outcroppings,
other natural features. Furthermore, the one residence within the project site have been evaluated for listing
in the California Register of Historic Resources (CRHR). The other residence that was previously evaluated was
demolished in 2004. Both were determined to not be eligible for listing in the CRHR as stated in the Phase 1
Cultural Resources Survey Report (Appendix G).
Based on the foregoing analysis, the project site is not visible from a scenic highway and would not result in
impacts to resources within a state scenic highway; therefore, implementation of the proposed project would
result in less than significant impacts to a state scenic highway.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-Significant.
Impact 4.1-3: Would the proposed project substantially degrade the existing visual character or quality of
public views of the site and its surroundings? (Public views are those that are experienced from publicly
accessible vantage point). If the project is in an urbanized area, would the project conflict wit h applicable
zoning and other regulations governing scenic quality??
Currently the project site is undeveloped and vacant land with the exception of a residential home located
within the northwestern area of the project site. The project site currently consists of sparse vegetation and
existing trees. The surrounding land consist of residential vacant lots and existing residential homes. The
project site is currently zoned as General Commercial (C-2), which allows for development of the project site
as proposed.
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According to mapping information from the Southern California Association of Governments (SCAG), which is
based on U.S. Census data for urbanized areas, the Project site is located within an urbanized area (SCAG,
2018). As noted under Impact 4.1-1, the project site is not located in an identified vantage point and would not
impact views of the Santa Ana Mountains. Further, as discussed under Impact 4.1 -2, the proposed project
would not impact scenic resources within a state scenic highway.
The proposed project has been designed in compliance with the development standards for the General
Commercial zone (C-2), Chapter 17.124 of the Lake Elsinore Municipal Code (LEMC). As part of the Commercial
Design Review application, the Project Applicant would submit for approval plans identifying specific design
elements of the proposed development, such as building elevations, floor plans, landscaping plans, etc.
Implementation of the proposed project would result in development consistent with the existing General
Commercial (GC) Land Use Designation and the C-2 zoning designation; therefore, based on the foregoing
analysis, the proposed project would result in less than significant impacts associated with degradation of
existing visual character or quality of public views of the project site or surroundings.
Impact 4.1-4: Would the proposed project create a new source of substantial light or glare, which would
adversely affect day or nighttime views in the area.
Implementation of the proposed project would include exterior lighting elements. All proposed buildings
would incorporate wall mounted lighting that would assist with visibility in the interior of the project site. In
addition, for security purposes, exterior wall mounted lighting will be installed at all entry point of each building
as well as entrance to the project site along Mountain Street and Lake Street. Development of the proposed
Project would be subject to the lighting provisions of the LEMC Sections 17.112.040 & 17.148.40, which would
reduce Project lighting impacts to less-than-significant levels. The Project would use low sodium lighting on-
site in mandatory compliance with LEMC Section 17.112.040.
The Project site is located within a 45-mile radius of the Mt. Palomar Observatory (Zone B) (Riverside County,
2015). The 45-mile radius surrounding the Mt. Palomar Observatory is defined by Riverside County Ordinance
No. 655 as an area in which light pollution may impact the functionality of the observatory. Any development
project within a 45-mile radius of the observatory that would add artificial light sources, has the potential to
contribute to sky glow effects, which could adversely affect operations at the ob servatory. Development on
the project site would be regulated by Section 17.112.040 of the LEMC, which identify lighting requirements
for outdoor lighting for residential and commercial developments and parking lots to minimize potential
adverse effects on observations at the Mt. Palomar Observatory. Mandatory compliance with applicable City
lighting standards would reduce potential impacts regarding lighting and the Palomar Observatory to a less
than significant level.
Implementation of the proposed project would not result in substantial impacts regarding glare because the
project does not propose additional sources of glare such as highly reflective surfaces or buildings with
reflective glass. Thus, the Project would have a less-than-significant impact regarding the creation of glare.
Based on the foregoing analysis, the proposed project would result in a less than significant impact associated
with light and glare.
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Draft EIR
Cumulative Impacts
The project’s cumulative study area for aesthetics comprises all areas visible from and that have views of the
project site. The project site is currently vacant with the exception of one residential home and located in an
area of the City that is developed by residential neighborhoods. Existing and planned development located
outside the project’s viewshed have no potential to cumulative-contribute to visual quality effects.
As noted under the discussion of Impact 4.4-1, the project site is located in Viewshed 3, which is an area
designated for residential, commercial, and recreation land uses by the City’s General Plan. The project site is
not located within a vantage point, would not interfere with a viewshed, and would not diminish views of the
nearby Santa Ana Mountains. Therefore, implementation of the proposed project would not result in
cumulatively considerable impact to scenic resources.
As noted under the analysis of Impact 4.1-2, the project site is not located within close proximity of a
designated State Scenic Highway and is not visible from the eligible scenic highways (SR-74 and I-15) in close
proximity to the project site. Therefore, the proposed project would not result in a cumulatively considerable
impact to state scenic resources. As discussed under Impact 4.1-3, the project site is currently zoned C-2
General Commercial and has a land use designation of General Commercial. Implementation of the proposed
project would not require a general plan or zoning amendment; therefore, the project is found to have a less
than significant impact associated with existing visual character or quality of public views; t herefore, the
proposed project would not result in cumulatively considerable impacts that would substantially degrades the
existing visual character or quality of the site and its surroundings.
As discussed under Impact 4.1-4, the proposed project would adhere to all development standards as listed in
Section 17.112.040 – Lighting, of the LEMC. Under this section of the code it is required that 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 any glare or direct illumination on adjacent properties or streets. In
addition, due to the City of Lake Elsinore being in close proximity to the Mount Palomar Observatory, it is
encouraged that developments use low pressure sodium lighting be used. With adherence to the applicable
rules and regulation the proposed project would not result in cumulatively considerable impacts regarding
substantial light or glare.
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Air Quality
This section of the Draft Environmental Impact Report (EIR) provides an overview of the existing air quality at
the project site and surrounding region, a summary of applicable air quality regulations, and analyses of
potential short-term and long-term air quality impacts from implementation of the proposed project.
Mitigation measures are recommended as necessary to reduce significant air quality impacts. The Lake and
Mountain Shopping Center Air Quality Impact Analysis was prepared by Urban Crossroads (Urban Crossroads,
2019), and is included in Appendix B of this EIR.
Environmental Setting
The project site is located in the City of Lake Elsinore in Riverside County which is located in the South Coast
Air Basin (SCAB) within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The
SCAQMD is responsible for bringing air quality in areas under its jurisdiction into conformity with federal and
state quality standards. As previously stated, the project site is located within the SCAB, a 6,745 square mile
subregion of the SCAQMD, which includes portions of Los Angeles, Riverside, and San Bernardino Counties,
and all of Orange County. The SCAQMD is bounded by the Pacific Ocean to the west and the San Gabriel, San
Bernardino, and San Jacinto Mountains to the north and east. The Riverside County portion of the Salton Sea
Air Basin is bounded by the San Jacinto Mountains in the west and spans eastward up to the Palo Verde Valley.
Criteria Air Pollutants
The California Air Resources Board (CARB) include attaining and maintaining healthy air quality, protect the
public from exposure to toxic air contaminants, and providing innovative approaches for complying with air
pollution rules and regulations. In addition, the U.S. Environmental Protection Agency (EPA) currently is
responsible for setting and enforcing the National Ambient Air Quality Standards (NAAQS) for atmospheric
pollutants. It regulates emission sources that are under the exclusive authority of the federal government, such
as aircraft, ships, and certain locomotives. Criteria pollutants are pollutants that are regulated through the
development of human health based and/or environmentally based criteria for setting permissible levels.
Criteria pollutants, their typical sources, and health effects are identified Carbon Monoxide (CO), Sulfur Dioxide
(SO2), Nitrogen Oxides (NOx), Ozone (O3), Particulate Matter (PM10, PM2.5), Volatile Organic Compounds
(VOC), Reactive Organic Gases (ROG), and Lead (Pb). A general description of these pollutants is provided
below.
Carbon Monoxide
Carbon Monoxide (CO) is a colorless and odorless gas that is produced by the incomplete combustion of
carbon-containing fuels, such as gasoline or wood. Concentration of CO tend to be the highest during the
winter morning, when little to no wind and surface-based inversions trap the pollutant at ground levels.
Additionally, because CO is emitted directly from internal combustion engines, unlike ozone, motor vehicles
operating at slow speeds are primarily source of CO in the SCAB. Therefore, the highest concentrations of CO
are generally found near congested transportation corridors and intersections.
CO is dangerous at high concentrations because when it combines with hemoglobin in the blood it reduces the
oxygen-carrying capacity of the blood, which then results in reduced oxygen reaching the brain, heart, and
other body tissues. CO can be dangerous especially to those who have existing cardiovascular disease, chronic
lung disease, or anemia.
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Draft EIR
Sulfur Dioxide
Sulfur Dioxide (SO2) is a colorless, extremely irritating gas or liquid. This gas or liquid enters the atmosphere as
a pollutant mainly as a result of burning high sulfur-content fuel oils and coal and from chemical processes
occurring at chemical plants and refineries. When SO2 oxides in the atmosphere, it forms sulfates (SO4) and
collectively these pollutants are referred to as sulfur oxides (SOx). Sources of SO2 include coal or oil burning
power plants and industries, refineries, diesel engines, and oil burning residential heaters. Effects of SO2 can
result in airway constriction in some asthmatics and can increase in resistance to air flow, as well as reduction
in breathing capacity leading to severe breathing difficulties. O2 potentially causes wheezing, shortness of
breath, and coughing. Long-term SO2 exposure has been associated with increased risk of mortality from
respiratory or cardiovascular disease.
Nitrogen Oxides
Nitrogen oxides consist of nitric oxide (NO), nitrogen dioxide (N20) and are formed when nitrogen (N2)
combines with oxygen (O2). NOx are typically created during combustion process and are major contributors
to smog formation and acid deposition. NO2 absorbs blue light, resulting in a browni sh-red cast to the
atmosphere and reduce visibility. Of the seven types of nitrogen oxide compounds, NO2 is the most abundant
in the atmosphere. As ambient concentrations of NO2 are related to traffic density, commuters in heavy traffic
may be exposed to higher concentration of NO2 than those indicated by regional monitoring station. Any
source that burns fuel such as automobiles, trucks, heavy construction equipment, farming equipment and
residential heating produce NOx. Side effects to exposure include an increase in the risk of acute and chronic
respiratory disease and reduce visibility.
Ozone
Ozone has been defined as a highly reactive and unstable gas that is formed when volatile organic compounds
(VOCs) and oxides of nitrogen (NOx), both byproducts of internal combustion engine exhaust, undergo slow
photochemical reactions in the presence of sunlight. Ozone concentrations are generally highest during the
summer months when direct sunlight, light wind, and warm temperature conditions are favorable to th e
formation of this pollutant. Thus, ozone concentrations are the cumulative result of regional development
patterns rather than the result of a few significant emission sources. There are certain effects to short -term
exposure to ozone, which can cause eye irritation and constriction of airways. In addition, to this is can cause
problems to those with existing respiratory diseases such as asthma, bronchitis, and emphysema.
Particulate Matter
Particulate Matter is identified as PM10 and PM2.5 which consist of particulate matter that is 10 microns or
less in diameter and 2.5 microns or less in diameter. PM10 is a major air pollutant consisting of tiny solid or
liquid particles of soot, dust, smoke, fumes, and aerosols. The size of the particles allows them to enter the
lungs where they may be deposited, resulting in adverse health effects. PM2.5 is a similar air pollutant to PM10
consisting of tiny solid or liquid particles which are 2.5 microns or smaller. These particles come from fuel
combustion in motor vehicles, equipment and industrial sources, residential and agricultural burning. Also
formed from reaction of other pollutants (acid rain, NOX, SOX, organics). Health effects associated with
particulate matter include aggravation of chronic respiratory disease, heart and lung disease, coughing, and
bronchitis and respiratory illness in children.
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Volatile Organic Compounds
Volatile Organic Compounds (VOCs) are hydrocarbon compounds that exist in the ambient air. VOCs contribute
to the formation of smog through atmospheric photochemical reactions and/or may be toxic. VOCs often have
an odor and examples include gasoline, alcohol, and the solvents used in paints. In addition, organic chemicals
are widely used as ingredients in household products. Paints, varnishes and wax all contain organic solvents,
as do many cleaning, disinfecting, cosmetic, degreasing, and hobby products. When breathing VOCs they can
irritate the eyes, nose and throat, cause difficulty breathing, nausea, and cause damage to the central nervous
system.
Reactive Organic Gases
Reactive Organic Gases are similar to VOC, ROGs are also precursors in forming ozone and consist of
compounds containing methane, ethane, propane, butane, and longer chain hydrocarbons. Smog is formed
when ROG and NOx react in the presence of sunlight. ROGs are a criteria pollutant since they are a precursor
to O3, which is a criteria pollutant. Sources of ROGs are similar to those as VOCs and also have similar health
effects.
Lead
Lead (Pb) is a heavy metal that is found in the environment as well as in some manufactured products. The
primary source of lead in the air is emissions from vehicles burning leaded gasoline. Other major sources of
lead emissions are ore and metals processing, particularly lead smelters, and piston engine aircraft operating
on lead aviation gasoline. There are also other sources of lead that are referred as stationary and include waste
incinerators, utilities, and lead-acid battery manufacturers. Lead poisoning can cause anemia, lethargy,
seizures, and even death.
Odorous Emissions
Offensive odors can potentially affect human health in several ways. First, odorant compounds can irritate the
eye, nose, and throat, which can reduce respiratory volume. Second, studies have shown that the VOCs that
cause odors can stimulate sensory nerves to cause neurochemical changes that might influence health, for
instance, by compromising the immune system. Finally, unpleasant odors can trigger memories or attitudes
linked to unpleasant odors, causing cognitive and emotional effects such as stress.
Project Area Air Quality Setting
Existing Air Quality
As previously mentioned, the project site is located within the SCAQMD jurisdiction which maintains
monitoring station within district boundaries. These monitoring stations monitor air quality and assure
compliance with associated ambient standards. The standards established are levels of air quality that are
considered safe to protect the public health and welfare. In order to determine whether a regions air quality
is healthful or unhealthful is determined by comparing contaminant levels in ambient air samples to the state
and federal standards. As determined by the Air Quality Report (Appendix B), a region is considered to be in
attainment by the state if the measured ambient air pollutant levels for O3, CO (except 8-hour Lake Tahoe),
SO2 (1 and 24 hour), NO2, PM10, PM2.5 are not to be exceeded. All others are not to be equaled or exceeded.
The three-year period is presented for informational purposes and is not the basis for how the State assigns
attainment status. Attainment status for a pollutant means that the Air District meets the standards set by the
EPA or the California EPA (CalEPA). Conversely, nonattainment means that an area has monitored air quality
that does not meet the NAAQS or CAAQS standards. In order to improve air quality in nonattainment areas, a
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State Implementation Plan (SIP) is drafted by CARB. The SIP outlines the measures that the state will take to
improve air quality. Once nonattainment areas meet the standards and additional redesignation requirements,
the EPA will designate the area as a maintenance area.
Regional Air Quality
Air pollution contributes to a wide variety of adverse health effects. The EPA has established NAAQS for six of
the most common air pollutants: carbon monoxide, lead, ozone, particulate matter, nitrogen dioxide, and
sulfur dioxide which are known as criteria pollutants. The SCAQMD monitors levels of various criteria pollutants
at 37 permanent monitoring stations and 5 single-pollutant source Pb air monitoring sites throughout the air
district (12). On February 21, 2019, CARB posted the 2018 amendments to the state and national area
designations. Attainment designations for SCAB are shown in Table 4.2-1 – Attainment Status of Criteria
Pollutants in the SCAB, below.
Table 4.2-1 - Attainment Status of Criteria Pollutants In The Scab
Criteria Pollutant State Designation Federal Designation
O3 – 1-hour standard Nonattainment --
O3 – 8-hour standard Nonattainment Nonattainment
PM10 Nonattainment Attainment
PM2.5 Nonattainment Nonattainment
CO Attainment Unclassifiable/Attainment
NO2 Attainment Unclassifiable/Attainment
SO2 Unclassifiable/Attainment Unclassifiable/Attainment
Pb1 Attainment Unclassifiable/Attainment
Local Air Quality
The project site is located within the Source Receptor Area (SRA) 25. Within SRA 25, the SCAQMD Elsinore
Valley monitoring station is located 3.65 miles southeast of the project site and is the nearest long-term air
quality monitoring site for O3, CO, NO2, and PM10. Relative to the project site, the nearest long-term air quality
monitoring site for PM2.5 is the SCAQMD Saddleback Valley monitoring station (SRA 19), located
approximately 16.44 miles southwest of the Project site.
The most recent three (3) years of data available is shown on Table 4.2-2 – Project Area Air Quality Monitoring
Summary 2015-2018, below, and also identifies the number of days ambient air quality standards were
exceeded for the study area, which is considered to be representative of the local air quality at the project site.
Data for O3, CO, NO2, PM10, and PM2.5 for 2016 through 2018 was obtained from the SCAQMD Air Quality
Data Tables. Additionally, data for SO2 has been omitted as attainment is regularly met in the SCAB and few
monitoring stations measure SO2 concentrations.
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Table 4.2-2 - Project Area Air Quality Monitoring Summary 2015-2018
POLLUTANT STANDARD YEAR
2016 2017 2018
O3
Maximum Federal 1-Hour Concentration (ppm) 0.124 0.121 0.116
Maximum Federal 8-Hour Concentration (ppm) 0.093 0.098 0.095
Number of Days Exceeding Federal 1-Hour Standard >0.07 ppm 0 0 0
Number of Days Exceeding State 1-Hour Standard > 0.09 ppm 15 23 16
Number of Days Exceeding Federal 8-Hour Standard > 0.070 ppm 44 54 30
Number of Days Exceeding State 8-Hour Standard > 0.070 ppm 45 54 30
CO
Maximum Federal 1-Hour Concentration > 35 ppm 1.200 1.200 1.100
Maximum Federal 8-Hour Concentration > 20 ppm 0.600 0.800 0.800
NO2
Maximum Federal 1-Hour Concentration > 0.100 ppm 0.051 0.049 0.041
Annual Federal Standard Design Value 0.008 0.008 0.009
PM10
Maximum Federal 24-Hour Concentration (µg/m3) > 150 µg/m3 99.000 133.0
0
104.00
Annual Federal Arithmetic Mean (µg/m3) 21.400 22.50
0
22.400
Number of Days Exceeding Federal 24-Hour Standard > 150 µg/m3 0 0 0
Number of Days Exceeding State 24-Hour Standard > 50 µg/m3 4 9 9
PM2.5
Maximum Federal 24-Hour Concentration (µg/m3) > 35 µg/m3 24.790 19.50
0
20.800
Annual Federal Arithmetic Mean (µg/m3) > 12 µg/m3 7.360 8.110 8.310
Number of Days Exceeding Federal 24-Hour Standard > 35 µg/m3 0 0 0
Sensitive Land Uses
Sensitive land uses are considered to be those that include schools, children’s daycare centers, hospitals, and
convalescent homes. Therefore, groups of people affected include children, the elderly, individuals with pre-
existing respiratory or cardiovascular illness, and athletes and others who engage in frequent exercise. These
are considered to be more sensitive to poor air quality than the general public because the population groups
associated with these uses have increased susceptibility to respiratory distress. Additionally, residential uses
are considered to be more sensitive to air quality conditions than commercial and industrial uses because
people generally spend longer period of time at their residences, which results in greater exposure to ambient
air quality conditions.
Sensitive Receptors
Sensitive receptors that are located near the proposed project include existing residential homes and school
uses as described below:
• Located approximately 53 feet north of the project site, R1 represents an existing single-family home
at 28891 Lake Street.
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• Location R2 represents existing single-family home at 3748 Ash Street located approximately 191 feet
east of the project site.
• Location R3 represents the existing single-family home at 14851 Noblewood Circle roughly 109 feet
south of the project site.
• Location R4 represents the existing single-family home at 14857 Noblewood Circle located
approximately 92 feet south of the project site.
• Location R5 represents an existing single-family home located at 1510 Mountain Street approximately
371 feet west of the project site.
• Location R6 represents an existing single-family home located roughly 85 feet west of the project site
at 28885 Raveta Lane.
Regulatory Setting
Federal Regulations
Federal Clean Air Act
The Clean Air Act (CAA; 42 U.S.C. § 7401 et seq.) is the comprehensive federal law that regulates air emissions
from stationary and mobile sources. Among other things, this law authorizes Environmental Protection Agency
(EPA) to establish National Ambient Air Quality Standards (NAAQS) to protect public health and public welfare
and to regulate emissions of hazardous air pollutants, which include O3, CO, NOx, SO2, PM10, PM22.5, and
lead.
The sections of the federal CAA most directly applicable to the development of the Project site include Title I
(Non-Attainment Provisions) and Title II (Mobile Source Provisions). Title I provisions address the urban air
pollution problems of ozone (smog), carbon monoxide (CO), and particulate matter (PM 10). Specifically, it
clarifies how areas are designated and re-designated attainment. It also allows EPA to define the boundaries
of nonattainment.
Mobile source emissions are regulated in accordance with the CAA Title II provisions. These standards are
intended to reduce tailpipe emissions of hydrocarbons, CO, and NOx on a phased-in basis that began in model
year 1994. Automobile manufacturers also are required to reduce vehicle emissions resulting from the
evaporation of gasoline during refueling. These provisions further require the use of cl eaner burning gasoline
and other cleaner burning fuels such as methanol and natural gas.
Section 112 of the Clean Air Act addresses emissions of hazardous air pollutants. Major sources are defined as
a stationary source or group of stationary sources that emit or have the potential to emit 10 tons per year or
more of a hazardous air pollutant or 25 tons per year or more of a combination of hazardous air pollutants. An
area source is any stationary source that is not a major source. For major sources, Section 112 requires that
EPA establish emission standards that require the maximum degree of reduction in emissions of hazardous air
pollutants. These emission standards are commonly referred to as maximum achievable control technology or
MACT standards. Eight years after the technology-based MACT standards are issued for a source category, EPA
is required to review those standards to determine whether any residual risk exists for that source category
and, if necessary, revise the standards to address such risk.
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State Regulations
California Clean Air Act
The California Clean Air Act (CCAA) establishes numerous requirements for district plans to attain state ambient
air quality standards for criteria air contaminants. The CCAA mandates achievement of the maximum degree
of emissions reductions possible from vehicular and other mobile sources in order to attain the State’s ambient
air quality standards, the California Ambient Air Quality Standards (CAAQS), by the earliest practical date. The
CARB established the CAAQS for all pollutants for which the federal government has NAAQS and, in addition,
established standards for sulfates, visibility, hydrogen sulfide, and vinyl chloride. For districts with serious air
pollution, its attainment plan should include the following: no net increase in emissions from new and modified
stationary sources; and best available retrofit technology for existing sources.
Air Quality Management Planning
The California Air Resources Board (CARB) and local air districts throughout the Stat e are responsible for
developing clean air plans to demonstrate how and when California will attain air quality standards established
under both the CAA and CCAA. For the areas within California that have not attained air quality standards,
CARB works with local air districts to develop and implement State and local attainment plans. In general,
attainment plans contain a discussion of ambient air quality data and trends; a baseline emissions inventory;
future year projections of emissions, which account for growth projections and already adopted control
measures; a comprehensive control strategy of additional measures needed to reach attainment; an
attainment demonstration, which generally involves complex modeling; and contingency measures. Plans may
also include interim milestones for progress toward attainment. Air quality planning activities undertaken by
CARB also include the development of policies, guidance, and regulations related to State and federal ambient
air quality standards; coordination with local agencies on transportation plans and strategies; and providing
assistance to local districts and transportation agencies.
City of Lake Elsinore Regulations
General Plan
The following are goals and/or policies that are relevant to the Air Quality analysis:
Goal 1: Continue to coordinate with the Air Quality Management District and the City’s Building Department
to reduce the amount of fugitive dust that is emitted into the atmosphere from unpaved areas, parking lots,
and construction sites.
Policy 1.1: Continue to implement requirements identified in the National Pollutant Discharge Elimination
System (NPDES).
Implementation Program: The City shall continue to condition projects to comply with the South Coast Air
Quality Management District rules and regulations.
Goal 1: Work with regional and state governments to develop effective mitigation measures to improve air
quality.
Policy 2.2: Support programs that educate the public about regional air quality issues, opportunities and
solutions.
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-8 The Altum Group
Draft EIR
Thresholds of Significance
According to the CEQA Guidelines, a project would have a significant adverse effect on air quality resources if
it would:
• Conflict with or obstruct implementation of the applicable air quality plan.
• Violate any air quality standard or contribute substantially to an existing or projected air quality
violation.
• Result in a cumulatively considerable net increase of any criteria pollutant for which the project region
is non-attainment under an applicable federal or state ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for ozone precursors).
• Expose sensitive receptors to substantial pollutant concentrations.
• Create objectionable odors affecting a substantial number of people.
In addition, the SCAQMD has developed regional significance thresholds for other regulated pollutants, as seen
in Table 4.2-3 – Maximum Daily Emissions Reginal Thresholds below. The SCAQMD’s CEQA Air Quality
Significance Thresholds indicate that any projects in the SCAB with daily emissions that exceed any of the
indicated thresholds should be considered as having an individually and cumulatively significant air quality
impact.
Table 4.2-3 - Maximum Daily Emissions Regional Thresholds
Pollutant Construction Operations
Regional Thresholds
NOX 100 lbs/day 55 lbs/day
VOC 75 lbs/day 55 lbs/day
PM10 150 lbs/day 150 lbs/day
PM2.5 55 lbs/day 55 lbs/day
SOX 150 lbs/day 150 lbs/day
CO 550 lbs/day 550 lbs/day
Lead 3 lbs/day 3 lbs/day
Furthermore, the SCAQMD also establishes Localized Significance Thresholds (LSTs) in response to the
SCAQMD Governing Board’s Environmental Justice Initiative I-4. LSTs represent the maximum emissions from
a project that will not cause or contribute to an exceedance of the most stringent applicable federal or state
ambient air quality standard at the nearest residence or sensitive receptor. The SCAQMD states that lead
agencies can use the LSTs as another indicator of significance in its air quality impact a nalyses. The SCAQMD
states that lead agencies can use the LSTs as another indicator of significance in its air quality impact analyses.
LSTs applicable to the Project are summarized on blow in Table 4.2-4 – Maximum Daily Emissions Localized
Thresholds.
Table 4.2-4 - Maximum Daily Emissions Localized Thresholds
Pollutant Construction Operations
Localized Thresholds
NOX 325 lbs/day (Site Preparation) N/A 257 lbs/day (Grading)
CO 1,677 lbs/day (Site Preparation) N/A
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-9 The Altum Group
Draft EIR
Pollutant Construction Operations
1,244 lbs/day (Grading)
PM10 11 lbs/day (Site Preparation) N/A 8 lbs/day (Grading)
PM2.5 7 lbs/day (Site Preparation) N/A 5 lbs/day (Grading)
Project-Related Sources of Potential Impact
SCAQMD in conjunction with the California Air Pollution Control Officers Association (CAPCOA) and other
California air districts, released the latest version of the California Emissions Estimator Model (CalEEMod)
v2016.3.2. The model calculates construction-source and operational source criteria pollutant (VOCs, NOx,
SOx, CO, PM10, and PM2.5) and greenhouse has (GHG) emissions form direct and indirect sources; and
quantify applicable air quality and GHG reductions achieved from mitigation measures. The latest version of
the CalEEMod was used for the project to determine construction and operational air quality emissions.
Methodology
Project-related construction and operational-source criteria air pollutant emissions were calculated using the
CalEEModTM, Version 2016.3.2 (refer to Appendix B of the Project’s Air Quality and Greenhouse Gas Analysis
[Appendix B] for Criteria Air Pollutant CalEEMod Output Files). CalEEMod is a statewide land use emissions
computer model designed to provide a uniform platform for the use of government agencies, land use
planners, and environmental professionals. This model was developed in coordination with the SCAQMD and
is the most current emissions model approved for use in California by various other air districts. Emissions
modeling is based on Project‐specific data (e.g., size and type of propos ed use) and vehicle trip information
from the Project’s Traffic Impact Analysis (Appendix M).
CalEEMod, Version 2016.3.2 was used to calculate the Project’s construction -related emissions. Construction
activities produce air emissions from various sources (e.g., grading, site preparation, heavy duty construction
equipment, utility engines, heavy duty trucks, and motor vehicles transporting a construction crew).
Construction equipment within the project site that would generate criteria air pollutants would include, but
not limited to, backhoes, dozers, excavators, loaders, and haul trucks. In calculating construction emissions,
the Project-specific Air Quality and Greenhouse Gas Analysis assumed a tentative Project construction
schedule with an estimated start date of 2020 (summer) and an estimated completion date in July 2021.
Construction emission calculations assumed that dust control measures (watering at least twice daily) would
be employed to reduce emissions of fugitive dust during site grading. Further, all construction would be
required to comply with SCAQMD Rule 403 regarding the emission of fugitive dust. If the start date of
construction occurs later than the date of summer 2020 assumed in this EIR, the air pollutant emissions
reported in this subsection will likely be overstated compared to the level of emissions that will actually occur
due to the progressive implementation of regulatory requirements that apply to on- and off-road construction
equipment and the phasing out of older equipment in construction fleets and phasing in of newer pieces of
equipment that emit a lesser concentration of air pollutants. The overall construction-related emissions are
likely to decrease as construction equipment continually becomes more fuel-efficient.
The project’s long-term air pollutant emissions would be associated with stationary sources and mobile
sources. The stationary-source emissions would come from various sources associated with the Project’s long-
term operation, including the use of landscape equipment, general energy uses, and the generation and
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-10 The Altum Group
Draft EIR
disposal of solid waste. The vehicular trip generation rates included in the Project-specific Traffic Impact
Analysis (Appendix M) were input into CalEEMod to calculate long-term operational mobile source emissions
associated with the proposed Project.
The SCAQMD developed LST methodology that can be used to determine whether or not a project may
generate significant adverse localized air quality impacts. SCAQMD published its Final Localized Significance
Threshold Methodology in June 2003 (revised July 2008), recommending that all air quality analyses include
an assessment of both construction and operational impacts on the air quality of nearby sensitive receptors.
LSTs represent the maximum emissions from a project site that are not expected to result in an exceedance of
the NAAQS or CAAQS. LSTs are based on the ambient concentrations of that pollutant within the project Source
Receptor Area (SRA) and the distance to the nearest sensitive receptor. For this Project, the appropriate SRA
for the LST is the Lake Elsinore monitoring station (SRA 25). The closest sensitive receptor is approximately 53
feet (16 meters) north of the project site. Notwithstanding, the SCAQMD methodology explicitly states that “It
is possible that a project may have receptors closer than 25 meters. Projects with boundaries located closer
than 25 meters to the nearest receptor should use the LSTs for receptors located at 25 meters .” Accordingly,
LSTs for receptors at 25 meters are utilized in this analysis and provide for a conservative i.e., “health
protective” standard of care. This would also ensure that any other sensitive receptors (residents or school
students) located in close proximity to the project site are considered to determine if potential impacts occur.
The LST Methodology uses lookup tables based on site acreage to determine the significance of emissions for
CEQA purposes; however, CalEEMod does not allow the user to mitigate construction emissions by directly
modifying acreage disturbed. CalEEMod calculates construction emissions (offroad exhaust and fugitive dust)
based on the number of equipment hours and the maximum daily soil disturbance activity possible for each
piece of equipment. For construction emissions, the localized significance for a project greater than 5 acres
can be determined by following the CalEEMod guidance to approximate the number of acres disturbed per
day. For the proposed Project, it was determined the proposed project could actively disturb approximately
1.5 acres per day during the site preparation and 3.0 acres per day during the grading phase of construction.
Impact Analysis
Impact 4.2-1: Would the project conflict with or obstruct implementation of the applicable air quality plan?
The proposed project is located in the South Coast Air Basin (SCAB) within the jurisdiction of the South Coast
Air Quality Management District (SCAQMD). The SCAQMD is responsible for bringing air quality in areas under
its jurisdiction into conformity with federal and state air quality standards. Currently, these state and federal
air quality standards are exceeded in most parts of the Basin. In response to federal and state air quality
standards being exceeded in most parts of the Basin, the SCAQMD has ado pted a series of Air Quality
Management Plans (AQMPs) to meet state and federal ambient air quality standards. The AQMP serves to
detail goals, policies and programs for improving air quality in the Basin. Construction and operation of the
proposed project would result in the generation of criteria pollutants that include pollutants for which the
Basin is currently designated to be in non-attainment status.
Per the Air Quality Impact Analysis (Appendix B), the 2016 AQMP continues to evaluate current integrated
strategies and control measures to meet the NAAQS. The AQMP incorporates scientific and technological
information and planning assumptions, including the 2016 Regional Transportation Plan/Sustainable
Communities Strategy (RTP/SCS) and updated emissions inventory methodologies for various source
categories. The proposed project consistency with the AQMP will be determined using the AQMP per the
criteria below:
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-11 The Altum Group
Draft EIR
Consistency Criterion No. 1
• The proposed project will not result in in an increase in the frequency or severity of existing air quality
violations or cause or contribute to new violations or delay the timely attainment of air quality
standards or the interim emissions reductions specified in the AQMP.
The violations that Consistency Criterion No. 1 refers to are the CAAQS and NAAQS. CAAQS and NAAQS
violations would occur if LSTs or Regional Significance Thresholds were exceeded. The Project has the potential
to result in significant air quality emissions that could result in an increase in the f requency or severity of
existing air quality violations or cause or contribute to new violations or delay the timely attainment of air
quality standards or the interim emissions reductions specified in the AQMP during both construction and long-
term operation. Each is discussed below.
Constructions Impacts
Per the Air Quality Impact Analysis (Appendix B), the violations that Consistency Criterion No. 1 refers to are
the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if LSTs or regional significance thresholds
were exceeded. As shown below in Table 4.2-7, Overall Construction Emissions Summary and Table 4.2-9 -
Localized Significance Summary Construction the proposed project would not exceed the applicable LST
thresholds or regional significance thresholds for construction activity. Therefore, the Project would not
conflict with the AQMP according to this criterion.
Operation Impacts
As shown in Table 4.2-8, Summary of Operational Emissions, the Project would not exceed the applicable LST
or regional significance thresholds for operational activity. Therefore, the Project would not conflict with the
AQMP according to this criterion.
Consistency Criterion No. 2
• The proposed project will not exceed the assumptions in the AQMP based on the years of Proj ect build-
out phase.
Overview
The 2016 AQMP demonstrates that the applicable ambient air quality standards can be achieved within the
timeframes required under federal law. Growth projections from local general plans adopted by cities in the
district are provided to the SCAG, which develops regional growth forecasts, which are then used to develop
future air quality forecasts for the AQMP. Development consistent with the growth projections in the City of
Lake Elsinore General Plan is considered to be consistent with the AQMP.
Construction Impacts
Peak day emissions generated by construction activities are largely independent of land use assignments, but
rather are a function of development scope and maximum area of disturbance. Irrespective of the site’s l and
use designation, development of the site to its maximum potential would likely occur, with disturbance of the
entire site occurring during construction activities.
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-12 The Altum Group
Draft EIR
Operational Impacts
The Project site is consistent with the General Commercial land use and C-2 Commercial zoning designation.
Therefore, the project is considered to be consistent with the underlying land use designations for the subject
site as programmed into the AQMP.
AQMP Consistency Conclusion
The proposed project would not result in or cause NAAQS or CAAQS violations. The proposed project’s
proposed land use designation for the subject site is permitted/conditionally permitted in the adopted City
General Plan. The proposed project is therefore consistent with the AQMP and wo uld result in less than
significant impact and no mitigation is required.
Based on the foregoing analysis, implementation of the proposed project would not conflict with the SCAQMD
AQMP.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.2-2: Would the project result in a cumulatively considerable net increase of any criteria pollutant
for which the project region is non-attainment under an applicable federal or state ambient air quality
standard?
The construction and operation of the proposed project would generate regional emissions of criteria air
pollutants. Construction and operational related pollutants would be generated by the proposed project.
Construction activities with the project would result in emissions of volatile organic compounds (VOC), nitrogen
oxides (NOx), sulfur dioxide (SO2), carbon monoxide (CO), particulate matter with a diameter of 10 microns or
less (PM10), and particulate matter less than 2.5 microns (PM 2.5). Constructio n related emissions are
expected from the construction activities such as site preparation, grading, building construction, paving, and
architectural coating. Operation activities associated with the proposed project would result in emissions of
VOCs, NOx, SOx, CO, PM10, and PM2.5. Operation emissions would be expected to be contributed from area
source emissions, energy source emissions, mobile source emissions, and gasoline dispensing emission.
Construction and operation-source emissions of air pollutants resulting from the proposed project may
contribute to existing and projected exceedances of criteria pollutants within the Basin. As such, an Air Quality
Impact Analysis has been prepared and evaluated whether the proposed project’s emissions would result in a
cumulatively considerable net increase in any criteria pollutant for which the SCAB is in non-attainment.
Construction Emissions
Construction related emissions are expected from activities such as site preparation, grading, building
construction, paving, and architectural coating. The construction schedule, as seen in Table 4.2-5 –
Construction Duration, utilized in the analysis represents a “worst-case” analysis scenario should construction
occur any time after the respective dates since emission factors for construction decrease as time passes and
the analysis year increases due to emission regulations becoming more stringent. The site-specific construction
fleet may vary due to specific project needs at the time of construction. A shown in Table 4.2-6 – Construction
Equipment below, the duration of construction activity and associated equipment both represent a reasonable
approximation of the expected construction fleet as required per CEQA guidelines.
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-13 The Altum Group
Draft EIR
Table 4.2-5 - Construction Duration
Phase Name Start Date End Date Days
Site Preparation 05/30/2020 06/12/2020 10
Grading 06/13/2020 07/10/2020 20
Building Construction 07/11/2020 05/28/2021 230
Paving 05/29/2021 06/25/2021 20
Paving 06/26/2021 07/23/2021 20
Table 4.2-6 - Construction Equipment
Activity Equipment Number Hours Per Day
Site Preparation
Rubber Tired Dozers 3 8
Crawler Tractors 4 8
Graders 1 8
Grading
Excavators 1 8
Graders 1 8
Rubber Tired Dozers 1 8
Crawler Tractors 3 8
Building Construction
Cranes 1 8
Forklifts 3 8
Generator Sets 1 8
Tractors/Loaders/Backhoes 3 8
Welders 1 8
Paving
Pavers 2 8
Paving Equipment 2 8
Rollers 2 8
Architectural Coating Air Compressors 1 8
Dust is typically a major concern during rough grading activities. Because such emissions are not amenable to
collection and discharge through a controlled source, they are called “fugitive emissions”. Fugitive dust
emissions rates vary as a function of many parameters (soil silt, soil moisture, wind speed, area disturbed,
number of vehicles, depth of disturbance or excavation, etc.). CalEEMod was utilized to calculate fugitive dust
emissions resulting from this phase of activity. According to the Air Quality Impact Analysis, the Project will
require approximately 22,417 cubic yards of soil export and has been modeled accordingly in CalEEMod.
Construction emission for construction worker vehicles traveling to and from the project site, which included
vendor trips were estimated based on the CalEEMod.
Construction Emission Summary
SCAQMD Rules applicable during construction activity for the proposed project include but are not limited to
Rule 1113 (Architectural Coatings and Rule 403 (Fugitive Dust). Based on the assumed scenarios, emission
resulting from the project construction would not exceed criteria pollutant thresholds that are established by
the SCAQMD for emissions of any criteria pollutant. Table 4.2-7 – Overall Construction Emissions Summary,
summarizes the estimated daily construction emissions without mitigation. Therefore, a less than significant
impact would occur and no mitigation is required.
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-14 The Altum Group
Draft EIR
Table 4.2-7 - Overall Construction Emissions Summary
Year
Emissions (lbs/day)
VOC NOX CO SOX PM10 PM2.5
2020 6.12 75.92 24.93 0.15 11.06 6.77
2021 15.99 22.72 22.07 0.05 2.42 1.35
Maximum Daily Emissions 15.99 75.92 24.93 0.15 11.06 6.77
SCAQMD Regional Threshold 75 100 550 150 150 55
Threshold Exceeded? NO NO NO NO NO NO
Operation Emissions
The emissions associated with the operational activities include VOCs, NOx, SOx, CO, PM10, and PM2.5. The
operation emission sources would be expected to be from the following:
• Area Source Emissions
• Energy Source Emissions
• Mobile Source Emissions
• Gasoline Emissions
Architectural Coatings
The proposed project consists of several buildings and over those buildings will be subject to emissions
resulting from evaporation of solvents contained in paints, varnishes, primers, and other surface coatings as
part of project maintenance. The emissions associated with architectural coatings were also calculated utilizing
the CalEEMod.
Consumer Products
Consumer products associated with the proposed project include but are not limited to detergents, cleaning
compounds, polishes, personal care products, and lawn and garden products. The mentioned products contain
organic compounds which when released in the astrosphere can react to form ozone and other
photochemically reactive pollutants.
Landscape Maintenance Equipment
Emissions related to landscape maintenance equipment would be associated with lawnmowers,
shedders/grinders, blowers, trimmers, chain saws, and hedge trimmers used to maintain the landscape of the
proposed project. This maintenance equipment would generate emissions from fuel combustion and
evaporation of unburned fuel.
Energy Source Emission
Combustion Emission Associated with Natural Gas and Electricity
Criteria pollutant emissions are emitted through the generation and consumption of natural gas. Electricity
and gas are sources used by almost every project. Due to electrical generating facilities for the project area are
located either outside the region (State) or offset through the use of pollution credits (RECLAIM) for generation
within the SCAB, criteria pollutant emissions from offsite generation of electricity is generally excluded from
the evaluation of significance and only natural gas use is considered.
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-15 The Altum Group
Draft EIR
Mobile Source Emissions
Vehicle
The proposed projects mobile source air quality emissions are primarily dependent on both overall daily vehicle
trip generation. Due to the nature of the proposed project and the projects location, a substantial amount of
residential land uses within a 3-mile radius an average trip length for customer of 3 miles was used in the
assessment as opposed to the 8.4-mile model CalEEMod default trip length value. In addition, 96% of all trips
area assumed to be customer trips, 3% of all trips are assumed to be workers, and 1% of all trips are assumed
to be other tips.
Gasoline Dispensing Emissions
The storage, transfer, and dispensing of gasoline is not expected to generate significant VOC emissions. The
enhanced vapor recovery systems required by SCAQMD Rule 461 would substantially reduce VOC emissions
and mitigate any potential for the project to exceed the daily emissions thresholds set by SCAQMD.
SCAQMD Rule 461 sets a maximum limit of 0.15 pounds of VOC per 1,000 gallons from the storage, transfer
and dispensing of gasoline and 0.38 pounds of VOC per 1,000 gallons from the dispensing of gasoline into
vehicle fuel tanks (Phase II) for a total of 0.53 pounds of VOC per 1,000 gallons of gasoline. Typical gas station
gasoline throughput is estimated to be 2,000,000 gallons/year or 5,479.45 gallons/day. This would result in
approximately 2.90 pounds of additional VOC per day.
Operation Emission Summary
According to the Air Quality Impact Analysis, during operation activity, the proposed project would not exceed
any of the thresholds of significance. Table 4.2-8 – Summary of Operational Emissions of the Air Quality Impact
Analysis below shows a summary of the daily regional emissions from on-going operations of the proposed
project.
Table 4.2-8 - Summary of Operational Emissions
Operational Activities
Emissions (lbs/day)
VOC NOX CO SOX PM10 PM2.5
Summer Scenario
Area Source 0.70 3.0E-05 3.0E-03 0.00 1.0E-05 1.0E-05
Energy Source 0.06 0.55 0.46 3.32E-03 0.04 0.04
Mobile 23.51 35.55 81.88 0.13 10.69 2.95
Gasoline Dispensing 2.90 0 0 0 0 0
Total Maximum Daily Emissions 27.18 36.10 82.35 0.14 10.73 2.99
SCAQMD Regional Threshold 55 55 550 150 150 55
Threshold Exceeded? NO NO NO NO NO NO
Winter Scenario
Area Source 0.70 3.0E-05 3.0E-03 0.00 1.0E-05 1.0E-05
Energy Source 0.06 0.55 0.46 3.32E-03 0.04 0.04
Mobile 20.84 36.47 81.73 0.12 10.69 2.96
Gasoline Dispensing 2.90 0 0 0 0 0
Total Maximum Daily Emissions 24.5 37.02 82.20 0.13 10.73 2.99
SCAQMD Regional Threshold 55 55 550 150 150 55
Threshold Exceeded? NO NO NO NO NO NO
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-16 The Altum Group
Draft EIR
With respects to regional impacts and the information presented above, the proposed project would result in
less than significant impacts for both the construction and operation phases and no mitigation is required.
Based on the foregoing analysis, implementation of the proposed project would not result in a cumulatively
considerable net increase of any criteria pollutant and impacts would be less than significant.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.2-3: Would the project expose sensitive receptors to substantial pollutant concentrations?
Emissions resulting from the gasoline service station have the potential to result in toxic air contaminants
(TACs) (e.g., benzene, hexane, MTBE, toluene, xylene) and have the potential to contribute to health risk in the
project vicinity. It should be noted that standard regulatory controls would apply to the project in addition to
any permits required that demonstrate appropriate operational controls. It is unknown at the time the annual
amount of gasoline that will be required for the proposed gas station. As a conservative measure, it is assumed
that the gasoline station would have an annual throughout of approximately 2,000,000 gallons. For purposes
of this evaluation, cancer risk estimates can be made consistent with the methodology presented in SCAQMD’s
Risk Assessment Procedures for Rules 1401, 1401.1 & 212 which provides screening-level risk estimates for
gasoline dispensing operations. The Project site is located within Source Receptor Area (SRA) 25 and the
gasoline station canopy is located approximately 190 feet/58 meters of a residential land use. Based on this
screening procedure it is anticipated that no residential sensitive receptors in the project vicinit y will be
exposed to a cancer risk of greater than 1.82 in one million which is less than the applicable threshold of 10 in
one million. It should be noted that this screening -level risk estimate is very conservative (i.e., it would
overstate rather than understate potential impacts). Upon entitlement the Project will be required to obtain
requisite permits from the SCAQMD which will ultimately dictate the maximum annual throughput allowed.
As previously mentioned, the proposed project is located within the SCAB which is currently classified as a
federal nonattainment area foreground-level ozone (O3) and PM2.5 and state nonattainment area for O3 (1 -
and 8-hour standard), PM10 and PM2.5. The proposed project would emit criteria pollutants during both
construction and long-term operation. Sensitive receptors in the form of residential homes surround the
project site to the north, south, east, and west. As such, an Air Quality Impact Analysis (Appendix B) has been
prepared to evaluate whether the proposed project would expose nearby sensitive receptors to substantial
pollutant concentrations.
Localized Significance – Construction Activity
The SCQMD established LST in response to the SCAQMD Governing Board’s Environmental Justice Initiative I-
4. LST represent the maximum emissions from a project that will not cause or contribute to an exceedance of
the most stringent applicable federal or state ambient air quality standard at the nearest residence or sensitive
receptor.
For the proposed project, the appropriate Source Receptor Area (SRA) for the LST is the Lake Elsinore
monitoring station (SRA 25). LST apply to carbon monoxide (CO), nitrogen dioxide (NO2), particulate matter ≤
10 microns (PM10) and particulate matter ≤ 2.5 microns (PM2.5).
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-17 The Altum Group
Draft EIR
Construction-Source Emissions LST Analysis
Since the total acreage disturbed is less than five acres per day for both the site preparation phase and the
grading phase, the SCAQMD’s screening look-up tables are utilized in determining impacts. It should be noted
that since the look-up tables identifies thresholds at only 1 acre, 2 acres, and 5 acres, linear regression has
been utilized, consistent with SCAQMD guidance, in order to interpolate the threshold values for the other
disturbed acreage not identified. As previously noted, a 320-meter receptor distance is utilized to determine
the LSTs for emissions of CO, NO2, PM10, and PM2.5.
As seen in Table 4.2-9 – Localized Significance Summary Construction, identifies the localized impacts at the
nearest receptor in the vicinity of the proposed project. It is indicated that the proposed project without
mitigation, localized construction emissions would not exceed the applicable SCAQMD LSTs for emissions of
any criteria pollutant.
Table 4.2-9 - Localized Significance Summary Construction
On-Site Site Preparation Emissions
Emissions (lbs/day)
NOX CO PM10 PM2.5
Maximum Daily Emissions 70.09 24.20 10.86 6.71
SCAQMD Localized Threshold 325 1,677 11 7
Threshold Exceeded? NO NO NO NO
On-Site Mass Grading Emissions
Emissions (lbs/day)
NOX CO PM10 PM2.5
Maximum Daily Emissions 42.41 16.71 4.95 2.97
SCAQMD Localized Threshold 257 1,244 8 5
Threshold Exceeded? NO NO NO NO
Localized Significance – Long-Term Operational Activity
The proposed project site consists of commercial/retail uses. According to the SCAQMD LTS methodology, LSTs
would apply to the operational phase of a proposed project, if the project includes stationary sources, or
attracts mobile sources that may spend long periods queuing and idling at the site. The proposed project does
not include such uses, and thus, due to the lack of significant stationary source emissions, no long -term
localized significance threshold analysis is needed.
CO “Hot Spot” Analysis
A CO concentration or a “Hot Spot” would occur if an exceedance of the state one-hour standard of 20 ppm or
the eight-hour standard of 9 ppm were to occur. Hot spots are caused by vehicle emissions primarily idling at
congested intersections. The allowable CO emissions standard in California is a maximum of 3.4 grams/mile
for passenger cars. It is important to note that there are requirements for certain vehicle types that are more
stringent.
A traffic report was also prepared for the proposed project and as indicated in the reports exhibit 8-4, the
highest average daily trips on a segment of road would be 60,600 daily trips on Lake Street between A and D
Street. Additionally, the 2003 AQMP determined that the highest traffic volumes of a segment of road is 8,674
vehicles per hour. Thus, the highest trips on a segment of road for the proposed project is 5,911 vehicles per
hour on Lake Street and Nichols Road. Therefore, project-related traffic volumes are less than the traffic
volumes identified in the 2003 AQMP.
4.2 Air Quality
Lake and Mountain Commercial Center Project 4.2-18 The Altum Group
Draft EIR
The proposed Project considered herein would not produce the volume of traffic required to generate a CO
“hot spot” either in the context of the 2003 Los Angeles hot spot study, or based on representative BAAQMD
CO threshold considerations, as shown below on Table 4.2-10 – Cumulative with Project Peak Hour Traffic
Volumes. Therefore, CO “hot spots” are not an environmental impact of concern for the proposed Project.
Localized air quality impacts related to mobile-source emissions would therefore be less than significant.
Table 4.2-10 - Cumulative With Project Peak Hour Traffic Volumes
Intersection Location
Peak Traffic Volumes (vph)
Northbound
(AM/PM)
Southbound
(AM/PM)
Eastbound
(AM/PM)
Westbound
(AM/PM)
Total
(AM/PM)
Lake St./Temescal Canyon Rd. 1,660/1,815 935/1,889 1,418/777 0/0 4,013/4,481
Lake St./Nichols Rd. 1,696/1,481 990/1,695 595/745 1,525/1,990 4,806/5,911
Lake St./A St. 1,683/1,784 1,077/1,964 155/615 175/215 3,090/4,578
Lake St./D St. 1,369/1,111 1,072/1,918 510/773 250/270 3,201/4,072
Based on the foregoing analysis, implementation of the proposed project would not result in the exposure of
sensitive receptors to substantial pollutant concentrations and impacts would be less than significant.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.2-4: Would the project result in other emissions (such as those leading to odors) adversely affecting
a substantial number of people?
Certain groups are especially sensitive to air pollution and are given special consideration when evaluating air
quality impacts from projects. These groups include children, the elderly, individuals with pre-existing
respiratory or cardiovascular illness, athletes, and others who engage in frequent exercise. Sensitive receptors
near the project site include existing residential homes and school uses. Results of the analysis in the Air Quality
Impact Analysis indicated that the proposed project would not exceed the SCAQMD localized significant
threshold during both construction and operational activity and therefore would have a less than significant
impact. The potential for the proposed project to generate objectionable odors has been considered. Land
uses generally associated with long term odor complaints include agricultural uses, wastewater treatment
plants, food processing plants, chemical plants, composting operations, refineries, landfills, dairies, and
fiberglass molding facilities.
Per the Air Quality Impact Analysis (EIR Technical A), the proposed project does not contain land uses typically
associated with emitting objectionable odors. The project site does not contain any of the land use mentioned
or uses that are typically associated with emitting objectionable odors temporary, short-term odor releases
could result from project construction activities. Standard construction requirements would minimize odor
impacts from construction, in addition to construction odor emission being temporary and would cease upon
completion of the respective phase of construction. Potential sources of odors can include but are not limited
to diesel exhaust, asphalt/paving materials, glues, paint, and other architectural coatings. In addition, it is
anticipated the projects generated refuse would be stored in covered containers and then removed at regular
intervals in compliance with the City’s solid waste regulations.
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Draft EIR
With respects to the proposed gas station, some odors are anticipated to be associated with gasoline
dispensing but these odors would dissipate as a function of distance from the site and are not anticipated to
affect any nearby sensitive land uses. Furthermore, the proposed project would be required to comply with
SCAQMD Rule 402 in order to prevent public nuisances. Therefore, odors associated with the proposed project
construction and operations would be less than significant and no mitigation is required.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Cumulative Impacts
As described above in Impact 4.2-1, the proposed project would not result in a conflict with the SCAQMD
AQMP. Although other development projects within the SCAB region have the potential to conflict with the
AQMP, the proposed project’s compliance with the AQMP precludes a cumulatively considerable impact;
therefore, implementation of the project would not result in a cumulatively considerable impact associated
with AQMP compliance.
As described above in Impact 4.2-2, the proposed project would not result in an exceedance of SCAQMD
Regional Thresholds for construction or operational-source emissions, and as previously stated, project
implementation would comply with the AQMP. Compliance with the Regional Thresholds and AQMP would
avoid any cumulatively considerable impact; therefore, the project would not result in cumulatively-
considerable impacts associated with substantial pollutant concentrations.
The Project does not involve any uses that would produce substantial amounts of odors. Mandatory
compliance with applicable regulatory requirements (i.e., SCAQMD Rule 1401 and Rule 402) would ensure that
operational-related odors would be minimized. Construction-related odors would be temporary, short-term,
and intermittent in nature and would cease upon completion of the respective phase of construction and is
thus considered less than cumulatively-considerable. The Project and cumulative developments in the
surrounding areas would be required to comply with SCAQMD Rule 402, which would ensure that long -term
operational odor impacts are less than cumulatively-considerable.
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4.3 BIOLOGICAL RESOURCES
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Biological Resources
This section of the Draft Environmental Impact Report (EIR) addresses the potential impacts of the proposed
project to existing biological resources in accordance with the significance criteria established in Appendix G
of the California Environmental Quality Act (CEQA) Guidelines. This section of the Draft EIR is based on the
Phase I (Habitat Assessment) and Phase II (Burrow Survey) and Discussion of Multiple Species Habitat
Conservation Plan Issues (Pacific Southwest Biological Services, Inc., 2021) found in Appendix C of this EIR.
A Joint Project Review (JPR) was completed by the Western Riverside County Regional Conservation Agency
(RCA) to determine consistency with the Western Riverside County Multiple Species Habitat Conservation Plan
(MSHCP) and identify potential impacts to biological resources associated with the development of the
Proposed Project (Appendix C1 – Joint Project Review (JPR 21-02-04-01) for the LEAP 2020-03/Lake and
Mountain Commercial Center, Regional Conservation Agency (RCA), June 01, 2021).
The U.S. Fish and Wildlife Service (USFWS) and California Department of Fish and Wildlife (CDFW) provided
comments on the JPR as they relate to the project’s consistency with MSHCP Section 6.1.4 (Guidelines
Pertaining to the Urban/Wildlands Interface) (Appendix XX – Review of the Joint Project Review [JPR 21‐02‐04‐
01] for the LEAP 2020‐03/Lake and Mountain Commercial Center, provided by U.S. Fish and Wildlife Service
and California Department of Fish and Wildlife, June 11, 2021).
The following sections describe the environmental setting for biological resources, the applicable regulatory
framework, potential impacts of the proposed project, thresholds of significance on various species,
ecosystems, and local policy, and mitigation measures to reduce potential impacts to a level of less than
significant.
Environmental Setting
The project site is located in the northwestern portion of Lake Elsinore in western Riverside County. Land uses
surrounding the project site include residential east of Lake Street and south of Mountain Street, non-native
grasslands and residential to the west, and fallow agricultural fields to the north.
Vegetation Communities
The Habitat Assessment prepared for the proposed project identifies three vegetation communities that occur
within the project site or within 500 feet of the project boundary. These vegetation communities include
Urban/Developed, Disturbed Habitat, and Non-native Grassland. The Habitat Assessment concluded that no
native plants occur within the project site or within 500 feet of the project boundary. The vegetation
communities found onsite are described in more detail below:
Urban/Developed (2.7 acres): There are several occupied residences on the site, as well as ancillary structures.
An assortment of inactive vehicles and mechanical equipment occupies part of the northernmost parcel, as
does a small power substation.
Disturbed Habitat (0.86 acre): This portion of the site is without any structures and is routinely disked to reduce
fuel load within the site; therefore, these areas are unvegetated.
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Non-native Grassland (2.5 acres): This ground cover constitutes unoccupied land that has not been recently
disked supports a sparse cover of weedy species, including Short-pod Mustard (Hirschfeldia incana),
Horseweed (Conyza canadensis), Red Brome (Bromus madritensis ssp. rubens), Doveweed (Eremocarpus
setigerus), Hare Barley (Hordeum murinum ssp. leporinum), and Telegraph Weed (Heterotheca grandiflora).
Plants observed on the site are largely associated with the present or past cultivation of the land or residential
landscaping. Native elements are those which have been able to persist or re-establish following cessation of
cultivation activities. The list of plants observed indicates at least 45 taxa occur on the site; of this total, 32
(71%) are exotic, cultivated plants or introduced, largely Mediterranean-region non-native plants (Appendix
1). Two separate stands of native Box Springs Goldenbush (Ericameria palmeri var. pachylepis) occur on the
site, notable only because persisting as re-sprouts from roots despite past cultivation of the sites.
Although the survey was conducted during seasons when not all plants on the property, especially annuals,
would be detectible, the list includes the great majority of the flora on the site. Several sensitive plants were
sought based upon MSHCP requirements. Due to the lack of proper substrate or prior disturbance of the soils
on the site, none of these have a meaningful potential for occurrence on the project site. Table 1 lists these
plants and the specific reasons they are unlikely to occur on the site. No sensitive plants were observed or are
expected to occur on the property.
Common Wildlife
The project site supports a variety of common wildlife species typically found within an urban environment of
western Riverside County. Common wildlife detected during the Habitat Assessment include reptile species
such as the western fence lizard (Sceloporus occidentalis) and the San Diego alligator lizard (Elgaria
multicarinata webbii); mammal species such as Audubon’s cottontail (Sylvilagus audubonii), Botta’s pocket
gopher (Thomomys bottae), opossum (Didelphis virginiana), striped skunk (Mephitis mephitis), raccoon
(Procyon lotor), and the California ground squirrel (Spermophilus beecheyi); and, avian species such as the
mouring dove (Zenaida macroura), rock pigeon (Columba livia), American crow (Corvus brachyrynchos),
common raven (Corvus corax), European starling (Sturnus vulgaris), northern mockingbird (Mimus
polyglottos), and the California towhee (Pipilo crissalis).
Multiple Species Habitat Conservation Plan (MSHCP)
The project site lies within MSHCP Subunit 2: Alberhill of the Elsinore Area Plan. Specifically, the project site is
within Cells #4155 and #4156 of the MSHCP; however, these Cells are not located within a Cell Group.
Conservation within these Cells will contribute to assembly of Proposed Core 1, located approximately in the
east-central region of the Plan Area, and consisting largely of private lands in the Alberhill area but also
containing small pieces of Public/Quasi-Public Lands. Conservation within these cells will focus on Coastal Sage
Scrub and Chaparral habitat. Areas conserved within these cells will be connecte d to Coastal Sage Scrub and
Chaparral habitat in Cell Groups T and U to the north, and to similar habitat in Cell #4157 to the east.
Conservation within Cell #4155 will range from 20-30% of the Cell, focusing in the northeastern potion of the
Cell. The project site is located in the southeastern-most corner of that cell and is surrounded by development
to the east and south and disturbed habitat on the west. Conservation within Cell #4156 will range from 65 -
75% of the Cell, focusing in the northeastern portion of the Cell. However, since the project site is occupied by
Disturbed Habitat, existing residences and other structures, is devoid of any natural vegetation community,
and is virtually surrounded by existing development and agriculture, these parcels do not contribute to the
MSHCP conservation effort.
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Draft EIR
Within the MSHCP Subunit, the following species are covered by the Plan include: Bell’s sage sparrow, yellow
warbler, cactus wren, quino checkerspot butterfly, coastal California gnatcatcher, Riverside fairy shrimp,
Cooper’s hawk, bobcat, Downy woodpecker, mountain lion, least Bell’s vireo, Stephens’ kangaroo rat,
southwestern willow flycatcher, Coulter’s goldfield, tree swallow many-stemmed dudleya, tri-colored
blackbird Munz’s onion, white-tailed kite, vernal barley, and yellow-breasted chat.
As part of the Habitat Assessment, the project site has been surveyed for compliance with Section 6.1.2
(Riverine/Riparian, Vernal Pools and Fairy Shrimp), Section 6.1.3 (Protection of Narrow Endemic Plant Species),
Section 6.1.4 (Urban/Wildlife Interface Guidelines), and Section 6.3.2 (Additional Survey Needs and
Procedures) of the MSHCP.
Regulatory Setting
Federal Regulations
Migratory Bird Treaty Act
Nesting birds are protected under the federal Migratory Bird Treaty (MBTA) of 1918. The MBTA provides
protection for nesting birds that are both residents and migrants whether or not they are considered sensitive
by resource agencies. The MBTA prohibits take of nearly all native birds. The MBTA makes it unlawful to take,
possess, buy, sell, purchase, or barter any migratory bird listed under 50 CFR 10, including feathers or other
parts, nests, eggs, or products, except as allowed by implementing regulations (50 CFR 21). The direct injury or
death of a migratory bird, due to construction activities or other construction-related disturbance that causes
nest abandonment, nestling abandonment, or forced fledging would be considered take under federal law.
The United States Fish and Wildlife Service (USFWS), in coordination with California Department of Fish and
Wildlife (CDFW) administers the MBTA. CDFW’s authoritative nexus to MBTA is provided in the California Fish
and Game Code (CFGC) Sections 3503.5 which protects all birds of prey and their nests and FG C Section 3800
which protects all non-game birds that occur naturally in the State.
Federal Endangered Species Act
The Endangered Species Act of 1973 (ESA), as amended, provides for listing of endangered and threatened
species of plants and animals and designation of critical habitat for listed animal species. The ESA also prohibits
all persons subject to U.S. jurisdiction from “taking” endangered species, which includes any harm or
harassment. Section 7 of the ESA requires that federal agencies, prior to project approval, consult USFWS
and/or the National Marine Fisheries Service (NMFS) to ensure adequate protection of listed species that may
be affected by the project.
Clean Water Act
In the year 1948, the U.S. Congress passed the Federal Water Pollution Control Act. Later, the act was amended
in 1972 and became known as the Clean Water Act (CWA). The CWA laid the foundation for regulating the
discharge of pollutants into the waters of the United States. The act stipulates a variety of regulatory and non-
regulatory tools to dramatically lower the amount of direct pollutant discharges into waterways, manage
polluted runoff, and finance municipal wastewater treatment facilities.
• Sections 303 and 304 stipulates water quality standards, criteria, and guidelines.
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• Section 401 mandates each applicant to obtain a federal permit or license for any activity that may
lead to a discharge to a water body to obtain a water quality certification that the proposed activity
will comply with applicable water quality standards. Under Section 401 of the CWA, the State Water
Resources Control Board (SWRCB) must verify that actions receiving approval under Section 404 of the
CWA also meet the water quality standards put out by the state.
• Section 402 regulates point- and nonpoint-source discharges to surface waters through the National
Pollutant Discharge Elimination System (NPDES) program. In California, the SWRCB manages the
NPDES program, which is administered by the Regional Water Quality Control Boards. The NPDES
program allows for both individual permits and general permits (those that cover a number of similar
or related activities). Anti-backsliding requirements stipulated under CWA Sections 402(o)(2) and
303(d)(4) prohibit slackening of regulations and discharge requirements under updated NPDES
permits. With limited and isolated exceptions, these regulations mandate effluent limitations in a
reissued permit to be at minimum as strict as ones present in the previous permit.
• Section 404 of the Clean Water Act installs a program to regulate the discharge of dredged and fill
material into waters of the United States, including various wetlands. Activities in waters of the United
States that are regulated under this program include water resource projects (e.g., levees and dams),
fills for development, conversion of wetlands to uplands for farming and forestry, and infrastructure
development (e.g., airports and highways). This program is supervised by the USACE.
State Regulations
State CEQA Guidelines Section 153380
Although endangered and threatened species are protected by specific state and federal statutes, California
Environmental Quality Act (CEQA) Guidelines Section 15380(b) states that a species not listed on the state or
federal list of protected species may be designated as endangered or rare if the species can be shown to meet
certain specified criteria. These criteria have been designed after the definition in FESA and the section of the
California Fish and Game Code regarding endangered or rare plants or animals. This section was covered within
CEQA to mainly deal with events in which a public agency is reviewing a project that may have a potentially
significant impact on, for example, a candidate species that has not been put on the list by either USFWS or
CDFW. Thus, CEQA provides an agency the capability to protect a species from the potential impacts of a
project until the respective government agencies can classify the species as protected, if authorized. CEQA also
orders for the protection of other locally or regionally significant resources, such as natural communities.
Although natural communities do not currently have any kind of legal protection, CEQA calls for an evaluation
of whether any such resources would be affected, and mandates findings of significance if there are going to
be significant losses. Natural communities designated by CNDDB as sensitive are considered by CDFW to be
significant resources and will take place under the State CEQA Guidelines for addressing impacts. Local
planning documents, including general plans, will also often determine these resources.
California Endangered Species Act
The California Endangered Species Act (CESA) has many similarities to the FESA. CESA is carried out by the
CDFW. CESA provides a method for CDFW to designate species as endangered or threatened by its own
initiative or in response to a citizen petition (Fish and Game Code Section 2070 et seq.). Section 2080 of CESA
prohibits the take of species listed as endangered or threatened pursuant to the Act (Fish and Game Code
Section 2080). Section 2081 allows CDFW to allow take prohibited under Section 2080 provided that: (1) the
taking is incidental to an otherwise lawful activity; (2) the taking will be minimized and fully mitigated; (3) the
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Draft EIR
applicant ensures adequate funding for minimization and mitigation; and (4) the autho rization will not
jeopardize the continued existence of listed species (Fish and Game Code Section 2081).
Porter-Cologne Water Quality Control Act
The Porter-Cologne Water Quality Control Act states that waters of the State fall under the jurisdiction of the
applicable RWQCB. Under the act, the RWQCB is required to prepare and regularly revise water quality control
basin plans. Each basin plan introduces water quality standards for groundwater and surface water, as well as
actions to manage point and nonpoint sources of pollution to reach and maintain these standards. Projects
that have an impact on waters or wetlands must meet waste discharge requirements of the RWQCB, which
may be issued in addition to a waiver or water quality certification under Section 401 of the CWA. A report of
waste discharge pursuant to California Water Code Section 13260 may be needed by the RWQCB.
California Department of Fish and Game Code
The California Fish and Game Code regulates the taking of mammals, birds, fish, reptiles, and amphibians, as
well as natural resources including waters and wetlands of the state. It includes the Streambed Alteration
Agreement regulations (Sections 1600- 1616) and CESA (Sections 2050-2115), as well as provisions for legal
fishing and hunting, and tribal agreements relating to the take of native wildlife. Any project impact to state-
listed species within or alongside a project site would mandate a permit under CESA. Also, if a project
recommends altering a state-defined wetland, then a Streambed Alteration Agreement would be mandatory
from CDFW.
California Native Plant Protection Act
The California Native Plant Protection Act (CNPPA) of 1977 (Fish and Game Code Sections 1900 –1913) is
expected to protect, enhance, and preserve endangered or rare native plants in the State and gives the CDFW
the right to classify state threatened, endangered, and rare plants and provides detailed protection measures
for identified populations. The Act also advises the California Fish and Game Commission to adopt regulations
governing propagation, possessing, taking, and sale of any endangered or rare native plant.
Vascular plants listed as endangered or rare by the California Native Plant Society (2011), but which have no
designated protection nor status under state or federal endangered species legislation, are defined as follows:
• Rank 1A: Plants Believed Extinct.
• Rank 1B: Plants Rare, Threatened, or Endangered in California and elsewhere.
• Rank 2: Plants Rare, Threatened, or Endangered in California, but more numerous elsewhere.
• Rank 3: Plants About Which More Information is Needed - A Review List.
• Rank 4: Plants of Limited Distribution - A Watch List.
Natural Community Conservation Planning Program
The Natural Community Conservation Program (NCCP) Act, Sections 2800-2840 of the state Fish and Game
Code, approved the creation of NCCPs to defend species and natural communities while allowing a feasible
amount of economic development. The MSHCP, adopted by the County of Riverside on June 17, 2003, serves
as a Habitat Conservation Plan (HCP) pursuant to the NCCP Act and pursuant to Section 10 (a)(1)(B) of the FESA.
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Regional Regulations
Western Riverside County Multiple Species Habitat Conservation Plan
The project site is located within the Western Riverside County MSHCP. The MSHCP involves the management
and assembly of a 500,000-acre Conservation Area for the conservation of natural habitats and their
constituent wildlife populations. The MSHCP was developed to serve as a HCP pursuant to the Natural
Communities Conservation Planning (NCCP) Act and Section 10(a)(1)(B) of the FESA. The MSHCP allows for
development of lands and take of species “in exchange for the assembly and management of a coordinated
MSHCP Conservation Area” (Riverside County, 2004). It encompasses 1.26 million acres and also includes all of
unincorporated Riverside County land west of the crest of the San Jacinto Mountains to the line of Orange
County, as well as jurisdictional areas of the cities of Murrieta, Temecula, Canyon Lake, Riverside, Hemet, Lake
Elsinore, Perris, San Jacinto, Norco, Corona, Moreno Valley, Banning, Calimesa, and Beaumont. The underlying
purpose of the plan is to balance economic interests and development with lands and species conservation
goals.
The approval of the MSHCP and the Implementing Agreement (IA) by the CDFW and USFWS permits signatories
of the IA to issue “take” authorizations for the 146 species covered by the MSHCP (termed “covered species”),
including federally and state listed species, as well as other determined sensitive species. The “take”
authorization includes impacts to the habitats of the covered species. The MSHCP mandates that any new
development is required to pay fees to support the financing for the MSHCP. The fees are expected to meet
the requirements for mitigation regarding CEQA, CESA, and FESA. The MSHCP is additionally broken down into
core linkages and areas, which are the focal point of preservation and reserve actions. The project is not located
within any of the identified special or core linkage areas.
City of Lake Elsinore Regulations
City of Lake Elsinore General Plan
The City of Lake Elsinore General Plan (2011) contains the following biological resources goals, policies, and
implementation measures that are relevant to the proposed project.
Goal 1: Identify and conserve important biological habitats where feasible while balancing the economic
growth and private property right interests of the City, its residents, and landowners.
Policy 1.1: The City shall continue to participate in the Western Riverside County Multiple Species Habitat
Conservation Plan, the LEAPS program, and the Implementing Agreement; with a strategy that focuses on
quality assemblage of conservation acreage beginning at the start of the conservation range.
Policy 1.2: Evaluate the installation of barrier fencing or other buffers between MSHCP Conservation Areas
and proposed public and private land uses that may be incompatible with the Conservation Areas in order to
minimize illegal/unauthorized public access, domestic animal predation, or dumping in the Conservation Areas
while not impeding wildlife movement.
Policy 1.3: The City’s Conceptual Reserve Design shall be developed in accordance with Section 3.2.3 of the
MSHCP as amended, and may rely upon the flexibility permitted by the MSHCP where appropriate in
conducting the Reserve Assembly Accounting set forth in Section 6.7 of the MSHCP.
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Policy 1.4: Encourage revegetation with native plants compatible with natural surrounding habitat where soils
have been disturbed during construction, and discourage plants identified in the MSHCP as unsuitable for
conservation areas.
Policy 1.5: The City shall coordinate with the Regional Conservation Authority to have that agency acquire
native habitat areas as permanent open space and allow public trail access where appropriate.
Policy 1.6: The City shall establish a plan for a trail network intended for active or passive use within public
open space areas and traversing around and through MSHCP Conservation areas where compatible with
guidelines set forth in the MSHCP and City Council MSHCP policies.
Policy 1.7: The City shall require all new trails, trailheads, conservation signage, interpretive centers, and
maintenance facilities established within MSHCP Conservation areas to follow the Guidelines for the Siting and
Design of Trails and Facilities, as set forth in Section 7.4.2 of the MSHCP.
Policy 1.8: The City shall consult with the Regional Conservation Authority (RCA) and adjacent jurisdictions to
ensure proper adherence to MSHCP guidelines and to allow for a maximum level of regional interconnection
of trails systems. The City shall reduce, modify, or add to the regional interconnections and linkages based on
new biological analysis brought forward during the CEQA and LEAP processes.
Implementation Program: Through the MSHCP, LEAP and CEQA processes the City shall identify and conserve
important biological habitats while balancing economic growth and property rights.
Goal 2: Protect sensitive plant and wildlife species residing or occurring within the City.
Policy 2.1: Biological resources analyses of proposed projects shall include discussion of potential impacts to
any plant or wildlife species that is officially listed as threatened or endangered by the United States Fish and
Wildlife Service and/or the California Department of Fish and Game but not covered by the MSHCP.
Policy 2.2: Development or modification shall be discouraged in areas containing riparian habitat of high
functions and values or corridors with 80% or more of natural native habitat that link larger patches of natural
native habitat containing 80% or more native plant species. Further, development in areas described for
conservation, including areas planned for riparian/riverine restoration included in the MSHCP, shall also be
discouraged.
Policy 2.3: The City shall encourage the development of a Native Tree Planting and Maintenance Program that
presents guidelines for selecting and locating trees to support wildlife, improve air and water quality, and
reduce energy consumption.
Implementation Program: The City shall continue to implement the Western Riverside County MSHCP.
Thresholds of Significance
The criteria for establishing the significance of potential impacts on visual resources came from Appendix G of
the State CEQA guidelines and apply to the proposed project. A significant impact would occur if the proposed
project:
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1) Have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or
regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service.
2) Have a substantial adverse effect on any riparian habitat or other sensitive natural community
identified in local or regional plans, policies, regulations or by the California Department of Fish and
Game or U.S. Fish and Wildlife Service.
3) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited
to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other
means.
4) Interfere substantially with the movement of any native resident or migratory fish or wildlife species
or with established native resident or migratory wildlife corridors, or impede the use of native wildlife
nursery sites.
5) Conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance.
6) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat conservation plan.
Methodology
The project site was originally surveyed for Burrowing Owl according to accepted survey protocol on December
20 and 21, 2005. The survey was performed by walking through suitable habitat on the project site and in areas
within 500 feet of the project site boundary. Survey transects in suitable habitat were spaced to allow 100%
visual coverage of the ground surface, with transect center lines no more than approximately 100 feet apart.
Binoculars (8.5x44) were used to aid in the detection and identification of wildlife.
On May 16, 2008, the project site was re-assessed and a field review of the project site determined that current
habitat conditions closely reflected those encountered in December 2005.
The project site was assessed for sensitive plants and re-assessed for Burrowing Owl on August 23, 2019.
Additionally, the seven adjacent parcels were traversed on foot, observing the plants and vegetation and
recording observations as they were made. The Burrowing Owl re-assessment was to determine if any changes
had occurred on the project site, particularly regarding Burrowing Owl habitat. The 2019 assessment
determined the project site closely reflects the previous conditions.
Impact Analysis
Impact 4.3-1: Would the project have a substantial adverse effect, either directly or through habitat
modifications, on any species identified as a candidate, sensitive, or special status species in local or regional
plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife
Service?
Vegetation Communities
As described above in Subsection 4.3.1, the field surveys conducted as part of the project-specific Habitat
Assessment (Appendix C) did not identify any special-status plants or special-status habitats on the project site
or within 500 feet of the project boundary. The project site consists of approximately 6.07 acres of generally
disturbed area, which is regularly disturbed for fire abatement purposes and contains on ly non-native
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vegetation. A full listing of the plant species observed on-site during the field survey conducted is listed above.
Accordingly, because the project site does not contain any species identified as a candidate, sensitive, or special
status species in local or regional plans, polices, or regulations, or by the CDFW or USFWS, the project would
not have a substantial adverse effect on such species. As such, impacts to vegetation communities and plant
species would be less than significant.
Animal Species
As described above in Subsection 4.3.1 the field s urvey conducted as part of the project-specific Habitat
Assessment (Appendix C) did not identify any special-status animals on the project site. Several animal species
were observed at the project site. A full listing of the plant species observed on-site during the field survey
conducted is listed above.
Additionally, the project site is located within the Western Riverside County MSHCP Burrowing Owl Survey
Area and therefore has the potential to support burrowing owls. Burrowing Owl Surveys were conducted in
2005 pursuant to MSHCP requirements. No burrowing owl individuals or burrowing owl signs were observed
during the four 2005 burrowing owl surveys, nor were any burrowing owl individuals or signs observed during
the on-site field surveys during 2006, 2008, and 2019. Though the potential for burrowing to inhabit the project
site is low, the project would be required to conduct additional burrowing owl surveys prior to construction.
Because burrowing owl and other nesting birds as migratory species, there is a potential that these animal
species could migrate onto the site and be present at the time construction activity for the project commences.
Absent mitigation, the project could potentially disturb burrowing owl and other nesting birds if construction
activities were to occur during the burrowing owl breading season (March 1 to August 31) or during nesting
season (February 1 through August 31). Accordingly, construction-related impacts to nesting birds and to
burrowing owl would be significant if the species are present during construction activities. Implementation of
Mitigation Measure Bio-1 and Mitigation Measure Bio-2 would reduce impacts to burrowing owl and other
nesting birds on-site to less than significant by requiring pre-construction surveys and identifying protocols in
the event construction activities are determined to impact any burrowing owl or nesting bird.
Mitigation Measures:
BIO-1: Burrowing Owl Surveys. In accordance with MSHCP Objective 6, prior to issuance of
grading permits or other permits authorizing ground disturbance, the project Applicant shall
retain a qualified biologist to perform a pre-construction burrowing owl survey. The pre-
construction burrowing owl survey shall occur within the Burrowing Owl Survey Area where
suitable habitat is present within 30 days prior to project commencement of any ground-
disturbing activities at the project site. If active burrowing owl burrows are detected during
the breeding season, all work within an appropriate buffer (typically a minimum 300 feet) of
any active burrow shall be halted until that nesting effort is finished. The on-site biologist shall
review and verify compliance with these boundaries and shall verify the nesting effort has
finished. Work can resume in the buffer when no other active burrowing owl burrows nests
are found within the buffer area. If active burrowing owl burrows are detected outside the
breeding season or during the breeding season and its determined nesting activities have not
begun, then passive and/or active relocation may be approved following consultation with
CDFW. The installation of one-way doors may be installed as part of a passive relocation
program. Burrowing owl burrows shall be excavated with hand tools by a qualified biologist
when determined to be unoccupied, and back filled to ensure that animals do not re-enter the
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holes/dens. Upon completion of the survey and any follow-up construction avoidance
management, a report shall be prepared and submitted to CDFW. A copy of the results of the
pre-construction survey (and all additional surveys), as well as copies of the Burrowing Owl
Management Plan, if required, shall be provided to the City of Lake Elsinore Planning Division
for review and approval (in the case of the Burrowing Owl Management Plan) prior to any
vegetation clearing and ground disturbance activities.
BIO-2: Nesting Bird Pre-construction Surveys. In order to avoid violation of the federal MBTA
and California Fish and Game Code, construction activities shall be avoided to the greatest
extent possible during the nesting season (generally February 1 to August 31).
If construction activities are to occur during the nesting season, a pre-construction nesting
survey shall be conducted within three days prior to the commencement of construction (if
between February 1 and August 31). A qualified biologist shall perform the nesting survey that
will consist of a single visit to ascertain whether there are active raptor nests within 500 feet
of the project footprint or other protected bird nests within 300 feet of the project footprint.
Nests will be searched for in the trees and shrubs. This survey shall identify the species of
nesting bird and to the degree feasible, nesting stage (e.g., incubation of eggs, feeding of
young, near fledging). Nests shall be mapped (not by using GPS because close encroachment
may cause nest abandonment). The follow-up nesting survey shall be conducted for five (5)
consecutive days and no more than three (3) days prior to construction. If an active nest is
observed, the nest location shall be fenced off surrounding an adequate radius buffer zone as
determined by the biological monitor, to be at least 350 feet. The buffer zone shall not be
disturbed until the nest is inactive. Biological monitoring shall occur during vegetation removal
activities.
Significance after Mitigation: Less-than-significant
Impact 4.3-2: Would the project have a substantial adverse effect on any riparian habitat or other sensitive
natural community identified in local or regional plans, policies, regulations or by the California Department
of Fish and Game or U.S. Fish and Wildlife Service?
Sensitive natural communities include land that supports unique vegetation communities or the habitats of
rare or endangered species or subspecies of animals or plants as defined by Section 15380 of the CEQA
Guidelines. As described above in Section 4.3.1, the project-specific Habitat Assessment (Appendix C) included
an assessment for MSHCP riparian/riverine areas and vernal pools. The Habitat Assessment determined that
the project site does not contain any riverine/riparian and vernal pools habitat. This conclusion was reached
due to the lack of riverine/riparian vegetation, vernal pools, and in particular, clay soils. Accordingly, the
proposed project would have no potential to result in a substantial adverse effect on any riparian habitat or
any Corps, RWQCB or CDFW jurisdictional features.
Further, the Habitat Assessment included an assessment for MSHCP narrow endemic species. The Habitat
Assessment determined that the project site does not contain any narrow endemic species; therefore,
implementation of the proposed project would not require protection of the narrow endemic species identified
in Appendix 1 of the Habitat Assessment. Accordingly, the proposed project would have no potential to result
in a substantial adverse effect on a sensitive natural community. As discussed below in Impact 4.1-6, no on-
site habitat conservation is required. In order to mitigate potential adverse effects on adjacent MSHCP
Conservation Areas, Mitigation Measure BIO-3 would require implementation of guidelines contained in
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Section 6.1.4 of the MSHCP. Mitigation Measure BIO-4 would require the Property Owner/Developer to comply
with Construction Best Management Practices from Volume I, Appendix C of the MSHCP. With implementation
of Mitigation Measures BIO-3 and BIO-4, potential impacts associated with adverse effects on riparian habitat
or other sensitive natural community would be less than significant.
Mitigation Measures:
BIO-3: MSHCP Guideline Implementation. Prior to the issuance of a grading permit, the
Property Owner/Developer shall include a note on the plans that outlines the following
requirements from Section 6.1.4 of the MHSCP:
1. Incorporate measures to control the quantity and quality of runoff from the site entering
the MSHCP Conservation Area. In particular, measures shall be put in place to avoid
discharge of untreated surface runoff from developed and paved areas into MSHCP
Conservation Areas. Best Management Practices (BMPs) shall be implemented to prevent
the release of toxins, chemicals, petroleum products, exotic plant materials, or other
elements that might degrade or harm downstream biological resources or ecosystems.
According to the MSHCP consistency analysis prepared for the project, the proposed
project will incorporate a detention basin, grass swales, or mechanical trapping devices to
filter runoff from the project site.
2. Land uses proposed in proximity to the MSHCP Conservation Area that use chemicals or
generate bioproducts, such as manure, that are potentially toxic or may adversely affect
wildlife species, habitat, or water quality shall incorporate measures to ensure that
application of such chemicals does not result in discharge to the MSHCP Conservation
Area. The greatest risk is from landscaping fertilization overspray and runoff.
3. Night lighting shall be directed away from the MSHCP Conservation Area and the avoided
area on site to protect species from direct night lighting. According to the MSHCP
consistency analysis prepared for the project, the proposed project will direct night
lighting away from the MSHCP Conservation Area and incorporate light shielding in the
project designs to avoid excess ambient light from entering the MSHCP Conservation Area.
4. Proposed noise-generating land uses affecting the MSHCP Conservation Area, including
designated avoidance areas, shall incorporate setbacks, berms, or walls to minimize the
effects of noise on MSHCP Conservation Area resources pursuant to applicable rules,
regulations, and guidelines related to land use noise standards.
5. Avoid use of invasive, non-native plant species listed in Table 6-2 of the MSHCP in
approving landscape plans for the portions of the project that are adjacent to the MSHCP
Conservation Area, including avoidance areas. Considerations in reviewing the
applicability of this list shall include proximity of planting areas to the MSHCP Conservation
Areas and designated avoidance areas, species considered in the planting plans, resources
being protected within the MSHCP Conservation Area and their relative sensitivity to
invasion, and barriers to plant and seed dispersal, such as walls, topography, and other
features. According to the MSHCP consistency analysis prepared for the project, the
proposed project landscape plans will avoid utilizing any species listed in Table 6-2 in the
landscaping plans.
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6. Proposed land uses adjacent to the MSHCP Conservation Area shall incorporate barriers,
where appropriate, in individual project designs to minimize unauthorized public access,
domestic animal predation, illegal trespass, or dumping into existing and future MSHCP
Conservation Areas. Such barriers may include native landscaping, rocks/boulders,
fencing, walls, signage, and/or other appropriate mechanisms.
7. Manufactured slopes associated with proposed site development shall not extend into the
MSHCP Conservation Area.
8. Weed abatement and fuel modification activities are not permitted in the Conservation
Area, including designated avoidance areas.
BIO-4: MSHCP Construction Best Management Practices Implementation. Prior to the issuance
of a grading permit, the Property Owner/Developer shall include a note on the plans that
outlines the following Construction BMPs from Volume I, Appendix C of the MSHCP shown in
italics, and specific requirements in plain text:
Construction Best Management Practices:
1. A condition shall be placed on grading permits requiring a qualified biologist to conduct a
training session for project personnel prior to grading. The training shall include a
description of the species of concern and its habitats, the general provisions of the
Endangered Species Act and the MSHCP, the need to adhere to the provisions of the Act
and the MSHCP, the penalties associated with violating the provisions of the Endangered
Species Act, the general measures that are being implemented to conserve the species of
concern as they relate to the project, and the access routes to and project site boundaries
within which the project activities must be accomplished.
Prior to the issuance of a grading permit, the Property Owner/Developer shall retain a
qualified biologist to prepare and implement a Worker Environmental Awareness Program
(WEAP) to train all project personnel prior to grading. The details of the training should be
consistent with MSHCP Appendix C Standard BMP No. 1, the general provisions of the
Endangered Species Act, include a detailed discussion of how to identify the potential
special-status plant and animal species that may be encountered during ground
disturbance and construction activities, and necessary actions to take if the species are
observed on site.
2. Water pollution and erosion control plans shall be developed and implemented in
accordance with RWQCB requirements.
Prior to the issuance of a grading permit, the Property Owner/Developer shall submit to
the City a project-specific Storm Water Pollution Prevention Plan (SWPPP) prior to initial
ground disturbance. The project-specific SWPPP shall describe BMPs that will be
implemented in pre-, during-, and post-construction phases. Examples of BMPs may
include dust suppression BMPs, Low Impact Developments (LIDs) such as vegetated
swales, and a spill response protocol. The SWPPP is a dynamic document that shall be
amended when site conditions warrant changes to protect natural resources and prevent
discharge of non-stormwater to neighboring parcels.
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The Qualified Stormwater Developer (QSD) shall develop and implement the SWPPP with
site-specific BMPs to prevent/reduce the potential for erosion, sedimentation, and offsite
discharge of non-stormwater in accordance with the Construction General Permit (CGP),
National Pollutant Discharge Elimination System (NPDES) MS4 permit, and a 401 Water
Quality Certification Permit (if applicable). The QSD shall provide training to the contractor
for performing regular site inspections, and for pre-, during-, and post-storm events to
ensure that BMPs are functioning as intended.
3. The footprint of disturbance shall be minimized to the maximum extent feasible. Access to
sites shall be via pre-existing access routes to the greatest extent possible.
Prior to the issuance of a grading permit, the Property Owner/Developer shall submit to
the City a construction management plan that demonstrates that the construction
footprint will remain within the limits of the current property boundary, site ingress/
egress will be limited to the least impactful location on the Project Site. Trackout (riprap,
rumble strips) shall be installed to prevent tracking of sediment to public roadways.
4. The upstream and downstream limits of projects disturbance plus lateral limits of
disturbance on either side of the stream shall be clearly defined and marked in the field
and reviewed by the biologist prior to initiation of work.
Prior to the issuance of a grading permit, the Property Owner/Developer shall submit to
the City a construction management plan that the construction footprint will remain
within the limits of the current property boundary, project site boundaries shall be clearly
delineated with visible means (i.e. stakes, rope, flagging, snow fence, etc.). The contractor
shall adhere to the measures and conditions in all environmental permits to protect
Jurisdictional Waters of the United States.
5. Projects should be designed to avoid the placement of equipment and personnel within the
stream channel or on sand and gravel bars, banks, and adjacent upland habitats used by
target species of concern.
The Habitat Assessment found that no habitat for target species was observed within the
project boundaries. The project site does not contain stream channels, gravel bars, or
streambanks. All project-related construction activities would occur within the property
boundaries and no equipment or personnel would work outside the clearly identified
project boundaries.
6. Projects that cannot be conducted without placing equipment or personnel in sensitive
habitats should be timed to avoid the breeding season of riparian identified in MSHCP
Global Species Objective No. 7.
Prior to the issuance of a grading permit, the Property Owner/Developer shall retain a
qualified wildlife biologist to monitor ground disturbance activities that would occur
during the nesting season. The Habitat Assessment found that no sensitive habitats were
observed within the project boundaries, including riparian habitat. The Construction
Contractor shall take are to ensure that construction activities do not negatively impact
potentially sensitive habitats or species surrounding the project site. Construction
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equipment and personnel shall be made aware of MSHCP Global Species Objective No. 7
as part of the WEAP training and would always remain within project site boundaries.
7. When stream flows must be diverted, the diversions shall be conducted using sandbags or
other methods requiring minimal instream impacts. Silt fencing of other sediment trapping
materials shall be installed at the downstream end of construction activity to minimize the
transport of sediments off site. Settling ponds where sediment is collected shall be cleaned
out in a manner that prevents the sediment from reentering the stream. Care shall be
exercised when removing silt fences, as feasible, to prevent debris or sediment from
returning to the stream.
No water diversion activities are proposed during project activities. The Prop erty
Owner/Developer shall implement erosion and sediment control BMPs as identified in the
Water Quality Management Plan (WQMP) throughout the project site to reduce/ prevent
sediment impacts in pre-, during- and post-construction phases. Personnel would be
educated during WEAP training as to the importance of preventing impacts to the
Temescal Wash from construction activities.
8. Equipment storage, fueling, and staging areas shall be located on upland sites with
minimal risks of direct drainage into riparian areas or other sensitive habitats. These
designated areas shall be located in such a manner as to prevent any runoff from entering
sensitive habitat. Necessary precautions shall be taken to prevent the release of cement or
other toxic substances into surface waters. Project related spills of hazardous materials
shall be reported to appropriate entities, including but not limited to applicable
jurisdictional city, USFWS, CDFW, and SARWQCB, and shall be cleaned up immediately and
contaminated soils removed to an approved disposal areas.
Ongoing during construction and operation, all project activities shall occur within the
property boundary. Equipment storage, fueling and staging areas shall be located outside
any sensitive habitats and in areas with no risk of direct drainage into riparian areas and
other sensitive habitats. All fuel storage tanks shall have secondary containment to retain
fuel spills. The project site-specific SWPPP shall have BMPs designed to prevent the release
of cement or other toxic substances into surface waters or bare soil, as required by the
RWQCB. All potentially hazardous materials shall be stored appropriately on site away
from sensitive habitats or Waters of the United States. Concrete washouts and
active/inactive materials stockpiles shall have secondary containment BMPs to prevent
the accidental release of hazardous substances to bare soil. The SWPPP is required to have
a Spill Prevention Control and Countermeasure (SPCC) to describe necessary actions that
should occur in the event of a spill or release of potentially hazardous substances. Spills or
releases of toxic substances greater than five gallons shall be reported to the RWQCB,
DTSC, Local Municipalities, and/or federal agencies, as appropriate.
9. Erodible fill material shall not be deposited into water courses. Brush, loose soils, or other
similar debris material shall not be stockpiled within the stream channel or on its banks.
Materials stockpiles shall be located away from sensitive areas. Inactive materials
stockpiles shall be covered and bermed to prevent windborne dust or accidental release.
The SWPPP shall describe BMPs to prevent fugitive dust from migrating to neighboring
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parcels or the Temescal Wash.
10. The qualified project biologist shall monitor construction activities for the duration of the
project to ensure that practicable measures are being employed to avoid incidental
disturbance of habitat and species of concern outside the project footprint.
Prior to the issuance of a grading permit, the Property Owner/Developer shall retain a
qualified wildlife biologist to monitor ground disturbance activities to ensure that all
measures to protect species on and off site are being implemented during construction
activities, including burrowing owl surveys (Mitigation Measure BIO-1), and nesting bird
surveys (Mitigation Measure BIO-2). Additional protective measures recommended by the
qualified wildlife biologist shall be implemented as necessary by the Property
Owner/Developer to avoid incidental disturbance of habitat and species of concern
outside the project footprint.
11. The removal of native vegetation shall be avoided and minimized to the maximum extent
practicable. Temporary impacts shall be returned to pre-existing contours and revegetated
with appropriate native species.
No clearing and grubbing of native vegetation would be anticipated during the project
activities as the project site is almost entirely devoid of vegetation.
12. Exotic species that prey upon or displace target species of concern should be perm anently
removed from the site to the extent feasible.
No exotic species were encountered during the project Habitat Assessment and none
would be utilized in any revegetation efforts. The final landscaping design may incorporate
native plant species; however, regular landscape maintenance shall prevent exotic, or
noxious plant species from taking root on the Project Site.
13. To avoid attracting predators of the species of concern, the project site shall be kept as
clean of debris as possible. All food related trash items shall be enclosed in sealed
containers and regularly removed from the site(s).
The SWPPP shall contain BMPs for trash storage and removal, including containment of
sanitation facilities (e.g. portable toilets), and covering waste disposal containers at the
end of every business day and before rain events. Trash cans shall have a fastenable lid to
prevent animals from accessing or spreading trash onsite. The Project QSD should consult
the MSHCP Appendix C Standard Best Management Practices, RWQCB recommendations,
and any applicable environmental permit measures and conditions when developing the
project SWPPP.
14. Construction employees shall strictly limit their activities, vehicles, equipment, and
construction materials to the proposed project footprint and designated staging areas and
routes of travel. The construction area(s) shall be the minimal area necessary to complete
the project and shall be specified in the construction plans. Construction limits will be
fenced with orange snow screen. Exclusion fencing should be maintained until the
completion of all construction activities. Employees shall be instructed that their activities
are restricted to the construction areas.
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In accordance with the WEAP, all project activities would occur within the clearly
delineated property boundaries. Construction activities shall be confined to the project
footprint, and approved routes of travel shall be established, including ingress/egress
points. Exclusion fencing shall be utilized throughout the project duration.
15. The Permittee shall have the right to access and inspect any sites of approved projects
including any restoration/enhancement area for compliance with project approval
conditions, including these BMPs.
The Contractor shall allow the Permittee access to the construction site. All visitors shall
check in with the Project Engineer (or Site Supervisor) prior to accessing the construction
site and will be escorted within project boundaries during normal business hours when
construction activities are occurring.
Significance after Mitigation: Less-than-significant
Impact 4.3-3: Would the project have a substantial adverse effect on state or federally protected wetlands
(including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological
interruption, or other means?
As noted above under Impact 4.3-2, the project-specific Habitat Assessment (EIR Technical Appendix C)
included an assessment for MSHCP riparian/riverine areas and vernal pools. The site does not contain
riparian/riverine areas, or vernal pools. The proposed project site does not contain evidence of vernal pools
or other seasonally-inundated depressions such as cracked, hydric soils, or standing water. Furthermore, no
clay soils or heavy soils were mapped, and no ponding or depression areas that could hold water for an
extended period of time were detected on the project site. The proposed project demonstrates compliance
with Section 6.1.2 of the MSHCP.
Based on the foregoing analysis, the proposed project would have no impact on wetlands.
Mitigation Measures: None required.
Significance after Mitigation: No Impact
Impact 4.3-4: Would the proposed project interfere substantially with the movement of any native resident
or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
As described in Section 4.3.1 above, the project site is heavily disturbed, has undergone routine disturbances
to manage on-site fuel load, and does not contain any sensitive habitat or animal species. The proposed project
is not expected to result in a loss of habitat for special status animals. No special-status animals were observed
on the project site as part of the field survey. In addition to featuring a high level of disturbance within the
project site, nearby urban development further reduces the project site’s ability to facilitate wildlife
movement. The project site is not identified as a regionally important dispersal or seasonal migration corridor.
Impacts would be less than significant and no mitigation measures would be required.
The project site is located within the Western Riverside County MSHCP Burrowing Owl Survey Area and
therefore has the potential to support burrowing owls. Burrowing Owl Surveys were conducted in 2005
pursuant to MSHCP requirements. No burrowing owl individuals or burrowing owl signs were observed during
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Draft EIR
the 2005 burrowing owl surveys, nor were any burrowing owl individual or signs observed during the on-site
field surveys in 2006, 2008, and 2019. Though the potential for burrowing owl to inhabit the project site is low,
the proposed project would be required to conduct additional burrowing owl surveys prior to construction.
Because burrowing owl and other nesting birds as migratory species, there is a potential that these animal
species could migrate onto the site and be present at the time construction activity for the project commences.
Absent mitigation, the project could potentially disturb burrowing owl and other nesting birds if construction
activities were to occur during the burrowing owl breading season (March 1 to August 31) or during nesting
season (February 1 through August 31). Accordingly, construction-related impacts to nesting birds and to
burrowing owl would be significant if the species are present during construction activities. Implementation of
Mitigation Measure BIO-1 and Mitigation Measure BIO-2 would reduce impacts to burrowing owl and other
nesting birds on-site to less than significant by requiring pre-construction surveys and identifying protocols in
the event construction activities are determined to impact any burrowing owl or nesting bird.
Mitigation Measures: Mitigation Measures BIO-1 and BIO-2 apply to this Impact.
Significance after Mitigation: Less-than-significant
Impact 4.3--5: Would the proposed project conflict with any local policies or ordinances protecting biological
resources, such as a tree preservation policy or ordinance?
The City of Lake Elsinore has in place a palm tree preservation program (Chapter 5.116 of the Lake Elsinore
Municipal Code). The purpose of the program is for the protection of the City’s plant life heritage for the benefit
of all citizens in Lake Elsinore. All residents who wish to remove a significant palm tree, as defined in Chapter
5.116, that exceeds five feet in height measured from the ground at the base of the trunk to the base of the
crown must obtain a palm tree removal permit prior to removal of the tree. Although there are trees within
the project site, including palm trees, any tree removal would be subject to and comply with Chapter 5.116 of
the Lake Elsinore Municipal Code; therefore, the project would result in a less than significant impact
associated with a local policy protecting biological resources.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant
Impact 4.3-6: Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or state habitat conservation plan?
The Western Riverside County MSHCP is a comprehensive, multi-jurisdictional effort that includes
unincorporated County of Riverside lands and multiple cities in the western portion of the County, including
the City. Rather than address sensitive species on an individual basis, the MSHCP focuses on the conservation
of 146 species, proposing a reserve system of approximately 500,000 acres and a mechanism to fund and
implement the reserve system. The MSHCP allows participating entities to issue take permits for listed species
so that individual applicants need not seek their own permits from USFWS and/or CDFW. The MSHCP was
adopted on June 17, 2003 by the County Board of Supervisors. The Incidental Take Permit was issued by both
the USFWS and CDFW on June 22, 2004.
Pursuant to the provisions of the MSHCP, all discretionary development projects within a Criteria Area are to
be reviewed for compliance with the “Property Owner Initiated Habitat Evaluation and Acquisition Negotiation
Strategy” (LEAP) process or equivalent process. The LEAP process “ensures that an early determination will be
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made of what properties are needed for the MSHCP Conservation Area, that the owners of property needed
for the MSHCP Conservation Area are compensated, and that owners of land not needed for the MSHCP
Conservation Area shall receive Take Authorization of Covered Species Adequately Conserved through the
Permits issues to the County and Cities pursuant to the MSHCP” (Riverside County, 2004). A formal and
complete LEAP application (LEAP 2020-03) was submitted to the City on October 26, 2020 and a JPR (21-02-
04-01) was completed by the RCA on June 1, 2021. Concurrence from CDFW and USFWS (collect ively, the
Wildlife Agencies) was received on June 11, 2021.
A portion of the project site (5.79 acres) is located within Cell 4155. Conservation within this Cell will contribute
to assembly of Proposed Core 1 (PC-1). Conservation within this Cell will focus on coastal sage scrub and
chaparral habitat. Areas conserved within this Cell will be connected to coastal sage scrub habitat proposed
for conservation in Cell Group T to the north and in Cell 4156 to the east. Conservation within this Cell will
range from 20% to 30% of the Cell focusing in the northeastern portion of the Cell. Because of the location of
the proposed project site outside of the area described for Conservation, and because the mid-range goal of
Cell 4155 can be achieved, development of the proposed project would not impede the conservation goals for
PC-1 nor result in issues relative to fragmentation.
A portion of the project site (0.28-acre) is located within Cell 4156. Conservation within this Cell will contribute
to assembly of Proposed Core 1 (PC-1). Conservation within this Cell will focus on coastal sage scrub and
chaparral habitat. Areas conserved within this Cell will be connected to coastal sage scrub habitat proposed
for conservation in Cell 4155 to the west and to coastal sage scrub and chaparral habitat proposed for
conservation in Cell Group U to the north and in Cell 4157 to the east. Conservation within this Cell will range
from 65% to 75% of the Cell focusing in the northeastern portion of the Cell. The proposed project site is
located within the southwestern portion of the Cell, outside of the area described for Conservation and
separated from PC-1 by a large housing development and covered roads. The 0.28-acre portion of proposed
project that occurs in this Cell would not provide any functions and values to PC-1.
The project has been reviewed for MSHCP consistency, including consistency with “Other Plan Requirements”
that include Section 6.1.2 (Riverine/Riparian, Vernal Pools and Fairy Shrimp); Section 6.1.3 (Protection of
Narrow Endemic Plant Species); Section 6.1.4 (Urban/Wildlands Interface Guidelines); and, Section 6.3.2
(Additional Survey Needs and Procedures) of the MSHCP, which are described below.
Section 6.1.2 - Riverine/Riparian, Vernal Pools and Fairy Shrimp: The project site has been assessed for
riverine/riparian and vernal pools habitat and none were determined to be present on-site. Evidence for this
conclusion was provided by the lack of riverine/riparian vegetation, vernal pools and in particular, clay soils.
The project is determined to be compliant with Section 6.1.2 of the MSHCP.
Section 6.1.3 - Protection of Narrow Endemic Plant Species: The site has been assessed for Narrow Endemic
Plant Species. No Species were found on the site nor does this project require protection of these species. The
project is determined to be compliant with Section 6.1.3 of the MSHCP.
Section 6.1.4 - Urban/Wildland Interface Guidelines: The guidelines in Section 6.1.4 of the MSHCP are intended
to address indirect effects associated with development near MSHCP Conserved Areas. Developments in
proximity to MSHCP Conserved Areas may result in “edge effects” that might adversely affect biological
resources within MSHCP Conserved Areas.
Section 6.3.2 - Additional Survey Needs and Procedures: The MSHCP indicates that additional surveys may be
needed for certain species in conjunction with MSHCP implementation in order to achieve coverage for these
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species. Surveys for the Burrowing Owl are required under this section for the project area in question; the
surveys have been completed, indicating that the Burrowing Owl does not use this site. The property is not
within a Criteria Area Species Survey Area (CASSA), and CASSA surveys are not required. It is also not within
survey areas for amphibian species (MSHCP Figure 6-3) or mammal species (MSHCP Figure 6-5) and surveys
for those species are not required. However, a narrow sliver on the eastern side of the project site, adjacent
to Lake Street, is located in the survey area for burrowing owls. California Ground Squirrel (Spermophilus
beecheyi) burrows that could serve as potential burrows for the Burrowing Owl are scarce in all areas surveyed
during the past 16 years. There are a few piles of brush and debris scattered about the site that could
potentially serve as Burrowing Owl habitat. There is a culvert under Mountain Road adjacent to the southwest
corner of the site. Both of these features are outside the required mapped survey area but, as was mentioned,
all potential habitat in the original and present project area was assessed for Burrowing Owl habitat. All
potential areas and their close environs were examined for such evidence of Burrowing Owl presence as
molted feathers, cast pellets, prey remains, eggshell fragments, and excrement. There are several piles of spoil
in an adjacent vacant lot, overgrown with tall weeds, off-site to the west. Other than this off-site area, no other
evidence was observed on or within 500 feet of the site. Impacts to burrowing owl are not anticipated and the
potential for impacts to occur would be further minimized through a pre -construction clearance survey for
burrowing owl, as required per the MSHCP and included herein as Mitigation Measure BIO-1. Impacts to
nesting birds protected under the MBTA would be avoided through implementation of Mitigation Measure
BIO-2 which requires pre-construction surveys to be conducted if site-preparation activities are to occur during
the nesting season (between February 1 and August 31).
Mitigation Measures: Mitigation Measures BIO-1 through BIO-4 apply to this impact.
Significance after Mitigation: Less-than-significant
Cumulative Impacts
This cumulative impact analysis for biological resources considers development of the proposed project in
conjunction with other development projects in the vicinity of the project site.. The cumulative impact
evaluation also takes into consideration the geographic area covered by the Western Riverside County MSHCP,
which is the prevailing habitat conservation plan applicable to the project site.
As discussed under Impact 4.3-1, the project site does not contain any special-status plant species or special-
status animal species, and the project would not result in an impact to such species. The project site is located
within the Western Riverside County MSHCP Burrowing Owl Survey Area; however, burrowing owl surveys did
not identify any burrowing owl individuals or burrowing owl sign on the project site. Nevertheless, the project
site has the potential to support burrowing owl species. With implementation of Mitigation Measure BIO-1,
the project’s potential impacts to burrowing owl species would be reduced to levels that are less than
significant. Other cumulative development projects would also be subject to the requirements of the Western
Riverside County MSHCP (or other applicable habitat conservation plan) as it relates to candidate, sensitive, or
special status species (including burrowing owl), and would also be required to implement sufficient mitigation
measures in order to reduce impacts to such species to levels that are less than significant. Additionally, the
project would implement Mitigation Measure BIO-2 in order to avoid potentially significant impacts to nesting
birds. Therefore, the proposed project would not result in a cumulatively-considerable impacts associated with
vegetation or wildlife communities.
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As discussed under Impact 4.3-2 and 4.3-3, the proposed project would not impact riparian habitat or other
sensitive natural community, or wetland habitat; therefore, the project would not result in a cumulative-
considerable impact associated with riparian habitat or sensitive natural community, or wetland habitat.
As discussed under Impact 4.3-4, the project site has the potential to support burrowing owl species, and
implementation of the project could result in potentially significant impacts on burrowing owl species if
construction activities occur during the breeding season (March 1 to August 31). Additionally, the project site
contains non-native trees that may be considered habitat for nesting birds; should project construction
activities occur during the nesting season (February 1 to August 31), the project could result in potentially
significant impacts on nesting birds. Implementation of Mitigation Measure BIO-1 would require
preconstruction presence/absence surveys for burrowing owls which would reduce the project’s potential
impacts to burrowing owl species to a level below significance. Implementation of Mitigation Measure BIO-2
would require vegetation clearing and ground disturbing activities occur outside of the nesting season
(February 1 to August 31), and requires a preconstruction nesting bird survey if avoidance of the nesting season
is infeasible. Implementation of Mitigation Measure BIO-2 would reduce the project’s impacts to nesting birds
to a level below significance. Other cumulative development projects would also be subject to the
requirements of the Western Riverside County MSHCP (or other applicable habitat conservation plan) as it
relates to burrowing owl and would also be subject to compliance with the requirements of the MBTA.
Accordingly, with implementation of Mitigation Measures BIO-1 and BIO-2, the project would have a less than
cumulatively-considerable impact with respect to migratory wildlife.
As discussed under Impact 4.3-5, the project would not conflict with any local policies or ordinances protecting
biological resources. Other cumulative development projects would also be required to comply with applicable
local policies (i.e., General Plan policies and Municipal Code regulations) and regional policies (i.e., HCPs).
Accordingly, the project would not result in cumulatively considerable impacts related to a conflict with local
policies or ordinances protecting biological resources.
As discussed under Impact 4.6-6, the project would have a less than significant impact due to a conflict with
the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other
approved local, regional, or state habitat conservation plan, including the MSHCP. Other cumulative
development projects would also be subject to compliance with the requirements of applicable adopted
habitat conservation plans. Therefore, the project would have less than cumulatively-considerable impacts
associated with a conflict with an applicable conservation plan.
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Cultural Resources
This section of the Draft Environmental Impact Report (EIR) addresses the potential impacts of the proposed
project to cultural resources in accordance with the significance criteria established in Appendix G of the
California Environmental Quality Act (CEQA) Guidelines. This section of the Draft EIR is based on the Phase I
Cultural Report for the Commercial/Retail NWC Mountain and Lake Streets Project (BFSA, 2019) found in EIR
Technical Appendix D. The following sections describe the environmental setting for cultural resources, the
applicable regulatory framework, potential impacts of the proposed project, and mitigation measures to
reduce potential impacts to a level of less than significant, as necessary.
Environmental Setting
Regional Setting
The project site is located in an area developed by residential uses of the City of Lake Elsinore in Riverside
County. Riverside County lies in the Peninsular Ranges Geologic Province of southern California. The range,
which lies in a northwest to southeast trend through the county, extends approximately 1,000 miles from the
Raymond-Malibu Fault Zone in western Los Angeles County to the southern tip of Baja California. Regional
geographic features include Lake Elsinore to the southeast and the Cleveland Nat ional Forest to the west and
south. The project site is located just east of the foothill and the Santa Ana Mountains, west of Interstate 15,
and between Alberhill and the city center of Lake Elsinore. Elevations within the project area range from
approximately 1,485 to 1,520 feet above mean sea level.
Cultural Setting
Paleo Indian Period (Late Pleistoscene: 11,500 to 9,000 years before present (YBP)): The Paleo Indian Period
is associated with terminus of the late Pleistocene (12,000 to 10,000 YBP). The environment during the late
Pleistocene was cool and moist, which allowed for glaciation in the mountains and the formation of deep,
pluvial lakes in the deserts and basin lands. Paleo Indians were likely attracted to multiple habitat types,
including mountains, marshlands, estuaries, and lakeshores. These people likely subsisted using a more
generalized hunting, gathering, and collecting adaption utilizing a variety of resources including birds, mollusk,
and both large and small mammals.
Archaic Period (Early and Middle Holocene: 9,000 to 1,300 YBP): Between 9,000 and 8,000 YBP, a widespread
complex was established in the Southern California region, primarily along the coast. This complex is locally
known as the La Jolla Complex, which is regionally associated with the Encinitas Tradition and shares cultural
components with the widespread Milling Stone Horizon. The coastal expression of this complex appeared in
the southern California coastal areas and focused upon coastal resources and the development of de eply
stratified shell middens that were primarily located around bays and lagoons. The older sites associated with
this expression are located at Topanga Canyon, Newport Bay, Agua Hedionda Lagoon, and some of the Channel
Islands. Radiocarbon dates from sites attributed to this complex span a period of over 7,000 years in this region,
beginning over 9,000 YBP.
Late Prehistory Period (Late Holocene: 1,300 YBP to 1790): Archaeological and anthropological evidence
suggests that at approximately 1,350 YBP, Takic-speaking groups from the Great Basin region moved into
Riverside County, marking the transition to the Late Prehistoric Period. An analysis of the Takic expansion
indicates that inland southern California was occupied by “proto-Yuman” populations before 1,000 YBP. As a
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result, it is believed that Takic expansion occurred starting around 3,500 YBP moving toward southern
California, with the Gabrielino language diffusing south into neighboring Yuman (Hokan) groups around 1,500
to 1,000 YBP, possibly resulting in the Luiseño dialect.
Protohistoric Period (Late Holocene: 1790 to Present): Ethnohistoric and ethnographic evidence indicates that
three Takic-speaking groups occupied portions of Riverside County: the Cahuilla, the Gabrielino, and the
Luiseno. The geographic boundaries between these groups in pre and proto-historic time are difficult to place,
but the project is located within the borders of ethnographic Luiseno territory. The primary settlements of Late
Prehistoric Luiseno Indians in the San Jacinto Plain were represented by Ivah and Saboba near Saboba Springs,
Jusipah near the town of San Jacinto, Ararah in Wesbster’s Canon en route to Idyllwild, Pahsitha near Big
Springs Ranch southeast of Hemet, Corova in Castillo Canyon. These locations share features such as the
availability of food and water resources. Features of this land use include petroglyphs and pictographs, as well
as widespread milling, which is evident in bedrock and portable implements. Groups in the vicinity of the
project site, neighboring in the Luiseno, include the Cahuilla and the Gabrielino.
Regulatory Setting
Federal Regulations
National Historic Preservation Act (1981)
The National Historic Preservation Act (NHPA) (16 U.S. Code §470 et. seq.) created the National Register of
Historic Places (NRHP) program under the Secretary of the Interior. In addition to enticing state and local
municipalities with federal funding, the NHPA provides the legal framework for most state and local
preservation laws. Significant historical or archaeological resources are listed in the National Register of
Historic Places, which is a program maintained by the Keeper of the National Register. The National Register
program also includes National Historic Landmarks, which is limited only to properties of significance to the
nation.
The NHPA established the Section 106 review procedure to protect historic and archaeological resources listed
in or eligible for listing in the National Register from the impact of projects by a federal agency or project
funded or permitted by a federal agency. The National Register is an authoritative guide to be used by
governments, private groups, and citizens to identify the nation’s cultural resources and to indicate what
properties should be considered for protection from destruction or impairment. Listing of private property on
the National Register does not prohibit by law any actions which may otherwise be taken by the property
owner with respect to the property.
National Register of Historic Places (NRHP)
The National Register of Historic Places is the official list of the Nation's historic places worthy of preservation.
Authorized by the National Historic Preservation Act of 1966, the NPS's National Register of Historic Places
(NRHP) is part of a national program to coordinate and support public and private efforts to identify, evaluate,
and protect America's historic and archeological resources.
To be considered eligible, a property must meet the National Register Criteria for Evaluation. This involves
examining the property’s age, integrity, and significance, as follows:
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• Age and Integrity. Is the property old enough to be considered historic (generally at least 50 years
old) and does it still look much the way it did in the past?
• Significance. Is the property associated with events, activities, or developments that were important
in the past? With the lives of people who were important in the past? With significant architectural
history, landscape history, or engineering achievements? Does it have the potential to yield
information through archeological investigation about our past?
Nominations can be submitted to a SHPO from property owners, historical societies, preservation
organizations, governmental agencies, and other individuals or groups. The SHPO notifies affected property
owners and local governments and solicits public comment. If the owner (or a majority of owners for a district
nomination) objects, the property cannot be listed but may be forwarded to the National Park Service (NPS)
for a Determination of Eligibility (DOE). Listing in the NRHP provides formal recognition of a property’s
historical, architectural, or archeological significance based on national standards used by every state.
Under Federal Law, the listing of a property in the National Register places no restrictions on what a non-
federal owner may do with their property up to and including destruction, unless the property is involved in a
project that receives Federal assistance, usually funding or licensing/permitting. National Register listing does
not lead to public acquisition or require public access.
National Historic Landmarks Program
National Historic Landmarks (NHLs) are nationally significant historic places designated by the Secretary of
the Interior because they possess exceptional value or quality in illustrating or interpreting the heritage of
the United States. Today, just over 2,500 historic places bear this national distinction. Working with citizens
throughout the nation, the National Historic Landmarks Program draws upon the expertise of National Park
Service staff who guide the nomination process for new Landmarks and provide assistance to existing
Landmarks.
Federal Antiquities Act
The Antiquities Act is the first law to establish that archeological sites on public lands are important public
resources. It obligates federal agencies that manage the public lands to preserve for present and future
generations the historic, scientific, commemorative, and cultural values of the archaeological and historic
sites and structures on these lands. It also authorizes the President to protect landmarks, structures, and
objects of historic or scientific interest by designating them as National Monuments.
State Regulations
California implements the NHPA through comprehensive cultural resources surveys and preservation
programs. The California Office of Historic Preservation (OHP) implements the policies of the NHPA and
maintains the California Historical Resources Inventory.
California Environmental Quality Act
The CEQA, Section 21084.1 states that a project that may cause a substantial adverse change in the significance
of an historical resource is a project that may have a significant effect on the environment. Additionally, State
CEQA Guidelines Section 15064.5 recognizes that a historical resource includes: (1) a resource listed in, or
determined to be eligible by the State Historical Resources Commission, for listing in the California Register of
Historical Resources (California Register); (2) a resource included in a local register of historical resources, as
defined in PRC Section 5020.1(k) or identified as significant in a historical resource survey meeting the
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requirements of PRC Section 5024.1(g); and (3) any object, building, structure, site, area, place, record, or
manuscript which a lead agency determines to be historically significant or significant in the architectural,
engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of
California by the lead agency, provided the lead agency’s determination is supported by substantial evidence
in light of the whole record. The fact that a resource does not meet the three criteria outlined above does not
preclude the lead agency from determining that the resource may be an historical resource as defined in PRC
Sections 5020.1(j) or 5024.1.
As described by Section 21084.1 of CEQA and Section 15064.5 of the CEQA Guidelines, should a project cause
a substantial adverse change (defined as physical demolition, destruction, relocation, or alteration of the
resource or its immediate surroundings such that the significance of an historical resource would be materially
impaired) in the significance of an historical resource, the lead agency must identify potentially feasible
measures to mitigate these effects (State CEQA Guidelines Sections 15064.5(b)(1) and 15064.5(b)(4).
Archaeological resources are defined in CEQA Section 21083.2, which states that a “unique” archaeological
resource is an archaeological artifact, object, or site that has a high probability of meeting any of the following
criteria:
• Contains information needed to answer important scientific research questions and there is a
demonstrable public interest in that information;
• Has a special and particular quality such as being the oldest of its type or the best available example of
its type; or
• Is directly associated with a scientifically recognized important prehistoric or historic event or person.
Unique archaeological resources as defined in Section 21083.2, may require reasonable efforts to preserve
resources in place (Section 21083.1(a)). If preservation in place is not feasible, mitigation measures shall be
required. Additionally, the State CEQA Guidelines state that if an archaeological resource is neither a un ique
archaeological nor a historical resource, the effects of the project on those resources shall not be considered
a significant effect on the environment (State CEQA Guidelines Section 15064.5(c)(4)).
California Health and Safety Code Section 7050.5
California Health and Safety Code Section 7050.5 requires in the event human remains are discovered, the
County Coroner be contacted to determine the nature of the remains. In the event the remains are determined
to be Native American in origin, the Coroner is required to contact the California Native American Heritage
Commission (NAHC) within 24 hours to relinquish jurisdiction.
California Public Resources Code Section 5097.98
Section 5097.98, as amended by Assembly Bill 2641, provides procedures in the event human remains of Native
American origin are discovered during project implementation. Section 5097.98 requires that no further
disturbances occur in the immediate vicinity of the discovery, that the discovery is adequately protected
according to generally accepted cultural and archaeological standards, and that further activities take into
account the possibility of multiple burials. Section 5097.98 further requires the NAHC, upon notification by a
County Coroner, designate and notify a Most Likely Descendant (MLD) regarding the discovery of Native
American human remains. Once the MLD has been granted access to the site by the landowner and inspected
the discovery, the MLD then has 48 hours to provide recommendations to the landowner for the treatment of
the human remains and any associated grave goods.
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In the event that no descendant is identified, or the descendant fails to make a recommendation for
disposition, or if the landowner rejects the recommendation of the descendant, the landowner may, with
appropriate dignity, reinter the remains and burial items on the property in a location that will not be subject
to further disturbance.
City of Lake Elsinore Regulations
City of Lake Elsinore General Plan
The City of Lake Elsinore General Plan (2011) contains the following cultural resources goals, policies, and
implementation measures that are relevant to the proposed project.
Goal 6: Preserve, protect, and promote the cultural heritage of the City and surrounding region for the
education and enjoyment of all City residents and visitors, as well as for the advancement of historical and
archeological knowledge.
Policy 6.1: Encourage the preservation of significant archeological, historical, and other cultural resources
located within the City.
Policy 6.2: The City shall consult with the appropriate Native American tribes for projects identified pursuant
to Senate Bill 18 (SB-18) (Traditional Tribal Cultural Places).
Policy 6.3: When significant cultural/archeological sites or artifacts are discovered on a site, coordination with
professional archeologists, relevant state and, if applicable, federal agencies, and the appropriate Native
American tribes regarding preservation of sites or professional retrieval and preservation of artifacts or by
other means of protection, prior to development of the site shall be required. Because ceremonial items and
items of cultural patrimony reflect traditional religious beliefs and practices, developers shall waive any and all
claims to ownership and agree to return all Native American ceremonial items and items of cultural patrimony
that may be found on a project site to the appropriate tribe for treatment. It is understood by all parties that
unless otherwise required by law, the site of any reburial of Native American human remains or cultural
artifacts shall not be disclosed and shall not be governed by public disclosure requirements of the California
Public Records Act.
Policy 6.4: If archeological excavations are recommended on a project site, the City shall require that all such
investigations include Native American consultation, which shall occur prior to project approval.
Goal 7: Support state-of-the-art research designs and analytical approaches to archeological and cultural
resource investigations while also acknowledging the traditional knowledge and experience of the Native
American tribes regarding Native American culture.
Policy 7.1: Consult with California Native American tribes prior to decision-making processes for the purpose
of preserving cultural places located on land within the City’s jurisdiction that may be affected by the proposed
plan, in accordance with State or Federal requirements.
Policy 9.1: Require the developer to obtain a professional, qualified historian to conduct a literature search
and/or survey for any project that entails demolition or modification of an existing structure that may be of
historical value in relation to the City’s cultural heritage.
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Thresholds of Significance
According to Appendix G of the State CEQA Guidelines, the proposed project could have a potentially significant
impacts with respects to cultural resources if it would:
• Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5?
• Cause a substantial adverse change in the significance of an archaeological resource pursuant to §
15064.5?
• Disturb any human remains, including those interred outside of formal cemeteries?
Methodology
The cultural resources program for the project consisted of an institutional records search, an intensive
pedestrian survey of the project site, review of two previously evaluated resources (P-33-007208 and P-33-
017352) within the project site, the assessment of any newly identified resources, and the preparation of a
technical study. The archaeological study conformed to the City of Lake Elsinore guidelines and the statutory
requirements of CEQA and subsequent legislation (Section 15.064.5).
Archaeological Records Search
The records search conducted by the EIC at UCR was reviewed for an area of one mile surrounding the project
site in order to determine the presence of any previously recorded sites. The EIC also provided the standard
review of the NRHP and the Office of Historic Preservation Historic Property Directory. Land patent records
were also reviewed for pertinent project information as well as relevant historical information.
Field Methodology
In accordance with the City of Lake Elsinore CEQA review requirements, an intensive pedestrian
reconnaissance was conducted that employed a series of parallel survey transects spaced at five -meter
intervals to locate any cultural resources within the project. The archaeological survey of the project was
conducted on September 10, 2019. Photographs were taken to document project conditions during the survey.
Ground visibility throughout the property ranged from good within the southern half of the project to poor, as
sense non-native vegetation and prior development obscured the natural ground surface within the northern
half of the project. The survey resulted in the relocation of two previously studied cultural resources (P-33-
007208 and P-33-017352), both of which were previously evaluated as not eligible for the CRHR. Additionally,
a previously unidentified cistern associated with P-33-007208 was located during the survey. All cultural
resources were recorded as deemed necessary to the Office of Historic Preservation’s manual.
Impact Analysis
Impact 4.4-1: Would the project cause a substantial adverse change in the significance of a historical resource
resource as defined in CEQA Guidelines Section 15064.5?
Impact 4.4-2: Would the project cause a substantial adverse change in the significance of an archaeological
resource pursuant to § 15064.5?
An archaeological records search for the project site and the area within a one -mile radius was conducted as
part of the Phase I Cultural Resources Study prepared for the project. The records search identified 20
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resources within one mile of the project site. Among the 20 resources, two (2) of the previously recorded
resources (Sites P-33-007208 and P-33-017352) are located within the project site. Each of these sites is
described below.
Site P-33-007208
Site P-33-007208 was first recorded as a historic single-family residence in 1982 as part of a large county-wide
inventory of historic structures. The recorder estimated a construction date of 1902 and only recorded the
main residence within APN 389-030-018. During the time of recordation the residence was in disrepair and
was evaluated as not eligible for the CRHR. Per a 2006 Phase I Cultural Resources Survey Report that included
the project site and Site P-33-007208, it was recommended that if the resources was to be impacted in the
future, a formal evaluation of the residence should be completed to determine whether it is eligible for either
the CRHR or the NRHP.
In 2008, a survey crew revisited the originally recorded location of P-33-007208 and noted that the residence
had been demolished. Property-specific research revealed that permit was issued by the City of Lake Elsinore
in 2004 to demolish the residence. During the 2008 site reconnaissance, three ancillary features were
identified, which included a two-story water tower, a concrete lined pit, and a brick outdoor chimney. The
chimney and the pit were both identified on the southeast corner of the project site (APN 389-030-018), in the
general location where the residence was located. The water tower was noted approximately 350 feet to the
northwest on APN 389-030-015) along the property line within the neighboring parcel (APN 389 -030-014).
Although the original 1902 residence had been demolished, CRM Tech researched the ownership of the
property and evaluated all the ancillary features, concluding that the site was not eligible for the CRHR.
Site P-33-017352
Site P-33-017352 is a 1931 residence within the relative center of the project (APN 389-030-014). The residence
was documented, researched, and evaluated in 2008, which was found ineligible for listing in the CRHR. During
the survey the presence of a prefabricated home was noted, however it was not evaluated further as the
residence does not meet the age threshold to be considered a historic resource.
Field Survey
An archaeological survey of the project site was conducted on September 10, 2019. The survey of the project
site was an intensive reconnaissance consisting of several parallel survey transects spaced at approximately
five (5) meter intervals. At the time of the survey, the ground cover consisted predominantly of non-native
weeds and grasses. During the survey, an unrecorded cistern was identified within the project site. Based on
visual observation, the cistern appears to have been lined with brick and stone and is approximately five (5) to
six (6) feet in diameter. At the time of the survey, the cistern appeared to be cleared out, indicating it is unlikely
to contain any artifacts; however, two (2) isolated glass bottles were visible within the eastern side wall of the
cistern, alongside broken pieces of mortar. The bottles appeared to be beer or alcohol bottles.
Significance Evaluation
The archaeological survey of the project site and subsequent historical research confirmed the elements of
various structures constructed within the project site over several decades. The historical structures located
on the project site have previously recorded and evaluated as not eligible for listing on the CRHR. Although the
survey identified a cistern that had not been previously recorded, this addition did not affect the evaluation
status of the historical sites. The two sites recorded within the project site (P-33-007208 and P-33-017352) do
not possess the level of integrity or association with historical events or locally important individuals to meet
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the significance criteria under CEQA; therefore, no significant historical or archaeological resources are located
on the project site. The recorded historic sites will be directly impacted by implementation of the project;
however, these impacts are not significant as the affected resources are not significant.
Based on the foregoing analysis, the archeological studies and the literature review, it is highly unlikely that
archaeological resources exist on the project site; however, it is possible for unknown archaeological resources
to be located on the project site. Therefore, the project shall implement Mitigation Measures CULT-1 through
CULT-5. Implementation of CULT-1 through CULT-5 would reduce any potential impact to less than significant.
Mitigation Measures:
CULT-1: Unanticipated Resources. The developer/permit holder or any successor in interest
shall comply with the following for the life of this permit. If during ground disturbance
activities, unanticipated cultural resources are discovered, the following procedures shall be
followed:
1. All ground disturbance activities within 100 feet of the discovered cultural resource
shall be halted until a meeting is convened between the developer, the Project
Archaeologist, the Native American tribal representative(s) from consulting tribes (or
other appropriate ethnic/cultural group representative), and the Community
Development Director or their designee to discuss the significance of the find.
2. The developer shall call the Community Development Director or their designee
immediately upon discovery of the cultural resource to convene the meeting.
3. At the meeting with the aforementioned parties, the significance of the discoveries
shall be discussed and a decision is to be made, with the concurrence of the
Community Development Director or their designee, as to the appropriate mitigation
(documentation, recovery, avoidance, etc.) for the cultural resource.
4. Further ground disturbance shall not resume within the area of the discovery until a
meeting has been convened with the aforementioned parties and a decision is made,
with the concurrence of the Community Development Director or their designee, as
to the appropriate mitigation measures.
CULT-2: Archaeologist/CRMP. Prior to issuance of grading permits, the applicant/developer
shall provide evidence to the Community Development Department that a Secretary of Interior
Standards qualified and certified Registered Professional Archaeologist (RPA) has been
contracted to implement a Cultural Resource Monitoring Program (CRMP) that addresses the
details of all activities that must be completed and procedures that must be followed regarding
cultural resources associated with this project. The CRMP document shall be provided to the
Community Development Director or their designee for review and approval prior to issuance
of the grading permit. The CRMP provides procedures to be followed and are to ensure that
impacts on cultural resources will not occur without procedures that would reduce the impacts
to less than significant. These measures shall include, but shall not be limited to, the following:
Archaeological Monitor - An adequate number of qualified monitors shall be present to ensure
that all earth-moving activities are observed and shall be on-site during all grading activities
for areas to be monitored including off-site improvements. Inspections will vary based on the
rate of excavation, the materials excavated, and the presence and abundance of artifacts and
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features. The frequency and location of inspections will be determined by the Project
Archaeologist, in consultation with the Tribal monitor.
Cultural Sensitivity Training - The Project Archaeologist and a representative designated by the
consulting Tribe(s) shall attend the pre-grading meeting with the contractors to provide
Cultural Sensitivity Training for all Construction Personnel. Training will include a brief review
of the cultural sensitivity of the Project and the surrounding area; what resources could
potentially be identified during earthmoving activities; the requirements of the monitoring
program; the protocols that apply in the event unanticipated cultural resources are identified,
including who to contact and appropriate avoidance measures until the find(s) can be properly
evaluated; and any other appropriate protocols. This is a mandatory training and all
construction personnel must attend prior to beginning work on the project site. A sign-in sheet
for attendees of this training shall be included in the Phase IV Monitoring Report.
Unanticipated Resources - In the event that previously unidentified potentially significant
cultural resources are discovered, the Archaeological and/or Tribal Monitor(s) shall have the
authority to divert or temporarily halt ground disturbance operations in the area of discovery
to allow evaluation of potentially significant cultural resources. The Project Archaeologist, in
consultation with the Tribal monitor(s) shall determine the significance of the discovered
resources. The Community Development Director or their designee must concur with the
evaluation before construction activities will be allowed to resume in the affected area. Before
construction activities are allowed to resume in the affected area, the artifacts shall be
recovered and features recorded using professional archaeological methods.
Phase IV Report - A final archaeological report shall be prepared by the Project archaeologist
and submitted to the Community Development Director or their designee prior to grading
final. The report shall follow County of Riverside requirements and shall include at a minimum:
a discussion of the monitoring methods and techniques used; the results of the monitoring
program including any artifacts recovered; an inventory of any resources recovered; updated
DPR forms for all sites affected by the development; final disposition of the resources including
GPS data; artifact catalog and any additional recommendations. A final copy shall be submitted
to the City, Project Applicant, the Eastern Information Center (EIC), and the Tribe.
CULT-3: Cultural Resources Disposition. In the event that Native American cultural resources
are discovered during the course of grading (inadvertent discoveries), the following
procedures shall be carried out for final disposition of the discoveries:
One or more of the following treatments, in order of preference, shall be employed with the
tribes. Evidence of such shall be provided to the Community Development Department:
1. Preservation-In-Place of the cultural resources, if feasible. Preservation in place means
avoiding the resources, leaving them in the place where they were found with no
development affecting the integrity of the resources.
2. Relocation of the resources on the Project property. The measures for relocation shall
include, at least, the following: Measures and provisions to protect the future reburial
area from any future impacts by means of a deed restriction or other form of
protection (e.g., conservation easement) in order to demonstrate avoidance in
perpetuity.
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Relocation shall not occur until all legally required cataloging and basic recordation
have been completed, with an exception that sacred items, burial goods and Native
American human remains are excluded. Any reburial process shall be culturally
appropriate. Listing of contents and location of the reburial shall be included in the
confidential Phase IV report. The Phase IV Report shall be filed with the City under a
confidential cover and not subject to Public Records Request.
3. If relocation is not agreed upon by the Consulting Tribes then the resources shall be
curated at a culturally appropriate manner at a Riverside County curation facility that
meets State Resources Department Office of Historic Preservation Guidelines for the
Curation of Archaeological Resources ensuring access and use pursuant to the
Guidelines. The collection and associated records shall be transferred, including title,
and are to be accompanied by payment of the fees necessary for permanent curation.
Evidence of curation in the form of a letter from the curation facility stating that
subject archaeological materials have been received and that all fees have been paid,
shall be provided by the landowner to the City. There shall be no destructive or
invasive testing on sacred items, burial goods and Native American human remains.
Results concerning finds of any inadvertent discoveries shall be included in the Phase
IV monitoring report.
CULT 4: Tribal Monitoring. Prior to the issuance of a grading permit, the applicant shall contact
the consulting Native American Tribe(s) that have requested monitoring through consultation
with the City during the AB 52 and/or the SB 18 process (“Monitoring Tribes”). The applicant
shall coordinate with the Tribe(s) to develop individual Tribal Monitoring Agreement(s). A copy
of the signed agreement(s) shall be provided to the City of Lake Elsinore Community
Development Department, Planning Division prior to the issuance of a grading permit. The
Agreement shall address the treatment of any known tribal cultural resources (TCRs) including
the project’s approved mitigation measures and conditions of approval; the designation,
responsibilities, and participation of professional Tribal Monitors during grading, excavation
and ground disturbing activities; project grading and development scheduling; terms of
compensation for the monitors; and treatment and final disposition of any cultural resources,
sacred sites, and human remains/burial goods discovered on the site per the Tribe(s) customs
and traditions and the City’s mitigation measures/conditions of approval. The Tribal Monitor
will have the authority to stop and redirect grading in the immediate area of a find in order to
evaluate the find and determine the appropriate next steps, in consultation with the Project
archaeologist.
CULT-5: Phase IV Report. Upon completion of the implementation phase, a Phase IV Cultural
Resources Monitoring Report shall be submitted that complies with the Riverside County
Planning Department's requirements for such reports for all ground disturbing activities
associated with this grading permit. The report shall follow the County of Riverside Planning
Department Cultural Resources (Archaeological) Investigations Standard Scopes of Work
posted on the County website. The report shall include results of any feature relocation or
residue analysis required as well as evidence of the required cultural sensitivity training for the
construction staff held during the required pre-grade meeting.
Significance after Mitigation: Less-than-significant
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Lake and Mountain Commercial Center Project 4.4-11 The Altum Group
Draft EIR
Impact 4.4-3: Would the project disturb any human remains, including those interred outside of formal
cemeteries?
The project site does not contain a cemetery and no known cemeteries are located within the immediate site
vicinity. Field surveys conducted on the project site did not identify the presence of any human remains and
no human remains are known to exist beneath the surface of the project site. Nevertheless, the remote
potential exists that human remains may be unearthed during grading and excavation activities associated with
project construction. Therefore, the project shall implement Mitigation Measures CULT-6 and CULT-7.
Implementation of CULT-6 and CULT-7 would reduce any potential impact to less than significant.
Mitigation Measures:
CULT-6: Discovery of Human Remains. In the event that human remains (or remains that may
be human) are discovered at the project site during grading or earthmoving, the construction
contractors, project archaeologist and/or designated Native American Monitor shall
immediately stop all activities within 100 feet of the find. The project applicant shall then
inform the Riverside County Coroner and the City of Lake Elsinore Community Development
Department immediately, and the coroner shall be permitted to examine the remains as
required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that
excavation be stopped in the vicinity of discovered human remains and that no further
disturbance shall occur until the Riverside County Coroner has made the necessary findings as
to origin. If human remains are determined to be Native American, the applicant shall comply
with the state law relating to the disposition of Native American burials that fall within the
jurisdiction of the NAHC (PRC Section 5097). The coroner shall contact the NAHC within 24
hours and the NAHC will make the determination of most likely descendant. The most likely
descendant shall then make recommendations and engage in consultation concerning the
treatment of the remains as provided in Public Resource Code Section 5097.98. In the event
that the applicant and the MLD are in disagreement regarding the disposition of the remains.
State law will apply and the mediation process will occur with the NAHC, if requested (see PRC
Section 5097.98(e) and 5097.94(k)).
According to the California Health and Safety Code, six or more human burial at one location
constitutes a cemetery (Section 81 00), and disturbance of Native American cemeteries is a
felony (Section 7052).
CULT-7: Non-Disclosure of Reburial Location. It is understood by all parties that unless
otherwise required by law, the site of any reburial of Native American human remains or
associated grave goods shall not be disclosed and shall not be governed by public disclosure
requirements of the California Public Records Act. The Coroner, pursuant to the specific
exemption set forth in California Government Code 6254 (r), parties, and Lead Agencies, will
be asked to withhold public disclosure information related to such reburial, pursuant to the
specific exemption set forth in California Government Code 6254 (r).
Significance after Mitigation: Less-than-significant
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Cumulative Impacts
This cumulative impact analysis examines development of the proposed Project in conjunction with planned
development and other development projects in the vicinity of the Project site.
As noted above under Threshold 4.4-1, a total of 20 resources within a mile of the project site were identified.
Among the 20 resources, two (2) of the previously recorded resources are located within the subject property.
The first site was identified as P-33-007208 a main residence that was constructed in the year 1902. The second
site was noted as P-33-017352 another residence that was constructed within the project site boundaries. Both
of these residences and their ancillary features were evaluated for eligibility for listing under the CRHR.
Although other development projects in western Riverside County may impact significant historical and
archaeological resources that have the potential to lead to a cumulative effect, due to the lack of significant
historical and archaeological resources on the project site, there is no potential for the Project to contribute
towards a significant cumulative impact to the significance of a historical resource, archaeological resource, or
collection of resources as defined in California Code of Regulations § 15064.5.
Due to mandatory compliance required of all ground-disturbing construction activities with the provisions of
the California Health and Safety Code § 7050.5 as well as Public Resources Code § 5097 et. seq., human remains
would be assured proper treatment if encountered. Because all other development projects within the City of
Lake Elsinore and elsewhere in the region similarly would be required to comply with State law, any cumulative
impact associated with the discovery of human remains would be less than significant.
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Draft EIR
Energy
This section of the Draft Environmental Impact Report (EIR) addresses the potential impacts of the proposed
project on energy resources in accordance with the significance criteria established in Appendix G of the
California Environmental Quality Act (CEQA) Guidelines. This section of the Draft EIR is based on the Energy
Analysis for the Lake and Mountain (Urban Crossroads, 2020) found in Appendix E of this EIR. The following
sections describe the environmental setting for energy, the applicable regulatory framework, potential impacts
of the proposed project, and mitigation measures to reduce potential impacts to a level of less than significant,
as necessary.
Existing Conditions
This section provides an overview of the existing energy conditions in the project region.
Overview
The most recent data for California’s estimated total energy consumption is from 2017 and natural gas
consumption is from 2018, released by the United States (U.S.) Energy Information Administration’s (EIA)
California State Profile and Energy Estimates in 2020 and include:
• Approximately 7,881 trillion British Thermal Unit (BTU) of energy was consumed;
• Approximately 683 million barrels of petroleum;
• Approximately 2,137 billion cubic feet of natural gas;
• Approximately 1 million short tons of coal
The California Energy Commission’s (CEC) Transportation Energy Demand Forecast 2018-2030 was released in
order to support the 2017 Integrated Energy Policy Report. The Transportation energy Demand Forecast 2018-
2030 lays out graphs and data supporting their projections of California’s future transportation energy
demand. The projected inputs consider expected variable changes in fuel prices, income, population, and other
variables. Predictions regarding fuel demand included:
• Gasoline demand in the transportation sector is expected to decline from approximately 15.8 billion
gallons in 2017 to between 12.3 billion and 12.7 billion gallons in 2030
• Diesel demand in the transportation sector is expected to rise, increasing from approximately 3.7
billion diesel gallons in 2015 to approximately 4.7 billion in 2030
o Data from the Department of Energy states that approximately 3.9 billion gallons of diesel fuel
were consumed in 2017
The most recent data provided by the EIA for energy use in California by demand sector is from 2017 and is
reported as follows:
• Approximately 40.3% transportation;
• Approximately 23.1% industrial;
• Approximately 18.0% residential; and
• Approximately 18.7% commercial
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In 2018, total system electric generation for California was 285,488 gigawatt hours (GWh). California's massive
electricity in-state generation system generated approximately 194,842 GWh which accounted for
approximately 68% of the electricity it uses; the rest was imported from the Pacific Northwest (14%) and the
U.S. Southwest (18%). Natural gas is the main source for electricity generation at 47% of the total in -state
electric generation system power as shown in Table 4.5-1, below.
Table 4.5-1 - Total Electricity System Power (California 2018)
Fuel Type
California In-
State
Generation
Percent of
California
In-State
Northwest
Imports
(GWh)
Southwest
Imports
(GWh)
California
Power Mix
(GWh)
Percent
California
Power Mix
Coal 294 0.15% 399 8,740 9,433 3.30%
Large Hydro 22,096 11.34% 7,418 985 30,499 10.68%
Natural Gas 90,691 46.54% 49 8,904 99,644 34.91%
Nuclear 18,268 9.38% 0 7,573 25,841 9.05%
Oil 35 0.02% 0 0 35 0.01%
Other 430 0.22% 0 9 439 0.15%
Renewables 63,028 32.35% 14,074 12,400 89,502 31.36%
Biomass 5,909 3.03% 772 26 6,707 2.35%
Geothermal 11,528 5.92% 171 1,269 12,968 4.54%
Small Hydro 4,248 2.18% 334 1 4,583 1.61%
Solar 27,265 13.99% 174 5,094 32,533 11.40%
Wind 14,078 7.23% 12,623 6,010 32,711 11.46%
Unspecified Sources
of Power
N/A N/A 17,576 12,519 30,095 10.54%
Total 194,842 100% 39,517 51,130 285,488 100%
Source: https://www.energy.ca.gov/almanac/electricity_data/total_system_power.html
Electricity
Electricity is provided to the project by Southern California Edison (SCE). SCE derives electricity from varied
sources including natural gas, coal, nuclear, biomass, geothermal, solar, wind, and hydroelectric. Table 4.5-2,
below, identifies SCE’s specific proportional shares of electricity sources in 2018. As indicated in Table 4.5-2,
the 2018 SCE Power Mix lists renewable energy as 36% of the overall energy resources. Power content mixes
are generally released in July each year, though 2019 data is not available at this time.
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Table 4.5-2 - SCE 2018 Power Content Mix
Energy Resources 2018 SCE Power Mix
Eligible Renewable 36%
Biomass & waste 1%
Geothermal 8%
Eligible Hydroelectric 1%
Solar 13%
Wind 13%
Coal 0%
Large Hydroelectric 4%
Natural Gas 17%
Nuclear 6%
Other 0%
Unspecified Sources of power* 37%
Total 100%
* "Unspecified sources of power" means electricity from transactions that are not traceable to specific generation sources.
Natural Gas
The project site is located within the service area of the Southern California Gas Company (SoCalGas) which is
regulated by the California Public Utilities Commission (CPUC). The CPUC regulates natural gas utility service
for approximately 11 million customers and oversees utility purchases and transmission of natural gas to
ensure reliable and affordable natural gas deliveries to existing and new consumers throughout the State of
California. Natural gas is available from a variety of in‐state and out‐of‐state sources and is provided
throughout the state in response to market supply and demand. Complementing available natural gas
resources, biogas may soon be available via existing delivery systems, thereby increasing the availability and
reliability of resources in total. The CPUC oversees utility purchases and transmission of natural gas to ensure
reliable and affordable natural gas deliveries to existing and new consumers throughout the State.
Transportation Energy Resources
The project would generate additional vehicle trips with resulting consumption of energy resources,
predominantly gasoline and diesel fuel. In March 2019, the Department of Motor Vehicles (DMV) identified
36.4 million registered vehicles in California, and those vehicles consume an estimated 17.8 billion gallons of
fuel each year. Gasoline (and other vehicle fuels) are commercially provided commodities and would be
available to the project patrons and employees via commercial outlets.
California’s on-road transportation system includes 394,383 land miles, more than 27.5 million passenger
vehicles and light trucks, and almost 8.1 million medium- and heavy-duty vehicles. While gasoline consumption
has been declining since 2008 it is still by far the dominant fuel. Petroleum comprises about 91% of all
transportation energy use, excluding fuel consumed for aviation and most marine vessels. Nearly 17.8 billion
gallons of on-highway fuel are burned each year, including 14.6 billion gallons of gasoline (including ethanol)
and 3.2 billion gallons of diesel fuel (including biodiesel and renewable diesel). In 2019, Californians also used
194 million cubic feet of natural gas as a transportation fuel, or the equivalent of 183 billion gallons of gasoline.
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Draft EIR
Regulatory Setting
Federal Regulations
The Intermodal Surface Transportation Efficiency Act of 1991 (ISTEA)
The Intermodal Surface Transportation Efficiency Act of 1991 (ISTEA) promoted the development of inter‐
modal transportation systems to maximize mobility as well as address national and local interests in air quality
and energy. ISTEA contained factors that Metropolitan Planning Organizations (MPOs) were to address in
developing transportation plans and programs, including some energy‐related factors. To meet the new ISTEA
requirements, MPOs adopted explicit policies defining the social, economic, energy, and environmental values
guiding transportation decisions.
The Transportation Equity Act for the 21st Century (TEA‐21)
The Transportation Equity Act for the 21st Century (TEA‐21) was signed into law in 1998 and builds upon the
initiatives established in the ISTEA legislation, discussed above. TEA‐21 authorizes highway, highway safety,
transit, and other efficient surface transportation programs. TEA‐21 continues the program structure
established for highways and transit under ISTEA, such as flexibility in the use of funds, emphasis on measures
to improve the environment, and focus on a strong planning process as the foundation of good transportation
decisions. TEA‐21 also provides for investment in research and its application to maximize the performance of
the transportation system through, for example, deployment of Intelligent Transportation Systems, to help
improve operations and management of transportation systems and vehicle safety.
State Regulations
Integrated Energy Policy Report
Senate Bill 1389 (Bowen, Chapter 568, Statutes of 2002) requires the CEC to prepare a biennial integrated
energy policy report that assesses major energy trends and issues facing the state’s electricity, natural gas, and
transportation fuel sectors and provides policy recommendations to conserve resources; protect the
environment; ensure reliable, secure, and diverse energy supplies; enhance the state’s economy; and protect
public health and safety (Public Resources Code § 25301a]). The California Energy Commission prepares these
assessments and associated policy recommendations every two years, with updates in alternate years, as part
of the Integrated Energy Policy Report.
The 2019 IEPR was adopted January 31, 2020, and continues to work towards improving electricity, natural
gas, and transportation fuel energy use in California. The 2019 IEPR focuses on a variety of topics such as the
environmental performance of the electricity generation system, landscape-scale planning, the response to
the gas leak at the Aliso Canyon natural gas storage facility, transportation fuel supply reliability issues, updates
on Southern California electricity reliability, methane leakage, climate adaptation activities for the energy
sector, climate and sea level rise scenarios, and the California Energy Demand Forecast. The 2020 IEPR Update
is currently in progress but is not anticipated to be adopted until February 2021.
State of California Energy Plan
The CEC is responsible for preparing the State Energy Plan, which identifies emerging trends related to energy
supply, demand, conservation, public health and safety, and the maintenance of a healthy economy. The Plan
calls for the state to assist in the transformation of the transportation system to improve air quality, re duce
congestion, and increase the efficient use of fuel supplies with the least environmental and energy costs. To
further this policy, the plan identifies a number of strategies, including assistance to public agencies and fleet
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Draft EIR
operators and encouragement of urban designs that reduce Vehicle Miles Traveled (VMT) and accommodate
pedestrian and bicycle access.
California Code Title 24, Part 6, Energy Efficiency Standards
California Code of Regulations (CCR) Title 24 Part 6: California’s Energy Efficiency Standards for Residential and
Nonresidential Buildings, was first adopted in 1978 in response to a legislative mandate to reduce California’s
energy consumption. The standards are updated periodically to allow consideration and possible incorporation
of new energy efficient technologies and methods. Energy efficient buildings require less electricity; therefore,
increased energy efficiency reduces fossil fuel consumption and decreases greenhouse gas (GHG) emissions.
The 2019 version of Title 24 was adopted by the CEC and became effective on January 1, 2020 and as such is
applicable to building permit applications submitted on or after that date. The 2019 Title 24 standards require
solar PV systems for new homes, establish requirements for newly constructed healthcare facilities, encourage
demand responsive technologies for residential buildings, and update indoor and outdoor lighting for
nonresidential buildings. The CEC anticipates that single-family homes built with the 2019 standards will use
approximately 7% less energy compared to the residential homes built under the 2016 standards. Additionally,
after implementation of solar PV systems, homes built under the 2019 standards will about 53% less energy
than homes built under the 2016 standards. Nonresidential buildings will use approximately 30% less energy
due to lighting upgrades.
California’s Renewable Portfolio Standard (RPS)
First established in 2002 under Senate Bill (SB) 1078, California’s Renewable Portfolio Standards (RPS) requires
retail sellers of electric services to increase procurement from eligible renewable resources to 33 percent of
total retail sales by 2020.
AB 1493 Pavley Regulations and Fuel Efficiency Standards
California AB 1493, enacted on July 22, 2002, required CARB to develop and ado pt regulations that reduce
GHGs emitted by passenger vehicles and light duty trucks. Under this legislation, CARB adopted regulations to
reduce GHG emissions from non-commercial passenger vehicles (cars and light-duty trucks). Although aimed
at reducing GHG emissions specifically, a co-benefit of the Pavley standards is an improvement in fuel efficiency
and consequently a reduction in fuel consumption.
SB 350 – Clean Energy and Pollution Reduction Act of 2015
In October 2015, the legislature approved, and the Governor signed, SB 350, which reaffirms California’s
commitment to reducing its GHG emissions and addressing climate change. Key provisions include an increase
in the renewables portfolio standard (RPS), higher energy efficiency requirements for buildings, initial
strategies towards a regional electricity grid, and improved infrastructure for electric vehicle charging stations.
Specifically, SB 350 requires the following to reduce statewide GHG emissions:
• Increase the amount of electricity procured from renewable energy sources from 33 percent to 50
percent by 2030, with interim targets of 40 percent by 2024, and 45 percent by 2027.
• Double the energy efficiency in existing buildings by 2030. This target will be achieved through the
CPUC, the CEC, and local publicly owned utilities.
• Reorganize the Independent System Operator (ISO) to develop more regional electricity transmission
markets and to improve accessibility in these markets, which will facilitate the growth of renewable
energy markets in the western United States.
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City of Lake Elsinore Regulations
City of Lake Elsinore Climate Action Plan
The City of Lake Elsinore developed their climate action plan in 2011. The City of Lake Elsinore Climate Action
Plan (CAP) sets service level based GHG emission reductions targets and provides the City GHG reduction goals
beyond 2020 to 2030.
Chapter 5 of the CAP contains measures that promote energy efficiency and renewable energy for municipal
operations and the community.
Thresholds of Significance
According to Appendix G of the CEQA Guidelines, the proposed project could have a potentially significant
impact with respect to energy if it would:
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project construction or operation.
b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency.
Methodology
Information from the California Emissions Estimator Model (CalEEMod) 2016.3.2 outputs for the Air Quality
Impact Analysis prepared for the project (Appendix B) was utilized in this analysis, detailing project related
construction equipment, transportation energy demands, and facility energy demands.
California Emissions Estimator Model
On October 17, 2017, the SCAQMD, in conjunction with the California Air Pollution Control Officers Association
(CAPCOA) and other California air districts, released the latest version of the CalEEMod v2016.3.2. The purpose
of this model is to calculate construction-source and operational-source criteria pollutant (VOCs, NOX, SOX,
CO, PM10, and PM2.5) and GHG emissions from direct and indirect sources as well as energy usage.
Accordingly, the latest version of CalEEMod has been used to determine the proposed project’s anticipated
transportation and facility energy demands. Output from the model runs for construction and operational
activity are provided in Appendix 4.1 of the Energy Analysis (Appendix E).
Emission Factors Model
On August 19, 2019, the EPA approved the 2017 version of the Emission Factor model (EMFAC) web database
for use in State Implementation Plan and transportation conformity analyses. EMFAC2017 is a mathematical
model that was developed to calculate emission rates, fuel consumption, and VMT from motor vehicles that
operate on highways, freeways, and local roads in California and is commonly used by the CARB to project
changes in future emissions from on-road mobile sources. This Energy Analysis utilizes summer, winter, and
annual EMFAC2017 emission factors in order to derive vehicle emissions associated with project operational
activities, which vary by season.
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Impact Analysis
Impact 4.5-1: Would the project result in potentially significant environmental impact due to wasteful,
inefficient, or unnecessary consumption of energy resources, during project construction or operation?
Construction Energy Use
The anticipated construction schedule assumes that the proposed project would be constructed over an
approximately 14-month period, and would require site preparation, grading, building construction, paving,
and architectural coating during construction. Energy consumed during the construction period would be
required for the manufacture and transportation of building mate rials and for preparation of the project site
for grading activities and building construction. Petroleum fuels (e.g., diesel, gasoline) would be the primary
sources of energy for these activities.
In general, the construction processes promote conservation and efficient use of energy by reducing raw
materials demands, with related reduction in energy demands associated with raw materials extraction,
transportation, processing and refinement. Use of materials in bulk reduces energy demands associated with
preparation and transport of construction materials as well as the transport and disposal of construction waste
and solid waste in general, with corollary reduced demands on area landfill capacities and energy consumed
by waste transport and landfill operations.
Therefore, construction activities are not anticipated to result in an inefficient use of energy, as gasoline and
diesel fuel would be supplied by construction contractors who would conserve the use of their supplies to
minimize their costs constructing the project. Energy usage on the project site during construction would be
temporary in nature and would be relatively small in comparison to the State’s available energy sources;
therefore, construction energy impacts would be less than significant and no mitigation would be required.
Operational Energy Use
Energy consumption in support of or related to project operations would include transportation energy
demands (energy consumed by employee and patron vehicles accessing the project site) and facilities energy
demands (energy consumed by building operations and site maintenance activities).
Transportation Energy Demands
Energy that would be consumed by proposed project‐generated traffic is a function of total VMT and the
estimated vehicle fuel economies of vehicles accessing the project site. The following analysis is consistent
with CalEEMod, EMFAC, and the Caltrans ITS Transportation Project-Level Carbon Monoxide Protocol.
As described in the Energy Analysis (Appendix E), annual vehicular trips and related VMT generated by the
operational of the project would result in an estimated 171,341 gallons of fuel consumption per year for light
duty automobiles (LDAs) for the year 2021.
Fuel would be provided by current and future commercial vendors. Trip generation and VMT generated by the
project are consistent with other commercial uses of similar scale and configuration, as reflected respectively
in the Institute of Transportation Engineers (ITE) Trip Generation Manual (10th Ed., 2017), and CalEEMod.
Therefore, the project does not propose uses or operations that would inherently result in excessive and
wasteful vehicle trips and VMT, nor associated excess and wasteful vehicle energy consumption.
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Draft EIR
Enhanced fuel economies realized pursuant to federal and state regulatory actions, and related transition of
LDAs to alternative energy sources (e.g., electricity, natural gas, biofuels, hydrogen cells) would likely decrease
future gasoline fuel demands per VMT. Location of the project proximate to regional and local roadway
systems tends to reduce VMT within the region, acting to reduce regional vehicle energy demands. The project
would implement sidewalks, facilitating and encouraging pedestrian access. Facilitating pedestrian and bicycle
access would reduce VMT and associated energy consumption. In compliance with the California Green
Building Standards Code, the project would promote the use of bicycles as an alternative mean of
transportation by providing short-term and/or long-term bicycle parking accommodations. As supported by
the preceding discussions, project transportation energy consumption would not be considered inefficient,
wasteful, or otherwise unnecessary.
Facility Energy Demands
As described in the Energy Analysis (Appendix E), project facility operational energy demands are estimated
at: 2,021,438 kBTU/year of natural gas; and 392,632 kWh/year of electricity. Natural gas would be supplied to
the project by SoCalGas; and electricity would be supplied by SCE. The project proposes conventional
commercial uses reflecting contemporary energy efficient/energy conserving designs and operational
programs. Uses proposed by the project are not inherently energy intensive, and the project energy demands
in total would be comparable to, or less than, other commercial projects of similar scale and configuration.
Implementation of existing regulations requiring efficient use of energy, including required Title 24 standards
will ensure that the project energy demands would not be considered inefficient, wasteful, or otherwise
unnecessary.
Based on the foregoing analysis, the proposed project would result in a less than significant associated with
wasteful, inefficient, or unnecessary consumption of energy resources, during both the construction and
operation phases of the project.
Mitigation Measure: None required
Significance after Mitigation: Less- than-significant
Impact 4.5-2: Would the project conflict with or obstruct a state or local plan for renewable energy or energy
efficiency?
The project’s consistency with the applicable state and local plans is discussed below.
Consistency with IEPR
Electricity would be provided to the project by SCE and natural gas is provided by SoCalGas. SCE’s Clean Power
and Electrification Pathway (CPEP) white paper and SoCalGas 2018 Corporate Sustainability Report builds on
existing state programs and policies. As such, the project is consistent with, and would not otherwise interfere
with, nor obstruct implementation the goals presented in the 2019 IEPR.
Additionally, the project will comply with the applicable Title 24 standards which would ensure that the project
energy demands would not be inefficient, wasteful, or otherwise unnecessary. As such, development of the
proposed project would support the goals presented in the 2019 IEPR.
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Consistency with State of California Energy Plan
The project site is located along major transportation corridors with proximate access to the Interstate freeway
system which would serve to reduce VMT in the project’s service area. Additionally, the project site is
consistent with the existing retail/commercial land use and general commercial zoning designation. Therefore,
the project is consistent with, and would not otherwise interfere with, nor obstruct implementation of the
State of California Energy Plan.
Consistency with California Code Title 24, Part 6, Energy Efficiency Standards
The 2019 version of Title 24 was adopted by the CEC and became effective on January 1, 2020. The analysis
herein assumes compliance with the 2019 Title 24 Standards.
Consistency with RPS
California’s Renewable Portfolio Standard is not applicable to the project as it is a statewide measure that
establishes a renewable energy mix. No feature of the project would interfere with implementation of the
requirements under RPS.
Consistency with AB 1493
AB 1493 is not applicable to the project as it is a statewide measure establishing vehicle emissions standards.
No feature of the project would interfere with implementation of the requirements pursuant to AB 1493.
Consistency with SB 350
This measure is not directly applicable to development projects, however the proposed project would use
energy provided by SCE, which has committed to diversify its portfolio of energy sources by increasing energy
from wind and solar sources. No feature of the project would interfere with implementation of SB 350. Refer
to Tables 3-2 and 3.3 in the Greenhouse Gas Analysis Report for an analysis of the project’s consistency with
SB 350.
Consistency with City of Lake Elsinore CAP
The project would implement energy-saving features and operational programs, consistent with the reduction
measures set forth in the City of Lake Elsinore CAP.
Based on the foregoing analysis, implementation of the proposed project would not project conflict with or
obstruct a state or local plan for renewable energy or energy efficiency.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant.
Cumulative Impacts
The proposed project and cumulative development projects would be required to comply with all of the same
applicable federal, State, and local regulatory measures aimed at reducing fossil fuel consumption and the
conservation of energy. Accordingly, the project would not cause or contribute to a significant cumulatively-
considerable impact related to conflicts with a State or local plan for renewable energy or energy efficiency.
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4.6 GEOLOGY AND SOILS
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Geology and Soils
This section of the Draft Environmental Impact Report (EIR) is based on information from the Initial
Geotechnical Engineering Investigation Report prepared by Earth Strata Geotechnical Services, Inc. (September
2019) and included as Appendix F to this EIR. The section identifies the existing geology, soils and seismicity
environment in the project vicinity, potential impacts that could be created by the project, and recommend s
mitigation measures to reduce impacts to a less than significant level.
Environmental Setting
Regional Conditions
The project site is regionally located in the Peninsular Ranges Geomorphic Province of California. These ranges
are characterized by northwest trending steep mountain ranges that are separated by sediment filled
elongated valleys. Within the regional area of the project faults are present which include the San Jacinto Fault,
Newport-Inglewood, and the Whittier-Elsinore Fault that are associated with and subparallel to the San
Andreas Fault. Near the project site are the Santa Ana Mountains that borders the west side of the Elsinore
Fault while the Perris Block forms the other side of the fault zone to the east. In addition, the Perris Block is
bounded to the east by the San Jacinto Fault. The Los Angeles basin forms part of a northerly dipping blind
thrust fault at the boundary between the Peninsular Ranges Province and the Transverse Range Province.
The Peninsular Ranges Province consist of Pre-Cretaceous, metasedimentary, and metavolcanic rocks and
cretaceous plutonic rock of the Southern California Batholith. The low-lying areas are primarily comprised of
Tertiary and Quaternary non-marine alluvial sediments consisting of alluvial deposits, sandstones, claystones,
siltstones, conglomerates, and occasional volcanic units.
Local Geology
The earth materials on the project site are primarily comprised of Quaternary Young Alluvial Valley materials
as was determined during the subsurface explorations associated with the Preliminary Geotechnical
Investigation, the Quaternary Young Alluvial Valley deposits were encountered to the maximum depth of 16.5
feet. These alluvial deposits were found to consist predominately of interlayered yellow brown to dark yellow
brown, fine to coarse grained silty sand, and occasional sandy silt. Further, these deposits were generally noted
to be in a dry to slightly moist, dense to very dense state.
Regional Faults
The project site is located in a seismically active region that as a result can be prone to significant ground
shaking that could impact the project site within the design life of the proposed project. Southern California is
dominated by northwest-trending faults that are associated with the San Andreas Fault System, which is
responsible for most of the right lateral movement associated with the relative motion between the Pacific
and North American tectonic plates. As previously mentioned, active faults within the system include the San
Jacinto Fault, Newport-Inglewood, San Andreas Fault, and the Whittier-Elsinore Fault.
According to the Preliminary Geotechnical Investigation, there are no active faults projecting through the
project site. In addition, the project site in not located within an Alquiest-Priolo Earthquake Fault Zone, which
restricts the construction of new habitable structures across identifiable traces of known active faults.
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Draft EIR
However, the County Fault Zone establishes that the Glen Ivy Fault Zones does trend northwest to southeast
at the bottom half of the subject sites.
An active fault is defined by the State of California as having surface displacement within the past 11,000 years
or during the Holocene geologic time period. Based on review of regional geologic maps and applicable
computer programs (USGS 2008 Interactive Deaggregation, Caltrans ARS online, and USGS Earthquake Hazard
Programs), the Preliminary Geotechncial Investigation found that the Elsinore Fault, which is approximately
0.2 mile from the project site, is the closest known active fault anticipated to produce the highest ground
accelerations, with an anticipated maximum modal magnitude of 7.7.
Liquefaction and Lateral Spreading
Liquefaction occurs as a result of a substantial loss of shear strength or shearing resistance in loose, saturated,
cohesionless earth materials subjected to earthquake induced ground shaking. Potential impacts from
liquefaction include loss of bearing capacity, liquefaction related settlement, lateral movements, and surface
manifestation such as sand boils. Seismically induced settlement occurs when loose sandy soils become denser
when subjected to shaking during an earthquake. The three factors determining whether a site is likely to be
subject to liquefaction include seismic shaking, type and consistency of earth materials, and groundwater level.
The Preliminary Geotechnical Investigation found the potential liquefaction and lateral spreading to be low
across the project site.
Landslides
Topographic relief at the project site is relatively low with the terrain being generally sloping to flat. During the
onsite survey associated with the Preliminary Geotechnical Investigation, landslide debris was not observed
and no ancient landslides are known to exist on the project site. In addition, no landslides are known to exist,
or have been mapped in the vicinity of the project site.
Earthquake Induced Flooding/Seiches/Tsunamis
Seismically induced flooding is normally a consequence of a tsunami (seismic sea wave), a seiche (i.e., a wave-
like oscillation of surface water in an enclosed basin that may be initiated by a strong earthquake) or failure of
a major reservoir or retention system up gradient of the site. Since the project site is at an elevation of more
than 1,400 feet above mean sea level and is located more than 30 miles inland from the nearest coastline of
the Pacific Ocean, the potential for seismically induced flooding due to a tsunami is considered nonexistent.
Since no enclosed bodies of water lie adjacent to or up gradient of the site, the likelihood for induced flooding
due to a dam failure or a seiche overcoming the dam’s freeboard is considered nonexistent.
Settlement
Seismically induced settlement occurs when loose sandy soils become denser when subjected to shaking
during an earthquake. Based on the settlement characteristics of the earth materials that underlie the project
site, the Preliminary Geotechnical Investigation concluded that the maximum total settlement would be less
than approximately ¾ inch. It is anticipated that the majority of the settlement would occur during construction
or shortly after the initial application of loading.
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Draft EIR
Regulatory Setting
Federal
Earthquake Hazards Reduction Act
The Earthquake Hazards Reduction Action of 1977 is a statute formulating a notional policy that would assist
in diminishing the immediate danger of earthquakes in the United States. In order for this to be effective, the
Act established the National Earthquake Hazards Reduction Program (NEHRP), which improved understanding,
characterization and prediction of hazards and vulnerabilities, improvement of building codes and land use
practices, risk reduction through post-earthquake investigations and education, development and
improvement of design and construction techniques, improvement of mitigation capacity, and accelerated
application of research results.
State
California Building Code
The California Building Code (CBC) is the building Code for the State of California, and Title 24 of the California
Code of Regulations (CCR). The Building Code is maintained by the California Building Standards Commission,
which oversees processes related to the California Building codes by California Building Standards Law. Title 24
establishes several criteria that sets standards adopted by states based on national model codes, national
model codes adapted to meet California conditions. The purpose of the CBC is to establish these standards for
the protection of public health, safety and general welfare. This is done through structural strength, means of
egress, and general stability by regulating and controlling the design, construction, quality of materials, use
and occupancy, location, and maintenance of all building and structures within its jurisdiction.
Paleontological Resources
Paleontological resources are also afforded protection pursuant to the CEQA. Appendix G (Part V) of the CEQA
Guidelines provides guidance relative to significant impacts on paleontological resources, stating that a project
will normally result in a significant impact on the environment if it will “…disrupt or adversely affect a
paleontological resource or site or unique geologic feature, except as part of a scientific study.” Section 5097.5
of the Public Resources Code specifies that any unauthorized removal of paleontological remains is a
misdemeanor. Further, the California Penal Code Section 622.5 sets the penalties for the damage or removal
of paleontological resources.
City of Lake Elsinore Regulations
City of Lake Elsinore Municipal Code
Title 15 (Buildings and Construction)
The City of Lake Elsinore has incorporated into their code Title 15, Buildings and Construction, which sets
chapters related to the regulation of all buildings and constructions for projects that are within the City. This
chapter sets minimum standards that include specific requirements for seismic safety, excavation, foundations,
retaining walls and site demolition. In addition to this, it also regulates grading activities including drainage and
erosion control.
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Draft EIR
City of Lake Elsinore General Plan
Public Safety and Welfare Element
Goal 6: Minimize the risk of loss of life, injury, property damage, and economic and social displacement due to
seismic and geological hazards resulting from earthquakes and geological constraints.
Policy 6.1: Encourage the pursuit of federal and state programs that assist in the seismic upgrading of buildings
to meet building and safety codes.
Policy 6.2: Continue to require Alquist-Priolo and other seismic analyses be conducted for new development
to identify the potential for ground shaking, liquefaction, slope failure, seismically induced landslides,
expansion and settlement of soils, and other related geologic hazards for areas of new development in
accordance with the Fault Rupture Hazard Overlay District adopted by the City of Lake Elsinore Zoning Code.
The City may require site-specific remediation measures during permit review that may be implemented to
minimize impacts in these areas.
Threshold of Significance
According to Appendix G of the CEQA Guidelines, the proposed project could have a potentially significant
impact with respect to geology, soils and seismicity if it would:
1. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury,
or death, involving:
a. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other
substantial evidence of a known fault.
b. Strong seismic ground shaking
c. Seismic-related ground failure, including liquefaction
d. Landslides.
2. Result in substantial soil erosion or the loss of topsoil.
3. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the
project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction,
or collapse.
4. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating
substantial risks to life or property.
5. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Methodology
The determination for geology and soils analysis for this project is based on a review of existing literature as
well as the Preliminary Geotechnical Interpretive Report prepared by Earth Strata Geotechnical Services, Inc.,
and included as Appendix F of this EIR. The assessment presents field exploration, findings, conclusions and
recommendations, and seismic design considerations based on the analysis in the geotechnical report.
Additional resources reviewed include the City’s General Plan, General Plan EIR, and the California Department
of Conservation. The sections that follow describe the identified impacts and the measures that would be
incorporated to mitigate significant impacts.
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Draft EIR
Impact Analysis
Impact 4.6-1a: Would the project result in exposure people or structure to potential substantial adverse
effects, including the risk of loss, injury or death involving rupture of a known fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based
on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication
42?
The project is located in a seismically active region and as a result, significant ground shaking will likely impact
the project site within the design life of the proposed project. The geologic structure of the entire southern
California area is dominated by northwest-trending faults associated with the San Andreas Fault system, which
accommodates for most of the right lateral movement associated with the relative motion between the Pacific
and North American tectonic plates.
As was concluded in the Preliminary Geotechnical Investigation (Appendix F), no active faults are known to
project through the project site and the site is not located within an Alquist-Priolo Earthquake Fault Zone,
which was established by the State of California to restrict the construction of new habitable structures across
identifiable traces of known active faults. Although no Alquist-Priolo Fault Zones are located within the project
site, the County Fault Zone established for the Glen Ivy Fault Zone does trend northwest to southeast through
the southwest portion of the project site; however, fault investigations with trenching and subsequent
geotechnical mapping found no evidence of faulting near the project site. To date, no faults have been
identified by previous fault zone studies.
Based on review of regional geologic maps and applicable computer programs, the Elsinor e Fault with an
approximate source to project site distance of approximately 0.2 mile is the closest known active fault
anticipated to produce the highest ground accelerations, with an anticipated maximum modal magnitude of
7.7. Although the project site is near an active fault, all structures associated with the proposed project are
required to be designed and constructed to resist the effects of seismic activity as provided in the California
Building Standards Code Title 24 (CALGreen) and Title 15, Buildings and Construction, of the City of Lake
Elsinore Municipal Code. Compliance with applicable requirements of CALGreen and the City of Lake Elsinore,
which are designed to attenuate the effects of strong ground shaking, would be assured through City review
of grading and building permits which would ensure that seismic ground shaking effects are attenuated. The
requirements identified in the CALGreen regulations are designed to ensure that buildings are able to
withstand the levels of seismic groundshaking to which the proposed project would be subject. Accordingly,
the project would result in a less than significant impact associated with seismically-induced ground shaking
and mitigation is not required.
Based on the foregoing analysis, the proposed project would result in less than significant impacts associated
with the exposure of people or structures to potential substantial adverse effects, including the risk of loss,
injury or death involving rupture of a known fault.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant.
Impact 4.6-1b: Would the project result in exposure people or structure to potential substantial adverse
effects, including the risk of loss, injury or death involving strong seismic ground shaking?
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Draft EIR
As previously mentioned under Impact 4.6-1, the project site is located in seismically active region which can
result in significant ground shaking; however, there are no active faults within the project site. Based on review
of regional geologic maps and applicable computer programs, the Elsinore Fault with an approximate source
to project site distance of 0.2 mile is the closest known active fault anticipated to produce the highest ground
accelerations, with an anticipated maximum modal magnitude of 7.7.
The design and construction of the proposed project would be subject to the mandatory requirements and
standards of the California Building Standards Code Title 24 (CALGreen) and Title 15, Buildings and
Construction, of the City of Lake Elsinore Municipal Code, which are designed to attenuate the effects of strong
ground shaking. Compliance with applicable requirements of CALGreen and the City of Lake Elsinore would be
assured through City review of grading and building permits which would ensure that seismic ground shaking
effects are attenuated. The requirements identified in the CALGreen regulations are designed to ensure that
buildings are able to withstand the levels of seismic groundshaking to which the proposed project would be
subject. Accordingly, the project would have a less than significant impact associated with seismically-induced
ground shaking and mitigation is not required.
Based on the foregoing analysis, the proposed project would result in less than significant impacts associated
with strong seismic groundshaking.
Mitigation Measures: None required
Significance after Mitigation: Less-than-significant.
Impact 4.6-1c: Would the project result in exposure people or structure to potential substantial adverse
effects, including the risk of loss, injury or death involving seismic-related ground failure, including
liquefaction?
The City of Lake Elsinore has identified areas known and suspected of liquefaction hazard in Figure 3.4 of the
City’s General Plan. The project site is identified within Figure 3.4 as located within an areas of moderate risk
for liquefaction; the Preliminary Geotechnical Investigation prepared for the project site, indicates that the
potential for earthquake induced liquefaction and lateral spreading at the proposed site is considered very low
to remote. This is due to the relatively low groundwater level and the dense nature of the deeper onsite earth
materials. Therefore, the proposed project would result in impacts associated with the potential for seismic-
related ground failure such as liquefaction that would be less than significant.
Mitigation Measures: None required
Significance after Mitigation: Less-than-significant.
Impact 4.6-1d: Would the project result in exposure people or structure to potential substantial adverse
effects, including the risk of loss, injury or death involving landslides?
According to the California Department of Conservation (CDC) landslide inventory, the propo sed project is
located in the Alberhill Quadrangle; however, no landslide information is available for the project site. The
Preliminary Geotechnical Investigation prepared for the project site indicated that landslide debris was not
observed during the subsurface exploration and no ancient landslides are known to exist on the site. No
landslides are known to exist, or have been mapped, in the vicinity of the project site. Additionally the project
site is relatively flat. Therefore, the proposed project would result in an impact that would be less than
significant and no mitigation is required.
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Draft EIR
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant.
Impact 4.6-2: Would the project result in substantial soil erosion or the loss of topsoil?
The project site is comprised of approximately 5.63 acres of largely undeveloped land that has not been graded.
The project site is currently sitting on a slope with elevations that range from approximately 1,480 to 1,520
feet above mean sea level (msl), for a difference of about +/- 40 feet across the entire site. Currently, drainage
within the project site generally flows to the east. In addition, the project site currently has sparse vegetation
onsite that includes trees including both eucalyptus and pepper trees as well as areas of exposed soil.
Development of the project site would remove the existing vegetation during the grading and construction
process. This process would expose the underlying soils, increasing the rate of water runoff, which would
increase erosion susceptibility that would result in potential short-term soil erosion impacts. However, during
construction, erosion control best management practices (BMPs) would be incorporated as part of a Storm
Water Pollution Prevention Plan (SWPPP) prepared in compliance with the National Pollutant Discharge
Elimination System (NPDES) Construction General Permit. The BMPs incorporated would assist in preventing
the exposure of soils to wind and water and reduce the threat of erosion during the construction phase. The
City’s Engineering Department will also review the SWPPP and the BMPs for compliance prior to the issuance
of a building and grading permit. Therefore, with implementation of the above requirements, erosion related
to construction activities would be less than significant.
Following construction, wind and water erosion on the project site would be minimized, as the areas disturbed
during construction would be landscaped or covered with impervious surfaces (i.e., building foundations and
paved parking areas). Only nominal areas of exposed soil, if any, would occur in the project site’s landscaped
areas. The only potential for erosion effects to occur during project operation would be indirect effects from
stormwater discharged from the project site. As discussed in the Hydrology Report (Appendix K) prepared for
the proposed project, runoff from the project site during operational conditions was calculated to be 16%
higher than the existing condition. The excess runoff from the project site would be retained and filtered on-
site via biofiltration with underdrain. Retention of excess stormwater would ensure that indirect effects from
stormwater discharge do not result in substantial erosion or topsoil loss; therefore, impacts associated with
erosion related to operation of the proposed project would be less than significant. No mitigation is required.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant.
Impact 4.6-3: Would the project be located on a geologic unit or soil that is unstable, or that would become
unstable as a result of the project, and potentially result in on - or off-site landslide, lateral spreading,
subsidence, liquefaction, or collapse?
As discussed above under Impact 4.6-1c and 4.6-1d, impacts associated with liquefaction and lateral spreading,
and landslides would be less than significant. Additionally, risk factors associated with collapse due to seismic
instability is discussed in Impact 6.6-1a and 4.6-1b.
According to the County of Riverside, portions of the project site are located in areas identified as potentially
susceptible to subsidence (County of Riverside, 2020); however, the Preliminary Geotechnical Investigation
prepared for the project determined the project site to be located in an area with negligible risk of subsidence
4.6 GEOLOGY AND SOILS
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Draft EIR
(Earth Strata Geotechnical Services, 2019). Therefore, impacts associated with subsidence w ould be less than
significant and no mitigation is required.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant.
Impact 4.6-4: Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform
Building Code (1994), creating substantial risks to life or property?
The Preliminary Geotechnical Investigation prepared for the project site indicated that onsite earth materials
exhibit an expansion potential of lows classified in accordance with 2016 CBC Section 1803.5.3 and ASTM
D4829-03. Additionally, the design and construction of the proposed project would be subject to the
mandatory requirements and standards of the California Building Standards Code Title 24 (CALGreen) and Title
15, Buildings and Construction, of the City of Lake Elsinore Municipal Code, which are designed to minimize
impacts due to seismic activity. Compliance with applicable requirements of CALGreen and the City of Lake
Elsinore would be assured through City review of grading and building permits. Accordingly, the project would
have a less than significant impact associated with expansive soils and no mitigation is required.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant.
Impact 4.6-5: Would the project directly or indirectly destroy a unique paleontological resource or site or
unique geologic feature?
According to the City’s General Plan (2011), the southwest portion of the project site has ‘Low Potential’ and
the remaining northwest portion has ‘High A Potential’ to yield nonrenewable paleontological resources. The
General Plan defines areas assigned with a High A “is based on geologic formations or mappable rock units that
are known to contain or have the correct age and depositional conditions to contain significant paleontological
resources. These include rocks of Silurian or Devonian age and younger that have potential to contain remains
of fossil fish and Mesozoic and Cenozoic rocks that contain fossilized body elements, and trace fossils such as
tracks, nests, and eggs” (City of Lake Elsinore, 2011).
A Paleontological Assessment was prepared for the project (BSFA, 2020) and is included as EIR Appendix G.
The assessment concluded that based on the nearby presence of mapped outcrops of Quaternary (early to late
Pleistocene), Pauba Fanglomerate (Qpf), and alluvial sediments (Qoa), there is a potenti al for these
sedimentary units to underlie the Holocene deposits mapped at the surface at the project. On the basis of this
criterion, as well as the High A paleontological resource sensitivity locally assigned to these Pleistocene
sediments (City of Lake Elsinore, 2011), and nearby large mammal fossil localities that typically occur in these
types of Pleistocene deposits, implementation of the project would result in a potentially significant impact to
paleontological resources. Therefore, the project would implement mitigation measure GEO-1 in order to
reduce potential impacts to paleontological resources to less than significant.
Mitigation Measures:
GEO-1: Monitoring of mass grading and excavation activities in areas identified as likely to contain
paleontological resources by a qualified paleontologist or paleontological monitor. Full-time
monitoring of grading or excavation activities should be performed s tarting at a depth of 10 feet, or
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Draft EIR
when Pleistocene-aged sediments are encountered during excavation activities, whichever is
shallowest, in undisturbed areas of Quaternary (early to late Pleistocene) sedimentary deposits within
the project boundaries. Paleontological monitors will be equipped to salvage fossils as they are
unearthed to avoid construction delays and to remove samples of sediments that are likely to contain
the remains of small fossil invertebrates and vertebrates. The monitor must be empowered to
temporarily halt or divert equipment to allow for the removal of abundant or large specimens in a
timely manner. Monitoring may be reduced if the potentially fossiliferous units are not present in the
subsurface or, if present, are determined by qualified paleontological personnel upon exposure and
examination to have a low potential to contain or yield fossil resources.
Significance after Mitigation: Less-than-significant.
Cumulative Impacts
With exception of erosion hazards, potential effects to geology and soils are inherently restricted to the areas
planned for development and would not contribute to cumulative impacts related with other planned,
proposed, or existing development. Particularly, thresholds including liquefaction, seismic ground shaking,
expansive soils, fault rupture, landslides, and other geologic hazards would involve effects to (and not from)
the proposed development and are specific to conditions on-site. Subsequently, addressing these potential
hazards for the proposed development would involve steps to conform to current requirements, and/or
construction efforts and site-specific design that have no relationship to, or impact on, off-site areas. Due to
the site-specific nature of these potential hazards and the measures to address them, there would be no
connection to similar potential issues or cumulative effects to or from other properties. Cumulatively
considerable impacts would be less than significant.
For purposes of studying possible erosion hazards, the cumulative study area is defined as the Santa Ana River
Watershed, as areas outside this watershed have no ability to contribute to any erosion impacts that may result
from the Project. All projects in the cumulative study area also would be required to demonstrate that
measures have been incorporated, such as BMPs associated with a SWPPP, to ensure that development does
not result in substantial increases in the amount or rate of runoff, which could in turn increase soil erosion.
Therefore, because the Project would not result in significant erosion impacts, and because other projects
within the cumulative study area would be subject to similar requirements to control erosion hazards during
construction and long-term operation, cumulatively considerable impacts associated with wind and water
erosion hazards are evaluated as less than significant.
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4.7 GREENHOUSE GAS EMISSIONS
Lake and Mountain Commercial Center Project 4.7-1 The Altum Group
Draft EIR
Greenhouse Gas Emissions
This section of the Draft Environmental Impact Report (EIR) addresses the potential impacts of the proposed
project from greenhouse gas (GHG) emissions as well as a discussion about the global impact of climate change
and regulatory conditions associated with global climate change. GHG emissions related impacts as well as
global climate change impacts are analyzed, and mitigation measures to reduce potential impacts from
potentially significant impacts to a level of less than significant are provided. This section of the Draft EIR is
based on the Greenhouse Gas Analysis prepared by Urban Crossroads (2019) and is provided in Appendix H.
Environmental Setting
Introduction to Climate Change
Global climate change (GCC) is the observed increase in the average temperature of the Earth’s atmosphere
and oceans along with other significant changes in climate (e.g., precipitation or wind) that last for an extended
period of time. The term “global climate change” is often used interchangeably with the term “global
warming,” but “global climate change” is referred to as “global warming” because it helps convey that there
are other changes in addition to rising temperatures.
Climate change refers to any change in measures of weather lasting for an extended period (decades or longer).
Climate change may result from natural factors, such as a change in sun intensity; natural processes within the
climate system, such as changes in ocean circulation; or human activities, such as the burning of fossil fuels,
land clearing, or agriculture. The primary observed effect of GCC has been a rise in the average global
tropospheric temperature of 0.36°F per decade, determined from meteorological measurements worldwide
between 1990 and 2005. Climate change modeling shows that further warming may occur, which may induce
additional changes in the global climate system during the current century. Changes to the global climate
system, ecosystems, and the environment of the State of California could include higher sea levels, drier or
wetter weather, changes in ocean salinity, changes in wind patterns, or more energetic aspects of extreme
weather, including droughts, heavy precipitation, heat waves, extreme cold, and increased intensity of tropical
cyclones. Specific effects in the State might include a decline in the Sierra Nevada snowpack, erosion of the
State’s coastline, and seawater intrusion in the San Joaquin Delta.
Global surface temperatures have risen by approximately 1.33°F over the last 100 years (1906 to 2005). The
rate of warming over the last 50 years is almost double that over the last 100 years. The latest projections,
based on state-of-the-art climate models, indicate that temperatures in the State are expected to rise by 3 –
10.5°F by the end of the 21st century. The prevailing scientific opinion on climate change is that “most of the
warming observed over the last 60 years is attributable to human activities.” Increased amounts of carbon
dioxide (CO2) and other greenhouse gasses (GHGs) are the primary causes of the human-induced component
of warming. The observed warming effect associated with the presence of GHGs in the atmosphere is often
referred to as “the greenhouse effect.”
Greenhouse Gases
GHGs trap heat in the atmosphere, creating a GHG effect that results in g lobal warming and climate change;
many gases demonstrate these properties. The most common greenhouse gases are discussed in detail below:
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Draft EIR
Water Vapor
Water vapor is the most abundant, important, and variable GHG in the atmosphere. Water vapor is not
considered a pollutant; in the atmosphere it maintains a climate necessary for life. Changes in its concentration
are primarily considered a result of climate feedbacks related to the warming of the atmosphere rather than a
direct result of industrialization. The feedback loop in which water is involved is critically important to
projecting future climate change. As the temperature of the atmosphere rises, more water is evaporated from
ground storage (rivers, oceans, reservoirs, soil). Because the air is warmer, the relative humidity can be higher
(in essence, the air is able to “hold” more water when it is warmer), leading to more water vapor in the
atmosphere. As a GHG, the higher concentration of water vapor is then able to absorb more thermal indirect
energy radiated from the Earth, thus further warming the atmosphere. The warmer atmosphere can then hold
more water vapor and so on and so on. This is referred to as a “positive feedback loop.” The extent to which
this positive feedback loop will continue is unknown as there are also dynamics that put the positive feedback
loop in check. As an example, when water vapor increases in the atmosphere, more of it would eventually also
condense into clouds, which are more able to reflect incoming solar radiation (thus a llowing less energy to
reach the Earth’s surface and heat it up).
Carbon Dioxide
The natural production and absorption of carbon dioxide (CO2) is achieved through the terrestrial biosphere
and the ocean. However, humankind has altered the natural carbon cycle by burning coal, oil, natural gas, and
wood. Since the industrial revolution began in the mid-1700s, each of these activities have increased in scale
and distribution. CO2 was the first GHG demonstrated to be increasing in atmospheric concentration wi th the
first conclusive measurements being made in the last half of the 20th century. Prior to the industrial revolution,
concentrations were fairly stable at 280 parts per million (ppm). The International Panel on Climate Change
(IPCC Fifth Assessment Report, 2014) Emissions of CO2 from fossil fuel combustion and industrial processes
contributed to about 78 percent of the total GHG emissions increase from 1970 to 2010. Globally, economic
and population growth continued to be the most important drivers of increases in CO2 emissions from fossil
fuel combustion. The contribution of population growth between 2000 and 2010 remained roughly identical
to the previous three decades, while the contribution of economic growth has risen sharply.
Methane
Methane (CH4) is an extremely effective absorber of radiation, although its atmospheric concentration is less
than that of CO2. Its lifetime in the atmosphere is brief (10 to 12 years), compared to some other GHGs (such
as CO2, N2O, and Chlorofluorocarbons (CFCs). CH4 has both natural and anthropogenic sources. It is released
as part of the biological processes in low oxygen environments, such as in swamplands or in rice production
(at the roots of the plants). Over the last 50 years, human activities such as growing ri ce, raising cattle, using
natural gas, and mining coal have added to the atmospheric concentration of methane. Other anthropocentric
sources include fossil-fuel combustion and biomass burning.
Nitrous Oxide
Concentrations of Nitrous Oxide (N2O) also began to rise at the beginning of the industrial revolution. In 1998,
the global concentration of this GHG was documented at 314 parts per billion (ppb). N2O is produced by
microbial processes in soil and water, including those reactions which occur in fertilizer containing nitrogen. In
addition to agricultural sources, some industrial processes (fossil fuel-fired power plants, nylon production,
nitric acid production, and vehicle emissions) also contribute to its atmospheric load. It is also commonly used
as an aerosol spray propellant, (i.e., in whipped cream bottles, in potato chip bags to keep chips fresh, and in
rocket engines and in race cars).
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Chlorofluorocarbons
Chlorofluorocarbons (CFCs) are gases formed synthetically by replacing all hydrogen atoms in methane or
ethane (C2H6) with chlorine and/or fluorine atoms. CFCs are nontoxic, nonflammable, insoluble, and chemically
unreactive in the troposphere (the level of air at the Earth’s surface). CFCs have no natural source but were
first synthesized in 1928. It was used for refrigerants, aerosol propellants, and cleaning solvents. Due to the
discovery that they are able to destroy stratospheric ozone, a global effort to halt their production was
undertaken and in 1989 the European Community agreed to ban CFCs by 2000 and subsequent treaties banned
CFCs worldwide by 2010. This effort was extremely successful, and the levels of the major CFCs are now
remaining level or declining. However, their long atmospheric lifetimes mean that some of the CFCs would
remain in the atmosphere for over 100 years.
Hydrofluorocarbons
Hydrofluorocarbons (HFCs) are synthetic man-made chemicals that are used as a substitute for CFCs. Out of all
the GHGs, they are one of three groups with the highest global warming potential. The HF Cs with the largest
measured atmospheric abundances are (in order), HFC-23 (CHF3), HFC-134a (CF3CH2F), and HFC-152a
(CH3CHF2). Prior to 1990, the only significant emissions were HFC-23. HFC-134a use is increasing due to its use
as a refrigerant. Concentrations of HFC-23 and HFC-134a in the atmosphere are now about 10 parts per trillion
(ppt) each. Concentrations of HFC-152a are about 1 ppt. HFCs are manmade for applications such as
automobile air conditioners and refrigerants.
Perfluorocarbons
Perfluorocarbons (PFCs) have stable molecular structures and do not break down through the chemical
processes in the lower atmosphere. High-energy ultraviolet rays about 60 kilometers above Earth’s surface are
able to destroy the compounds. Because of this, PFCs have very long lifetimes, between 10,000 and 50,000
years. Two common PFCs are tetrafluoromethane (CF4) and hexafluoroethane (C2F6). Concentrations of CF4 in
the atmosphere are over 70 ppt. The two main sources of PFCs are primary aluminum production and
semiconductor manufacturing.
Sulfur Hexafluoride
Sulfur Hexafluoride (SF6) is an inorganic, odorless, colorless, nontoxic, nonflammable gas. SF6 has the highest
global warming potential of any gas evaluated; 23,900 times that of CO2. Concentrations in the 1990s were
about 4 ppt. Sulfur hexafluoride is used for insulation in electric power transmission and distribution
equipment, in the magnesium industry, in semiconductor manufacturing, and as a tracer gas for leak detection.
Aerosols
Aerosols are particles emitted into the air through burning biomass (plant material) and fossil fuels. Aerosols
can warm the atmosphere by absorbing and emitting heat and can cool the atmosphere by reflecting light.
Cloud formation can also be affected by aerosols. Sulfate aerosols are emitted when fuel containing sulfur is
burned. Black carbon (or soot) is emitted during biomass burning due to the incomplete combusti on of fossil
fuels. Particulate matter regulation has been lowering aerosol concentrations in the United States; however,
global concentrations are likely increasing.
Global Warming Potential
GHGs have varying Global Warming Potential (GWP) values. GWP of a GHG indicates the amount of warming
a gas causes over a given period of time and represents the potential of a gas to trap heat in the atmosphere.
CO2 is utilized as the reference gas for GWP, and thus has a GWP of 1. Carbon dioxide equivalent (CO 2e) is a
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term used for describing the different GHGs in a common unit. CO2e signifies the amount of CO2 which would
have the equivalent GWP.
The atmospheric lifetime and GWP of selected GHGs are summarized at Table 4.7-1. As shown in the table
below, GWP for the Second Assessment Report, the Intergovernmental Panel on Climate Change (IPCC)’s
scientific and socio-economic assessment on climate change, range from 1 for CO2 to 23,900 for SF6. The GWP
for the IPCC’s 5th Assessment Report range from 1 for CO2 to 23,500 for SF6.
Table 4.7-1 - Global Warming Potential and Atmospheric Lifetime Of Select GHGs
Gas
Atmospheric Lifetime
(years)
Global Warming Potential
(100-year time horizon)
Second Assessment
Report
5th Assessment
Report
CO2 See* 1 1
CH4 12 .4 21 28
N2O 121 310 265
HFC-23 222 11,700 12,400
HFC-134a 13.4 1,300 1,300
HFC-152a 1.5 140 138
SF6 3,200 23,900 23,500
*As per Appendix 8.A. of IPCC’s 5th Assessment Report, no single lifetime can be given.
Source: Urban Crossroads, 2019.
Greenhouse Gas Emissions Inventories
Global
Worldwide anthropogenic (human) GHG emissions are tracked by the IPCC for industrialized nations (referred
to as Annex I) and developing nations (referred to as Non-Annex I). Human GHG emissions data for Annex I
nations are available through 2017. Based on the latest available data, the sum of these emissions totaled
approximately 29,216,501 Gg CO2e as summarized on Table 4.7-1.
United States
As noted in Table 4.7-2, below, the United States, as a single country, was the number two producer of GHG
emissions in 2017.
Table 4.7-2 - Top GHG Producing Countries and the European Union 2
Emitting Countries GHG Emissions (Gg CO2e)
China 11,911,710
United States 6,456,718
European Union (28-member countries) 4,323,163
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Emitting Countries GHG Emissions (Gg CO2e)
India 3,079,810
Russian Federation 2,155,470
Japan 1,289,630
Total 29,216,501
Note: Gg – gigagram
State of California
California has significantly slowed the rate of growth of GHG emissions due to the implementation of energy
efficiency programs as well as the adoption of strict emission controls but is still a substantial contributor to
the U.S. emissions inventory total. The California Air Resource Board (CARB) compiles GHG inventories for the
State of California. Based upon the 2018 GHG inventory data (i.e., the latest year for which data are available)
for the 2000-2016 GHG emissions period, California emitted an average 429.4 million metric tons of CO2e
(MMTCO2e) per year including emissions resulting from imported electrical power in 2015.
Effects of Climate Change in California
Public Health
Higher temperatures may increase the frequency, duration, and intensity of conditions conducive to air
pollution formation. For example, days with weather conducive to ozone formation could increase from 25 to
35 percent under the lower warming range to 75 to 85 percent under the medium warming range. In addition,
if global background ozone levels increase as predicted in some scenarios, it may become impossible to meet
local air quality standards. Air quality could be further compromised by increases in wildfires, which emit fine
particulate matter that can travel long distances, depending on wind conditions. The Climate Scenarios report
indicates that large wildfires could become up to 55 percent more frequent if GHG emissions are not
significantly reduced.
In addition, under the higher warming range scenario, there could be up to 100 more days per year with
temperatures above 90oF in Los Angeles and 95oF in Sacramento by 2100. This is a large increase over historical
patterns and approximately twice the increase projected if temperatures remain within or below the lower
warming range. Rising temperatures could increase the risk of death from dehydration, heat
stroke/exhaustion, heart attack, stroke, and respiratory distress caused by extreme heat.
Water Resources
A vast network of man-made reservoirs and aqueducts captures and transports water throughout the state
from northern California rivers and the Colorado River. The current distribution system relies on Sierra Nevada
snowpack to supply water during the dry spring and summer months. Rising temperatures, potentially
compounded by decreases in precipitation, could severely reduce spring snowpack, increasing the risk of
summer water shortages.
If temperatures continue to increase, more precipitation could fall as rain instead of snow, and the snow that
does fall could melt earlier, reducing the Sierra Nevada spring snowpack by as much as 70 to 90 percent. Under
the lower warming range scenario, snowpack losses could be only half as large as those possible if
temperatures were to rise to the higher warming range. How much snowpack could be lost depends in part on
future precipitation patterns, the projections for which remain uncertain. However, even under the wetter
climate projections, the loss of snowpack could pose challenges to water managers and hamper hydropower
generation. It could also adversely affect winter tourism. Under the lower warming range, the ski season at
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lower elevations could be reduced by as much as a month. If temperatures reach the higher warming range
and precipitation declines, there might be many years with insufficient snow for skiing and snowboarding.
The State’s water supplies are also at risk from rising sea levels. An influx of saltwater could degrade California’s
estuaries, wetlands, and groundwater aquifers. Saltwater intrusion caused by rising sea levels is a major threat
to the quality and reliability of water within the southern edge of the Sacramento/San Joaquin River Delta – a
major fresh water supply.
Agriculture
Increased temperatures could cause widespread changes to the agriculture industry reducing the quantity and
quality of agricultural products statewide. First, California farmers could possibly lose as much as 25 percent
of the water supply needed. Although higher CO2 levels can stimulate plant production and increase plant
water-use efficiency, California’s farmers could face greater water demand for crops and a less reliable water
supply as temperatures rise. Crop growth and development could change, as could the intensity and frequency
of pest and disease outbreaks. Rising temperatures could aggravate ozone pollution, which makes plants more
susceptible to disease and pests and interferes with plant growth.
Plant growth tends to be slow at low temperatures, increasing with rising temperatures up to a threshold.
However, faster growth can result in less-than-optimal development for many crops, so rising temperatures
could worsen the quantity and quality of yield for a number of California’s agricultural products. Products likely
to be most affected include wine grapes, fruits, and nuts.
In addition, continued GCC could shift the ranges of existing invasive plants and weeds and alter competition
patterns with native plants. Range expansion could occur in many species while range contractions may be less
likely in rapidly evolving species with significant populations already established. Should range contractions
occur, new or different weed species could fill the emerging gaps. Continued GCC could alter the abundance
and types of many pests, lengthen pests’ breeding season, and increase pathogen growth rates.
Forests and Landscapes
GCC has the potential to intensify the current threat to forests and landscapes by increasing the risk of wildfire
and altering the distribution and character of natural vegetation. If temperatures rise into the medium
warming range, the risk of large wildfires in California could increase by as much as 55 percent, which is almost
twice the increase expected if temperatures stay in the lower warming range. However, since wildfire risk is
determined by a combination of factors, including precipitation, winds, temperature, and landscape and
vegetation conditions, future risks will not be uniform throughout the state. In contrast, wildfires in northern
California could increase by up to 90 percent due to decreased precipitation.
Moreover, continued GCC has the potential to alter natural ecosystems and biological diversity within the
state. For example, alpine and subalpine ecosystems could decline by as much as 60 to 80 percent by the end
of the century as a result of increasing temperatures. The productivity of the state’s forests has the potential
to decrease as a result of GCC.
Rising Sea Levels
Rising sea levels, more intense coastal storms, and warmer water temperatures could increasingly threaten
the state’s coastal regions. Under the higher warming range scenario, sea level is anticipated to rise 22 to 35
inches by 2100. Elevations of this magnitude would inundate low-lying coastal areas with saltwater, accelerate
coastal erosion, threaten vital levees and inland water systems, and disrupt wetlands and natural habitats.
Under the lower warming range scenario, the sea level could rise 12-14 inches.
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Regulatory Setting
International
Kyoto Protocol
The Kyoto Protocol is an international agreement linked to the United Nations Framework Convention on
Climate Change, which commits its Parties by setting internationally binding emission reduction targets.
Recognizing that developed countries are principally responsible for the current high levels of GHG emissions
in the atmosphere as a result of more than 150 years of industrial activity, the Protocol places a heavier burden
on developed nations under the principle of "common but differentiated responsibilities."
The Kyoto Protocol was adopted in Kyoto, Japan, on December 11, 1997 and entered into force on February
16, 2005. The detailed rules for the implementation of the Protocol were adopted at Conference of the Parties
(COP) in Marrakesh, Morocco, in 2001, and are referred to as the "Marrakesh Accords." Its first commitment
period started in 2008 and ended in 2012.
In Doha, Qatar, on December 8, 2012, the "Doha Amendment to the Kyoto Protocol" was adopted. The
amendment includes:
• New commitments for Annex I Parties to the Kyoto Protocol who agreed to take on commitments in a
second commitment period from January 1, 2013 to December 31, 2020;
• A revised list of GHGs to be reported on by Parties in the second commitment period; and
• Amendments to several articles of the Kyoto Protocol which specifically referenced issues pertaining
to the first commitment period and which needed to be updated for the second commitment period.
On December 21, 2012, the amendment was circulated by the Secretary-General of the United Nations, acting
in his capacity as Depositary, to all Parties to the Kyoto Protocol in accordance with Articles 20 and 21 of the
Protocol.
During the first commitment period, 37 industrialized countries and the European Community committed to
reduce GHG emissions to an average of five percent against 1990 levels . During the second commitment
period, Parties committed to reduce GHG emissions by at least 18 percent below 1990 levels in the eight-year
period from 2013 to 2020; however, the composition of Parties in the second commitment period is different
from the first.
Paris Agreement
The Paris Agreement builds upon the Convention and – for the first time – to bring nations into a common
cause to undertake ambitious efforts to combat climate change and adapt to its effects, with enhanced support
to assist developing countries to do so. As such, it charts a new course in the global climate effort.
The Paris Agreement’s central aim is to strengthen the global response to the threat of climate change by
keeping a global temperature rise this century well below 2 degrees Celsius above pre-industrial levels and to
pursue efforts to limit the temperature increase even further to 1.5 degrees Celsius. Additionally, the
agreement aims to strengthen the ability of countries to deal with the impacts of climate change. To reach
these ambitious goals, appropriate financial flows, a new technology framework and an enhanced capacity
building framework will be put in place, thus supporting action by developing countries and the most
vulnerable countries, in line with their own national objectives. The Agreement also provides for enhanced
transparency of action and support through a more robust transparency framework.
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The Paris Agreement requires all Parties to put forward their best efforts through “nationally determined
contributions” (NDCs) and to strengthen these efforts in the years ahead. This includes requirements that all
Parties report regularly on their emissions and on their implementation efforts.
In 2018, Parties will take stock of the collective efforts in relation to progress towards the goal set in the Paris
Agreement and to inform the preparation of NDCs. There will also be a global stock-taking every five years to
assess the collective progress towards achieving the purpose of the Agreement and to inform further individual
actions by Parties.
The Paris Agreement entered into force on November 4, 2016, thirty days after the date on which at least 55
Parties to the Convention accounting in total for at least an estimated 55% of the total GHG emissions have
deposited their instruments of ratification, acceptance, approval, or accession with the Depositary. It is
expected that the United States will withdraw from the Paris Agreement on November 4, 2020.
Federal
Clean Air Act
Coinciding with the 2009 meeting of international leaders in Copenhagen, on December 7, 2009, the EPA issued
an Endangerment Finding under § 202(a) of the Clean Air Act (CAA), opening the door to federal regulation of
GHGs. The Endangerment Finding notes that GHGs threaten public health and welfare and are subject to
regulation under the CAA. To date, the EPA has not promulgated regulations on GHG emissions, but it has
begun to develop them.
Previously the EPA had not regulated GHGs under the CAA because it asserted that the Act did not authorize
it to issue mandatory regulations to address GCC and that such regulation would be unwise without an
unequivocally established causal link between GHGs and the increase in global surface air temperatures. In
Massachusetts v. Environmental Protection Agency et al. (127 S. Ct. 1438 [2007]); however, the U.S. Supreme
Court held that GHGs are pollutants under the CAA and directed the EPA to decide whether the gases
endangered public health or welfare. The EPA had also not moved aggressively to regulate GHGs because it
expected Congress to make progress on GHG legislation, primarily from the standpoint of a cap -and-trade
system. However, proposals circulated in both the House of Representative and Senate have been
controversial and it may be some time before the U.S. Congress adopts major climate change legislation. The
EPA’s Endangerment Finding paves the way for federal regulation of GHGs with or without Congress.
State
Title 24 Building Standards
The California Energy Commission (CEC) first adopted Energy Efficiency Standards for Residential and
Nonresidential Buildings (California Code of Regulations, Title 24, Part 6) in 1978 in response to a legislative
mandate to reduce energy consumption in the state. Although not originally intended to reduce GHG
emissions, increased energy efficiency, and reduced consumption of electricity, natural gas, and other fuels
would result in fewer GHG emissions from residential and nonresidential buildings subject to the standard. The
standards are updated periodically to allow for the consideration and inclusion of new energy efficiency
technologies and methods. The latest revisions (2013 Building Energy Efficiency Standards) were adopted in
2012 and became effective on July 1, 2014. The 2013 Building Energy Efficiency Standards are 25 percent more
efficient than the previous Building Energy Efficiency Standards for residential construction and 30 percent
more efficient than the previous Standards for nonresidential construction.
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Part 11 of Title 24 is referred to as the California Green Building Standards Code (CALGreen Code). The purpose
of the CALGreen Code is to “improve public health, safety and general welfare by enhancing the design and
construction of buildings through the use of building concepts having a positive environmental impact and
encouraging sustainable construction practices in the following categories: (1) Planning and design; (2) Energy
efficiency; (3) Water efficiency and conservation; (4) Material conservation and resource efficiency; and (5)
Environmental air quality.” The CALGreen Code is not intended to substitute or be identified as meeting the
certification requirements of any green building program that is not established and adopted by the California
Building Standards Commission (CBSC). Unless otherwise noted in the regulation, all newly constructed
buildings in California are subject of the requirements of the CALGreen Code.
Executive Order S-3-05
The California Governor issued Executive Order S-3-05, GHG emission, in June 2005, which established the
following reduction targets:
• 2010: Reduce greenhouse gas emissions to 2000 levels.
• 2020: Reduce greenhouse gas emissions to 1990 levels.
• 2050: Reduce greenhouse gas emissions to 80 percent below 1990 levels.
The Executive Order directed the secretary of CalEPA to coordinate a multi-agency effort to reduce GHG
emissions to the target levels. To comply with the Executive Order, the secretary of CalEPA created the
California Action Team (CAT), made up of members from various state agencies and commis sions. The team
released its first report in March 2006. The report proposed to achieve the targets by building on the voluntary
actions of businesses, local governments, and communities and through State incentive and regulatory
programs.
Executive Order B-30-15
On April 29, 2015, Governor Brown issued Executive Order B-30-15, which sets a goal to reduce GHG emissions
in California to 40 percent below 1990 levels by 2030. The 2030 target serves as a benchmark goal on the way
to achieving the GHG reductions goal set by former Governor Schwarzenegger via Executive Order S-3-05 (i.e.,
80 percent below 1990 greenhouse gas emissions levels by 2050).
Assembly Bill 32 – California Global Warming Solutions Act
In 2006, the California State Legislature adopted Assembly Bill 32 (AB 32), the California Global Warming
Solutions Act of 2006. AB 32 requires CARB, to adopt rules and regulations that would achieve GHG emissions
equivalent to statewide levels in 1990 by 2020 through an enforceable statewide emission cap which would
be phased in starting in 2012. Emission reductions shall include carbon sequestration projects that would
remove carbon from the atmosphere and best management practices that are technologically feasible and
cost effective.
On December 6, 2007, CARB released the calculated Year 1990 GHG emissions of 427 million metric tons of
CO2 emitted (MMTCO2e). The 2020 target of 427 MMTCO2e requires the reduction of 169 MMTCO2e, or
approximately 30 percent from the State’s projected 2020 business as usual emissions of 596 MMTCO2e and
the reduction of 42 MMTCO2e, or almost 10 percent from the 2002-2004 average GHG emissions. Under AB
32, CARB was required to adopt regulations by January 1, 2011 to achieve reductions in GHGs to meet the 1990
cap by 2020. Early measures CARB took to lower GHG emissions included requiring operators of the largest
industrial facilities that emit 25,000 metric tons of CO2 in a calendar year to submit verification of GHG
emissions by December 1, 2010. The CARB Board also approved nine discrete early action measures that
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include regulations affecting landfills, motor vehicle fuels, refrigerants in cars, port operations and other
sources that became enforceable on or before January 1, 2010.
On December 11, 2008 the CARB Board approved a Scoping Plan, with final adoption May 11, 2009 that
proposed a variety of measures including direct regulations, alternative compliance mechanisms, monetary
and non-monetary incentives, voluntary actions, a market-based cap-and-trade system, and a fee regulation
to fund the program. In current pending litigation, Association of Irritated Residents v. California Air Resources
Board, a California State trial court found that the analysis of the alternatives identified in the AB 32 Scoping
Plan Functional Equivalent Document (FED) was not sufficient for informed decision-making and public review
under CEQA. In response, CARB has appealed the decision. In addition, CARB prepared the Supplement to the
AB 32 Scoping Plan Functional Equivalent Document, June 13, 2011. On August 24, 2001 CARB recertified the
complete AB 32 Scoping Plan Functional Equivalent Environmental Document revised by the Final Supplement.
In December 2011 the Final Supplement was accepted as sufficient to fulfill the trial court’s March order.
While local government operations were not accounted for in achieving the 2020 emissions reduction, local
land use changes are estimated to result in a reduction of five metric tons of CO2e, which is approximately
three percent of the 2020 GHG emissions reduction goal. In recognition of the critical role local governments
will play in successful implementation of AB 32, CARB is recommending GHG reduction goals of 15 percent of
2010 levels by 2020 to ensure that municipal and community-wide emissions match the state’s reduction
target. According to the Measure Documentation Supplement to the Scoping Plan, local government actions
and targets are anticipated to reduce vehicle miles by approximately two percent through land use planning,
resulting in a potential GHG reduction of two metric tons of CO2e (or approximately 1.2 percent of the GHG
reduction target).
In May 2014, CARB released its First Update to the Climate Change Scoping Plan (CARB 2014). This Update
identifies the next steps for California’s leadership on climate change. While California continues on its path to
meet the near-term 2020 greenhouse gas limit, it must also set a clear path toward long -term, deep GHG
emission reductions. This report highlight’s California’s success to date in reducing its GHG emissions and lays
the foundation for establishing a broad framework for continued emission reductions beyond 2020, on the
path to 80 percent below 1990 levels by 2050.
On January 20, 2017, CARB announced its release of a proposed plan to reduce greenhouse gas emissions by
40 percent below 1990 levels by 2030 – the most ambitious target in North America. The plan builds on the
State’s successful efforts to reduce emission and outlines the most effective ways to reach the 2030 goal,
including continuing California’s Cap-and-Trade Program. The Final 2017 Scoping Plan Update will be released
in late March and be considered for approval by CARB’s Board in late April.
Executive Order S-1-07
Executive Order S-1-07 was issued in 2007 and proclaims that the transportation sector is the main source of
GHG emissions in the State, since the transportation sector generates more than 40 percent of the State’s GHG
emissions. Executive Order S-1-07 establishes a goal to reduce the carbon intensity of transportation fuels sold
in the State by at least ten percent by 2020. This Order also directs CARB to determine whether this Low Carbon
Fuel Standard (LCFS) could be adopted as a discrete early-action measure as part of the effort to meet the
mandates in AB 32.
On April 23, 2009 CARB approved the proposed regulation to implement the low carbon fuel standard. The low
carbon fuel standard is anticipated to recue GHG emissions by about 16 MMT per year by 2020. The low carbon
fuel standard is designed to provide a framework that uses market mechanisms to spur the steady introduction
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of lower carbon fuels. The framework establishes performance standards that fuel producers and importers
must meet each year beginning in 2011. Separate standards are established for gasoline and diesel fuels and
the alternative fuels that can replace each. The standards are “back-loaded”, with more reductions required in
the last five years, than during the first five years. This schedule allows for the development of advanced fuels
that are lower in carbon than today’s fuels and the market penetration of plug-in hybrid electric vehicles,
battery electric vehicles, fuel cell vehicles, and flexible fuel vehicles. It is anticipated that compliance with the
low carbon fuel standard would be based on a combination of both lower carbon fuels and more efficient
vehicles.
Reformulated gasoline mixed with corn-derived ethanol at ten percent by volume and low sulfur diesel fuel
represent the baseline fuels. Lower carbon fuels may be ethanol, biodiesel, renewable diesel, or blends of
these fuels with gasoline or diesel as appropriate. Compressed natural gas and liquefied natural gas also may
be low carbon fuels. Hydrogen and electricity, when used fuels for the low carbon fuel standard.
Senate Bill 375
Senate Bill 375 (SB 375) was adopted in September 2008 and aligns regional transportation planning efforts,
regional GHG emission reduction targets, and land use and housing allocation. SB 375 requires Metrop olitan
Planning Organizations (MPO) to adopt a Sustainable Communities Strategy (SCS) or alternate planning
strategy (APS) that would prescribe land use allocation in that MPO’s Regional Transportation Plan (RTP). CARB,
in consultation with each MPO, provided each affected region with reduction targets for GHGs emitted by
passenger cars and light trucks in the region for the years 2020 and 2035. These reduction targets would be
updated every eight years but can be updated every four years if advancements in emission technologies affect
the reduction strategies to achieve the targets. CARB is also charged with reviewing each MPO’s SCS or
alternate planning strategy for consistency with its assigned targets.
The DLVSP is located within the Southern California Association of Governments (SCAG) jurisdiction, which has
authority to develop the SCS or APS. For the SCAG region, the targets set by CARB are at eight percent below
2005 per capita GHG emissions levels by 2020 and 13 percent below 2005 per capita GHG em issions levels by
2035. On April 4, 2012, SCAG adopted the 2012-2035 Regional Transportation Plan/ Sustainable Communities
Strategy (RTP/SCS), which meets the CARB emission reduction requirements. The Housing Element Update is
required by the State to be completed within 18 months after RTP/SCS adoption or by October 2013.
On April 7, 2016, SCAG’s Regional Council adopted the 2016-2040 Regional Transportation Plan / Sustainable
Communities Strategy (2016 RTP/SCS). The 2016 RTP/SCS is a long-range visioning plan that balances future
mobility and housing needs with economic, environmental and public health goals. It charts a course for closely
integrating land use and transportation — so that the region can grow smartly and sustainably. It outlines more
than $556.5 billion in transportation system investments through 2040. The 2016 RTP/SCS was prepared
through a collaborative, continuous, and comprehensive process with input from local governments, county
transportation commissions, tribal governments, non-profit organizations, businesses and local stakeholders
within the counties of Imperial, Los Angeles, Orange, Riverside, San Bernardino and Ventura. In June 2016,
SCAG received its conformity determination from the Federal Highway Administration (FHWA) and the Federal
Transit Administration (FTA) indicating that all air quality conformity requirements for the 2016 RTP/SCS and
associated 2015 FTIP Consistency Amendment through Amendment 15-12 have been met.
Senate Bill 97 (SB 97)
The CEQA Guideline amendments do not identify a quantitative threshold of significance for GHG emissions,
nor do they prescribe assessment methodologies or specific mitigation measures. Instead, they call for a “good-
faith effort, based on available information, to describe, calculate o r estimate the amount of greenhouse gas
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emissions resulting from a project.” The amendments encourage lead agencies to consider many factors in
performing a CEQA analysis and preserve lead agencies’ discretion to make their own determinations based
upon substantial evidence. The amendments also encourage public agencies to make use of programmatic
mitigation plans and programs from which to tier when they perform individual project analyses. The GHG
analysis thresholds incorporated into the CEQA Guidelines’ Environmental Checklist (Guidelines Appendix G)
are addressed in this EIR. The amendments to the CEQA Guidelines implementing SB 97 became effective on
March 18, 2010.
City of Lake Elsinore Regulations
City of Lake Elsinore Climate Action Plan
The Climate Action Plan (CAP), which was adopted by the City Council on December 13, 2011, is the City of
Lake Elsinore’s long-range plan to reduce local greenhouse gas emissions that contribute to climate change.
The CAP identifies the activities in Lake Elsinore that generate GHGs, quantifies these emissions, and projects
their future trends. It also describes local greenhouse gas emissions targets for the years 2020 and 2030,
consistent with the State of California’s emissions reduction targets that were in effect at the time the CAP was
adopted in 2011 and includes strategies and measures to meet these targets. Implementation of the CAP is
intended to guide Lake Elsinore’s actions to reduce its contribution to climate change and to support the State
of California’s emissions reduction targets. The CAP is also intended to support tiering and streamlining of
future projects within Lake Elsinore pursuant to CEQA Guidelines §§ 15152 and 15183.5. Individual
development projects such as the proposed Project are required to demonstrate consistency with applicable
measures from the CAP. Implementation of the City’s CAP would result in a City-wide reduction of GHGs by
33% below 1990 Business as Usual (BAU) conditions by 2030.
Thresholds of Significance
According to Appendix G of the California Environmental Quality Act (CEQA) Guidelines, the proposed project
could have a potentially significant impact with respect to GHG emissions if it would:
• Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on
the environment.
• Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions
of greenhouse gases.
Methodology
The CEQA Guidelines § 15064.4(b)(1) states that a CEQA lead agency may use a model or methodology to
quantify GHG emissions associated with a project. The SCAQMD, in conjunction with the California Air Pollution
Control Officers Association (CAPCOA) maintains the California Emissions Estimator Model (CalEEMod). The
purpose of this model is to estimate air quality and GHG emissions from direct and indirect sources and
quantify applicable air quality and GHG reductions achieved from mitigation measures. As such, the latest
version of CalEEMod (Version 2016.3.2) was used to calculate estimated Project-related air pollutant
emissions. Modeling output data for both Project-related construction and operational activity are provided in
Appendix 3.1 of the Greenhouse Gas Analysis (Appendix H). Additional information regarding the methodology
used in the construction and operational GHG emissions analyses is provided below.
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Estimating Construction-Related GHG Emissions
In accordance with SCAQMD recommendations and for purposes of analysis, the Project’s construction-related
GHG emissions were quantified, amortized over a 30-year period, and then added to the Project’s annual,
operational GHG emissions. As such, the Project’s construction-related GHG emissions are accounted for in the
quantification of the Project’s annual, operational GHG emissions.
Estimating Operational GHG Emissions
Project‐related GHG emissions would include emissions from direct and indirect sources. The proposed project
would result in direct and indirect emissions of CO2, N2O, and CH4, and would not result in other GHGs that
would facilitate a meaningful analysis. Therefore, the GHG analysis focuses on these three forms of GHG
emissions. Direct Project‐related GHG emissions include emissions from area sources, and mobile sources,
while indirect sources include emissions from electricity consumption, water demand, and solid waste
generation. Operational GHG estimations are based on energy emissions from natural gas usage and
automobile emissions. Project-related area source and mobile source GHG emissions were calculated using
CalEEMod, which relies on trip generation data, and specific land use information to calculate emissions.
Additionally, CalEEMod was used to calculate the indirect Project-related sources of GHG emissions, including
energy consumption, solid waste generation, and water demand. Modeling output data for Project-related
operational activity is provided in Appendix 3.1 of the Project-specific Greenhouse Gas Analysis (Appendix H).
Impact Analysis
Impact 4.1-1: Would the project generate greenhouse gas emissions, either directly or indirectly, that may
have a significant impact on the environment?
The City of Lake Elsinore has not adopted its own numeric threshold of significance for determining impacts
with respect to GHG emissions. A screening threshold of 3,000 MTCO2e per year to determine if additional
analysis is required is an acceptable approach for small projects. This approach is a widely accepted screening
threshold used by the County of Riverside and numerous cities in the South Coast Air Basin and is based on the
SCAQMD staff’s proposed GHG screening threshold for stationary source emissions for non-industrial projects,
as described in the SCAQMD’s Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans
(“SCAQMD Interim GHG Threshold”). The SCAQMD Interim GHG Threshold identifies a screening threshold to
determine whether additional analysis is required.
The project would result in approximately 431.23 MTCO2e per year from construction, area, energy, waste,
and water usage. In addition, the project has the potential to result in an additional 1,852.95 MTCO2e per year
from mobile sources if the assumption is made that all of the vehicle trips to and from the project are “new”
trips resulting from the development of the project. As shown in Table 4.7-3, below, the project has the
potential to generate a total of approximately 2,284.18 MTCO2e per year. As such, the project would not
exceed the SCAQMD’s recommended numeric threshold of 3,000 MTCO2e if it were applied. Thus, project-
related emissions would not have a significant direct or indirect impact on GHG emissions and climate change
and no mitigation is required.
Based on the foregoing analysis, the proposed project would not generate GHG emissions, either directly or
indirectly, that may have a significant impact on the environment; therefore, this impact is less than significant.
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Table 4.7-3 - Total Project Greenhouse Gas Emissions (Annual)
Emission Source Emissions (MT/yr)
CO2 CH4 N2O Total CO2E
Annual construction-related emissions
amortized over 30 years
23.34 0.004 0 23.44
Area 7.4E-04 0 0 7.9E-4
Energy 300.71 9.9E-3 3.6E-3 302.04
Mobile 1,847.85 0.20 0 1,852.95
Waste 24.19 1.43 0 59.94
Water Usage 37.63 0.25 6.2E-3 45.81
Total CO2E (All Sources) 2,284.18
SCAQMD Threshold 3,000
Threshold Exceeded? NO
Source: CalEEMod™ model output, See Appendix 3.1 for detailed model outputs.
Note: Totals obtained from CalEEMod™ and may not total 100% due to rounding.
Table results include scientific notation. e is used to represent times ten raised to the power of (which would be written as x 10b") and is
followed by the value of the exponent.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.1-2: Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
Consistency with the applicable plans, policies, or regulations for which the proposed project must
demonstrate compliance is discussed below.
City of Lake Elsinore Climate Action Plan (CAP)
In 2006, California adopted AB 32, which requires the state to reduce statewide GHG emissions to 1990 levels
by 2020, a reduction target that was introduced in EO S-3-05. In 2016, California adopted SB 32, which requires
the state to reduce statewide GHG emissions to 40% below 1990 levels by 2030, a reduction target that was
introduced in EO B-30-15.
AB 32 and SB 32 codified state targets and directed State regulatory agencies to develop rules and regulations
to meet the targets; AB 32 and SB 32 do not stipulate project-specific requirements. Specific requirements are
codified in rules and regulations developed by regulatory agencies such as CARB and SCAQMD, and local City
actions such as the City of Lake Elsinore CAP.
The City’s CAP, adopted in 2011, certified that the City’s target is consistent with AB 32’s 2020 goals. The City
CAP ensures that the City will be providing local GHG reductions that will complement state efforts to reduce
GHG emissions to the AB 32 target. The proposed project would not conflict with the applicable CAP reduction
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measures, as shown in Table 3-2 of the Greenhouse Gas Analysis (Appendix H). Although the CAP was prepared
prior to the adoption of SB 32, it is still the applicable plan.
Assembly Bill 32 (AB 32)
Section 3.8 of the Greenhouse Gas Analysis discusses the proposed projects consistency with SB 32. ARB’s
Scoping Plan identifies strategies to reduce California’s greenhouse gas emissions in support of AB 32. Many
of the strategies identified in the Scoping Plan are not applicable at the project level, such as long-term
technological improvements to reduce emissions from vehicles; however, some measures are applicable and
supported by the project, such as energy efficiency. Finally, while some measures are not directly applicable,
the project would not conflict with their implementation.
Table 3-3 of the Greenhouse Gas Analysis summarizes the proposed project’s consistency with the State
Scoping Plan. As summarized in Table 3-3, the proposed project would not conflict with any of the provisions
of the Scoping Plan and in fact supports the action categories: energy efficiency, water conservation, recycling,
and landscaping.
Senate Bill 32 (SB 32)
Senate Bill 32 (SB 32) requires the state to reduce statewide greenhouse gas emissions to 40% below 1990
levels by 2030, a reduction target that was first introduced in Executive Order B-30-15. The new legislation
builds upon the AB 32 goal of 1990 levels by 2020 and provides an intermediate goal to achieving S-3-05, which
sets a statewide greenhouse gas reduction target of 80% below 1990 levels by 2050.
According to research conducted by the Lawrence Berkeley National Laboratory and supported by the CARB,
California, under its existing and proposed GHG reduction policies, is on track to meet the 2020 reduction
targets under AB 32 and could achieve the 2030 goals under SB 32.
The proposed project reduces its GHG emissions to the maximum extent feasible. Additionally, the project
applicant would not actively interfere with any future County-mandated, state-mandated, or federally-
mandated retrofit obligations enacted or promulgated to legally require development County-wide, state-
wide, or nation-wide to assist in meeting state-adopted greenhouse gas emissions reduction targets, including
that established under Executive Order S-3-05, Executive Order B-30-15, or SB 32.
The proposed project does not interfere with the state’s implementation of (i) Executive Order B-30-15 and SB
32’s target of reducing statewide GHG emissions to 40% below 1990 levels by 2030 or (ii) Executive Order S-3-
05’s target of reducing statewide GHG emissions to 80% below 1990 levels by 2050 because it does not
interfere with the state’s implementation of GHG reduction plans described in the CARB’s Updated Scoping
Plan, including the state providing for 12,000 MW of renewable distributed generation by 2020, the California
Building Commission mandating net zero energy homes in the building code after 2020, or existing building
retrofits under AB 758. Therefore, the project’s impacts on GHG emissions in the 2030 and 2050 horizon years
are less than significant.
The proposed project would not conflict with any of the 2017 Scoping Plan elements as any regulations
adopted would apply directly or indirectly to the project. Further, as discussed above the State’s existing and
proposed regulatory framework will allow the State to reduce its GHG emissions level to 40 percent below
1990 levels by 2030.
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Based on the foregoing analysis, the proposed project would not conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing the emissions of GHGs; therefore, this impact is less than
significant.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-Significant.
Cumulative Impacts
Global Climate Change (GCC occurs as the result of global emissions of GHGs. An individual project such as the
proposed Project does not have the potential to lead to direct and significant GCC-related effects in the
absence of cumulative sources of GHGs. The CEQA Guidelines also emphasize that the effects of GHG emissions
are cumulative and should be analyzed in the context of CEQA’s requirements for cumulative impacts analysis
(See CEQA Guidelines § 15130[f]).
Respectively, the Project-specific impact analysis provided within this Section reflects a cumulative impact
analysis of the proposed project’s GHG emissions and concludes that the proposed project would produce total
annual GHG emissions (2,284.18 MTCO2e per year) at Opening Year (2021) that would not exceed the SCAQMD
screening threshold of 3,000 MTCO2e; therefore, the proposed project is consistent with the Lake Elsinore
CAP, which is intended to reach the GHG reduction targets established by AB 32. Additionally, the Project
would not result in a cumulatively-considerable impact due to a conflict with the GHG reduction targets
established by SB 32. Thus, the Project’s GHG emission impacts would not be cumulatively considerable.
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Hazards and Hazardous Materials
This section of the Draft Environmental Impact Report (EIR) is based on information from the Phase I
Environmental Site Assessment prepared by TA-GROUP DD (September, 2019) and included as Appendix I to
this EIR. The following section discusses the presence or absence of hazardous materials on the project site
under existing conditions and any potential impacts associated with hazards and hazardous materials due to
implementation of the proposed project.
Environmental Setting
Definitions of Toxic Substances and Hazardous Waste
For the purposes of this analysis, the term “toxic substance” is defined as a substance which, because of its
quantity, concentration, or physical, chemical, or infectious characteristics, may present an unreasonable risk
of injury to human health or the environment. Toxic substances include chemical, biological, flammable,
explosive, and radioactive substances.
For purposes of this EIR, the term “hazardous material” is defined as a substance which, because of its quantity,
concentration, or physical, chemical, or infectious characteristics, may: 1) pose a substantial present or
potential hazard to human health or the environment when improperly treated, stored, disposed of, or
otherwise mismanaged; or 2) cause or contribute to an increase in mortality or an increase in irreversible or
incapacitating illness.
Hazardous waste is defined in the California Code of Regulations, Title 22, § 66261.3. The defining
characteristics of hazardous waste are: ignitability (oxidizers, compressed gases, and extremely flammable
liquids and solids), corrosivity (strong acids and bases), reactivity (explosives or generates toxic fumes when
exposed to air or water), and toxicity (materials listed by the United States Environmental Protection Agency
(USEPA) as capable of inducing systemic damage to humans or animals.
Certain wastes are called “Listed Wastes” and are found in the California Code of Regulations, Title 22 , §§
66261.30 through 66261.35. Wastes appear on the lists because of their known hazardous nature or because
the processes that generate them are known to produce hazardous wastes (which are often complex mixtures).
Historical Use Review
Aerial photographs and historical topographical maps were reviewed to identify historical land development
and any surface conditions which may have impacted the subject property. Based on review of historical
photographs, it was determined the project site was developed with residences from at least 1938. Several
residences were built on the overall property through the 1980’s, after which a northern residence was
removed, and by the early 2000’s the residence on the southeast was removed.
City and County Directories Search
Directory listings associated with the project site and the adjacent and surrounding streets (Pedley Road and
Limonite Avenue), were obtained from ERIS®, an environmental information/database retrieval service.
Directory listings were found dating to 1951. According to the information reviewed, the project site address,
6501 Clay Street, was as occupied by pipe manufacturing facilities in directories searched dating from 1970
through 2008. The occupants were listed as United Concrete Pipe Corporation (1970, 1977, and 1981);
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California Steel Pressure Pipe Company (1996); Northwest Pipe Company (2001, 2002, and 2003); and
California Steel Pressure Pipe Company (again and most recently in 2008). Listings for Alcorn Fence started in
1986. Plaza Cleaners was listed on Limonite Avenue starting in the 2006 Directory. No other dry cleaners,
service stations, or other release cases discussed elsewhere were listed. A copy of the directory report is
included in Appendix C of the Phase I ESA (Appendix I).
Regulatory Database Search
The Phase I ESA included an electronic database report from ERIS®, an environmental information/database
retrieval service. Facilities were identified by county, state, or federal agencies that generate, store, or dispose
of hazardous materials or which have or have had releases from underground storage tanks, industrial uses,
or related sites. A copy of the ERIS® radius report is provided in Appendix D of the Phase I ESA, along with a
description of the individual databases. The project site was not listed on any of the regulatory databases
reviewed.
Site Reconnaissance
On September 4, 2019 a project site reconnaissance was conducted to visually observe the project site and
adjoining properties for conditions indicating a potential environmental concern. Environmental concerns
would include any evidence of contamination, distressed vegetation, petroleum-hydrocarbon staining, waste
drums, illegal dumping, or improper waste storage and/or handling. The northernmost portion was
determined to be vacant and undeveloped, and grass covered. In general, the northern portion of the project
site was found to contain several power poles which run east-west towards the western project site boundary.
The residential parcel was accessed through the dirt driveway off Lake Street. The main residence, which sits
on a concrete foundation, appears to be a mobile home. Two open sheds/garages immediately north of the
main residence were observed; the contents of both appear to be trash and old household items. Gallon paint
cans are present, the floors are dirt, and no spills or odors were present.
The smaller, vacant home immediately east of the main residence was observed during the site
reconnaissance. The building is wood framed, with concrete or lath/plaster walls, wooden floors, and a
concrete perimeter foundation. A plastic shed is located between the residences. The floor is covered with at
least a foot of undetermined organic materials. Trash and debris are scattered in the area north of the
residence from the sheds to the east along the chain link fence. No petroleum products were noted in the
trash; however, several trucks and cars are parked along the fence.
The remainder of the project site was accessed on foot, proceeding clockwise around the property, walki ng
transects as needed to thoroughly survey the site. South of the entrance drive there are two apparent
abandoned wells with pressure tanks. A small, tall wooden building is present southwest of the
aforementioned residence.
With the exception of the paint cans within the sheds and the trash/debris noted near the residence, no
evidence of contamination, distressed vegetation, petroleum-hydrocarbon surface staining, waste drums,
underground storage tanks (USTs), above-ground storage tanks (ASTs), illegal dumping, or improper waste
storage/handling was noted during the site reconnaissance.
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Regulatory Setting
Federal
Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) and Superfund
Amendments and Reauthorization Act (SARA)
The Comprehensive Environmental Response, Compensation, and Liability Act, also known as CERCLA or
Superfund, provides a Federal "Superfund" to clean up uncontrolled or abandoned hazardous-waste sites as
well as accidents, spills, and other emergency releases of pollutants and contaminants into the environment.
Through CERCLA, the U.S. Environmental Protection Agency (EPA) was given power to seek out those parties
responsible for any release and assure their cooperation in the cleanup.
The EPA cleans up orphan sites when potentially responsible parties cannot be identified or located, or when
they fail to act. Through various enforcement tools, the EPA obtains private party cleanup through orders,
consent decrees, and other small party settlements. The EPA also recovers costs from financially viable
individuals and companies once a response action has been completed.
The EPA is authorized to implement the Act in all 50 states and U.S. territories. Superfund site identification,
monitoring, and response activities in states are coordinated through the state environmental protection or
waste management agencies.
The Superfund Amendments and Reauthorization Act (SARA) of 1986 reauthorized CERCLA to continue cleanup
activities around the country. Several site-specific amendments, definitions clarifications, and technical
requirements were added to the legislation, including additional enforcement authorities. Also, Title III of SARA
authorized the Emergency Planning and Community Right-to-Know Act (EPCRA).
Resource Conservation and Recovery Act (RCRA)
The Resource Conservation and Recovery Act (RCRA) gives the EPA the authority to control hazardous waste
from the "cradle-to-grave." This includes the generation, transportation, treatment, storage, and disposal of
hazardous waste. RCRA also set forth a framework for the management of non-hazardous solid wastes. The
1986 amendments to RCRA enabled EPA to address environmental problems that could result from
underground tanks storing petroleum and other hazardous substances.
The Federal Hazardous and Solid Waste Amendments (HSWA) are the 1984 amendments to RCRA that focused
on waste minimization and phasing out land disposal of hazardous waste as well as corrective action for
releases. Some of the other mandates of this law include increased enforcement authority for EPA, more
stringent hazardous waste management standards, and a comprehensive underground storage tank program.
Hazardous Materials Transportation Act (HMTA)
The Hazardous Materials Transportation Act of 1975 (HMTA) empowered the Secretary of Transportation to
designate as hazardous material any "particular quantity or form" of a material that "may pose an
unreasonable risk to health and safety or property."
Hazardous materials regulations are subdivided by function into four basic areas:
• Procedures and/or Policies 49 CFR Parts 101, 106, and 107
• Material Designations 49 CFR Part 172
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• Packaging Requirements 49 CFR Parts 173, 178, 179, and 180
• Operational Rules 49 CFR Parts 171, 173, 174, 175, 176, and 177
The HMTA is enforced by use of compliance orders [49 U.S.C. 1808(a)], civil penalties [49 U.S.C. 1809(b)], and
injunctive relief (49 U.S.C. 1810). The HMTA (Section 112, 40 U.S.C. 1811) preempts State and local
governmental requirements that are inconsistent with the statute, unless that requirement affords an equal
or greater level of protection to the public than the HMTA requirement.
Hazardous Materials Transformation Uniform Safety Act of 1990
In 1990, Congress enacted the Hazardous Materials Transportation Uniform Safety Act (HMTUSA) to clarify the
maze of conflicting state, local, and federal regulations. Like the HMTA, the HMTUSA requires the Secretary of
Transportation to promulgate regulations for the safe transport of hazardous material in intrastate, interstate,
and foreign commerce. The Secretary also retains authority to designate materials as hazardous when they
pose unreasonable risks to health, safety, or property.
The statute includes provisions to encourage uniformity among different state and local highway routing
regulations, to develop criteria for the issuance of federal permits to motor carriers of hazardous materials,
and to regulate the transport of radioactive materials.
Occupational Safety and Health Act (OSHA)
Congress passed the Occupational and Safety Health Act (OSHA) to ensure worker and workplace safety. Their
goal was to make sure employers provide their workers a place of employment free from recognized hazards
to safety and health, such as exposure to toxic chemicals, excessive noise levels, mechanical dangers, heat or
cold stress, or unsanitary conditions.
In order to establish standards for workplace health and safety, the Act also created the National Institute for
Occupational Safety and Health (NIOSH) as the research institution for OSHA. OSHA is a division of the U.S.
Department of Labor that oversees the administration of the Act and enforces standards in all 50 states.
Toxic Substances Control Act
The Toxic Substances Control Act of 1976 provides the EPA with authority to require reporting, record-keeping
and testing requirements, and restrictions relating to chemical substances and/or mixtures. Certain substances
are generally excluded from TSCA, including, among others, food, drugs, cosmetics, and pesticides. The TSCA
addresses the production, importation, use, and disposal of specific chemicals including polychlorinated
biphenyls (PCBs), asbestos, radon, and lead-based paint.
Various sections of the TSCA provide authority to:
• Require, under Section 5, pre-manufacture notification for "new chemical substances" before
manufacture.
• Require, under Section 4, testing of chemicals by manufacturers, importers, and processors where risks
or exposures of concern are found.
• Issue Significant New Use Rules (SNURs), under Section 5, when it identifies a "significant new use"
that could result in exposures to, or releases of, a substance of concern.
• Maintain the TSCA Inventory, under Section 8, which contains more than 83,000 chemicals. As new
chemicals are commercially manufactured or imported, they are placed on the list.
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• Require those importing or exporting chemicals, under Sections 12(b) and 13, to comply with
certification reporting and/or other requirements.
• Require, under Section 8, reporting and record-keeping by persons who manufacture, import, process,
and/or distribute chemical substances in commerce.
• Require, under Section 8(e), that any person who manufactures (including imports), processes, or
distributes in commerce a chemical substance or mixture and who obtains information which
reasonably supports the conclusion that such substance or mixture presents a substantial risk of injury
to health or the environment to immediately inform EPA, except where EPA has been adequately
informed of such information. EPA screens all TSCA b§8(e) submissions as well as voluntary "For Your
Information" (FYI) submissions. The latter are not required by law but are submitted by industry and
public interest groups for a variety of reasons.
State
Cal/OSHA and the California State Plan
Under an agreement with OSHA, since 1973 California has operated an occupational safety and health program
in accordance with Section 18 of the federal OSHA. The State of California’s Department of Industrial Relations
administers the California Occupational Safety and Health Program, commonly referred to as Cal/OSHA. The
State of California’s Division of Occupational Safety and Health (DOSH) is the principal agency that oversees
plan enforcement and consultation. In addition, the California State program has an independent Standards
Board responsible for promulgating State safety and health standards and reviewing variances. It also has an
Appeals Board to adjudicate contested citations and the Division of Labor Standards Enforcement to
investigate complaints of discriminatory retaliation in the workplace.
Pursuant to 29 CFR 1952.172, the California State Plan applies to all public and private sector places of
employment in the state, with the exception of federal employees, the United States Postal Service, private
sector employers on Native American lands, maritime activities on the navigable waterways of the United
States, private contractors working on land designated as exclusively under federal jurisdiction and employers
that require federal security clearances. Cal/OSHA is the only agency in the state authorized to adopt, amend,
or repeal occupational safety and health standards or orders. In addition, the Standards Board maintains
standards for certain things not covered by federal standards or enforcement, including: elevators, aerial
passenger tramways, amusement rides, pressure vessels and mine safety training. The Cal/OSHA enforcement
unit conducts inspections of California workplaces in response to a report of an industrial accident, a complaint
about an occupational safety and health hazard, or as part of an inspection program targeting industries with
high rates of occupational hazards, fatalities, injuries, or illnesses.
California Hazardous Waste Control Law
The Hazardous Waste Control Law (HWCL) (Health and Safety Code [HSC], Division 20, Chapter 6.5, Article 2,
Section 25100, et seq.) is the primary hazardous waste statute in California. The HWCL implements RCRA as a
“cradle-to-grave” waste management system in the state. It specifies that generators have the primary duty
to determine whether their wastes are hazardous and to ensure its proper management. The HWCL also
establishes criteria for the reuse and recycling of hazardous wastes used or reuse as raw materials. The HWCL
exceeds federal requirements by mandating source reduction planning and broadening requirements for
permitting facilities that treat hazardous waste. It also regulates a number of waste types and waste
management activities not covered by federal law; by the RCRA.
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California Code of Regulations (CCR), Titles 22 and 26
A variety of California Code of Regulation (CCR) titles address regulations and requirements for generators of
hazardous waste. Title 22 contains detailed compliance requirements for hazardous waste generators,
transporters, and facilities for treatment, storage, and disposal. Because California is a fully-authorized state
according to RCRA, most regulations (i.e., 40 CFR 260, et seq.) have been d uplicated and integrated into Title
22. However, because the Department of Toxic Substances Control (DTSC) regulates hazardous waste more
stringently than the EPA, the integration of state and federal hazardous waste regulations that make up Title
22 does not contain as many exemptions or exclusions as does 40 CFR 260. As with the HSC, Title 22 also
regulates a wider range of waste types and waste management activities than does RCRA. To aid the regulated
community, California has compiled hazardous materials, waste, and toxics-related regulations from CCR, Titles
3, 8, 13, 17, 19, 22, 23, 24 and 27 into one consolidated listing: CCR Title 26 (Toxics). However, the hazardous
waste regulations are still commonly referred to collectively as “Title 22.”
Regional Policies
Certified Unified Program Agency (CUPA)
Federal and state hazardous materials regulations require all businesses that handle more than a specified
amount of hazardous materials or extremely hazardous materials to obtain a hazardous materials per mit and
submit a business plan to its local Certified Unified Program Agency (CUPA). The CUPA also ensures local
compliance with all applicable hazardous materials regulations. The CUPA with responsibility for the City of
Lake Elsinore is Riverside County Department of Environmental Health (RCDEH). The RCDEH oversees six
hazardous materials programs in the County of Riverside, including inspecting facilities that handle hazardous
materials, generate hazardous waste, treat hazardous waste, own/operate underg round storage tanks,
own/operate aboveground petroleum storage tanks, or handle other materials subject to the California
Accidental Release Program. Riverside County Ordinance No. 615 “Hazardous Waste Generation, Storage,
Handling and Disposal” was promulgated for the purpose of monitoring establishments where hazardous
waste is generated, stored, handled, disposed, treated or recycled and to regulate the issuance of permits and
the activities of establishments where hazardous waste is generated.
City of Lake Elsinore Regulations
City of Lake Elsinore General Plan
Public Safety and Welfare Element
Goal 3: Reduce the level of risk associated with the use, transport, treatment, and disposal of hazardous
material to protect the community’s safety, health, and natural resources.
Policy 3.1: Continue to require hazardous waste generators to implement a waste reduction program
per the Riverside County Hazardous Waste Management Plan with necessary inspections per the
Riverside County Hazardous Materials Handlers Program.
Policy 3.2: Require any proposed development within close proximity to an active and/or inactive
landfill to complete a technical analysis that focuses on public safety and hazard issues. The analysis
shall be prepared by a professional consultant.
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Policy 3.5: Evaluate new development on or adjacent to the Santa Ana Regional Interceptor (SARI) line
requiring extensive subsurface components or containing sensitive land uses such as schools on a
project-by-project basis to determine impacts if an accident occurs.
Goal 4: Adhere to an integrated approach to minimizing the threat of wildland fires to protect life and property
using pre-fire management, suppression, and post-fire management.
Policy 4.1: Require on-going brush clearance and establish low fuel landscaping policies to reduce
combustible vegetation along the urban/wildland interface boundary.
Policy 4.3: Establish fire resistant building techniques for new development such as non-combustible
wall surfacing materials, fire-resistant treated wood, heavy timber construction, glazing enclosed
materials and features, insulation without paper-facing, and automatic fire sprinklers.
Thresholds of Significance
According to Appendix G of the CEQA Guidelines, the proposed project could have a potentially significant
impact with respect to hazards and hazardous materials if it would:
1. Create a significant hazard to the public or the environment through the routine transport, use, or
disposal of hazardous materials;
2. Create a significant hazard to the public or the environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous materials into the environment;
3. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed school;
4. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public
or the environment;
5. For a project located within an airport land use plan or, where such a plan has not been adopted, within
two miles of a public airport or public use airport, would the project result in a safe ty hazard or
excessive noise for people residing or working in the project area;
6. Impair implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan; and
7. Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death
involving wildland fires.
Methodology
The project site and surrounding areas were assessed to determine the potential presence of hazardous
materials. A Phase I ESA was prepared by TA-GROUP DD (Appendix I) in accordance with ASTM E1527-13 which
included a review of environmental records, a review of historical records, a site reconnaissance, and
interviews with representatives of the Project site and adjoining properties to evaluate the presence of
hazardous substances at the project site. In order to prepare this EIR Section, additional relevant information
was also obtained from the City of Lake Elsinore General Plan, and the Riverside County GIS database.
4.8 HAZARDS AND HAZARDOUS MATERIALS
Lake and Mountain Commercial Center Project 4.8-8 The Altum Group
Draft EIR
Impact Analysis
Impact 4.8-1: Would the project create a significant hazard to the public or the environment through the
routine transport, use, or disposal of hazardous materials?
Based on the Phase I ESA conducted by TA-GROUP DD (Appendix I), and based on a review of regulatory
databases, past conditions of the Project site, and a site reconnaissance, the project site does not contain any
hazards. No unusual or noxious odors, pools of liquid or potentially hazardous substances, hazardous materials
storage structures, stained soil, aboveground storage tanks, pits, or ponds were observed. The Phase I ESA did
not identify any environmental concerns associated with the historical land uses at the project site. No RECs
or HRECs were identified that would negatively impact the environment. Based on the findings of the project’s
Phase I ESA, there are no conditions associated with the Project site’s existing condition that would create a
significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous
materials. Accordingly, no impact would occur associated with the Project site’s existing conditions.
Heavy equipment that would be used during construction of the proposed project would be fueled and
maintained by substances such as oil, diesel fuel, gasoline, hydraulic fluid, and other liquid materials that would
be considered hazardous if improperly stored or handled. In addition, materials such as paints, roofing
materials, solvents, and other substances typically used in building construction would be located on the
project site during construction. Improper use, storage, or transportation of hazardous materials could result
in accidental releases or spills, potentially posing health risks to workers, the public, and the environment. The
potential for accidental releases and spills of hazardous materials during construction is a standard risk on all
construction sites, and there would be no greater risk for improper handling, transportation, or spills
associated with future development that would be a rea sonably consequence of the proposed Project than
would occur on any other similar construction site. Thus, impacts due to construction activities would not cause
a significant hazard to the public or the environment through the routine transport, use, or d isposal of
hazardous materials, and a less than significant impact would occur.
Based on the facilities and uses proposed at the project site, hazardous materials (i.e., gasoline, diesel,
biodiesel fuels, and oil) would be used during the course of daily o perations. Federal and State Community-
Right-to-Know laws allow the public access to information about the amounts and types of chemicals that may
be used by the businesses that would operate at the project site. Laws also are in place that require businesses
to plan and prepare for possible chemical emergencies. Any business that operates any of the facilities at the
project site and that handles and/or stores substantial quantities of hazardous materials (as defined by
Riverside County Ordinance or § 25500 of California Health and Safety Code, Division 20, Chapter 6.95) would
be required to prepare and submit a HMBEP to the RCDEH in order to register the business as a hazardous
materials handler. Such business is also required to comply with California’s Hazardous Materials Release
Response Plans and Inventory Law, which require immediate reporting to Riverside County Fire Department
and State Office of Emergency Services regarding any release or threatened release of a hazardous material,
regardless of the amount handled by the business.
The operation of the Project would be required to comply with all applicable federal, State, and local
regulations to ensure the proper transport, use, and disposal of hazardous substances (as described in Section
4.8.2 above). With mandatory regulatory compliance, potential hazardous materials impacts associated with
long-term operation of the project is not expected to pose a significant hazard to the public or environment
through the routine transport, use, or disposal of hazardous materials, nor would the Project increase the
potential for accident operations which could result in the release of hazardous materials into the
environment.
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Lake and Mountain Commercial Center Project 4.8-9 The Altum Group
Draft EIR
With mandatory regulatory compliance with federal, State, and local laws (as descri bed above), potential
hazardous materials impacts associated with operation of the project are regarded as less than significant and
mitigation is not required.
Mitigation Measures: None required
Significance after Mitigation: Less-than-significant.
Impact 4.8-2: Would the project create a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the
environment?
As discussed under Impact 4.8-1, the proposed project would be required to comply with all applicable federal,
state and local laws and regulations pertaining to the transport, use, disposal, handling, and storage of
hazardous waste during the construction phase to reduce the likelihood and severity of accidents during
transit. Thus, the hazard due to the foreseeable upset and accident conditions involving the release of
hazardous materials into the environment would be less than significant.
Operation of the proposed project would not result in any significant adverse effects associated with hazardous
materials handling or disposal. Proper handling of the use and disposal of hazardous materials associated with
the gas station would reduce the potential for exposure. Once the fuel storage tanks are constructed, there
would be continued routine maintenance. SCAQMD Rule 461 governs the operation of gasoline stations and
requires that all underground storage tanks are equipped with a “CARB certified” enhanced vapor recovery
system, all fill tubes are equipped with vapor tight caps, all dry breaks are equipped with vapor tight seals, a
spill box shall be installed to capture any gasoline spillage, and all equipment is required to be properly
maintained per CARB regulations. Proper handling of the use and disposal of hazardous materials would reduce
the potential for exposure. Therefore, potential impacts associated with accidental release of hazardous
materials into the environment would be less than significant.
Aside from the proposed gas station, operation of the proposed project would not include any components
associated with the transport, use, or disposal of hazardous materials beyond those typical of a similar land
use, which would be conducted in accordance with all applicable local, State, and federal regulations.
Household goods associated with general cleaning activities on-site that contain toxic substances are usually
low in concentration and small in amount; therefore, there is no significant risk to humans or the environment
from the use of such household goods. Accordingly, the proposed Project would not create a significant hazard
to the public or the environment through reasonably foreseeable upset and accident conditions involving the
release of hazardous materials into the environment, and impacts would be less than significant. No mitigation
is required.
Mitigation Measures: None required
Significance after Mitigation: Less-than-significant.
Impact 4.8-3: Would the project emit hazardous emissions or handle hazardous or acutely hazardous
materials, substances, or waste within one-quarter mile of an existing or proposed school?
The nearest existing school to the project site is Terra Cotta Middle School, located approximately 0.25 -mile
south of the project site (Google Earth Pro, 2020). Additionally, there are no schools planned within 0.25-mile
of the project site. As discussed under Impact 4.8-1 and 4.8-2, implementation of the project would not result
4.8 HAZARDS AND HAZARDOUS MATERIALS
Lake and Mountain Commercial Center Project 4.8-10 The Altum Group
Draft EIR
in the routine transport, use, or disposal of hazardous materials and would not create a significant hazard to
the public. Additionally, the proposed project would be required to comply with all applicable federal, state
and local laws and regulations pertaining to the transport, use, disposal, handling, and storage of hazardous
waste during the construction phase to reduce the likelihood and severity of accidents during transit.
Accordingly, the proposed project would not emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within 0.25-mile of an existing or proposed school. Thus, a less than
significant impact would occur.
Mitigation Measures: None required
Significance after Mitigation: Less-than-significant.
Impact 4.8-4: Would the project be located on a site which is included on a list of hazardous materials sites
compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard
to the public or the environment?
As part of the Phase I ESA prepared for the project, a review of regulatory agency databases was conducted.
The DTSC online database, EnviroStor, was reviewed and it was determined that the project site, or any
adjacent properties, was not listed. Additionally, the State Water Resources Control Board database,
GeoTracker, which provides records on leaking underground storage tanks (LUSTs) and Spills, Leaks,
Investigation and Cleanup (SLIC) sites, was reviewed. The review determined that the project site was not listed
in the GeoTracker database. As the site is not identified as a hazardous materials site pursuant to Government
Code Section 65962.5, the proposed project would result in a less than significant impact.
Mitigation Measures: None required
Significance after Mitigation: Less-than-significant.
Impact 4.8-5: For a project located within an airport land use plan or, where such a plan has not been
adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard
or excessive noise for people residing or working in the project area?
The project site is not within two miles of an airport and the project site is not identified as within an Airport
Influence Area for airports in Riverside County (Riverside County, 2020). The nearest airport is the Perris Valley
Airport, approximately 10.5 miles to the east of the project site (Google Earth, 2020). As such, no impact would
occur.
Mitigation Measures: None required
Significance after Mitigation: No impact
Impact 4.8-6: 6. Impair implementation of or physically interfere with an adopted emergency response plan
or emergency evacuation plan?
The project site does not contain any emergency facilities nor does it serve as an emergency evacuation route.
During construction and long-term operation, the proposed project would be required to maintain adequate
access for emergency vehicles. As part of the City’s discretionary review process, the City reviewed the
proposed project to ensure appropriate emergency ingress and egress would be available to project site, and
determined that the proposed project would not substantially impede emergency response routes in the local
4.8 HAZARDS AND HAZARDOUS MATERIALS
Lake and Mountain Commercial Center Project 4.8-11 The Altum Group
Draft EIR
area. Accordingly, the project would not impair implementation of or physically interfere with an adopted
emergency response plan or an emergency evacuation plan. Thus, no impact would occur and mitigation is not
required.
Mitigation Measures: None required
Significance after Mitigation: No impact.
Impact 4.8-7: Would the project expose people or structures, either directly or indirectly, to a significant risk
of loss, injury or death involving wildland fires?
Implementation of the proposed project would include development of structures within the project site and
could expose more people and additional development to potentially significant hazards from wildfires. Th e
project site is located within a Local Responsibility Area within a High Fire Hazard Severity Zone (Riverside
County, 2020). Additionally, the General Plan identifies the project site as being within a high fire hazard zone
(City of Lake Elsinore, 2011). In order to reduce the risk of wildland fires, the project would comply with various
regulations adopted by the City. The Lake Elsinore Local Hazard Mitigation Plan, for which the proposed project
would comply, includes various policies including on-going brush clearance, low fuel landscaping, fire resistant
building techniques, and creation of fuel modification zones around development to address the risk of wildfire
(City of Lake Elsinore, 2017). Additionally, the project would comply with the goals and policies identified in
Section 3.4.1 of the City’s General Plan (City of Lake Elsinore, 2011). Compliance with the Local Hazard
Mitigation Plan and General Plan would reduce the risk of loss, injury or death involving wildland fires;
therefore, the proposed project would result in a less than significant impact.
Mitigation Measures: None required
Significance after Mitigation: Less-than-significant.
Cumulative Impacts
Because the issue of hazards and hazardous materials tend to be site-specific in nature, the cumulative study
area includes existing and planned developments within a one-mile radius of the project site. A one-mile radius
is appropriate because that is the standard distance used in regulatory database searches of properties that
may generate or store toxic materials.
There are no known hazards located on the project site under existing conditions. During project construction
and operation, mandatory compliance with federal, state, and local regulations would ensure that the project
as proposed would not create a significant hazard to the public or environment through the routine transport,
use, or disposal of hazardous materials. Accordingly, impacts associated with the routine transport, use, or
disposal of hazardous materials, and impacts associated with reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into the environment, would be less-than-cumulatively
considerable.
The project site is located 0.25 mile from Terra Cotta Middle School. The only component of the project that
would have the potential to emit hazardous emissions or handle hazardous materials on-site would be the
proposed gas station. The proposed gas station would handle hazardous materials within one-quarter mile of
a school; however, the gas station’s hazardous emissions would be below the cancer -related hazardous risk
threshold established by SCAQMD. The remaining proposed uses for the project site are not associated with
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Lake and Mountain Commercial Center Project 4.8-12 The Altum Group
Draft EIR
the transport, use, or disposal of significant quantities of hazardous materials. Thus, the project’s impact due
to emitting hazardous emissions or handle hazardous materials within one-quarter mile of an existing or
proposed school would be less than significant. Other developments would be required to demonstrate that
any hazardous emissions that would result from the development is below the established hazardous risk
threshold. Therefore, impacts would be less-than-cumulatively-considerable.
The project site is not located on the list of hazardous materials sites compiled pursuant to Government Code
§ 65962.5. Therefore, the project would not contribute to a cumulatively-considerable hazardous materials
impact associated with a listed hazardous materials site.
The project site is not located within an airport land use plan or within two miles of a public airport or public
use airport. As such, the project’s potential to expose people residing or working in the area to safety hazards
associated with public airports, and impacts would be less-than-cumulatively-considerable.
The project site does not contain any emergency facilities nor would it impact an emergency evacuation route.
Other cumulative developments would be reviewed by the City of Lake Elsinore to ensure no interference with
emergency access and evacuation routes would occur. Accordingly, the project would result in less-than
cumulatively-considerable impacts due to a conflict with emergency evacuation plans and evacuation routes.
As discussed above under the analysis of Impact 4.8-7, the project site is located within a High Fire Hazard
Severity Zone. However, the project site would be developed in a manner consistent with jurisdictional
requirements for fire protection, and would generally decrease fire hazards in the local area. Other
developments within the area also would be subject to the jurisdictional requirements for fire protection. As
such, within the cumulative context of the project vicinity, fire hazards are anticipated to decline over time,
and the project has no potential to contribute to cumulatively significant impacts associated with wildland fire
hazards.
4.9 HYDROLOGY AND WATER QUALITY
Lake and Mountain Commercial Center Project 4.9-1 The Altum Group
Draft EIR
Hydrology and Water Quality
This section of the Draft Environmental Impact Report (EIR) is based on information contained in the Project-
Specific Water Quality Management Plan, (Plump Engineering, 2019a) Appendix J of this Draft EIR Preliminary
Hydrology Report (Plump Engineering, 2019b) Appendix K of this Draft EIR.
Environmental Setting
The project site is located within the San Ana Region of California, which is within the jurisdiction of the Santa
Ana Regional Water Quality Control Board (RWQCB).
Regional Setting
The project site is located within the Santa Ana River watershed, which drains a 2,840 square-mile area and is
the principal surface flow water body within the region. The Santa Ana River headwaters originate in the
southern San Bernardino Mountains and runs southwesterly across San Bernardino, Riverside, and Orange
Counties, where it discharges into the Pacific Ocean at the City of Huntington Beach. The Project site is within
the Elsinore Hydrologic Subarea of the Elsinore Valley Hydrologic Area of the Santa Ana River Hydrologic Unit.
Site Hydrology
The project site currently consists of vacant, undeveloped land with non-native grasses and weeds across the
entire site. The overall topography of the project site slopes to the southwest at a gradient of approximately
less than 8.50 percent. Elevation differential across the entire project site is estimated at ±40 feet. The northern
portion of the project site, under existing conditions, generally drains east towards Lake Street and the
southern portion of the project site generally drains to the south towards Mountain Street.
Flood Hazards
According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate M ap (FIRM) No.
06065C2009G, dated August 28, 2008, the majority of the portions of the project site that are proposed for
development are not within a 100-year flood hazard area. The only portion of the project site located within
the 500-year flood hazard area is the southwest portion of the project site. This area of the project site is
located within ‘Zone X’ of the FEMA FIRM, which indicates that the area has a 0.2 percent chance of flooding
(FEMA, 2020).
Water Quality
Water pollutants sources in the City of Lake Elsinore have been cause by agricultural operation that used
chemicals and fertilizers on their land. In compliance with the Clean Water Action Section 303(d), the State
Water Resources Control Board (SWRCB) maintains a list of impaired water bodies in the state. Lake Elsinore
is included in the list of impaired water bodies due to the presence of four pollutants or stressors, which include
high nutrient levels from unknown point sources, organic enrichment/low dissolved oxygen from unknown
point sources, sedimentation/saltation form local urban runoff and storm sewers, and toxicity form non-point
sources. Sedimentation and siltation within Lake Elsinore is from urban runoff and storm sewers.
4.9 HYDROLOGY AND WATER QUALITY
Lake and Mountain Commercial Center Project 4.9-2 The Altum Group
Draft EIR
Groundwater
According to Figure 6-1 of the Elsinore Valley Municipal Water District’s (EVMWD) Urban Water Management
Plan (UWMP), the project site is located within the Elsinore Groundwater Basin (EVMWD, 2016). The Elsinore
Groundwater Basin is the major source of potable groundwater supply for EVMWD.
Inflows to the Elsinore Groundwater Basin include infiltration of local precipitation, runoff from the
surrounding watershed, infiltration from the San Jacinto River prior to reaching Lake Elsinore, and return flows
from either irrigation or domestic use. Groundwater inflows are estimated to average 5,500 acre-feet per year.
The natural inflow is roughly equal to the average yield of the basin because there are no natural outflows
from the basin; therefore, EVMWD has limited pumping (approximately 5,550 acre-feet/year) to be consistent
with the safe yield of the Elsinore Basin. Groundwater pumping to meet water demands accounts for
essentially the entire outflow from the basin. Active groundwater management and conjunctive use programs
have been implemented by EVMWD to balance the Elsinore Basin inflows and outflows (EVMWD, 2016)
Regulatory Setting
Federal Regulations
Clean Water Act
The Clean Water Act (CWA) establishes the basic structure for regulating discharges of pollutants into the
waters of the United States and regulating quality standards for surface waters. The basis of the CWA was
enacted in 1948 and was called the Federal Water Pollution Control Act, but the Act was significantly
reorganized and expanded in 1972. "Clean Water Act" became the Act's common name with amendments in
1972. Under the CWA, the Environmental Protection Agency (EPA) has implemented pollution control
programs such as setting wastewater standards for industry and has set water quality standards for all
contaminants in surface waters. The CWA made it unlawful to discharge any pollutant from a point source into
navigable waters unless a permit was obtained. The EPA's National Pollutant Discharge Elimination System
(NPDES) permit program controls discharges. Point sources are discrete conveyances such as pipes or man-
made ditches. Individual homes that are connected to a municipal system, use a septic system, or do not have
a surface discharge do not need an NPDES permit; however, industrial, municipal, and other facilities must
obtain permits if their discharges go directly to surface waters.
State Regulations
Porter-Cologne Water Quality Control Act
The Porter-Cologne Act is the principal law governing water quality regulation in California. It establishes a
comprehensive program to protect water quality and the beneficial uses of water. The Porter-Cologne Act
applies to surface waters, wetlands, and ground water and to both point and nonpoint sources of pollution.
Pursuant to the Porter-Cologne Act (California Water Code § 13000 et seq.), the policy of the State is as follows:
• That the quality of all the waters of the State shall be protected;
• That all activities and factors affecting the quality of water shall be regulated to attain the highest
water quality within reason; and
• That the State must be prepared to exercise its full power and jurisdiction to protect the quality of
water in the State from degradation.
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Lake and Mountain Commercial Center Project 4.9-3 The Altum Group
Draft EIR
The Porter-Cologne Act established nine Regional Water Quality Control Boards (RWQCBs), based on
hydrogeologic barriers, and the State Water Resources Control Board (SWRCB), which are charged with
implementing its provisions and which have primary responsibility for protecting water quality in California.
The State Water Board provides program guidance and oversight, allocates funds, and reviews Regional Water
Boards decisions. In addition, the State Water Board allocates rights to the use of surface water. The Regional
Water Boards have primary responsibility for individual permitting, inspection, and enforcement actions within
each of nine hydrologic regions. The State Water Board and Regional Water Boards have numerous non-point
source (NPS) related responsibilities, including monitoring and assessment, planning, financial assistance, and
management.
The Regional Water Boards regulate discharges under the Porter-Cologne Act primarily through issuance of
NPDES permits for point source discharges and waste discharge requirements (WDRs) for NPS discharges.
Anyone discharging or proposing to discharge materials that could affect water quality (other than to a
community sanitary sewer system regulated by an NPDES permit) must file a r eport of waste discharge. The
SWRCB and the RWQCBs can make their own investigations or may require dischargers to carry out water
quality investigations and report on water quality issues. The Porter-Cologne Act provides several options for
enforcing WDRs and other orders, including cease and desist orders, cleanup and abatement orders,
administrative civil liability orders, civil court actions, and criminal prosecutions.
The Porter-Cologne Act also implements many provisions of the Clean Water Act, such as the NPDES permitting
program. The Porter-Cologne Act also requires adoption of water quality control plans that contain the guiding
policies of water pollution management in California. In addition, regional water quality control plans (basin
plans) have been adopted by each of the RWQCBs and get updated as necessary and practical. These plans
identify the existing and potential beneficial uses of waters of the State and establish water quality objectives
to protect these uses. The basin plans also contain implementation, surveillance, and monitoring plans. The
project site and vicinity are located in the Santa Ana River Watershed, which is within the purview of the Santa
Ana RWQCB. The Santa Ana RWQCB’s Santa Ana River Basin Water Quality Control Plan is the governing water
quality plan for the region.
California Water Code
The California Water Code is the principal State law regulating water quality in California. Water quality
provisions must be complied with as contained in numerous code sections inclu ding: 1) the Health and Safety
Code for the protection of ground and surface waters from hazardous waste and other toxic substances; 2) the
Fish and Game Code for the prevention of unauthorized diversions of any surface water and discharge of any
substance that may be deleterious to fish, plant, animal, or bird life; 3) the Harbors and Navigation Code for
the prevention of the unauthorized discharge of waste from vessels into surface waters; and 4) the Food and
Agriculture Code for the protection of groundwater which may be used for drinking water supplies. The
California Department of Fish and Wildlife (CDFW), through provisions of the Fish & Game Code (§§ 1601 -
1603) is empowered to issue agreements for any alteration of a river, stream, or lake where fish or wildlife
resources may be adversely affected. CDFW regulates wetland areas only to the extent that those wetlands
are part of a river, stream, or lake as defined by CDFW.
Surface water quality is the responsibility of the RWQCB; water supply and wastewater treatment agencies;
and city and county governments. The principal means of enforcement by the RWQCB is through the
development, adoption, and issuance of water discharge permits. RWQCB basin plans establish water quality
objectives that are defined as the limits or levels of water quality constituents or characteristics for the
reasonable protection of beneficial uses of water.
4.9 HYDROLOGY AND WATER QUALITY
Lake and Mountain Commercial Center Project 4.9-4 The Altum Group
Draft EIR
Sustainable Groundwater Management Act
The 2014 Sustainable Groundwater Management Act (SGMA) requires governments and water agencies of
high and medium priority basins to halt overdraft and bring groundwater basins into balanced levels of
pumping and recharge. Under SGMA, these basins should reach sustainability within 20 years of implementing
their sustainability plans. The DWR categorizes the priority of groundwater basins. For critically over-drafted
basins, that will be 2040. For the remaining high and medium priority basins, 2042 is the deadline. The SGMA
also requires local public agencies and Groundwater Sustainability Agencies (GSAs) in high- and medium-
priority basins to develop and implement Groundwater Sustainability Plans (GSPs) or Alternatives to GSPs.
GSPs are detailed road maps for how groundwater basins will reach long term sustainability.
Local Regulations
City of Lake Elsinore General Plan
Goal 4: Improve water quality and ensure the water supply is not degraded as a result of urbanization of the
City.
Policy 4.1: Encourage developers to provide clean water systems that reduce pollutants being discharged into
the drainage system to the maximum extent feasible and meet required federal National Pollutant Discharge
Elimination System (NPDES) standards.
Policy 4.2: Support public education and awareness programs to reduce pollutant discharges into the drainage
system.
Policy 4.3: Require Best Management Practices through project conditions of approval for development to
meet the Federal NPDES permit requirements
City of Lake Elsinore Municipal Code
Lake Elsinore Municipal Code (LEMC) – Title 14, Chapter 14.08
City of Lake Elsinore Municipal Code Chapter 14.08, Stormwater/Urban Runoff Management and Discharge
Controls, intends to protect and enhance the water quality of City watercourses, water bodies, groundwater,
and wetlands in a manner pursuant to and consistent with the California Water Code Section 13000 et seq.
(Porter-Cologne Water Quality Control Act), Title 33 U.S.C. Sections 1251 et seq. (Federal Clean Water Act).
Lake Elsinore Municipal Code (LEMC) – Title 15, Chapter 15.64
City of Lake Elsinore Municipal Code Chapter 15.64, Flood Damage Prevention, includes flood load and flood -
resistant construction requirements of the building codes and is intended to promote the public health, safety
and general welfare and to minimize public and private losses due to flood conditions in specific flood hazard
areas through the establishment of comprehensive regulations for management of flood hazard areas.
Thresholds of Significance
According to Appendix G of the CEQA Guidelines, the proposed project could have a potentially significant
impact with respect to hydrology and water quality if it would:
4.9 HYDROLOGY AND WATER QUALITY
Lake and Mountain Commercial Center Project 4.9-5 The Altum Group
Draft EIR
1) Violate any water quality standards or waste discharge requirements or otherwise substantially
degrade surface or groundwater quality?
2) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge
such that the project may impede sustainable groundwater management of the basin?
3) Substantially alter the existing drainage pattern of the site or area, including through the alteration of
the course of a stream or river or through the addition of impervious surfaces, in a manner which
would:
a) Result in substantial erosion or siltation on- or off-site;
b) Substantially increase the rate or amount of surface runoff in a manner which would result in
flooding on- or offsite
c) Create or contribute runoff water which would exceed the capacity of existing or planned
stormwater drainage systems or provide substantial additional sources of polluted runoff; or
d) Impede or redirect flood flows?
4) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
5) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater
management plan?
Methodology
The following hydrology and water quality analysis is based on review of existing literature as well as the
Project- Specific Water Quality Management Plan (Plump Engineering, 2019a), included as Appendix J of this
Draft EIR and the Preliminary Hydrology Report (Plump Engineering, 2019b) and the City of Lake Elsinore
General Plan (2011). The assessment presents findings, conclusions, and recommendations concerning
development of the project site based on the hydraulics analysis of current drainage patterns at the site and
in the surrounding area. The resources reviewed also include the City’s General Plan EIR and available
information from the RWQCB’s Basin Plan for the Santa Ana Region. The sections that follow describe the
identified impacts and the measures that would be incorporated to mitigate impacts.
Impact Analysis
Impact 4.9-1: Would the project violate any water quality standards or waste discharge requirements or
otherwise substantially degrade surface or groundwater quality?
Construction
Development of the proposed project would involve site preparation, grading, building construction, paving,
and architectural coating, which have the potential to generate water quality polluta nts such as silt, debris,
organic waste, chemicals, paints, and other solvents with the potential to adversely affect water quality. As
such, short-term water quality impacts have the potential to occur during project construction in the absence
of any protective or avoidance measures.
Pursuant to the requirements of the Santa Ana RWQCB, the Project Applicant would be required to obtain a
NPDES Municipal Stormwater Permit for construction activities. The NPDES permit is required for all
development projects that include construction activities, such as clearing, grading, and/or excavation, and
disturb at least one (1) acre of total land area. In addition, the Project Applicant would be required to comply
with the Santa Ana RWQCB’s Santa Ana River Basin Water Quality Control Program. Compliance with the
NPDES permit and the Santa Ana River Basin Water Quality Control Program involves the preparation and
implementation of a Stormwater Pollution Prevention Plan (SWPPP) for construction-related activities. The
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Draft EIR
SWPPP will specify the Best Management Practices (BMPs) that would be required to be implemented during
construction activities to ensure that potential pollutants of concern are prevented, minimized, and/or
otherwise appropriately treated prior to being discharged from the subject property. Examples of BMPs that
may be utilized during construction include, but are not limited to, sandbag barriers, geotextiles, storm drain
inlet protection, sediment traps, rip rap soil stabilizers, and hydro-seeding. Mandatory compliance with the
SWPPP would ensure that implementation of the project would not result in a violation of any water quality
standards or waste discharge requirements during construction activities. Therefore, water quality impacts
associated with construction activities would be less than significant and no mitigation measures would be
required.
Operation
Under operating conditions, water runoff from the project site may contain pollutants such as petroleum
products, pesticides, fertilizers, paints, litter, etc. These pollutants could be discharged into the water during
storm events, which can degrade water quality if discharged from the project site.
To meet the requirements of the City’s NPDES permit requirements, the Project Applicant would be req uired
to prepare and implement a Water Quality Management Plan (WQMP), which is a Project site -specific post-
construction water quality management program designed to minimize the release of potential waterborne
pollutants, including pollutants of concern for downstream receiving waters, under long-term conditions via
BMPs. Implementation of the WQMP ensures on-going, long-term protection of the watershed basin. The
Project’s Preliminary WQMP, prepared by Plump Engineering, is included as Appendix J to this EIR. As identified
in the Preliminary WQMP, the Project is designed to include on-site structural source control BMPs consisting
of an underground chamber system and two biofiltration with drain systems. In addition, operational source
control BMPs would be implemented, including but not limited to: the installation of water-efficient landscape
irrigation systems, street sweeping, and implementation of a trash and waste storage areas. The identified
measures would minimize, prevent, and/or otherwise appropriately treat stormwater runoff flows before they
are discharged from the Project site. Compliance with the Preliminary WQMP and long-term maintenance of
proposed on-site water quality control features would be required by the City to ensure the long-term
effectiveness of all on-site water quality features.
Compliance with the NPDES permit and implementation of BMPs identified in the WQMP would ensure that
water quality and waste discharge requirements are not violated; therefore, the project would result in less
than significant impacts associated with a water quality standards violation or waste discharge requirements.
Based on the foregoing analysis, the proposed project would not violate any water quality standards or waste
discharge requirements or otherwise substantially degrade surface or groundwater quality during construction
or operation and this impact would be less than significant.
Mitigation Measure: None required.
Significance after Mitigation: Less than Significant.
Impact 4.9-2: Substantially decrease groundwater supplies or interfere substantially with groundwater
recharge such that the project may impede sustainable groundwater management of the basin?
The project site does not contain any groundwater wells and the proposed project does not include the
development of a groundwater well. The project site would receive potable water from the Elsinore Valley
Municipal Water District (EVMWD), which relies primarily upon water that is imported from the Metropolitan
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Water District through the Western Municipal Water District (EVMWD, 2016). Local potable groundwater from
Elsinore Groundwater Basin and the Coldwater Groundwater Basin accounts for approximately 33% of the
water supply. It is anticipated that water demands as a result of future development would be met through a
combination of additional surface water, groundwater, recycled water, and through enhanced water
conservation. The additional groundwater sources would be sufficient to meet the projected demand through
the year 2040, and no additional groundwater sources beyond those previously identified would be required
to meet water demands (EVMWD, 2016). Thus, the project would not substantially deplete groundwater and
impacts would be less than significant.
The project site is underlain by the Elsinore Groundwater Basin. Implementation of the proposed project would
convert the project site from undeveloped to that of a commercial development. As a result, impervious
surfaces would be introduced to the project site which could adversely affect groundwater recharge that
occurs under existing conditions; however, as discussed in the project’s Hydrology Report (Plump Engineering,
2019b), the post-development runoff conditions from the site will replicate the pre-development runoff due
to implementation on-site detention and retention of excess stormwater. These design features would
attenuate post-development runoff in a manner consistent with Riverside County Flood Control and Water
Conservation District (RCFCWCD) requirements that are applicable to the project site. Accordingly, the
proposed project would not substantially decrease groundwater supplies, substa ntially interfere with
groundwater recharge, result in substantial changes in the rate or amount of surface runoff, or interfere with
sustainable groundwater management of the Elsinore Groundwater Basin, and a less -than-significant impact
would occur.
Based on the foregoing analysis, the proposed project would not decrease groundwater supplies or interfere
substantially with groundwater recharge such that the project may impede sustainable groundwater
management of the basin and this impact would be less than significant.
Mitigation Measure: None required.
Significance after Mitigation: Less than Significant.
Impact 4.9-3a: Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river or through the addition of impervious
surfaces, in a manner which would result in substantial erosion or siltation on- or off-site?
Development of the proposed project would alter existing ground contours of the project site and would
increase the impervious surface area on the project site, both of which would result in minor changes to the
existing drainage patterns of the project site.
The project would include the installation of an integrated, on-site system of underground storm drain pipes,
catch basins, two underground biofiltration with drain systems, and an underground chamber system. The
integrated storm water system is designed to capture on-site stormwater runoff flows, convey the runoff
across the project site, and treat the runoff to minimize the amount of water-borne pollutants transported
from the project site. The proposed storm water system is designed to capture and convey runoff from the
project site to the storm drain in Mountain Avenue. As discussed above under Impact 4.9-2, the post-
development runoff volume of the project site would replicate the pre-development runoff volume, per
SWRCB requirements.
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Draft EIR
Furthermore, as summarized in the Preliminary WQMP (Appendix J), the treatment controls proposed for the
Project site are effective at removing sediment from stormwater runoff during long -term operation (Plump,
2019a). Compliance with the WQMP, and long-term maintenance of on-site stormwater conveyance and
retention infrastructure by the property owner or operator to ensure their long-term effectiveness, would be
required by the City. Therefore, stormwater runoff flows leaving the project site would not carry substantial
amounts of sediment. Impacts would be less than significant and no mitigation is required.
Based on the foregoing analysis, the proposed project would not result in substantial erosion or siltation on-
or off-site and this impact would be less than significant.
Mitigation Measure: None required.
Significance after Mitigation: Less than Significant.
Impact 4.9-3b: Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river or through the addition of impervious
surfaces, in a manner which would substantially increase the rate or amount of surface runoff in a manner
which would result in flooding on- or offsite?
As previously noted, the majority of the portions of the project site that are proposed for development are not
within a 100-year flood hazard area. The only portion of the project site located within the 500-year flood
hazard area is the southwest portion of the project site. This area of the project site is located within ‘Zone X’
of the FEMA FIRM, which indicates that the area has a 0.2 percent chance of flooding (FEMA, 2020).
Further, as discussed above under Impact 4.9-2, the post-development runoff volume of the project site would
match the pre-development runoff volume, per SWRCB requirements.
Based on the foregoing analysis, the proposed project would not result in increased risk of flooding on- or off-
site and this impact would be less than significant.
Mitigation Measure: None required.
Significance after Mitigation: Less than Significant.
Impact 4.9-3c: Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river or through the addition of impervious
surfaces, in a manner which would create or contribute runoff water which would exceed the capacity of
existing or planned stormwater drainage systems or provide substantial additional sources of polluted
runoff?
Please refer to the response provided under Impact 4.9-1 and 4.9-2. As previously discussed, mandatory
compliance with the SWPPP would ensure that implementation of the project would not result in substantial
sources of polluted runoff. As a result, post-development runoff volume of the project site would match the
pre-development runoff volume, per SWRCB requirements.
Based on the foregoing analysis, the proposed project would not create or contribute runoff water which would
exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional
sources of polluted runoff and this impact is less than significant.
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Draft EIR
Mitigation Measure: None required.
Significance after Mitigation: Less than Significant.
Impact 4.9-3d: Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river or through the addition of impervious
surfaces, in a manner which would impede or redirect flood flows?
Please refer to the response provided under Impact 4.9-3b. As previously discussed, the project site is not
within a 100-year floodplain as delineated by FEMA. Additionally, as discussed under Impact 4.9-2, post-
development runoff volume of the project site would replicate the pre-development runoff volume, per
SWRCB requirements.
Based on the foregoing analysis, the proposed project would not impede or redirect flood flows and this impact
would be less than significant.
Mitigation Measure: None required.
Significance after Mitigation: Less than Significant.
Impact 4.9-4: Would the project, in flood hazard, tsunami, or seiche zones, risk release of pollutants due to
project inundation?
The Pacific Ocean is located more than 20 miles southwest of the project site; consequently, there is no
potential for the project site to be inundated by a tsunami. The nearest large body of surface water is Lake
Elsinore, located approximately 2 miles south of the project site (Google Earth, 2020). Due to the distance and
the lower elevation of the lake, the project site would not be subject to seiche associated with Lake Elsinore.
Additionally, the project site is located outside of the 100-year floodplain (FEMA, 2020). Accordingly,
implementation of the project would not risk release of pollutants due to inundation. The proposed project
would result in no impacts.
Mitigation Measure: None required.
Significance after Mitigation: No impact.
Impact 4.9-5: Would the project conflict with or obstruct implementation of a water quality control plan or
sustainable groundwater management plan?
As previously mentioned, the project site is located within the Santa Ana River watershed, which is regulated
by the Santa Ana RWQCB. The RWQCB has developed a “Water Quality Control Plan” for the Santa Ana River
Basin (herein, “Basin Plan”), which was last updated in June 2019. The Basin Plan establishes water quality
standards for the ground and surface waters of the region. The Basin Plan includes an implementation plan
describing the actions by the RWQCB and others that are necessary to achieve and maintain the water quality
standards. The RWQCB regulates waste discharges to minimize and control their effects on the quality of the
region’s ground and surface water. Permits are issued under a number of programs and authorities. The terms
and conditions of these discharge permits are enforced through a variety of technical, administrative, and legal
means. The RWQCB ensures compliance with the Basin Plan through its issuance of NPDES Permits, issuance
of WDR, and Water Quality Certifications pursuant to Section 401 of the CWA. In conformance with these
requirements, the Project Applicant has prepared a WQMP and hydrology study, which are included as
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Technical Appendices J and K, respectively, which demonstrates that the Project’s proposed drainage plan
would meet all applicable requirements of the Basin Plan, including requirements and conditions of approval
associated with NPDES permits, issuance of WDRs, and Water Quality Certifications. As such, the project would
not conflict with the Basin Plan, and impacts would be less than significant.
Based on the foregoing analysis, the proposed project would not conflict with or obstruct implementation of
a WQMP or sustainable groundwater management plan and this impact would be less than significant.
Mitigation Measure: None required.
Significance after Mitigation: Less than Significant.
Cumulative Impacts
The cumulative impact analysis considers operation and construction of the proposed project in conjunction
with other development projects around the project area could result in impacts to flooding and water quality;
however, projects in the area disturbing more than one acre during construction would be subject to
Construction General Permit requirements, involving implementation of a SWPPP as mentioned in Threshold
4.9-1. The SWPPP would then identify BMPs that would be implemented as part of the project and protect
water quality during the construction phase of the project. During operation of the project a project specific
WQMP has been prepared for the proposed project that would include also include BMPs to be implemented.
In addition, Treatment Control BMPs have also been incorporated and according to the WQMP, will have a
high potential for removal of potential pollutant runoff. Therefore, mandatory compliance with SWRCB’s
Construction General Permit requirements and implementation of the BMPs from the project-specific WQMPs
would ensure the that the project would result in less than significant cumulatively considerable impacts to
water quality.
As indicated in Threshold 4.9-2, runoff from the post-development project site would replicate the pre-
development runoff; therefore, the proposed project would not contribute to a cumulatively-considerable
impact associated with interfering with groundwater recharge. Additionally, as di scussed in Impact 4.9-3a
through 4.9-3d, the proposed project would not result in significant impacts associated with an altered
drainage pattern which could exacerbate erosion and/or siltation, flood hazards, and pollutant loads;
therefore, implementation of the project would not result in cumulatively-considerable impacts.
As discussed above in Impact 4.9-4, the project site is not located within an inundation area associated with
seiches, tsunamis, or flooding. The project has no potential – on either a direct or cumulative level – to result
in adverse water quality effects due to inundation.
As discussed in Impact 4.9-5, the proposed project would implement the project specific WQMP and adhere
to all applicable water quality standards. Furthermore, the project would implement the recommended BMPs
that would comply with the applicable water quality control plan. As such, cumulative-considerable impacts
would be less than significant.
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Draft EIR
Land Use and Planning
This section of the Draft EIR evaluates the existing and planned land use in the project vicinity, identifies
potentially significant land use impacts created by the project, and recommends mitigation measures to reduce
the significance of impacts, if necessary. The proposed project has been evaluated to determine its consistency
with relevant goals and policies of the City of Lake Elsinore General Plan, consistency with the City’s zoning
code, and land use compatibility.
Environmental Setting
Existing On-site Land Uses
As shown on Exhibit 3-3, Project Site Map, and Exhibit 3-4, Site Photos, the project site is currently vacant with
the exception of a single-family residential building located on the northern portion of the project site. The
undeveloped areas of the project site (making up a majority of the site) consists of sloping terrain that is
covered by grasses, weeds, brush, several non-native ornamental trees, and a dirt road utilized to access the
residential building. The project site has been designated as General Commercial by the City’s General Plan as
shown in Exhibit 3-5, Existing Land Use Designations and zoned C-2 General Commercial as shown in Exhibit 3-
6, Existing Zoning Designations. Table 3-1, located in Chapter 3 of this EIR, provides the assessor's parcel
numbers (APNs), acreage, zoning and land use designations of each parcel within the project site.
Topographic relief at the project site is relatively steep and slopes in various parts of the project site. The
project site elevation ranges from approximately 1,480 to 1,520 feet above mean sea level for a difference of
about +/- 40 feet across the entire site.
Surrounding Land Uses
Land uses surrounding the project site include the following:
North: Directly adjacent to the north of the project site is a single-family residential lot which is designated as
Low-Medium Residential by the City’s General Plan and zoned R1-Single Family Residential.
South: Adjacent to the south of the project site (on the south side of Mountain Street) are existing single-
family residential homes located on land that is designated Low-Medium Residential by the City’s General Plan
and zoned R-1 Single Family Residential.
East: Located directly to the east (on the east side of Lake Street) are existing single- family residential homes
that are under a Specific Plan land use designation according to the City’s General plan and zoning map.
West: Directly to the west of the project site is a single- family residential lot with one existing home that is
designated Low-Medium Residential by the City’s General Plan and zoned R1-Single Family Residential.
City of Lake Elsinore General Plan
The City’s General Plan is the planning document that guides future development within the City limits and
within the City’s Sphere of Influence (SOI). The general and specific policies of the General Plan serve as the
basis for the City’s land use decisions and provides a practical and implementable policy vision for the future.
The General Plan is organized into four overall chapters, including: Introduction; Community Form; Public
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Safety and Welfare; and, Resource Protection and Preservation. Each General Plan chapter is instrumental to
achieving the City’s long-term development goals. Each chapter contains a series of policies that guide the
course of action the City must take to achieve the City’s vision for future development. The Community Form,
Public Safety and Welfare, and Resource Protection and Preservation chapters are discussed in further detail
below.
Community Form
The General Plan Community Form Chapter provides a guide to planners, the general public, and decision
makers as to the ultimate pattern of development within the City. The Community Form Chapter contains a
“Strategic Framework for 2030” which provides an overall structure to identify polices that guide the City. The
Strategic Framework provides a mechanism to explain how the individual elements of the General Plan fit
together, how the General Plan is to be implemented through regulatory framework to achieve its policies,
and provides a vision for the foreseeable future. The Strategic Framework includes the following Elements:
Land Use; Circulation; Growth Management; Housing Element; Community Facilities and Protection Services
(included in Chapter 2 of the General Plan); Parks and Recreation; and Historic Preservation (included in
Chapter 4 of the General Plan).
The Land Use Element designates the general distribution, general location, and extent of land uses, such as
housing, business, industry, open space, agriculture, natural resources, recreation, and public/quasi-public
uses. For each of the various land use designations, the General Plan provides standards for residential density
and non-residential intensity, and provides specific policies intended to ensure that residential product types,
densities, and intensities respond to a multitude of market segments. The Land Use Element governs how land
is to be utilized; therefore, many of the issues and policies contained in other plan elements are interconnected
with this element.
The purpose of the Circulation Element is to provide for the movement of goods and people, including
pedestrians, bicycles, transit, train, air, and automobile traffic flows within and through the community. The
Circulation Element designates future road improvements and extensions; addresses non-motorized
transportation alternatives; and identifies funding options. The various roadway improvements and extensions
contemplated by the Circulation Element are reflected on the General Plan Circulation Plan. The various
roadway classifications depicted on the Circulation Plan correspond to specific roadway cross-sections, which
provide specific standards for right-of-way widths, lane configurations, medians, and landscaping
requirements. The only roadway adjacent to the project site that is designated as part of the General Plan
Circulation Element is Lake Street, which is classified as an “Urban Arterial (6-Lanes/120-foot ROW).” The
Circulation Element also identifies the location of all existing and planned trails in the Project’s vicinity and
includes a bikeway plan. The Circulation Element identifies a “Lake Street Historical Trail” adjacent to the
project site. The Circulation Element also identifies a Class II bike lane along Ash Street, which is located directly
east of the project site.
The Growth Management Element provides goals and policies to ensure that public services do not lag behind
population growth and the concomitant demands created by a larger population. The Growth Management
Element aids in anticipating the demands for public services and infrastructure to establish adequate services
and infrastructure at a rate that meets the rate of new construction in the City. The goals and policies in this
section are designed to provide the framework for a growth management strategy that promotes and
maximizes mobility, livability, prosperity, and sustainability in the City.
The 2014-2021 Housing Element identifies and establishes City policies intended to fulfill the housing needs of
existing and future residents in the City of Lake Elsinore. It establishes policies that guide City decision making
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and set forth an action plan to implement its housing goals. The Housing Element includes policies, programs,
and incentives including: identification of existing and projected housing needs; resources and constraints; a
statement of goals, policies, quantified objectives and scheduled programs for preservations, improvements,
and development of housing; adequate provision for existing and projected needs of all economic segments
of the community; and identification of adequate sites for housing.
The Parks and Recreation Element includes goals and polices designed to provide the City with the tools and
opportunities necessary to create a recreational destination and foster community building for the City of Lake
Elsinore. The City acknowledges the relationship of recreation to aspects of social, cultural, and economic
benefits to the community and the role of these benefits in the planning process for parks and recreational
facilities and programs. Historically, Lake Elsinore has been regarded as a recreational destination for the Inland
Empire partly because of the City’s natural resources such as the lake, mountains, and rugged hillsides. The
goals and policies in this section are designed to provide adequate parks and recreational facilities for residents
and visitors.
Public Safety and Welfare
The safety and welfare of a community and its residents are vital to its growth and quality of life. This chapter
of the General Plan addresses public safety and welfare issues, including: air quality, fire and police/law
enforcement, community facilities and services, hazards, and noise within the City limits and within the City’s
SOI. The focus is on maintaining a healthy and safe physical environment and ensuring community welfare
through access to effective and efficient high-quality public services.
Resource Protection and Preservation
The Resource Protection and Preservation Chapter of the General Plan addresses resource protection and
preservation issues within the City limits and within the City’s SOI related to biological resources; open space;
water resources; cultural and paleontological resources; and aesthetic resources. The Resource Protection and
Preservation Chapter also contains discussion and figures that detail the locations of water resources,
vegetation communities, mineral resources, and cultural resources within the City. The Resources Protection
and Preservation chapter seeks to preserve and protect identified resources in order to maintain or improve
environmental quality.
General Plan District Plans
In addition, the General Plan divides the City into 16 District Plans. The purpose of these District Plans is to
provide more detailed land use and policy direction regarding local issues such as land use, circulation, open
space, and other topical areas. The project site is within the Alberhill District. The following sections provides
a summary of the Alberhill District Plan.
Alberhill District Plan
The Alberhill District is a component of the Lake Elsinore General Plan, bordered by the Lake View District ,
Country Club Heights District, and Business District to the south; the North Central Sphere to the east; and
Northwest Sphere District to the west and north. The Alberhill District is planned to transition from a
concentrated mining area into a network of residential, commercial, industrial, and mixed-use communities.
The main concept of the Alberhill District Plan is a coordinated and balanced set of communities with
supporting uses that maintain a high quality of life. The goals and policies contained within the Alberhill District
Plan reflect the general intentions of the City adopted specific plans for those areas.
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Draft EIR
As shown on Alberhill District Plan Figure AH-1, Alberhill District Land Use Plan, the portion of the project site
within the Alberhill District Plan is designated for General Commercial (Lake Elsinore, 2013).
City of Lake Elsinore Zoning Ordinance
The City of Lake Elsinore Zoning Ordinance, which is part of the LEMC, assigns a zoning classification to all
properties inside the City’s boundaries. The Zoning Ordinance is intended to implement the City of Lake
Elsinore General Plan’s Land Use Plan. As previously indicated and as shown on Exhibit 3-6, Existing Zoning
Designations, the City of Lake Elsinore Zoning Map designates the project site as General Commercial.
Southern California Association of Governments
The Southern California Association of Governments (SCAG) is a regional agency established pursuant to CA
Gov. Code § 6500, Joint Powers Authority law. SCAG is designated as a Council of Governments (COG), a
Regional Transportation Planning Agency (RTPA), and a Metropolitan Planning Organization (MPO). SCAG
serves as an area-wide clearinghouse for regionally significant projects. SCAG reviews the consistency of local
plans, projects, and programs with regional plans. Guidance provided by this review process is intended to
assist local agencies and project sponsors to take actions that contribute to the attainment of regional goals
and policies.
The project site is located within the Western Riverside Council of Governments (WRCOG) sub-region of SCAG.
The applicable SCAG policy documents include the Regional Comprehensive Plan and Guide (2016), the
Regional Transportation Plan and Sustainable Communities Strategy (RTP/SCS), and Compass Growth Vision.
South Coast Air Quality Management District
California Health & Safety Code § 40702 et seq., the California Clean Air Act, requires that an Air Quality
Management Plan (AQMP) be developed and then updated every three years for air basins with non -
attainment status. As discussed in EIR Section 4.2, Air Quality, the project site is located in the South Coast Air
Basin (SCAB). The SCAB is within the jurisdiction of the South Coast Air Quality Management District (SCAQMD),
the agency charged with bringing air quality in the SCAB into conformity with federal and State air quality
standards. Air quality within the SCAB is regulated by the SCAQMD and standards for air quality are
documented in the SCAQMD’s 2016 AQMP. Although air quality in the SCAB has improved over the past several
decades, according to the SCAQMD, the SCAB currently does not meet the National Air Quality Standards
(NAAQS) attainment status for ozone (O3) and particulate matter less than 2.5 microns (PM2.5). The SCAB’s
designation for lead is currently nonattainment (partial) and a revaluation of attainment status was requested,
with the final determination pending. The SCAB does not meet the California Ambient Air Quality Standards
(CAAQS) attainment status for ozone (O3), particulate matter <2.5 microns (PM2.5), and particulate matter
<10 microns (PM10) as nonattainment.
The SCAQMD AQMP is a plan for the regional improvement of air quality. Projects such as the proposed project
relate to the air quality planning process through the growth forecasts that were used as inputs into the
regional transportation model. If a proposed project is consistent with these growth forecasts, and if all
available emissions reduction strategies are implemented as effectively as possible on a project-specific basis,
then the project is consistent with the AQMP.
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Regulatory Setting
California Planning and Zoning Law
The legal framework in which California cities and counties exercise local planning and land use functions is set
forth in the California Planning and Zoning Law, §§ 65000 - 66499.58. Under State of California planning law,
each city and county must adopt a comprehensive, long-term general plan. State law gives cities and counties
wide latitude in how a jurisdiction may create a general plan, but there are fundamental requirements that
must be met. These requirements include the inclusion of seven mandatory elements described in the
Government Code, including a section on land use. Each of the elements must contain text and descriptions
setting forth objectives, principles, standards, policies, and plan proposals; diagrams and maps that
incorporate data and analysis; and mitigation measures.
Office of Planning and Research General Plan Guidelines
Each city and county in California must prepare a comprehensive, long term general plan to guide its future.
To assist local governments in meeting this responsibility, the Governor’s Office of Planning and Research (OPR)
is required to adopt and periodically revise guidelines for the preparation and content of local general plans
pursuant to Government Code § 65040.2. The General Plan Guidelines is advisory, not mandatory.
Nevertheless, it is the state’s only official document explaining California’s legal requirements for general plans.
Planners, decision-making bodies, and the public depend upon the General Plan Guidelines for help when
preparing local general plans. The courts have periodically referred to the General Plan Guidelines for
assistance in determining compliance with planning law. For this reason, the General Plan Guidelines closely
adheres to statute and case law. It also relies upon commonly accepted principles of contemporary planning
practice.
Regional Regulations
SCAG Regional Transportation and Regional Comprehensive Plan
The Southern California Association of Governments (SCAG) is a Joint Powers Authority (JPA) under California
state law, established as an association of local governments and agencies that voluntarily convene as a forum
to address regional issues. Under federal law, SCAG is designated as a Metropolitan Planning Organization
(MPO) and under state law as a Regional Transportation Planning Agency and a Council of Governments. The
SCAG region encompasses six counties (Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura)
and 191 cities in an area covering more than 38,000-square miles. SCAG develops long-range regional
transportation plans including sustainable communities strategy and growth forecast components, regional
transportation improvement programs, regional housing needs allocations, and other plans for the region.
As a MPO and public agency, SCAG develops transportation and housing plans that transcend jurisdictional
boundaries that affect the quality of life for southern California as a whole. SCAG’s 2008 Regional
Comprehensive Plan (RCP) and 2020-2045 Connect SoCal Regional Transportation Plan/Sustainable
Communities Strategy (RTP/SCS) serve as advisory documents to local agencies in the Southern California
region for their information and voluntary use for preparing local plans and handling local issues of regional
significance. The RCP identifies voluntary best practices to approach growth and infrastructure challenges in
an integrated and comprehensive way.
SCAG’s most recent 2008 RCP is a holistic, strategic plan for defining and solving inter-related housing, traffic,
water, air quality, and other regional challenges. The RCP ties together SCAG’s role in transportation, land use,
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and air quality planning and recommends key roles and responsibilities for public and private sector
stakeholders and invites them to implement reasonable policies that are within their control.
SCAG adopted their most recent RTP/SCS in September 2020. The RTP/SCS sets forth the long-range regional
plan, policies, and strategies for transportation improvements and regional growth throughout the SCAG
region through the horizon year of 2045.
City of Lake Elsinore Regulations
Lake Elsinore Municipal Code Chapter 17
The Lake Elsinore Municipal Code (LEMC) Chapter 17, Zoning regulates the location and uses of specific uses
within the City, including residences, businesses, trades, industries, use of buildings, structures, and land, the
location, height, bulk, and size of buildings and structures. The zoning standards are implemented to promote
the growth of the City in an orderly manner and to promote and protect the public health, safety, comfort and
general welfare.
Lake Elsinore Municipal Code Title 15 (Building Code)
The California Building Code has been amended and adopted as Title 15 (Building Code) of the LEMC. Title 15
regulates all building and construction projects within the City limits and implements a minimum standard for
building design and construction. These minimum standards include specific requirements for seismic safety,
excavation, foundations, retaining walls and site demolition. It also regulates grading activities including
drainage and erosion control.
Thresholds of Significance
According to Appendix G of the CEQA Guidelines, the proposed project could have a potentially significant
impact with regard to land use and planning if it would:
• Physically divide an established community; or
• Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over
the project (including, but not limited to the General Plan, Specific Plan, local coastal program, or
zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?
Methodology
The purpose of an analysis of land use consistency impacts helps determine if the proposed project would be
in substantial conformance with regional and local plans, policies and regulations that are applicable to the
proposed project and project site. For this section, the discussion primarily focuses on the goals and policies
that relate to the avoidance or mitigation of environmental impacts, and an assessment of whether any
consistency with these standards creates a significant physical impact on the environment. State CEQA
Guidelines Section 15125(d) requires that an EIR discuss inconsistencies with applicable plans that the decision-
makers should address. A project need not be consistent with each and every policy and every objective in a
planning document. Rather, a project is considered consistent with the provisions of the identified regional
and local plans if it meets the general intent of the plans and would not preclude the attainment of the primary
goals of the land use plan or policy.
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Draft EIR
Impact Analysis
Impact 4.10-1: Would the project physically divide an established community?
Under existing conditions, the project site is currently vacant and undeveloped with the exception of a single-
family residential building located on the northern portion of the project site. The undeveloped areas of the
project site (making up a majority of the site) consists of sloping terrain that is covered by grasses, weeds,
brush, several non-native ornamental trees, and a dirt road utilized to access the residential building. Future
development as proposed by the project would not result in the physical division of any of the existing nearby
residential neighborhoods surrounding the project site. Implementation of the project would include
development of infrastructure to facilitate access to and through the proposed project site. Accordingly, the
proposed project would have no potential to physically divide an established community, and no impact would
occur.
Mitigation Measure: None required
Significance after Mitigation: No impact
Impact 4.10-2: Would the project conflict with any applicable land use plan, policy, or regulation of an agency
with jurisdiction over the project (including, but not limited to the General Plan, Specific Plan, local coastal
program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?
The proposed Project has the potential to conflict with the City of Lake Elsinore General Plan, City of Lake
Elsinore Zoning Ordinance, and the SCAG 2016-2040 RTP/SCS. Each is discussed below. Project consistency
with the SCAQMD AQMP was addressed under EIR Section 4.2, Air Quality, under the discussion and analysis
of Impact 4.2-1, and is not discussed below.
Lake Elsinore General Plan
Community Form-Land Use Element
The Land Use Element designates the general distribution, general location, and extent of land uses, such as
housing, business, industry, open space, agriculture, natural resources, recreation, and public/quasi -public
uses. The General Plan Land Use Map (General Plan Figure 2.1A) designates the project site as General
Commercial. The project proposes development of approximately 32,695 square feet (SF) of commercial retail
development, which includes a 3,400 SF convenience store with an attached 1,525 SF Quick-Serve Restaurant
(QSR), a 4,089 SF gas fueling canopy, a 3,150 SF express car wash, two (2) 4,850 SF retail buildings, a 3,320 SF
drive-through restaurant with an attached 1,600 SF retail building, and a 2,520 SF drive-through restaurant
with an attached 2,400 SF retail building. The proposed project includes a Conditional Use Permit (CUP No.
2019-19) and a Commercial Design Review (CDR No. 2019-27) to allow for the uses within the project site.
Environmental impacts associated with CUP No. 2019-19 and CDR No. 2019-27 have been evaluated under the
relevant issue areas throughout this EIR. Under each of these topics, the project’s impacts are determined to
be less than significant, or mitigation measures have been imposed to reduce impacts to the maximum feasible
extent. There are no components of CUP No. 2019-19 and CDR No. 2019-27 that have not already been
addressed and accounted for throughout this EIR.
Thus, there are no adverse environmental effects associated with such changes that have not already been
evaluated and addressed throughout this EIR. The project would be consistent with all of the policies contained
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Draft EIR
within the Land Use Element. Accordingly, the Project would not conflict with the General Plan Land Use
Element exhibits or policies, and impacts would be less than significant.
Community Form-Circulation Element
The purpose of the Circulation Element is to provide for the movement of goods and people, including
pedestrians, bicycles, transit, train, air and automobile traffic flows within and through the community. The
Circulation Element designates future road improvements and extensions; addresses non-motorized
transportation alternatives; and identifies funding options. The various roadway improvements and extensions
contemplated by the Circulation Element are reflected on Figure 2.3 of the Community Form Chapter. Roadway
facilities in the immediate project vicinity that are designated as part of the General Plan Circulation Element
include Lake Street, which is classified as an “Urban Arterial (6-Lanes/120-foot ROW). The project proposes the
development of two driveways along Lake Street and two driveways along Mountain Street. The project does
not propose any improvements that would conflict with the General Plan Circulation Element facility;
therefore, the project would be fully consistent with Figure 2.3 of the Community Form Chapter.
The Circulation Element also contemplates improvements to bicycle and pedestrian facilities, which are
reflected in Figure 2.5 and 2.6 of the Community Form Chapter, respectively. The General Plan Circulation
Element identified a Class II bicycle lane along Ash Street, east of the project site. Additionally, the Circulation
Element identifies a “Lake Street Historic Trail” along the eastern boundary of the project site. Implementation
of the proposed project would not impact the Class II bike lane along Ash as it is separated by active residential
land uses; therefore, the project would be consistent with Figure 2.5 of the Community Form Chapter.
Implementation of the project would include construction of pedestrian walkways along the project site’s
frontage with Lake Street, thus facilitating safe pedestrian travel along Lake Street; therefore, the project
would be consistent with Figure 2.6 of the Community Form Chapter.
The Project would be consistent with or otherwise would not conflict with the goals and policies set forth in
the Circulation Element. Accordingly, the Project would not conflict with the Circulation Element, and impacts
would be less than significant.
Community Form-Growth Management Element
The Growth Management Element provides goals and policies to ensure that public services do not lag behind
population growth and the concomitant demands created by a larger population. The Growth Management
Element aids in anticipating the demands for public services and infrastructure to establish adequate services
and infrastructure at a rate that meets the rate of new construction in the City. The project’s impacts to public
services have been evaluated in EIR Subsection 4.13, Public Services, and where potential impacts associated
with public services are identified, the EIR identifies mitigation measures and/or standard regulatory
requirements that would reduce impacts to less-than-significant levels. There are no potential impacts to
public services affecting the project site that have not already been discussed by this EIR.
Additionally, the project would be consistent with or otherwise would not conflict with the goals and policies
of the Growth Management Element. Therefore, impacts due to a conflict with the Growth Management
Element would be less than significant.
Community Form-Housing Element
The 2014-2021 Housing Element identifies and establishes City policies intended to fulfill the housing needs of
existing and future residents in the City of Lake Elsinore. The Housing Element is separated into five key sections
Community Profile and Housing Needs Assessment; Housing Constraints Analysis; Housing Resources-Site
Inventory and Analysis; Housing Element Plan; and Review of Past (2008-2014) Accomplishments. The
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proposed project would not result in the development of housing within the City and is assumed to create jobs
for current residents of the City or surrounding jurisdictions; therefore, the project would not conflict with any
of the adopted Housing Element goals. Accordingly, the Project would not conflict with the Housing Element,
and impacts would be less than significant.
Community Form-Parks and Recreation Element
The Parks and Recreation Element includes goals and polices designed to provide the City with the tools and
opportunities necessary to create a recreational destination and foster community building for the City of Lake
Elsinore. The proposed project would not result population growth that would increase the use of and
deterioration of any parks within the City; therefore, the project would not conflict with the goals and policies
of the Parks and Recreation Element, and impacts would be less than significant.
Public Safety and Welfare
The Public Safety and Welfare Chapter of the General Plan addresses public safety and welfare issues,
including: air quality; fire and police/law enforcement; community facilities and services; hazards; and noise
within the City and the Sphere of Influence. These topical areas have been evaluated throughout this EIR, and
where potential impacts associated with safety hazards are identified the EIR identifies mitigation measures
and/or standard regulatory requirements that would reduce impacts to less -than-significant levels. There are
no potential safety hazards affecting the project site or surrounding areas that have not already been
addressed by this EIR. Additionally, the project would be consistent with or otherwise would not conflict with
the goals and policies of the Public Safety and Welfare Chapter. Therefore, impacts due to a conflict with the
Public Safety and Welfare Chapter would be less than significant.
Resource Protection and Preservation
The Resource Protection and Preservation Chapter of the General Plan addresses resource protection and
preservation issues related to biological resources; open space; water resources; cultural and paleontological
resources; and aesthetic resources within the City and the SOI. These topical areas have been evaluated
throughout this EIR, and where potential impacts associated with resource protection and preservation are
identified, the EIR identifies mitigation measures and/or standard regulatory requirements that would reduce
impacts to the maximum feasible extent. There are no potential resource protection and preservation policies
affecting the project site or surrounding areas that have not already been addressed by this EIR. Additionally,
the project would be consistent with or otherwise would not conflict with the goals and policies of the Resource
Protection and Preservation Chapter. Therefore, impacts due to a conflict with the Resource Protection and
Preservation Chapter would be less than significant.
Alberhill District Plan
The main concept of the Alberhill District Plan is a coordinated and balanced set of communities with
supporting uses that maintain a high quality of life. The goals and policies contained within the Alberhill District
Plan reflect the general intentions of the City adopted specific plans for those areas. The eastern portion of the
project site located within the Alberhill District Plan is designated for “General Commercial”. Implementation
of the proposed project would not conflict with the goals and policies of the Alberhill District Plan. Therefore,
impacts due to a conflict with the Alberhill District Plan would be less than significant.
Based on the foregoing analysis, the project would not conflict with any General Plan goals, policies, or
requirements. Additionally, the project would not result in any significant environmental impacts resulting
from a conflict with the General Plan. Accordingly, impacts due to a conflict with the General Plan would be
less than significant.
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Draft EIR
Lake Elsinore Municipal Code
The proposed project site is zoned General Commercial (C-2). Furthermore, implementation of the project
would not require a Zone Change; however, the project includes a Conditional Use Permit (CUP No. 2019-19).
Environmental impacts associated with CUP No. 2019-19 have been evaluated under the relevant issue areas
throughout this EIR. Under each of these topics, the project’s impacts are determined to be less than
significant, or mitigation measures have been imposed to reduce impacts to the maximum feasible extent.
There are no components of CUP No. 2019-19 that have not already been addressed and accounted for
throughout this EIR. Accordingly, impacts due to a conflict with the LEMC would be less than significant.
SCAG 2020-2045 RTP/SCS
The SCAG Regional Council adopted the 2020-2045 RTP/SCS in September 2020. The 2020 RTP/SCS seeks to
improve mobility, promote sustainability, facilitate economic development and preserve the quality of life for
the residents in the region. The long-range visioning plan balances future mobility and housing needs with
goals for the environment, the regional economy, social equity and environmental justice, and public health.
The goals included in the 2020 RTP/SCS are pertinent to the proposed project. These goals are meant to provide
guidance for considering the proposed project within the context of regional goals and policies. An analysis of
the project’s consistency with the relevant goals of the 2020 RTP/SCS are presented below in Table 4.10-1,
Analysis of Consistency with SCAG 2020-2045 RTP/SCS Goals. As indicated the project would not conflict with
any of the RTP/SCS goals and impacts due to a conflict would be less than significant.
Table 4.10-1 - Analysis of Consistency with SCAG 2020-2045 RTP/SCS Goals
RTP/SCS
Goal Goal Statement Project Consistency Discussion
G1 Encourage regional
economic prosperity and
global competitiveness.
Not Applicable: This policy would be implemented by cities
and the counties within the SCAG region as part of
comprehensive local and regional planning efforts. The
development of the proposed project would be consistent
with General Plan and Zoning Code standards reflecting the
planned and orderly growth of commercial development with
the City of Lake Elsinore. Accordingly, the proposed Project
would not impede economic prosperity and global
competitiveness.
G2 Improve mobility,
accessibility, reliability, and
travel safety for people and
goods
Consistent: As disclosed in EIR Subsection 4.14,
Transportation, there are no components of the proposed
Project that would result in a substantial safety hazards to
motorists.
G3 Enhance the preservation,
security, and resilience of
the regional transportation
system
Consistent: EIR Subsection 4.14, Transportation, evaluates
project-related traffic impacts and specifies mitigation
measures to reduce the potential for impacts to intersections
within the City of Lake Elsinore to the extent feasible.
G4 Increase person and goods
movement and travel
Not Applicable: The project would develop the subject
property with an employment-generating land use that would
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Draft EIR
RTP/SCS
Goal Goal Statement Project Consistency Discussion
choices within the
transportation system
provide local job opportunities to existing and future residents
of the City that would be accessible with active transportation.
No portion of the proposed project includes goods movement
or alterations to the transportation system.
G5 Reduce greenhouse gas
emissions and improve air
quality
Consistent. An analysis of the project’s environmental impacts
is provided throughout this EIR, and mitigation measures are
specified where warranted. Air quality is addressed in EIR
Subsection 4.2, Air Quality, and mitigation measures are
specified to reduce the project’s air quality impacts to the
maximum feasible extent. Additionally, and as discussed in EIR
Subsections 4.7, Greenhouse Gas Emissions, and 4.5, Energy,
the project would incorporate various measures related to
building design, landscaping, and energy systems to promote
the efficient use of energy.
G6 Support healthy and
equitable communities
Not Applicable: This goal directs the City to develop a strategy
to that encourages healthy and equitable communities. The
proposed project develops the subject property with land uses
in accordance with the General Plan.
G7 Adapt to a changing
climate and support an
integrated regional
development pattern and
transportation network
Not Applicable: See responses to G5 and G6.
G8 Leverage new
transportation
technologies and data-
driven solutions that result
in more efficient travel
Not Applicable. This policy provides guidance to the City of
Lake Elsinore to utilize technology and data to increase travel
efficiencies.
G9 Encourage development of
diverse housing types in
areas that are supported by
multiple transportation
options
Not Applicable: The project would develop the subject
property with an employment-generating land use that would
provide local job opportunities to existing and future residents
of the City
G10 Promote conservation of
natural and agricultural
lands and restoration of
habitats
Not Applicable: The project would develop the subject
property with commercial uses, as prescribed in the General
Plan and Zoning Code.
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Draft EIR
Based on the foregoing analysis, the project would not conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project (including, but not limited to the General Plan,
Specific Plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an
environmental effect. Therefore, the project would result in a less than significant impact.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Cumulative Impacts
This cumulative impact analysis considers development of the proposed project in conjunction with other
development projects and planned development in the vicinity of the project site, including build -out of the
City of Lake Elsinore General Plan Land Use Plan.
There are no components of the proposed project with the potential to physically divide any of these existing
communities. As such, the Project has no potential to result in cumulatively-considerable impacts associated
with the physical arrangement of an established community. Therefore, the proposed project would result in
no impacts.
As discussed in the analysis discussion under Threshold 4.10b, above, the project would be consistent or
otherwise not conflict with SCAG’s 2020 RTP, and the policies of the City of Lake Elsinore General Plan . Other
projects in the vicinity would also be required to be consistent with SCAG’s RTP/SCS and the policies of the
Lake Elsinore General Plan or the general plans of other jurisdictions. As such, the Project has no potential to
result in cumulatively-considerable impacts due to a conflict with applicable land use policies, and impacts
would be less than significant.
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Draft EIR
Noise
This section of the Draft EIR evaluates the existing noise environment in the project vicinity, identifies potential
significant impacts created by the project, and recommends mitigation measures to reduce the significance of
impacts, if necessary. The analysis is this section is based on the findings of the Noise Impact Analysis study
prepared by Urban Crossroads (2019), which is included as Appendix L of this EIR.
Environmental Setting
Fundamentals
Noise had been defined as “unwanted sound” when it interferes with normal activities, when it causes actual
physical harm or when it has adverse effects on health. The sound of noise is measured on a logarithmic scale
of sound pressure level known as a decibel (dB). A-weighted decibels (dBA) approximate the subjective
response of the human ear to broad frequency noise source by discriminating against very low and very high
frequencies of the audible spectrum. The dBA are adjusted to reflect only those frequencies which are audible
to the human ear. As seen in Table 4.11-1, a summary of typical noise levels and their subjective loudness and
effects are shown.
Table 4.11-1 - Typical Noise Levels
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Range of Noise
Since the range of intensities that the human ear can detect is so large, the scale frequently used to measure
intensity is a scale based on multiples of 10, the logarithmic scale. The scale for measuring intensity is the
decibel scale. Each interval of 10 decibels indicates a sound energy ten times greater than before, which is
perceived by the human ear as being roughly twice as loud. The most common sounds vary between 40 dBA
(very quiet) to 100 dBA (very loud). Normal conversation at three feet is roughly at 60 dBA, while loud jet
engine noises equate to 110 dBA at approximately 100 feet, which can cause serious discomfort. Another
important aspect of noise is the duration of the sound and the way it is described and distributed in time.
Noise Descriptors
Environmental noise descriptors are generally based on averages, rather than instantaneous, noise levels. The
most commonly used figure is the equivalent level (Leq). Equivalent sound levels are not measured directly but
are calculated from sound pressure levels typically measured in A-weighted decibels (dBA). The equivalent
sound level (Leq) represents a steady state sound level containing the same total energy as a time varying
signal over a given sample period and is commonly used to describe the “average” noise levels within the
environment.
Peak hour or average noise levels, while useful, do not completely describe a given noise environment. Noise
levels lower than peak hour may be disturbing if they occur during times when quiet is most desirable, namely
evening and nighttime (sleeping) hours. To account for this, the Community Noise Equivalent Level (CNEL),
representing a composite 24-hour noise level is utilized. The CNEL is the weighted average of the intensity of
a sound, with corrections for time of day, and averaged over 24 hours. The time of day corrections require the
addition of 5 decibels to dBA Leq sound levels in the evening from 7:00 p.m. to 10:00 p.m., and the addition of
10 decibels to dBA Leq sound levels at night between 10:00 p.m. and 7:00 a.m. These additions are made to
account for the noise sensitive time periods during the evening and night hours when sound appears louder.
CNEL does not represent the actual sound level heard at any time, but rather represents the total sound
exposure. The City of Lake Elsinore relies on the 24-hour CNEL level to assess land use compatibility with
transportation related noise sources.
Sound Propagation
When sound propagates over a distance, it changes in level and frequency content. The way noise reduces
with distance depends on the following factors.
Geometric Spreading
Sound from a localized source (i.e., a stationary point source) propagates uniformly outward in a spherical
pattern. The sound level attenuates (or decreases) at a rate of 6 dB for each doubling of distance from a point
source. Highways consist of several localized noise sources on a defined path and hence can be treated as a
line source, which approximates the effect of several point sources. Noise from a line source propagates
outward in a cylindrical pattern, often referred to as cylindrical spreading. Sound levels attenuate at a rat e of
3 dB for each doubling of distance from a line source.
Ground Absorption
The propagation path of noise from a highway to a receiver is usually very close to the ground. Noise
attenuation from ground absorption and reflective wave canceling adds to the attenuation associated with
geometric spreading. Traditionally, the excess attenuation has also been expressed in terms of attenuation per
doubling of distance. This approximation is usually sufficiently accurate for distances of less than 200 ft. For
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Draft EIR
acoustically hard sites (i.e., sites with a reflective surface between the source and the receiver, such as a
parking lot or body of water), no excess ground attenuation is assumed. For acoustically absorptive or soft sites
(i.e., those sites with an absorptive ground surface between the source and the receiver such as soft dirt, grass,
or scattered bushes and trees), an excess ground attenuation value of 1.5 dB per doubling of distance is
normally assumed. When added to the cylindrical spreading, the excess ground attenuation results in an overall
drop-off rate of 4.5 dB per doubling of distance from a line source.
Atmospheric Effects
Receivers located downwind from a source can be exposed to increased noise levels relative to calm
conditions, whereas locations upwind can have lowered noise levels. Sound levels can be increased at large
distances (e.g., more than 500 feet) due to atmospheric temperature inversion (i.e., increasing temperature
with elevation). Other factors such as air temperature, humidity, and turbulence can also have significant
effects.
Shielding
A large object or barrier in the path between a noise source and a receiver can substantially attenuate noise
levels at the receiver. The amount of attenuation provided by shielding depends on the size of the object and
the frequency content of the noise source. Shielding by trees and other such vegetation typically only has an
“out of sight, out of mind” effect. That is, the perception of noise impact tends to decrease when vegetation
blocks the line-of-sight to nearby residents. However, for vegetation to provide a substantial, or even
noticeable, noise reduction, the vegetation area must be at least 15 feet in height, 100 feet wide and dense
enough to completely obstruct the line-of sight between the source and the receiver. This size of vegetation
may provide up to 5 dBA of noise reduction. The FHWA does not consider the planting of vegetation to be a
noise abatement measure.
Noise Control
Noise control is the process of obtaining an acceptable noise environment for an observation point or receiver
by controlling the noise source, transmission path, receiver, or all three. This concept is known as the source-
path- receiver concept. In general, noise control measures can be applied to these three elements.
Noise Barrier Attenuation
Effective noise barriers can reduce noise levels by up to 10 to 15 dBA, cutting the loudness of traffic noise in
half. A noise barrier is most effective when placed close to the noise source or receiver. Noise barriers,
however, do have limitations. For a noise barrier to work, it must be high enough and long enough to block the
path of the noise source.
Land Use Compatibility with Noise
Some land uses are more tolerant of noise than others. For example, schools, hospitals, churches, and
residences are more sensitive to noise intrusion than are commercial or industrial developments and related
activities. As ambient noise levels affect the perceived amenity or livability of a development, so too can the
mismanagement of noise impacts impair the economic health and growth potential of a community by
reducing the area’s desirability as a place to live, shop and work. For this reason, land use compatibility with
the noise environment is an important consideration in the planning and design process. The FHWA
encourages State and Local government to regulate land development in such a way that noise-sensitive land
uses are either prohibited from being located adjacent to a highway, or that the developments are planned,
designed, and constructed in such a way that noise impacts are minimized.
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Community Response to Noise
Community responses to noise may range from registering a complaint by telephone or letter, to initiating
court action, depending upon everyone’s susceptibility to noise and personal attitudes about noise. Several
factors are related to the level of community annoyance including:
• Fear associated with noise producing activities;
• Socio-economic status and educational level;
• Perception that those affected are being unfairly treated;
• Attitudes regarding the usefulness of the noise-producing activity;
• Belief that the noise source can be controlled.
Approximately ten percent of the population has a very low tolerance for noise and will object to any noise not
of their making. Consequently, even in the quietest environment, some complaints will occur. Another twenty-
five percent of the population will not complain even in very severe noise environments. Thus, a variety of
reactions can be expected from people exposed to any given noise environment. (7) Surveys have shown that
about ten percent of the people exposed to traffic noise of 60 dBA will report being highly annoyed with the
noise, and each increase of one dBA is associated with approximately two percent more people being highly
annoyed. When traffic noise exceeds 60 dBA or aircraft noise exceeds 55 dBA, people may begin to complain.
Despite this variability in behavior on an individual level, the population can be expected to exhibit the
following responses to changes in noise levels as shown on Table 4.11-2. A change of 3 dBA is considered barely
perceptible, and changes of 5 dBA are considered readily perceptible.
Table 4.11-2 - Noise Level Preception
Vibration
Per the Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment (8), vibration is
the periodic oscillation of a medium or object. The rumbling sound caused by the vibration of room surfaces is
called structure-borne noise. Sources of ground-borne vibrations include natural phenomena (e.g.,
earthquakes, volcanic eruptions, sea waves, landslides) or human-made causes (e.g., explosions, machinery,
traffic, trains, construction equipment). Vibration sources may be continuous, such as factory machinery, or
transient, such as explosions. As is the case with airborne sound, ground-borne vibrations may be described
by amplitude and frequency.
There are several different methods that are used to quantify vibration. The peak particle velocity (PPV) is
defined as the maximum instantaneous peak of the vibration signal. The PPV is most frequently used to
describe vibration impacts to buildings but is not always suitable for evaluating human response (annoyance)
Twice as Loud
Readily Perceptible
Barely Perceptible
Just Perceptible
0 1 2 3 4 5 6 7 8 9 10
Noise Level Increase (dBA)
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because it takes some time for the human body to respond to vibration signals. Instead, the human body
responds to average vibration amplitude often described as the root mean square (RMS). The RMS amplitude
is defined as the average of the squared amplitude of the signal and is most frequently used to describe the
effect of vibration on the human body. Decibel notation (VdB) is commonly used to measure RMS. Decibel
notation (VdB) serves to reduce the range of numbers used to describe human response to vibration. Typically,
ground-borne vibration generated by man-made activities attenuates rapidly with distance from the source of
the vibration. Sensitive receivers for vibration include structures (especially older masonry structures), people
(especially residents, the elderly, and sick), and vibration-sensitive equipment and/or activities.
The background vibration-velocity level in residential areas is generally 50 VdB. Ground-borne vibration is
normally perceptible to humans at approximately 65 VdB. For most people, a vibration-velocity level of 75 VdB
is the approximate dividing line between barely perceptible and distinctly perceptible levels. Typical outdoor
sources of perceptible ground-borne vibration are construction equipment, steel-wheeled trains, and traffic
on rough roads. If a roadway is smooth, the ground-borne vibration is rarely perceptible. The range of interest
is from approximately 50 VdB, which is the typical background vibration-velocity level, to 100 VdB, which is the
general threshold where minor damage can occur in fragile buildings. Table 4.11-3, below illustrates common
vibration sources and the human and structural response to ground-borne vibration.
Table 4.11-3 – Typical Levels of Ground-Borne Vibration
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Regulatory Setting
To limit population exposure to either physically and/or psychologically damaging as well as intrusive noise
levels, the federal government, and the State of California, county governments, and most municipalities in
the state have established standards and ordinances to control noise. Traffic activity generally is a produces an
average sound level that remains constant, and in most areas automobile and truck traffic is the major source
of environmental noise. In addition, air and rail traffic, and commercial and industrial activities are area also a
major source of noise in some areas. Federal, state, and local agencies regulate different aspects of
environmental noise. While federal and State agencies regulate noise standards for mobile (i.e., motor and
vehicles), while stationary sources are left local agencies.
State
Noise Requirements
The State of California regulates freeway noise, sets standards for sound transmission, provides occupational
noise control criteria, identifies noise standards, and provides guidance for local land use compatibility. State
law requires that each county and city adopt a General Plan that includes a Noise Element which is to be
prepared per guidelines adopted by the Governor’s Office of Planning and Research (OPR). The purpose of the
Noise Element is to maintain an environment for all City residents and visitors free of unhealthy, obtrusive, or
otherwise excessive noise. In addition, the California Environmental Quality Act (CEQA) requires that all known
environmental effects of a project be analyzed, including environmental noise impacts.
California Green Building Standards Code
The State of California’s Green Building Standards Code contains mandatory measures for non -residential
building construction in Section 5.507 on Environmental Comfort. These noise standards are applied to new
construction in California for controlling interior noise levels resulting from exterior noise sources. The
regulations specify that acoustical studies must be prepared when non-residential structures are developed in
areas where the exterior noise levels exceed 65 dBA CNEL, such as within a noise contour of an airport, freeway,
railroad, and other areas where noise contours are not readily available. If the development falls within an
airport or freeway 65 dBA CNEL noise contour, the combined sound transmission class (STC) rating of the wall
and roof-ceiling assemblies must be at least 50. For those developments in areas where noise contours are not
readily available, and the noise level exceeds 65 dBA Leq for any hour of operation, a wall and roof -ceiling
combined STC rating of 45, and exterior windows with a minimum STC rating of 40 are required (Section
5.507.4.1).
City of Lake Elsinore General Plan
The City of Lake Elsinore has adopted Section 3.7, Noise, of the Public Safety and Welfare Element of the
General Plan to control and abate environmental noise, and to protect the citizens of Lake Elsinore from
excessive exposure to noise. The Noise section specifies the maximum allowable exterior noise levels for new
developments impacted by transportation noise sources such as arterial roads, freeways, airports, and
railroads. In addition, the Noise section identifies noise polices designed to protect, create, and maintain an
environment free from noise that may jeopardize the health or welfare of sensitive receivers, or degrade
quality of life. To protect City of Lake Elsinore residents from excessive noise, the Noise section contains the
following goal related to the Project:
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-7 The Altum Group
Draft EIR
Goal 7: Maintain an environment for all City residents and visitors free of unhealthy, obtrusive, or otherwise
excessive noise.
Policy 7.1: Apply the noise standards set forth in the Lake Elsinore Noise and Land Use Compatibility Matrix
(see Table 3-1) and Interior and Exterior Noise Standards (see Table 3-2) when considering all new
development and redevelopment proposed within the City.
Policy 7.2: Require that mixed-use structures and areas be designed to prevent transfer of noise and vibration
from commercial areas to residential areas.
Policy 7.3: Strive to reduce the effect of transportation noise on the I-15.
Policy 7.4: Consider estimated roadway noise contours based upon Figure 3.6, Noise Contours, when making
land use design decisions along busy roadways throughout the City.
Policy 7.5: Participate and cooperate with other agencies and jurisdictions in the development of noise
abatement plans for highways.
Land Use Compatibility
The City of Lake Elsinore General Plan has a Noise and Land Use Compatibility Matrix, which is a tool that
provides guidelines in order to evaluate land uses within the City for compatibility of transportation related
noise. Table 4.11-4 provides compatibility criteria and it provides the City with a planning tool to gauge the
compatibility of land uses relative to existing and future exterior noise levels.
The Noise and Land Use Compatibility Matrix describes categories of compatibility and not specific noise
standards. According to these categories of compatibility, sensitive residential land use in the Project Study
area is considered clearly compatible with exterior noise levels below 60 dBA CNEL and normally compatible
with exterior noise levels below 70 dBA CNEL. For normally compatible land use, new construction or
development should be undertaken only after a detailed analysis of noise reduction requirements is made and
needed noise insulation features are included in the design. Conventional construction, but with closed
windows and fresh air supply systems or air conditioning, will normally suffice.
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-8 The Altum Group
Draft EIR
Table 4.11-4 – Noise and Land Use Compatibility Matrix
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-9 The Altum Group
Draft EIR
Operational Noise Standards
In order to analyze noise impacts originating from a designated fixed location or private property such as the
proposed project, stationary-source (operational) noise such as roof-top air conditioning units, drive-thru
speakerphones, trash enclosures, parking lots, gas station activity, car wash tunnels and car wash vacuum
activity are typically evaluated against standards established under a Lake Elsinore Municipal Code (LEMC).
Section 17.176.060 of the LEMC states the following: No person shall, operate or cause to be operated, any
source of sound at any location within the incorporated City or allow the creation of any noise on property
owned, leased, occupied, or otherwise controlled by such person which causes the noise level when measured
on any other property, either incorporated or unincorporated to exceed…the maximum permissible sound
levels by receiving land use. For residential land use, the LEMC identifies base exterior noise level limits for the
daytime (7:00 a.m. to 10:00 p.m.) hours of 50 dBA L50 and 40 dBA L50 during the nighttime (10:00 p.m. to 7:00
a.m.) hours. These standards shall apply for a cumulative period of 30 minutes in any hour (L₅₀), as well as the
standard plus 5 dBA cannot be exceeded for a cumulative period of more than 15 minutes in any hour (L₂₅), or
the standard plus 10 dBA for a cumulative period of more than 5 minutes in any hour (L8), or the standard plus
15 dBA for a cumulative period of more than 1 minute in any hour (L2), or the standard plus 20 dBA for any
period of time (Lmax). Table 4.11-5 shows the City of Lake Elsinore noise standards by land use.
Table 4.11-5 – Operational Exterior Noise Level Standards
Land Use
Condition
Based Exterior Noise Level Standards (dBA)2
L50
(30 mins)
L25
(15 mins)
L8
(5 mins)
L2
(1 min)
Lmax
(Anytime)
Single-Family
Residential
Daytime 50 55 60 65 70
Nighttime 40 45 50 55 60
Multi-Family
Residential
Daytime 50 55 60 65 70
Nighttime 45 50 55 60 65
Public Space/
Light Comm.
Daytime 60 65 70 75 80
Nighttime 55 60 65 70 75
General
Commercial
Daytime 65 70 75 80 85
Nighttime 60 65 70 75 80
Light Industrial Anytime 70 75 80 85 90
Heavy Industrial Anytime 75 80 85 90 95
1 Source: City of Lake Elsinore Municipal Code, Section 17.176.060(A)(2) & Table 1 (Appendix 3.1).
"Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m.
Construction Noise Standards
In order to analyze noise impacts originating from the construction of the proposed project, noise from
construction activities is typically limited to the hours of operation established under the LEMC. The City of
Lake Elsinore has set restrictions to control noise impacts associated with the construction of the proposed
project. In the LEMC Section 17.176.080 (F), Construction/Demolition indicates that operating or causing the
operation of any tools or equipment used in construction, drilling, repair, alteration or demolition work
between the weekday hours of 7:00 p.m. and 7:00 a.m., or at any time on weekends or holidays, such that the
sound therefrom creates a noise disturbance across a residential or commercial real property line, except for
emergency work by public service utilities or by variance issued by the City is prohibited. In addition to this,
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-10 The Altum Group
Draft EIR
the LEMC further requires that construction activities be conducted in a manner that the maximum (Lmax)
noise levels at affected residential and commercial properties will not exceed the mobile (less than 10-day
duration) and stationary equipment (greater than 10-day duration) noise standards provided below on Table
4.11-6 and Table 4.11-7.
Table 4.11-6 – Mobile Equipment Noise Level Limits
Type
Receiving Land
Use Category
Time Period
Maximum Noise
Levels (dBA
Lmax)1
I
Single-Family
Residential
Daytime (7:00 a.m. - 7:00 p.m.) 75
Nighttime (7:00 p.m. - 7:00 a.m.) 60
II
Multi-Family
Residential
Daytime (7:00 a.m. - 7:00 p.m.) 80
Nighttime (7:00 p.m. - 7:00 a.m.) 65
III
Semi-Residential/
Commercial
Daytime (7:00 a.m. - 7:00 p.m.) 85
Nighttime (7:00 p.m. - 7:00 a.m.) 70
1 Maximum noise levels for nonscheduled, intermittent, short-term operation (less than 10 days) of mobile
equipment, City of Lake Elsinore Municipal Code 17.176.080 (F) (Appendix 3.1).
Table 4.11-7 – Stationary Equpment Noise Level Limits
Type
Receiving Land
Use Category
Time Period
Maximum Noise
Levels (dBA
Lmax)1
I
Single-Family
Residential
Daytime (7:00 a.m. - 7:00 p.m.) 60
Nighttime (7:00 p.m. - 7:00 a.m.) 50
II
Multi-Family
Residential
Daytime (7:00 a.m. - 7:00 p.m.) 65
Nighttime (7:00 p.m. - 7:00 a.m.) 55
III
Semi-Residential/
Commercial
Daytime (7:00 a.m. - 7:00 p.m.) 70
Nighttime (7:00 p.m. - 7:00 a.m.) 60
1 Maximum noise levels for repetitively scheduled and relatively long-term operation (period of 10
days or more) of stationary equipment, City of Lake Elsinore Municipal Code 17.176.080 (F)
(Appendix 3.1).
Construction Vibration Standards
Vibration construction activities are evaluated against standards established under the LEMC. The LEMC,
Section 17.176.080(G), states that operating or permitting the operation of any device that creates a vibration
which is above the vibration perception threshold of any individual at or beyond the property boundary of the
source if on private property or at 150 feet (46 meters) from the source if on public space or public right-of-
way is prohibited. The LEMC defines the vibration perception threshold to be a motion velocity of 0.01 in/sec
over the range of one to 100 Hz, as shown on Table 4.11-8.
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-11 The Altum Group
Draft EIR
Table 4.11-8 – Construction Vibrations Standards
Jurisdiction Root-Mean-Square
(RMS) Velocity
(in/sec)
City of Lake Elsinore1 0.01
1 Source: City of Lake Elsinore Municipal Code, Section 17.176.080(G) (Appendix 3.1).
Threshold of Significance
According to Appendix G of the State CEQA Guidelines, the proposed project could have a potentially significant
impact with respect to noise it would:
• Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of
the project in excess of standards established in the local general plan or noise ordinance, or applicable
standards of other agencies?
• Generation of excessive groundborne vibration or groundborne noise levels?
• For a project located within the vicinity of a private airstrip or an airport land use plan or, where such
a plan has not been adopted, within two miles of a public airport or public use airport, would the
project expose people residing or working in the project area to excessive noise levels?
Noise-Sensitive Receivers
Noise level increases resulting from the proposed project are evaluated based on the Appendix G CEQA
Guidelines described above at the closes sensitive receiver locations. Consideration must be given to the
magnitude of the increase, the existing ambient noise levels, and the location of noise-sensitive receivers to
determine if a noise increase represents a significant adverse environmental impact. This approach is
recognized that there is no single noise increase that renders the noise impact significant.
There is no complete satisfactory way to measure subjective effects of noise or the corresponding human
reactions of annoyance and dissatisfaction. This is due to the wide variation of individual thresholds of
individuals. Therefore, determining a person’s subjective reaction to new noise is the comparison of it to the
existing environment to which one has adapted or what is known as ambient environment.
The Federal Interagency Committee on Noise (FICON) (14) developed guidance to be used for the assessm ent
of project-generated increases in noise levels that consider the ambient noise level. FICON identifies a readily
perceptible 5 dBA or greater project-related noise level increase is considered a significant impact when noise
criteria for a given land use is exceeded. In areas where the without project noise level range from 60 to 65
dBA, a 3 dBA barely perceptible noise level increases appears to be appropriate for most people. Additionally,
when the without project noise level already exceeds 65 dBA, any increase in community noise louder than 1.5
dBA or greater is considered a significant impact if the noise criteria for a given land use is exceeded. Table
4.11-9 provides a summary of the potential noise impact significant criteria.
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-12 The Altum Group
Draft EIR
Table 4.11-9 – Significance of Noise Impacts At Noise-Sensitive Receivers
Without Project Noise
Level
Potential Significant
Impact
< 60 dBA 5 dBA or more
60 - 65 dBA 3 dBA or more
> 65 dBA 1.5 dBA or more
Federal Interagency Committee on Noise (FICON), 1992.
Noise impacts shall be considered significant if any of the following occur as a direct result of the proposed
project.
Off-Site Traffic Noise
• When the noise levels at existing and future noise-sensitive land uses (e.g. residential, school, etc.):
o are less than 60 dBA and the Project creates a readily perceptible 5 dBA or greater Project-
related noise level increase; or
o range from 60 to 65 dBA and the Project creates a barely perceptible 3 dBA or greater Project-
related noise level increase; or
o already exceed 65 dBA, and the Project creates a community noise level increase of greater
than 1.5 dBA (FICON, 1992).
Operational Noise
• If Project-related operational (stationary-source) noise levels exceed the exterior noise level standard
at nearby sensitive receiver locations identified on Table 3-1 by land use category (LEMC, Chapter
17.176 Noise Control);
• If the existing ambient noise levels at the nearby noise-sensitive receivers near the Project site:
o are less than 60 dBA and the Project creates a readily perceptible 5 dBA or greater Project-
related noise level increase; or
o range from 60 to 65 dBA and the Project creates a barely perceptible 3 dBA or greater Project-
related noise level increase; or
o already exceed 65 dBA, and the Project creates a community noise level increase of greater
than 1.5 dBA (FICON, 1992).
Construction Noise and Vibration
• If Project-related construction activities generate noise levels which exceed the mobile or stationary
equipment noise level limits described on Tables 3-2 and 3-3 (LEMC, Section 17.176.080(F)).
• If short-term Project generated construction vibration levels exceed the City of Lake Elsinore maximum
acceptable vibration standard of 0.01 in/sec (RMS) at sensitive receiver locations (LEMC, Section
17.176.080(G)).
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-13 The Altum Group
Draft EIR
Methodology
FHWA Traffic Noise Prediction Model
The estimated roadway impacts from vehicular traffic were calculated using a computer program that
replicated the FTA Traffic Noise Predication Model- FHWA-RD-77-108. This model arrives at a predicted noise
level through a series of adjustments to the Reference Energy Mean Emission Level (REMEL).
Off-site Traffic Noise Prediction Model Inputs
Roadway parameters were used to assess the proposed projects off-site transportation noise impacts. Eight
study area roadway segments where identified, the distance from the centerline to adjacent land use based
on the functional roadway classifications per the City’s GP and posted vehicle speeds. The Noise Impact
Analysis, utilized soft site conditions to analyze the traffic noise impacts within the project study area. These
soft site conditions account for the sounds propagation loss over natural surfaces such as normal earth and
ground vegetation. Table 4.11-10 – Off-Site Roadway Parameters, shows the roadway parameters used.
Table 4.11-10 – Off-Site Roadway Parameters
ID
Roadway
Segment
Adjacent Planned
Land Use1
Distance from
Centerline to
Nearest
Adjacent Land
Use (Feet)2
Vehicle
Speed
(mph)3
1 Lake St. n/o Nichols Rd. Commercial 60' 50
2 Lake St. s/o Nichols Rd. Commercial 60' 50
3 Lake St. s/o Alberhill Ranch Rd. Commercial/Residential 60' 50
4 Lake St. n/o Mountain St. Residential 60' 50
5 Lake St. s/o Mountain St. Residential 60' 50
6 Lake St. s/o Lakeshore Dr. Residential/School 50' 50
7 Lincoln St. s/o Grand Av. Residential 50' 40
9 Nichols Rd. e/o Lake St. Commercial/Residential 60' 50
10 Alberhill Ranch Rd. e/o Lake St. Residential 39' 40
11 Lakeshore Drive e/o Lake St. Residential 60' 50
12 Lakeshore Drive e/o Terra Cotta Rd. Residential 60' 50
13 Grand Av. w/o Lincoln St. Residential 50' 45
14 Grand Av. e/o Lincoln St. Residential 50' 45
1 Sources: City of Lake Elsinore General Plan, Community Form Element, Figure 2.1A Land Use Plan and Google Earth aerial imagery.
2 Distance to adjacent land use is based upon the right-of-way distances for each functional roadway classification.
3 Source: Lake and Mountain Shopping Center Traffic Impact Analysis, Urban Crossroads, Inc.
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-14 The Altum Group
Draft EIR
Construction Vibration Assessment Methodology
Groundborne vibration levels from vehicle traffic are generally overshadowed by vibration generated by heavy
trucks that roll over the same uneven roadway surfaces. Due to the rapid drop -off rate of groundborne
vibration and the short duration of the associated events, vehicular traffic-induced groundborne vibration is
rarely perceptible beyond the roadway right-of-way, and rarely results in vibration levels that cause damage
to buildings in the vicinity. Additionally, construction has the potential to result in varying degrees of temporary
ground vibration, which depends on the specific construction activity and equipment used. Ground vibration
levels associated with various types of construction equipment are shown in Table 4.11-11, below:
Table 4.11-11 – Vibration Source Levels For Construction Equipment
Equipment PPV
(in/sec)
at 25 feet
Small bulldozer 0.003
Jackhammer 0.035
Loaded Trucks 0.076
Large bulldozer 0.089
Source: Federal Transit Administration, Transit Noise and Vibration Impact Assessment
Impact Analysis
Impact 4.11-1: Would the project generation of a substantial temporary or permanent increase in ambient
noise levels in the vicinity of the project in excess of standards established in the local general plan or noise
ordinance, or applicable standards of other agencies?
Construction Noise Source Level
As described in the Noise Impact Analysis (Appendix X) prepared for the proposed project, noise generated by
proposed project construction would temporarily increase localized noise levels that are associated with
construction equipment. These include but are not limited to trucks, power tools, concrete mixe rs, and
portable generators that when combined can reach high noise levels. The number and mix of construction
mobile and stationary equipment expected to occur in stages that include, site preparation, grading, building
construction, paving, and architectural coating.
The use of a reference noise level measurement was utilized to describe typical construction noise levels for
each stage of the proposed project construction. The noise levels that can be generated by heavy construction
equipment can range from approximately 68dBA to in excess of 80dBA when measured at 50 feet. Per the
Noise Impact Analysis, hard site conditions were used in the analysis which results in noise levels that decrease
at a rate of 6dBA for each doubling of distance from a point s ource. Thus, a noise level of 80dBA measured at
50 feet from the noise source to the receiver would be reduced to 74dBA at 100 feet from the source to the
receiver and further reduced to 68dBA at 200 feet from the source of the receiver.
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-15 The Altum Group
Draft EIR
Construction Reference Noise Levels
Per Noise Impact Analysis, construction noise levels measurements were collected for similar activities at
several construction sites. A summary of construction reference noise level measurements in shown in Table
4.11-12 – Construction Reference Noise Levels, these construction noise level measurements have been
adjusted to describe a common reference distance of 50 feet, given that the reference noise levels were
collected at varying distances.
Table 4.11-12 – Construction Reference Noise Levels
ID
Noise Source
Reference
Distance
From
Source
(Feet)
Reference
Noise Levels
@ Reference
Distance
(dBA Leq)
Reference
Noise Levels
@ 50 Feet
(dBA Leq)5
Reference
Noise Levels
@ Reference
Distance
(dBA Lmax)
Reference
Noise Levels
@ 50 Feet
(dBA Lmax)5
1 Truck Pass-Bys & Dozer Activity1 30' 64' 59' 68.1 63.7
2 Dozer Activity1 30' 69' 64' 76.4 72.0
3 Construction Vehicle
Maintenance Activities2
30' 72' 67' 74.8 70.4
4 Foundation Trenching2 30' 73' 68' 74.9 70.5
5 Framing3 30' 67' 62' 76.7 72.3
6 Concrete Paver Activities4 30' 70' 66' 75.7 71.3
7 Concrete Mixer Pour & Paving
Activities4
30' 70' 66' 76.3 71.9
1 As measured by Urban Crossroads, Inc. on 10/14/15 at a business park construction site located at the northwest corner of Bar ranca Parkway and
Alton Parkway in the City of Irvine.
2 As measured by Urban Crossroads, Inc. on 10/20/15 at a construction site located in Rancho Mission Viejo.
3 As measured by Urban Crossroads, Inc. on 10/20/15 at a residential construction site located in Rancho Mission Viejo.
4 Reference noise level measurements were collected from a nighttime concrete pour at an industrial construction site, located at 27334 San
Bernardino Avenue in the City of Redlands, between 1:00 a.m. to 2:00 a.m. on 7/1/15.
5 Reference noise levels are calculated at 50 feet using a drop off rate of 6 dBA per doubling of distance (point source).
Construction Noise Analysis
The following tables, Table 4.11-13 and Table 4.11-14, show the proposed project construction stages and the
reference construction noise level used for each stage. Exhibit 4-1, Construction Activity and Receiver
Locations, identifies the locations of the noise receivers is relation to the location of construction activity.
Source: Urban CrossroadsExhibit4-1ŽŶƐƚƌƵĐƟŽŶĐƟǀŝƚLJĂŶĚZĞĐĞŝǀĞƌ>ŽĐĂƟŽŶƐLake and Mountain Commercial Center Project
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-17 The Altum Group
Draft EIR
Table 4.11-13 – Site Preparation Equipment Noise Levels
Reference Construction Activity1
Reference
Noise Level @
50 Feet (dBA
Lmax)
Truck Pass-Bys & Dozer Activity 63.7
Dozer Activity 72.0
Highest Reference Noise Level at 50 Feet: 72.0
Receiver
Location
Distance to
Construction
Activity
(Feet)2
Distance
Attenuation
(dBA)3
Estimated
Noise Barrier
Attenuation
(dBA)4
Construction
Noise Level
(dBA Lmax)
R1 70' -2.9 0.0 69.1
R2 205' -12.3 -5.0 54.7
R3 120' -7.6 -5.0 59.4
R4 105' -6.4 -5.0 60.6
R5 390' -17.8 0.0 54.2
R6 100' -6.0 0.0 66.0
1 Reference construction noise level measurements taken by Urban Crossroads, Inc.
2 Distance from the nearest point of construction activity to the nearest receiver.
3 Point (stationary) source drop off rate of 6.0 dBA per doubling of distance.
4 Estimated barrier attenuation from existing barriers in the Project study area.
Table 4.11-14 – Grading Equipment Noise Levels
Reference Construction Activity1
Reference
Noise Level @
50 Feet (dBA
Lmax)
Truck Pass-Bys & Dozer Activity 63.7
Dozer Activity 72.0
Highest Reference Noise Level at 50 Feet: 72.0
Receiver
Location
Distance to
Construction
Activity
(Feet)2
Distance
Attenuation
(dBA)3
Estimated
Noise Barrier
Attenuation
(dBA)4
Construction
Noise Level
(dBA Lmax)
R1 70' -2.9 0.0 69.1
R2 205' -12.3 -5.0 54.7
R3 120' -7.6 -5.0 59.4
R4 105' -6.4 -5.0 60.6
R5 390' -17.8 0.0 54.2
R6 100' -6.0 0.0 66.0
1 Reference construction noise level measurements taken by Urban Crossroads, Inc.
2 Distance from the nearest point of construction activity to the nearest receiver.
3 Point (stationary) source drop off rate of 6.0 dBA per doubling of distance.
4 Estimated barrier attenuation from existing barriers in the Project study area.
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-18 The Altum Group
Draft EIR
Table 4.11-15 – Building Construction Equipment Noise Levels
Reference Construction Activity1
Reference
Noise Level @
50 Feet (dBA
Lmax)
Construction Vehicle Maintenance Activities 70.4
Foundation Trenching 70.5
Framing 72.3
Highest Reference Noise Level at 50 Feet: 72.3
Receiver
Location
Distance to
Construction
Activity
(Feet)2
Distance
Attenuation
(dBA)3
Estimated
Noise Barrier
Attenuation
(dBA)4
Construction
Noise Level
(dBA Lmax)
R1 85' -4.6 0.0 67.7
R2 265' -14.5 -5.0 52.8
R3 170' -10.6 -5.0 56.7
R4 220' -12.9 -5.0 54.4
R5 390' -17.8 0.0 54.5
R6 100' -6.0 0.0 66.3
1 Reference construction noise level measurements taken by Urban Crossroads, Inc.
2 Distance from the nearest point of construction activity to the nearest receiver.
3 Point (stationary) source drop off rate of 6.0 dBA per doubling of distance.
4 Estimated barrier attenuation from existing barriers in the Project study area.
Table 4.11-16 – Paving Equipment Noise Levels
Reference Construction Activity1
Reference
Noise Level @
50 Feet (dBA
Lmax)
Concrete Paver Activities 71.3
Concrete Mixer Pour & Paving Activities 71.9
Highest Reference Noise Level at 50 Feet: 71.9
Receiver
Location
Distance to
Construction
Activity
(Feet)2
Distance
Attenuation
(dBA)3
Estimated
Noise Barrier
Attenuation
(dBA)4
Construction
Noise Level
(dBA Lmax)
R1 70' -2.9 0.0 69.0
R2 205' -12.3 -5.0 54.6
R3 120' -7.6 -5.0 59.3
R4 105' -6.4 -5.0 60.5
R5 390' -17.8 0.0 54.1
R6 100' -6.0 0.0 65.9
1 Reference construction noise level measurements taken by Urban Crossroads, Inc.
2 Distance from the nearest point of construction activity to the nearest receiver.
3 Point (stationary) source drop off rate of 6.0 dBA per doubling of distance.
4 Estimated barrier attenuation from existing barriers in the Project study area.
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-19 The Altum Group
Draft EIR
Table 4.11-17 – Architectural Coating Equipment Noise Levels
Reference Construction Activity1
Reference
Noise Level @
50 Feet (dBA
Lmax)
Construction Vehicle Maintenance Activities 70.4
Framing 72.3
Highest Reference Noise Level at 50 Feet: 72.3
Receiver
Location
Distance to
Construction
Activity
(Feet)2
Distance
Attenuation
(dBA)3
Estimated
Noise Barrier
Attenuation
(dBA)4
Construction
Noise Level
(dBA Lmax)
R1 85' -4.6 0.0 67.7
R2 265' -14.5 -5.0 52.8
R3 170' -10.6 -5.0 56.7
R4 220' -12.9 -5.0 54.4
R5 390' -17.8 0.0 54.5
R6 100' -6.0 0.0 66.3
1 Reference construction noise level measurements taken by Urban Crossroads, Inc.
2 Distance from the nearest point of construction activity to the nearest receiver.
3 Point (stationary) source drop off rate of 6.0 dBA per doubling of distance.
4 Estimated barrier attenuation from existing barriers in the Project study area.
Unmitigated Project Construction Noise Levels
The highest construction noise level will occur when construction activities take place at the closes point form
the center of the proposed project construction activity to each of the nearby receiver location s. Table 4.11-
18 – Unmitigated Construction Equipment Noise Level Summary, shows the proposed project related short
term construction noise levels. These levels are expected to approach 69.1dBA Lmax during mobile equipment
grading and paving stages, and 67.0dBA Lmax during stationary equipment building construction and
architectural coating stages.
Table 4.11-18 – Unmitigated Construction Equipment Noise Level Summary
Receiver
Location1
Construction Stage Hourly Noise Level (dBA Lmax)
Mobile Equipment Stationary Equipment Highest Noise Levels2
Site
Preparation Grading Paving Building
Construction
Architectural
Coating
Mobile
Equipment
Stationary
Equipment
R1 69.1 69.1 69.0 67.7 67.7 69.1 67.7
R2 54.7 54.7 54.6 52.8 52.8 54.7 52.8
R3 59.4 59.4 59.3 56.7 56.7 59.4 56.7
R4 60.6 60.6 60.5 54.4 54.4 60.6 54.4
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-20 The Altum Group
Draft EIR
Receiver
Location1
Construction Stage Hourly Noise Level (dBA Lmax)
Mobile Equipment Stationary Equipment Highest Noise Levels2
Site
Preparation Grading Paving Building
Construction
Architectural
Coating
Mobile
Equipment
Stationary
Equipment
R5 54.2 54.2 54.1 54.5 54.5 54.2 54.5
R6 66.0 66.0 65.9 66.3 66.3 66.0 66.3
1 Noise receiver locations are shown on Exhibit 10-A.
2 Estimated construction noise levels during peak operating conditions.
Unmitigated Project Construction Noise Levels
The Noise Impact Analysis, identified that the highest construction noise levels at the potentially impacted
receiver locations are expected to approach 69.1dBA Lmax form mobile equipment. In addition, noise levels
from stationary equipment are expected to reach 67.0dBA Lmax. These noise levels satisfy the LEMC
construction noise standards of 75dBA Lmax for mobile equipment, however, it exceeds the noise level
standard for stationary equipment of 60dBA Lmax. As shown in Table 4.11-19 – Unmitigated Construction
Equipment Noise Level Compliance, the effected receivers would include R1 and R5. Through implementation
of Mitigation Measure NOI-1, the proposed project will adhere to all mitigation measures outlined in Section
10.3.3 of the Noise Impact Analysis (Appendix L) regarding the reduction of construction noise. Therefore, with
compliance with the LEMC and implementation of Mitigation Measure NOI-1, construction noise impacts
would be less than significant.
Table 4.11-19 – Unmitigated Construction Equipment Noise Level Compliance
Receiver
Location1
Highest Construction
Activity Noise Levels2 Threshold3 Threshold Exceeded?4
Mobile Stationary Mobile Stationary Mobile Stationary
R1 69.1 67.7 75 60 No Yes
R2 54.7 52.8 75 60 No No
R3 59.4 56.7 75 60 No No
R4 60.6 54.4 75 60 No No
R5 54.2 54.5 75 60 No No
R6 66.0 66.3 75 60 No Yes
1 Noise receiver locations are shown on Exhibit 10-A.
2 Highest construction noise levels as shown on Table 10-7.
3 Construction noise standards as shown on Tables 3-1 and 3-2.
4 Do the estimated Project construction noise levels meet the construction noise level thresholds
Reference Noise Levels
To estimate the proposed project’s operational noise impacts, reference noise levels measurements were
collected from similar types of activities to represent the noise levels expected with the development of the
proposed project. This include noise generators such as roof -top air conditioning units, drive-thru
speakerphones, trash enclosures, parking lots, gas station activity, car wash tunnels and car wash vacuum
activity. The noise resources generated by the proposed project could adversely affect nearby sensitive
receptors, which include residential uses adjacent to the south, east, west, and north. These noise levels will
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-21 The Altum Group
Draft EIR
vary through the day and according to the Noise Impact Analysis, noise sources were molded assuming peak
operation activity with no period of inactivity while also operating simultaneously. Table 4.11-20 – Reference
Noise Level Measurement, shows the reference noise level measurements used to estimate the proposed
projects operation noise impacts. A detailed evaluation of noise levels for the above mentioned noise
generators is described in detail in Section 9.1 of the Noise Impact Analysis. Exhibit 4-2, Operational Noise
Source and Receiver Locations, identifies the locations of the noise receivers is relation to the location of
operational noise sources.
Table 4.11-20 - Reference Noise Level Measurements
Noise Source
Measurement
Duration
(hh:mm:ss)
Distance
From
Source
(Feet)
Noise
Source
Height
(Feet)
Reference Noise
Levels (dBA L₅₀)
@ Ref.
Dist.
@ 50
Feet
Roof-Top Air Conditioning Units1 96:00:00 5' 5' 74.4 54.4
Drive-Through Speakerphone2 00:03:00 15' 3' 60.9 50.4
Trash Enclosure Activity3 00:00:32 5' 5' 69.0 49.0
Commercial Parking Lot4 00:00:13 5' 5' 56.7 36.7
Gas Station Activities5 01:00:00 5' 5' 65.6 45.6
Car Wash Tunnel6 00:03:04 10' 8' 81.6 67.6
Car Wash Vacuum7 00:01:02 5' 3' 74.2 54.2
1 As measured by Urban Crossroads, Inc. on 7/27/2015 at the Santee Walmart located at 170 Town Center Parkway.
2 As measured by Urban Crossroads, Inc. on 12/19/2014 at a Panera Bread drive-thru in the City of Brea.
3 As measured by Urban Crossroads, Inc. on 5/3/2018 at trash enclosure in a parking lot in the City of Costa Mesa.
4 As measured by Urban Crossroads, Inc. on 5/30/2012 at the Laguna Niguel Walmart located at 27470 Alicia Parkway.
5 As measured by Urban Crossroads, Inc. on 4/26/2016 at an ARCO gas station located at 6501 Quail Hill Parkway in the City of Irvine.
6 As measured by Urban Crossroads, Inc. on 6/6/2016 at the Audi Mission Viejo Dealership located at 28451 Marguerite Parkway.
7 As measured by Urban Crossroads, Inc. on 5/27/2011 at an express car wash located at 1195 Baker Street in Costa Mesa.
Unmitigated Project Operational Noise Levels
Unmitigated combined project operational noise levels associated with roof-top air conditioning units, drive-
thru speakerphones, trash enclosures, parking lots, gas station activity, car wash tunnels and car wash vacuum
activity are expected to range from 39.6 to 46.9dBA L50 at the noise-sensitive off-site receiver locations. The
table below, Table 4.11-21, shows thus unmitigated noise levels. Figure 4-2, Operational Noise Source and
Receiver Locations, shows the location of the noise receivers in reference to the sources of operation noise.
Table 4.11-21 - Unmitigated Project Operational Noise Levels
Receiver
Location1 Noise Sources2
Operational Noise Levels (dBA)3
L50
(30
mins)
L25
(15
mins)
L8
(5 mins)
L2
(1 min)
Lmax
(Anytime)
Air Conditioning Unit (Roof-Top) 35.4 37.1 38.4 38.7 39.2
Drive-Through Speakerphone 24.4 25.6 27.1 28.8 29.9
Trash Enclosure 29.5 35.5 42.5 47.5 49.0
Parking Lot 32.5 36.5 39.5 42.9 55.3
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-22 The Altum Group
Draft EIR
Receiver
Location1 Noise Sources2
Operational Noise Levels (dBA)3
L50
(30
mins)
L25
(15
mins)
L8
(5 mins)
L2
(1 min)
Lmax
(Anytime)
R1 Gas Station Activity 24.5 25.8 28.4 33.3 41.3
Car Wash Tunnel 39.0 49.4 50.0 50.7 51.2
Car Wash Vacuum Activity 23.2 24.4 26.2 27.0 27.8
Combined Noise Level: 41.7 50.1 51.3 53.1 57.6
R2
Air Conditioning Unit (Roof-Top) 31.5 33.2 34.5 34.8 35.3
Drive-Through Speakerphone 26.8 28.0 29.5 31.2 32.3
Trash Enclosure 19.6 25.6 32.6 37.6 39.1
Parking Lot 16.9 20.9 23.9 27.3 39.7
Gas Station Activity 23.3 24.6 27.2 32.1 40.1
Car Wash Tunnel 46.0 56.4 57.0 57.7 58.2
Car Wash Vacuum Activity 38.6 39.8 41.6 42.4 43.2
Combined Noise Level: 46.9 56.5 57.2 57.9 58.5
R3
Air Conditioning Unit (Roof-Top) 34.1 35.8 37.1 37.4 37.9
Drive-Through Speakerphone 30.9 32.1 33.6 35.3 36.4
Trash Enclosure 20.9 26.9 33.9 38.9 40.4
Parking Lot 19.6 23.6 26.6 30.0 42.4
Gas Station Activity 26.6 27.9 30.5 35.4 43.4
Car Wash Tunnel 44.1 54.5 55.1 55.8 56.3
Car Wash Vacuum Activity 30.1 31.3 33.1 33.9 34.7
Combined Noise Level: 44.9 54.6 55.3 56.1 56.9
1 See Exhibit 9-A for the receiver and noise source locations.
2 Reference noise sources as shown on Table 9-1.
3 Stationary source noise level calculations are provided in Appendix 9.1
Unmitigated Project Operational Noise Level Compliance with Applicable Standards
Project operational noise sources are expected to range from 39.6 to 46.9dBA L50 at sensitive off-site sensitive
receiver locations. Table 4.11-22 – Unmitigated Operational Noise Level Compliance, shows that the proposed
project operational-source noise levels at potentially affected receivers exceed the City of Lake Elsinore
daytime and nighttime exterior noise level standards without mitigations. These unmitigated project operation
noise level impacts are considered to be potentially significant. However, through implementation of
Mitigation Measure NOI-2, the proposed project will adhere to all mitigation measures outlined in Section 9.2.3
of the Noise Impact Analysis (Appendix L) regarding the reduction of operational noise. Therefore, with
implementation of Mitigation Measure NOI-2, operational noise impacts would be less than significant.
Source: Urban CrossroadsExhibit4-2KƉĞƌĂƟŽŶĂůEŽŝƐĞ^ŽƵƌĐĞĂŶĚZĞĐĞŝǀĞƌ>ŽĐĂƟŽŶƐLake and Mountain Commercial Center Project
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-24 The Altum Group
Draft EIR
Table 4.11-22 - Unmitigated Operational Noise Level Compliance
Receiver
Location1 Land Use
Noise Level at Receiver Locations
(dBA)2 Threshold
Exceeded?3
L50 (30
mins)
L25 (15
mins)
L8
(5
mins)
L2
(1 min)
Lmax
(Anytim
e) Daytime Nighttime
Exterior
Noise Level
Standards
Daytime Residential 50 55 60 65 70 - -
Nighttime
Residential 40 45 50 55 60
- -
R1 Residential 41.7 50.1 51.3 53.1 57.6 No Yes
R2 Residential 46.9 56.5 57.2 57.9 58.5 Yes Yes
R3 Residential 44.9 54.6 55.3 56.1 56.9 No Yes
R4 Residential 39.6 48.6 49.3 50.1 50.8 No Yes
R5 Residential 45.4 55.5 56.1 56.8 57.4 Yes Yes
R6 Residential 40.1 49.2 50.5 52.5 54.8 No Yes
1 See Exhibit 9-A for the receiver and noise source locations.
2 Estimated Project operational noise levels as shown on Table 9-2.
3 Do the Project operational noise levels satisfy the operational noise level standards? "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00
p.m. to 7:00 a.m.
Mitigation Measure:
NOI-1: The following practices shall be implemented by the project applicant during construction activities:
•If R1 and R5 represents occupied residential use at the time of Project construction, install a minimum
12-foot high temporary construction noise barrier as shown on Exhibit ES-B, for the duration of Project
construction. The noise control barriers must have a solid face from top to bottom. The noise control
barrier must meet the minimum height and be constructed as follows:
o The temporary noise barrier shall provide a minimum transmission loss of 20 dBA (Federal
Highway Administration, Noise Barrier Design Handbook). The noise barrier shall be
constructed using an acoustical blanket (e.g. vinyl acoustic curtains or quilted blankets)
attached to the construction site perimeter fence or equivalent temporary fence posts.
Example photos are provided in Appendix 10.2.;
o The noise barrier must be maintained, and any damage promptly repaired. Gaps, holes, or
weaknesses in the barrier or openings between the barrier and the ground shall be promptly
repaired;
o The noise control barrier and associated elements shall be completely removed, and the site
appropriately restored upon the conclusion of the construction activity.
•Prior to approval of grading plans and/or issuance of building permits, plans shall include a note
indicating that noise-generating Project construction activities shall only occur between the hours of
7:00 a.m. to 7:00 p.m. daily, or at any time on weekends or holidays, such that the sou nd therefrom
creates a noise disturbance across a residential or commercial real property line, except for emergency
work by public service utilities or by variance issued by the City is prohibited. (LEMC, Section
17.176.080 (F).
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-25 The Altum Group
Draft EIR
• During all Project site construction, the construction contractors shall equip all construction
equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with
manufacturers’ standards. The construction contractor shall place all stationary construction
equipment so that emitted noise is directed away from the noise sensitive receptors nearest the
Project site.
• The construction contractor shall locate equipment staging in areas that will create the greatest
distance between construction-related noise sources and noise-sensitive receivers nearest the Project
site during all Project construction activities (i.e., to the center).
• The construction contractor shall limit haul truck deliveries to the same hours specified for
construction equipment (between the hours of 7:00 a.m. to 7:00 p.m. daily, with no activity allowed
on Sundays or holidays). The contractor shall design delivery routes to minimize the exposure of
sensitive land uses or residential dwellings to delivery truck-related noise.
• The contractor shall design delivery routes to minimize the exposure of sensitive land uses or
residential dwellings to delivery truck-related noise.
NOI-2: To satisfy the applicable local noise standards the project shall implement the following operational
noise mitigation measures:
• No car wash activities shall be permitted during the nighttime hours of 10:00 p.m. to 7:00 a.m.
• Reduce the car wash air blower and dryer equipment noise by locating the equipment inside the tunnel
and/or utilize sound rated air blower and dryer equipment measuring no more than 71 dBA L50 at 10
feet.
• Incorporate parapet walls where appropriate
• Incorporate on-site noise barriers, landscaping, or similar physical features that would act to generally
attenuate noise emanating from the Project related noise sources.
• If an outdoor speaker system is being used in conjunction with a Project, the outdoor speaker system
shall be oriented away from sensitive receivers and the volume set at a level not readily audible past
the property line.
Significance after Mitigation: Less-than-significant.
Impact 4.11-2: Would the project result in generation of excessive groundborne vibration or groundborne
noise levels?
Construction Vibration Impacts
Per the Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment (8), vibration is
the periodic oscillation of a medium object. The rumbling sound caused by the vibration of room surfaces is
called structure-bore noise. Sources of ground-borne vibrations include natural phenomena or human-made
causes which include things such as explosions, machinery, traffic, trains, and construction equipment.
Construction activity can result in varying degrees of ground vibration, depending on the equipment and
methods used, distance to the affect structures and soils. It is expected that ground-borne vibration from the
proposed project construction activities would cause only intermitted, localized intrusion. According to the
Noise Impact Analysis, these construction activities would have the potential to generate low levels of ground-
bore vibration within the project site including grading.
The proposed project is expected to produce ground-borne vibration form construction activities and would
cause only intermittent, localized intrusion. These anticipated vibrations during construction activities are
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-26 The Altum Group
Draft EIR
expected to be caused by heavy construction equipment and trucks that would haul building materials. The
Noise Impact Analysis, utilized vibration source level of construction equipment shown in Table 4.11-23 –
Unmitigated Construction Equipment Vibration Levels, and the construction vibration assessment
methodology published in by the FTA.
Table 4.11-23 - Unmitigated Construction Equipment Vibration Levels
Receiver
Location1
Distance
to Const.
Activity
(Feet)
Receiver PPV Levels (in/sec)2 RMS
Velocity
Levels
(in/sec)3
Threshold
(RMS)
Threshold
Exceeded?
4
Small
Bulldozer
(<80k
lbs)
Jack-
hammer
Loaded
Trucks
Large
Bulldozer
(>80k
lbs)
Peak
Vibration
(PPV)
R1 85' 0.000 0.006 0.012 0.014 0.014 0.010 0.01 No
R2 265' 0.000 0.001 0.002 0.003 0.003 0.002 0.01 No
R3 170' 0.000 0.002 0.004 0.005 0.005 0.004 0.01 No
R4 220' 0.000 0.001 0.003 0.003 0.003 0.002 0.01 No
R5 390' 0.000 0.001 0.001 0.001 0.001 0.001 0.01 No
1 Receiver locations are shown on Exhibit 10-A.
2 Based on the Vibration Source Levels of Construction Equipment included on Table 6-5.
3 Vibration levels in PPV are converted to RMS velocity using a 0.71 conversion factor identified in the Caltrans Transportation and Construction
Vibration Guidance Manual, September 2013.
4 Does the peak vibration exceed the maximum acceptable vibration threshold shown on Table 3-4
The proposed project’s construction vibration velocity levels are expected to approach 0.01 in/sec root-mean-
square (RMS) at the nearby receiver locations at distances ranging from 85 to 390 feet. According to the City
of Lake Elsinore, the vibration threshold is 0.01 in/sec RMS, which indicates that construction-related vibration
impacts are considered less than significant and no mitigation measures are required.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.11-3: For a project located within the vicinity of a private airstrip or an airport land use plan or,
where such a plan has not been adopted, within two miles of a public airport or public use airport, would
the project expose people residing or working in the project area to excessive noise levels?
The project site is not located near a private airstrip or a public airport. The nearest small private airport located
within the vicinity of the project is located approximately 10 miles southeast of the site. In addition, the project
site is not located within the Influence Area of this airport. Due to the distance of the airport it is not anticipated
that they proposed project would expose employees and visitors to excessive aircraft-related noise. No impact
would occur.
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-27 The Altum Group
Draft EIR
Mitigation Measure: None required
Significance after Mitigation: No Imapct
Cumulative Impacts
As evaluated in Threshold 4.11-1, the highest construction noise level will occur when construction activities
take place at the closes point from the center of the proposed project construction activity to each of the
nearby receiver locations. Using sample reference noise levels to represent the planned construction activities
of the Lake and Mountain shopping Center site, the analysis from the Noise Impact Analysis, estimated the
project construction levels at nearby receiver locations. The project related construction equipment noise
levels satisfy the LEMC construction noise level standards of 75 dBA Lmax for mobile equipment, the noise
Project noise levels will exceed the 60 dBA Lmax standards for stationary equipment during temporary Project
construction activities at receiver locations R1 and R5. Noise impacts due to unmitigated Project construction
noise levels is considered as a potentially significant impact at receiver locations R1 and R5. However, as
mentioned in Threshold 4.11-1 mitigation measures would be implemented to reduce the impact of noise
levels to these receptors. Therefore, impacts related to substantial temporary or permanent increase in
ambient noise levels in the vicinity would be less than cumulatively considerable.
Per the evaluation of performed in Threshold 4.11-2, based on the reference levels provided by the FTA,
project-related construction vibration velocity levels are expected to approach 0.01 in/sec root-mean-square
(RMS) at the nearby receiver locations at distances ranging from 85 to 390 feet. Base on the City of Lake
Elsinore vibration threshold of 0.01 in/sec RMS, the impacts would be less than significant. Therefore, projects
related vibration impacts would be less than cumulatively considerable.
As noted in Threshold 4.11-3, the project site would not be subject to substantial noise associated with aircraft
or airport operations and the nearest airport is located approximately 10 miles southeast. Therefore, has no
potential to result in cumulatively-considerable impacts associated with aircraft- or airport-related noise.
4.11 NOISE
Lake and Mountain Commercial Center Project 4.11-28 The Altum Group
Draft EIR
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4.12 PUBLIC SERVICES
Lake and Mountain Commercial Center Project 4.12-1 The Altum Group
Draft EIR
Public Services
This following section describes the existing public services for fire protection, police protection, schools, parks,
libraries, and other facilities, and evaluates impacts to the environment that may result from the demand the
project would have on such services. The information is based on various sources of information which is
included in Chapter 8.0, References.
Environmental Setting
Fire Protection and Emergency Services
The City of Lake Elsinore contracts with the Riverside County Fire Department (RCFD). The level of service
provided is dependent on response times, travel distance, and staffing workload levels established in the
Riverside County Fire Protection and Emergency Medical Aid Plan. There are a total of four (4) located within
the City. The nearest fire station (Station No. 97) is located at Rosetta Canyon, which is located approximately
5.8 miles east of the project site. The fire station that could serve the project site is staffed full time, 24 hours
per day, 7 days per week, with a minimum four-person crew, including paramedics. The Project site is located
in a Local Response Area (LRA) Very High Fire Hazard Severity Zone of Riverside County (County of Riverside,
2020).
Police Protection
The Lake Elsinore Police Department (LEPD) is contracted through the Riverside County Sheriff’s Department.
The LEPD is responsible for local, state and federal statutes, public safety, traffic enforcement and maintaining
public order. Additionally, the Police Department utilizes Reserve Police Officers, who are volunteers that are
fully trained as police officers and offer an additional level of service and cost savings to the City.
The nearest Sheriff’s station is located approximately 4.2 miles south of the project site at 333 Limited Avenue.
The City has a minimum service ratio of approximately 0.85 officers per 1,000 residents with a goal of 1.0 office
per 1,000 residents (Lake Elsinore, 2011). At this time, the Lake Elsinore Police Department has sufficient
officers to satisfy the minimum service ratio.
Schools
The project site is located in the Lake Elsinore Unified School District (LEUSD) for elementary through high
school services. The project site is currently within the attendance boundary of Rice Canyon Elementary School,
located at 29535 Westwind Dr., Lake Elsinore, CA 92530; Terra Cotta Middle School, located at 29291 Lake
Street, Lake Elsinore, CA 92530; and Temescal Canyon High School, located at 28755 El Toro Road, Lake
Elsinore, CA 92532.
Parks
The City of Lake Elsinore’s Parks and Recreation Master Plan established the standard of 5.3 acres of usable
park land per 1,000 population. Currently, the City is not deficient in park land.
4.12 PUBLIC SERVICES
Lake and Mountain Commercial Center Project 4.12-2 The Altum Group
Draft EIR
Regulatory Setting
State Regulations
Public Resources Code Sections 4290-4299
This portion of the Public Resources Code (PRC) requires minimum statewide fire safety standards pertaining
to: road standards for fire equipment access; standards for signs identifying streets, roads, and buildings;
minimum private water supply reserves for emergency fire use; and fuel breaks and greenbelts. With certain
exceptions, all new construction in potential wildland fire areas is required to meet the statewide standards.
State requirements, however, do not supersede more restrictive local regulations.
California Code of Regulations (CCR) Title 24, Parts 2 and 9 – Fire Codes
Part 2 of Title 24 of the CCR refers to the California Building Code which contains complete regulations and
general construction building standards of State of California adopting agencies, including administrative, fire
and life safety and field inspection provisions. Part 2 was updated in 2008 to reflect changes in the base
document from the Uniform Building Code to the International Building Code. Part 9 refers to the California
Fire Code, which contains other fire safety-related building standards. In particular, Chapter 7A, “Materials and
Construction Methods for Exterior Wildfire Exposure,” in the 2010 California Building Code addresses fire
safety standards for new construction and Section 701A.3.2 addresses “New Buildings Located in Any Fire
Hazard Severity Zone.”
CGC Section 51182 – Defensible Space
Pursuant to this code, a person who “owns, leases, controls, operates or maintains an occupied dwelling or
occupied structure in, upon or adjoining a mountainous area, forest-covered land, brush-covered land, grass-
covered land or land that is covered with flammable material” in a very high fire hazard severity zone
designated by the local agency pursuant to § 51179, shall at all times maintain a specified amount of
“defensible space” to protect structures in high fire hazard areas.
PRC Section 4213 - Fire Prevention Fees
Pursuant to PRC Section 4213, in July of 2011, the State of California began assessing an annual “Fire Prevention
Fee” for all habitable structures within the State’s Responsibility Area (SRA) to pay for fire prevention services.
The SRA is the portion of the state where the State of California is financially responsible for the prevention
and suppression of wildfires. The SRA does not include lands within incorporated city boundaries, Tribal or
federally owned land. As of 2013, the fee is up to $150 per habitable structure (i.e., a building that can be
occupied for residential use, which does not include incidental buildings such as detached garages, barns,
outdoor bathrooms, sheds, etc.).
Assembly Bill (AB) 16
In 2002, AB 16 created the Critically Overcrowded School Facilities program, which supplements the new
construction provisions within the School Facilities Program (SFP). The SFP provides State of California funding
assistance for new facility construction projects and modernization projects. The Critically Overcrowded School
Facilities program allows school districts with critically overcrowded school facilities, as determined by t he
California Department of Education (CDE), to apply for new construction projects in advance of meeting all SFP
new construction program requirements. Districts with SFP new construction eligibility and school sites
included on a CDE list of source schools may apply.
4.12 PUBLIC SERVICES
Lake and Mountain Commercial Center Project 4.12-3 The Altum Group
Draft EIR
Regional Regulations
Riverside County Fire Department Strategic Plan 2009-2029
The RCFD Strategic Plan (Strategic Plan) was prepared in order to set goals and priorities anticipating future
growth and considering limited financial resources. The Strategic Plan includes strategies and implementation
of action plans centered on goals that include fiscal sustainability, efficient and effective performance, quality
facilities and the provision of cost effective services while maintaining a high level of customer service.
The Strategic Plan lists several factors that are projected to affect fire protection services, including building
code improvements, an aging population, technological innovations, legislative and regulatory changes,
changing climate and decreased water supply. As such, structure fires are decreasing, while medical
emergencies and wildfires are increasing.
City of Lake Elsinore Regulations
Lake Elsinore General Plan
Goal 4: Adhere to an integrated approach to minimizing the threat of wildland fires to protect life and property
using pre-fire management, suppression, and post-fire management.
Policy 4.1: Require on-going brush clearance and establish low fuel landscaping policies to reduce combustible
vegetation along the urban/wildland interface boundary.
Policy 4.2: Create fuel modification zones around development within high hazard areas by thinning or clearing
combustible vegetation within 100 feet of buildings and structures. The fuel modification zone size may be
altered with the addition of fuel resistant building techniques. The fuel modification zone may be replanted
with fire-resistant material for aesthetics and erosion control.
Policy 4.3: Establish fire resistant building techniques for new development such as non-combustible wall
surfacing materials, fire-resistant treated wood, heavy timber construction, glazing enclosed materials and
features, insulation without paper-facing, and automatic fire sprinklers.
Policy 4.4: Encourage programs that educate citizens about the threat of human wildfire origination from
residential practices such as outdoor barbeques and from highway use such as cigarette littering.
Goal 8: Provide efficient and effective public safety services for the community.
Policy 8.1: Continue to follow Riverside County Fire Department most current guidelines to achieve standard
response times and staffing levels.
Policy 8.2: Coordinate with the County of Riverside to provide adequate police services and staffing levels.
Lake Elsinore Municipal Code
Fire Code
According to Chapter 15.56, Fire Code, of the LEMC, the City has adopted the California Fire Code as published
by the California Building Standards Commission and the International Code Council (with City -specific
amendments). The California Fire Code is Title 24, Part 9 of the California Code of Regulations, and regulates
new structures, alterations, additions, changes in use or changes in structures. The Code includes specific
4.12 PUBLIC SERVICES
Lake and Mountain Commercial Center Project 4.12-4 The Altum Group
Draft EIR
information regarding safety provisions, emergency planning, fire-resistant construction, fire protection
systems, means of egress and hazardous materials.
Burning and Fire Hazards
Chapter 8.20, Burning and Fire Hazards, of the LEMC, includes policies pertaining to the prevention of
inflammables accumulation and allowed burning and incinerator use.
Development Impact Fees
Chapter 16.74 of the LEMC states the following regarding a program: a “program for the adoption and
administration of development impacts fees by the City for the benefit of the citizens whereby as a condition
to the issuance of a building permit or certificate of occupancy by the City, the property owner or land
developer will be required to pay development impact fees or provide other consideration to the City for the
purpose of defraying the costs of public expenditures for capital improvements (and operational services to
the extent allowed by law) which will benefit such new development.” (Section 16.74.010). This chapter
establishes an “Animal shelter facilities fee” (Section 16.74.048) to mitigate the additional burdens created by
new development for animal facilities and a “Fire facilities fee” (16.74.049) to mitigate the additional burdens
created by new development for City fire facilities.
Lake Elsinore Municipal Code (LEMC) – Title 16, Chapter 16.12 and Chapter 16.34
Title 16 of the LEMC sets for rules, regulations and specifications to control the division of land within the City.
Through Section 16.12.060, the City Council reserves the right to set aside portions of a proposed land division
for public schools and other public buildings, other than park and recreational facilities, that will be required
for the population which is intended to occupy the land division under the plan of proposed property uses
therein and for the general public.
Section 16.34.060 in Chapter 16.34 (Required Improvements) requires that prior to the issuance of a building
permit, the applicant pay fees for the purposes set forth in that section. Paragraph B of Section 16.34.060
describes the City’s Library Mitigation Fee and states that “Upon the recommendatio n of the Community
Services Director and the concurrence of the City Manager, an in-lieu fee for future construction of library
improvements shall be paid to the City of Lake Elsinore to assure the necessary library facilities are provided
the community. Such facilities are to meet the Riverside City/County Library standards. An in-lieu fee as
established by resolution shall be paid to the City at the time of building permit issuance. That amount shall be
determined by the Community Services Director and transmitted to the Community Development Department
for collection.”
Thresholds of Significance
According to Appendix G of the California Environmental Quality Act (CEQA) Guidelines, the proposed project
could have a potentially significant impact with respect to public services if it would result in substantial
adverse physical impacts associated with the provision of new or physically altered governmental facilities,
need for new or physically altered governmental facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
1) Fire Protection
2) Police Protection
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3) Schools
4) Parks; and
5) Other Governmental institutions
Methodology
The threshold of significance for this topic focuses on whether there would be adverse physical impacts
associated with new or altered facilities for the provision of fire or law enforcement services. The methodology,
therefore, evaluates the ability to serve the City and proposed project using the existing fire and police facilities
and the potential need for new or physically altered facilities.
Impact Analysis
Impact 4.12-1: Would the project result in substantial adverse physical impacts associated with the provision
of new or physically altered governmental facilities, need for new or physically altered governmental
facilities, the construction of which could cause significant environmental impacts, in order to maintain
acceptable service ratios, response times or other performance objectives for fire protection services?
Prior to approval, the proposed project would be required to demonstrate compliance with all mandatory
local, State, and federal laws, ordinances, and standards relating to fire safety. Among other items, these
requirements include conformance with the Uniform Building Code Section 1503, which requires that all
buildings be constructed with fire retardant roofing material. Alternative/secondary access routes would be
required to be maintained throughout construction and buildout of the Project.
As indicated above under Section 4.12.1, the project site is located in the Local Responsibility Area “Very High
Fire Hazard Severity Zone.” As a condition of project approval, the project also would be required to conform
to the special construction provisions contained in the LEMC Section 15.56.020(P), Title 14, the California
Building Code, California Fire Code, and Riverside County Fire Department Information Bulletin #08 -05 Fuel
Modification Standard. As part of the Project’s conditions of approval, plans would be required to be submitted
for the Fire Department for review and approval prior to building permit issuance in order to demonstrate
compliance with the applicable construction provisions.
Implementation of the proposed project would impact fire services by placing an additional demand on existing
County Fire Department resources and personnel, and provide an adequate level of service. These impacts
include an increased number of emergency and public service calls due to the increased presence of structures
and traffic. The project is required to adhere to LEMC Section 16.74.049, which requires payment of a DIF to
assist the City in providing for fire protection facilities, including fire stations. Payment of the DIF fee would
ensure that funds are available for capital improvements, such as land/equipment purchases and fire station
construction. Accordingly, project-related impacts to fire protection services are evaluated as less than
significant and no mitigation beyond payment of DIF fees would be required.
Based on the foregoing analysis, the project would have a less than significant impact associated with fire
protection services.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant.
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Impact 4.12-2: Would the project result in substantial adverse physical impacts associated with the provision
of new or physically altered governmental facilities, need for new or physically altered governmental
facilities, the construction of which could cause significant environmental impacts, in order to maintain
acceptable service ratios, response times or other performance objectives for police protection services?
The proposed project would result in an increase in the cumulative demand for services from the R iverside
County Sheriff’s Department (RCSD), which provides police protection services to the project site. Although
implementation of the proposed project would not directly result in an increase in population, the project
would result in the creation of additional employment opportunities within the City. In order to reduce any
potential impact on RCSD resources and service times, the project would be required to comply with the LEMC,
which requires a development impact fee (DIF) payment to the City for impacts to public services and facilities,
including sheriff facilities and services. Payment of the DIF fee would ensure that funds are available for either
the purchase of new equipment and/or the hiring of additional sheriff personnel to maintain the County’s
desired level of service for sheriff protection.
Implementation of the project would not result in the need for new or expanded sheriff facilities, and impacts
would be less than significant. The project’s incremental demand for sheriff protection services also would be
less than significant because the project would be required to contribute DIF fees. Accordingly, a less-than-
significant impact would occur with respect to sheriff protection services or facilities as a result of
implementation of the proposed project.
Based on the foregoing analysis, the project would have a less than si gnificant impact associated with police
protection services.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant.
Impact 4.12-3: Would the project result in substantial adverse physical impacts associated with the provision
of new or physically altered governmental facilities, need for new or physically altered governmental
facilities, the construction of which could cause significant environmental impacts, in order to maintain
acceptable service ratios, response times or other performance objectives for school services?
The proposed project does not include the development of any land uses that would directly induce population
growth; therefore, the proposed project would not result in an increase in school-aged children within the City.
The proposed project would have no impact on school services.
Mitigation Measures: None required.
Significance after Mitigation: No impact.
Impact 4.12-4: Would the project result in substantial adverse physical impacts associated with the provision
of new or physically altered governmental facilities, need for new or physically altered governmental
facilities, the construction of which could cause significant environmental impacts, in order to maintain
acceptable service ratios, response times or other performance objectives for park facilities?
The proposed project does not include the development of any land uses that would directly induce population
growth; therefore, the proposed project would not result in an increase in the number of people utilizing City
park space and contributing to its deterioration. However, the proposed project would be required to pay park
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fees per the LEMC Section 16.74 that would contribute to the maintenance and improvement costs of parks
and associated facilities within the City.
Based on the foregoing analysis, the project would have a less than significant impact associated with park
facilities.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant.
Impact 4.12-5: Would the project result in substantial adverse physical impacts associated with the provision
of new or physically altered governmental facilities, need for new or physically altered governmental
facilities, the construction of which could cause significant environmental impacts, in order to maintain
acceptable service ratios, response times or other performance objectives for other governmental
institutions?
The proposed project does not include the development of any land uses that would directly induce population
growth. The City of Lake Elsinore is part of the Riverside County Library System. Section 16.34.060 in Chapter
16.34, Required Improvements, of the LEMC requires that prior to the issuance of a building permit, the
applicant pay fees for the purposes set forth in that section:
• Paragraph B of Section 16.34.060 describes the City’s Library Mitigation Fee and states that an in -lieu
fee for future construction of library improvements shall be paid to the City to assure the necessary
library facilities are provided the community.
The proposed Project does not include any housing that could generate additional residents who would use
library services. Therefore, any impacts to library services would be incremental and would be offset through
the payment of the appropriate library mitigation fee. Therefore, impacts related to libraries would be less
than significant.
Other Public Services
Chapter 16.74 of the LEMC establishes a program for the adoption and administration of DIFs by the City for
the purpose of defraying the costs of public expenditures for capital improvements and operational services
to the extent allowed by law which will benefit such new development:
• Section 16.74.048 includes an “Animal Shelter Facilities Fee” to mitigate the additional burdens
created by new development for animal facilities.
• In addition, the proposed Project will be required to pay City Hall & Public Works fees, Community
Center Fees, and Marina Facilities Fees prior to the issuance of building permits. Payment of the above
fees is a standard requirement and not considered unique mitigation under CEQA.
Based on the foregoing analysis, the project would have a less than significant impact associated with other
governmental institutions.
Mitigation Measures: None required.
Significance after Mitigation: Less-than-significant.
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Cumulative Impacts
The geographic context for cumulative public is the City of Lake Elsinore, which is the service area relative to
the City’s contracts for services with the Riverside County Fire and Sheriff’s Departments and the area currently
served by existing fire and police facilities within the City.
As described above, the project would comply with the applicable fire and public safety related regulations
and provide on-site measures, such as security and fire resistant building materials to reduce demands related
to fire and police services. Additionally, the project would be served by existing law enforcement and fire
facilities. However, increased development within the City, could eventually require additional service
facilities, such as a sheriff’s substation. As a result, both the project and cumulative projects would be required
to pay DIF fees to offset potential future demands for fire and police services. Further, cumulative project
resulting in impacts to other public services (i.e. parks, schools, and libraries) would be required to pay DIF to
offset the increased demands on services. Therefore, the project would not result in a cumulative-considerable
impact associated with public services.
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Transportation and Traffic
This section of the Draft Environmental Impact Report (EIR) addresses the existing transportation and traffic
environment around the project site, investigated the potential significant impacts caused by the project, and
suggests mitigation measures to reduce potential impacts to a level of less than significant. This Section of the
EIR is based on the Traffic Impact Analysis prepared by Urban Crossroads (2020) and is included as Appendix
M to this EIR. The Traffic Impact Analysis prepared by Urban Crossroads includes analysis of the following
scenarios:
• Existing Conditions
• Existing Plus Project (E+P) Conditions
• Existing Plus Ambient Growth Plus Project (EAP) (2021)
• Existing Plus Ambient Growth Plus Project Plus Cumulative Projects (EAPC) (2021)
Additionally, the following eleven (11) intersections were selected for analysis in the Traffic Impact Analysis.
There intersections constitute the study area for the Traffic Impact Analysis:
• Driveway 1/Ginger Root Way and Mountain Street
• Driveway 2 and Mountain Street - Future Intersection
• Lake Street and Nichols Road
• Lake Street and Alberhill Ranch Road
• Lake Street and Driveway 3 – Future Intersection
• Lake Street and Driveway 4 – Future Intersection
• Lake Street/Mountain Street
• Lake Street/Grand Avenue and Lakeshore Drive
• Lincoln Street and Grand Avenue
• Terra Cotta Road (N) and Lakeshore Drive
Terra Cotta Road (S) and Lakeshore Drive
The Project is proposing to construct the following improvements as design features in conjunction with
development of the site.
• Driveway 1/Ginger Root Way and Mountain Street (#1) – Project to install a stop control on the
southbound approach and construct a southbound shared left-through-right turn lane.
• Driveway 2 and Mountain Street (#2) – Project to install a stop control on the southbound approach
and construct a southbound right turn lane. Project will construct a pork chop island to restrict access
to right-in/right-out only.
• Lake Street and Driveway 3 (#5) – Project to install a stop control on the eastbound approach and
construct an eastbound right turn lane. Project will construct a raised median on Lake Street to restrict
access at this driveway to right-in/right-out only.
• Lake Street and Driveway 4 (#6) – Project to install a stop control on the eastbound approach and
construct an eastbound right turn lane. Project will construct a raised median on Lake Street to restrict
access at this driveway to right-in/right-out only.
• Lake Street and Mountain Street (#7) – Maintain the existing traffic control and lane geometrics,
however, the Project should modify the existing median on Lake Street to accommodate a 285 -foot
northbound left turn lane.
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• Mountain Street – Mountain Street is an east-west oriented roadway located at the southern Project
boundary. Construct Mountain Street to its ultimate half-section along the Project’s frontage on the
north side as a Local Street (60-foot right-of-way) in compliance with applicable City of Lake Elsinore
standards. The Project will construct a pork chop island to restrict access to right-in/right-out access
only for Driveway 2.
• Lake Street – Lake Street is a north-south oriented roadway located at the eastern Project boundary.
Construct Lake Street to its ultimate half-section along the Project’s frontage on the west side as an
Urban Arterial Highway (120-foot right-of-way) in compliance with applicable City of Lake Elsinore
standards. The Project will construct the raised median on Lake Street to restrict access to right -
in/right-out access only at the two driveways on
Environmental Setting
Roadway Network
Regional Roadways
Interstate 15 (I-15): I-15 is a major north–south interstate highway connecting Riverside, San Bernardino, and
San Diego Counties. To the north, I-15 connects with the Pomona Freeway (State Route 60), the Riverside
Freeway (State Route 91), and the San Bernardino Freeway (Interstate 10) and is the link to the Inland Empire
and greater Los Angeles. To the south, I-15 connects with the Escondido Freeway (I-215) and is the link to San
Diego County. Currently, I-15 has three lanes in each direction within the Lake Elsinore Sphere of Influence
(City of Lake Elsinore, 2011).
State Route 74 (SR 74): SR 74 is a west-east state highway connecting the City Palm Desert with the City of San
Juan Capistrano, passing through the City of Lake Elsinore as Central Avenue.
Local Access Roadways
The two local roadways adjacent to the project site include Mountain Street and Lake Street. Lake Street is a
north-south oriented roadway at the eastern project boundary and is classified as an Urban Arterial” roadway.
Mountain Street is an east-west oriented roadway located at the southern project boundary and is classified
as a “Local Street”. There are currently no driveways to access the project site, except for a dirt path off Lake
Street to access the residence located in the northern portion of the project site.
Pedestrian and Bicycle Facilities
The City of Lake Elsinore Bikeway Plan is shown on Figure 2.5 and Lake Elsinore Area Trails System is shown on
Exhibit 2.6 of the General Plan. There is currently a historic trail along Lake Street within the study area,
identified as “Lake Street Historical Trail”. Nichols Road, Lake Street, Lakeshore Drive, and Lincoln Avenue
(south of Grand Avenue) are designated as Class II bike facilities per the City of Lake Elsinore General Plan.
There is also a planned Class II bike path along Lakeshore Drive within the study area. Existing pedestrian
facilities within the study area are shown on Exhibit 3-6 of the Traffic Impact Analysis. Field observations
associated with the Traffic Impact Analysis and conducted in September 2019 indicate nominal pedestrian and
bicycle activity within the study area.
Transit Service
The Riverside Transit Authority (RTA) currently serves the City of Lake Elsinore. Transit service is reviewed and
updated by RTA periodically to address ridership, budget, and community demand needs. RTA Route 8 runs
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along Lakeshore Drive and Riverside Drive and RTA Route 9 and Route 205/206 run along Collier Avenue and
the I-15 Freeway. However, there are currently no transit routes within the vicinity of the Project site.
Existing Traffic Conditions
The Traffic Impact Analysis included an analysis of existing intersection LOS based on the traffic volumes
observed during the peak hour conditions using traffic count data collected on Thursday, September 19, 2019.
The following peak hours were selected for analysis:
• Weekday AM Peak Hour (peak hour between 7:00 AM and 9:00 AM)
• Weekday PM Peak Hour (peak hour between 4:00 PM and 6:00 PM)
The weekday AM and weekday PM peak hour count data were representative of typical weekday peak hour
traffic conditions near the project site. There were no observations made in the field that would indicate
atypical traffic conditions on the count dates, such as construction activity or detour routes and near-by schools
were in session and operating on normal schedules. Existing weekday Average Daily Traffic (ADT) volumes are
shown on Exhibit 3-8 of the Traffic Impact Analysis. Additionally, existing weekday AM and weekday PM peak
hour intersection volumes are also shown on Exhibit 3-8.
Intersection Operations Near Project Site
Existing peak hour traffic operations have been evaluated for the eleven (11) intersections that constitute the
study area based on the analysis methodologies presented in Section 2.2 Intersection Capacity Analysis of the
Traffic Impact Analysis. The intersection operations analysis results are summarized in Table 4.13-1,
Intersection Analysis for Existing Conditions, which indicates that all the study area intersections are currently
operating at an acceptable LOS during the peak hours under existing traffic conditions.
Table 4.13-1 - Intersection Analysis for Existing (2019) Conditions
# Intersection Traffic
Control3
Intersection Approach Lanes1 Delay2 Level of
Service
North
bound
South
bound
East
bound
West
bound AM PM AM PM
L T R L T R L T R L T R
1 Driveway 1/Ginger Root Wy.
& Mountain St.
CSS 0 1 0 0 0 0 0 1 0 0 1 0 9.9 8.8 A A
2 Driveway 2 & Mountain St. T Future Intersection
3 Lake St. & Nichols Rd. S 1 1 1 1 1 0 0 1 0 0 1 0 18.6 21.3 B C
4 Lake St. & Alberhill Ranch Rd. T 0 1 1 1 1 0 0 0 0 1 0 1 12.5 8.1 B A
5 Lake St. & Driveway 3 S Future Intersection
6 Lake St. & Driveway 4 TS Future Intersection
7 Lake St. & Mountain St. TS 1 1 1 1 1 0 1 1 0 1 1 0 19.6 11.6 B B
8 Lake St./Grand Av. &
Lakeshore Dr.
TS 1 2 1 2 2 d 0 2 0 1 1 2> 34.9 20.5 C C
9 Lincoln St. & Grand Av. CS 1 2 0 1 2 0 1 2 1 1 2 d 28.2 18.5 C B
1
0
Terra Cotta Rd. (N) &
Lakeshore Dr.
S 0 0 0 1 0 d 1 2 0 0 1 0 16.6 12.5 C B
1
1
Terra Cotta Rd. (S) &
Lakeshore Dr.
TS 0 1 0 0 0 0 0 1 1 1 1 0 9.2 8.4 A A
1
When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width
for right turning vehicles to travel
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outside the through lanes.
L = Left; T = Through; R = Right; > = Right‐Turn Overlap Phasing; d= Defacto Right Turn Lane
2 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a
traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual
movement (or movements sharing a single lane) are shown. HCM delay reported in seconds.
3 CSS = Cross‐street Stop; TS = Traffic Signal
Consistent with Table 4.13-1, a summary of the peak hour intersection LOS for existing traffic conditions is
shown on Exhibit 3-9 of the Traffic Impact Analysis. As shown in Table 4.13-1, the study area intersections are
currently operating at an acceptable LOS during the peak hours under existing traffic conditions.
Traffic Signal Warrants
Traffic signal warrants for existing traffic conditions are based on existing peak hour intersection turning
volumes. There are no unsignalized study area intersections that currently warrant a traffic signal under
existing traffic conditions.
Regulatory Setting
State Regulations
Assembly Bill 1358 – Complete Streets Act
In September 2008, Gov. Arnold Schwarzenegger signed into law Assembly Bill 1358, the Complete Streets Act.
AB 1358 requires that the legislative body of a city or county, upon any substantive revision of the circulation
element of the general plan, modify the circulation element to plan for a balanced, multimodal transportation
network that meets the needs of all users of streets, roads, and highways, defined to include motorists,
pedestrians, bicyclists, children, persons with disabilities, seniors, movers of commercial goods, and users of
public transportation, in a manner that is suitable to the rural, suburban, or urban context of the general plan.
By requiring new duties of local officials, AB 1358 imposes a state-mandated local program.
AB 1358 required the Office of Planning and Research (OPR) to prepare or amend guidelines for a legislative
body to accommodate the safe and convenient travel of users of streets, roads, and highways in a manner that
is suitable to the rural, suburban, or urban context of the general plan, and in doing so to consider how
appropriate accommodation varies depending on its transportation and land use context. It authorizes OPR, in
developing these guidelines, to consult with leading transportation experts, including, but not limited to,
bicycle transportation planners, pedestrian planners, public transportation planners, local air quality
management districts, and disability and senior mobility planners.
Senate Bill 743 and VMT-Based Analyses
Senate Bill 743 (Steinberg, 2013), which was codified in Public Resources Code section 21099, required changes
to the guidelines implementing CEQA Guidelines regarding the analysis of transportation impacts. As one
appellate court explained: “During the last 10 years, the Legislature has charted a course of long -term
sustainability based on denser infill development, reduced reliance on individual vehicles and improved mass
transit, all with the goal of reducing greenhouse gas emissions. Section 21099 is part of that strategy…” (Covina
Residents for Responsible Development v. City of Covina (2018) 21 Cal.App.5th 712, 729.) Pursuant to Section
21099, the criteria for determining the significance of transportation impacts must “promote the reduction of
greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land
uses.” (Id., subd. (b)(1); see generally, adopted CEQA Guidelines, § 15064.3, subd. (b) [Criteria for Analyzing
Transportation Impacts].) To that end, in developing the criteria, OPR has proposed, and the California Natural
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Resources Agency (Agency) has certified and adopted, changes to the CEQA Guidelines that identify vehicle
miles traveled (VMT) as the most appropriate metric to evaluate a project’s transportation impacts. With the
California Natural Resources Agency’s certification and adoption of the changes to the CEQA Guidelines,
automobile delay, as measured by “level of service” and other similar metrics, generally no longer constitutes
a significant environmental effect under CEQA, once the revised requirements go into effect Statewide on July
1, 2020. (Pub. Resources Code, § 21099, subd. (b)(3).)
Regional Regulations
Senate Bill 743 and VMT-Based Analyses
Senate Bill 743 (Steinberg, 2013), which was codified in Public Resources Code section 21099, required changes
to the guidelines implementing CEQA Guidelines regarding the analysis of transportation impacts. As one
appellate court explained: “During the last 10 years, the Legislature has charted a course of long-term
sustainability based on denser infill development, reduced reliance on individual vehicles and improved mass
transit, all with the goal of reducing greenhouse gas emissions. Section 21099 is part of that strategy…” (Covina
Residents for Responsible Development v. City of Covina (2018) 21 Cal.App.5th 712, 729.) Pursuant to Section
21099, the criteria for determining the significance of transportation impacts must “promote the reduction of
greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land
uses.” (Id., subd. (b)(1); see generally, adopted CEQA Guidelines, § 15064.3, subd. (b) [Criteria for Analyzing
Transportation Impacts].) To that end, in developing the criteria, OPR has proposed, and the California Natural
Resources Agency (Agency) has certified and adopted, changes to the CEQA Guidelines that identify vehicle
miles traveled (VMT) as the most appropriate metric to evaluate a project’s transportation impacts. With the
California Natural Resources Agency’s certification and adoption of the changes to the CEQA Guidelines,
automobile delay, as measured by “level of service” and other similar metrics, generally no longer constitutes
a significant environmental effect under CEQA, once the revised requirements go into effect Statewide on July
1, 2020. (Pub. Resources Code, § 21099, subd. (b)(3).)
Western Riverside County Transportation Uniform Mitigation Fee Program
The Western Riverside Transportation Uniform Mitigation Fee (TUMF) Program funds large regional
infrastructure improvements, i.e., interchanges, major regional roadways, etc. The Western Riverside Council
of Governments (WRCOG) is designated as the program administrator for the TUMF program. As administrator,
WRCOG receives all fees generated from the TUMF collected by the local jurisdictions. WRCOG invests,
accounts for, and expends the funds in accordance with the TUMF ordinance, the administrative plan, and
applicable state laws. The proposed project will be required to contribute to its fair share of TUMF fees.
City of Lake Elsinore Regulations
Lake Elsinore General Plan
The policies, goals, and implementation measures in the Lake Elsinore General Plan Circulation Element for
traffic and transportation that are applicable to the project are provided below. The Lake Elsinore General Plan
contains additional policies, goals, and implementation measures that are more general in nature and are not
specific to a particular development. Therefore, they are not listed below, but all policies, goals, and
implementation measures in the Lake Elsinore General Plan are incorporated by reference. Level of service
standards for different areas of the City are described below under Threshold of Significance.
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Thresholds of Significance
According to Appendix G of the State CEQA Guidelines, the proposed project could have a significant impact
with respect to transportation and traffic if it would:
1) Conflict with a program plan, ordinance or policy addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities.
2) Conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision(b).
3) Substantially increase hazards due to a geometric design feature (e.g. sharp curves or dangerous
intersections) or incompatible uses (e.g. farm equipment).
4) Result in inadequate emergency access.
Methodology
The methodologies utilized in the Traffic Impact Analysis are generally consistent with City of Lake Elsinore
traffic study guidelines.
Level of Service
Traffic operations of roadway facilities are described using the term "Level of Service" (LOS). LOS is a qualitative
description of traffic flow based on several factors such as speed, travel time, delay, and freedom to maneuver.
Six levels are typically defined ranging from LOS A, representing completely free-flow conditions, to LOS F,
representing breakdown in flow resulting in stop-and-go conditions. LOS E represents operations at or near
capacity, an unstable level where vehicles are operating with the minimum spacing for maintaining uniform
flow.
Intersection Capacity Analysis
The definitions of LOS for interrupted traffic flow (flow restrained by the existence of traffic signals and other
traffic control devices) differ slightly depending on the type of traffic control. The LOS is typically dependent
on the quality of traffic flow at the intersections along a roadway. The Highway Capacity Manual (HCM), 6th
Edition, methodology expresses the LOS at an intersection in terms of delay time for the various intersection
approaches. The HCM uses different procedures depending on the type of intersection control.
Signalized Intersections
The City of Lake Elsinore requires signalized intersection operations analysis based on the metho dology
described in the HCM. Intersection LOS operations are based on an intersection’s average control delay.
Control delay includes initial deceleration delay, queue move-up time, stopped delay, and final acceleration
delay. For signalized intersections LOS is directly related to the average control delay per vehicle and is
correlated to a LOS designation (see Table 2-1 of the Traffic Impact Analysis). Intersection near the project site
have been evaluated using the Synchro (Version 10) analysis software package.
Synchro is a macroscopic traffic software program that is based on the signalized intersection capacity analysis
as specified in the HCM. Macroscopic level models represent traffic in terms of aggregate measures for each
movement at the study intersections. Equations are used to determine measures of effectiveness such as delay
and queue length. The level of service and capacity analysis performed by Synchro takes into consideration
optimization and coordination of signalized intersections within a network.
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The peak hour traffic volumes were adjusted using a peak hour factor (PHF) to reflect peak 15-minute volumes.
Common practice for LOS analysis is to use a peak 15-minute rate of flow. However, flow rates are typically
expressed in vehicles per hour. The PHF is the relationship between the peak 15-minute flow rate and the full
hourly volume (e.g. PHF = [Hourly Volume] / [4 x Peak 15 -minute Flow Rate]). The use of a 15-minute PHF
produces a more detailed analysis as compared to analyzing vehicles per hour. Existing PHFs have been used
for all near-term analysis scenarios. Per the HCM, PHF values over 0.95 often are indicative of high traffic
volumes with capacity constraints on peak hour flows while lower PHF values are indicative of greater
variability of flow during the peak hour.
Unsignalized Intersections
The City of Lake Elsinore requires the operations of unsignalized intersections be evaluated using the
methodology described in the HCM. The LOS rating is based on the weighted average control delay expressed
in seconds per vehicle (see Table 2-2 of the Traffic Impact Analysis).
At two-way or side-street stop-controlled intersections, LOS is calculated for each controlled movement and
for the left turn movement from the major street, as well as for the intersection as a whole. For approaches
composed of a single lane, the delay was computed as the average of all movements in that lane. For all -way
stop controlled intersections, LOS is computed for the intersection as a whole.
Traffic Signal Warrant Analysis
The term "signal warrants" refers to the list of established criteria used by Caltrans and other public agencies
to quantitatively justify or ascertain the potential need for installation of a traffic signal at an otherwise
unsignalized intersection. This TIA uses the signal warrant criteria presented in the latest edition of the
Caltrans’ California Manual on Uniform Traffic Control Devices (CA MUTCD), for all study area intersections.
The signal warrant criteria for existing study area intersections are based upon several factors, including
volume of vehicular and pedestrian traffic, frequency of accidents, and location of school areas. The CA MUTCD
indicates that the installation of a traffic signal should be considered if one or more of the si gnal warrants are
met. Specifically, the TIA utilizes the Peak Hour Volume-based Warrant 3 as the appropriate representative
traffic signal warrant analysis for existing traffic conditions. Warrant 3 is appropriate to use for this TIA because
it provides specialized warrant criteria for intersections with rural characteristics (e.g. located in communities
with populations of less than 10,000 persons or with adjacent major streets operating above 40 miles per
hour). For the purposes of this study, the speed limit was the basis for determining whether Urban or Rural
warrants were used for a given intersection.
As shown in Table 2-3 of the Traffic Impact Analysis, traffic signal warrant analyses were performed for the
following unsignalized study area intersections during the peak weekday conditions wherein the project is
anticipated to contribute the highest trips:
• Driveway 1/Ginger Root Way & Mountain Street.
• Terra Cotta Road (N) & Lakeshore Drive
Traffic signal warrant analyses were not performed for Driveway 2, Driveway 3, or Driveway 4 as these
locations are proposed to be restricted to right-in/right-out access only and would not be suitable for
signalization.
4.13 TRANSPORTATION AND TRAFFIC
Lake and Mountain Commercial Center Project 4.13-8 The Altum Group
Draft EIR
It is important to note that a signal warrant defines the minimum condition under which the installation of a
traffic signal might be warranted. Meeting this threshold condition does not require that a traffic control signal
be installed at a particular location, but rather, that other traffic factors and conditions be evaluated in order
to determine whether the signal is truly justified. It should also be noted that signal warrants do not necessarily
correlate with LOS. An intersection may satisfy a signal warrant condition and operate at or above acceptable
LOS or operate below acceptable LOS and not meet a signal warrant.
Minimum Acceptable Level of Service and Intersection Deficiency Criteria
The City, pursuant to its 2011 General Plan, requires that peak hour intersection operations be at LOS D or
better to be considered acceptable. Therefore, City intersections operating at LOS E or F would be considered
deficient.
Impact Analysis
Impact 4.13-1: Would the project conflict with a program plan, ordinance or policy addressing the circulation
system, including transit, roadway, bicycle and pedestrian facilities?
This section presents the traffic volumes estimated to be generated by the project’s trip assignment onto the
roadway network surrounding the project site. It is anticipated that the Project would be developed in a single
phase with an anticipated Opening Year of 2021. For the purpose of this analysis, the following driveways will
provide access to the project site:
• Driveway 1 via Mountain Street – Full Access
• Driveway 2 via Mountain Street – Right-in/Right-out access only
• Driveway 3 via Lake Street – Right-in/Right-out access only
• Driveway 4 via Lake Street – Right-in/Right-out access only
Project Trip Generation
Trip generation represents the amount of traffic which is both attracted to and produced by a development.
Determining traffic generation for a specific project is therefore based upon forecasting the amount of traffic
that is expected to be both attracted to and produced by the specific land uses being proposed for a given
development.
The trip generation rates used for this analysis are based upon information collected by the ITE as provided in
their Trip Generation Manual (10th Edition, 2017) for Shopping Center (ITE Land Use Code 820), Fast-Food
Restaurant with Drive- Through Window (ITE Land Use Code 934), Super Convenience Market/Gas Station (ITE
Land Use Code 960), and Automated Car Wash (ITE Land Use Code 948). A summary of the project’s trip
generation is shown in Table 14.13-2, Project Trip Generation Summary, below. The
As the project is proposed to include shopping center, gas station, and other complementary uses, pass-by
percentages have been obtained from the ITE Trip Generation Handbook (3rd Edition, 2017). Patrons of the gas
station may also visit other uses on-site, including the restaurants, car wash, and retail uses, without leaving
the site. The ITE Trip Generation Handbook has been utilized to determine the internal capture for the
applicable mix of uses. Pass-by trip reductions at the project driveways and site adjacent intersection of Lake
Street and Mountain Street are shown on Exhibit 4-2 of the Traffic Impact Analysis.
4.13 TRANSPORTATION AND TRAFFIC
Lake and Mountain Commercial Center Project 4.13-9 The Altum Group
Draft EIR
As the trip generation for the project site was conservatively estimated based on individual land uses as
opposed to the average ITE Shopping Center rate, an internal capture redu ction was applied to recognize the
interactions that would occur between the various complementary land uses. The internal capture is based on
the National Cooperative Highway Research Program’s (NCHRP Report 684) internal capture trip capture
estimation tool.
As shown in Table 4.13-2, the proposed project is anticipated to generate a net total of 3,696 trip-ends per day
with 380 AM peak hour trips and 319 PM peak hour trips.
Table 4.13‐2 - Project Trip Generation Summary
Project Land Uses
Quantit
y
Units1 AM Peak Hour PM Peak Hour
Daily In Out Total In Out Total
Shopping Center 13.200 TSF 98 60 158 58 63 121 1,517
Internal Capture (Retail to Restaurant)2: ‐1 ‐1 ‐2 ‐5 ‐4 ‐9 ‐113
Net External Trips: 97 59 156 53 59 112 1,404
Pass‐by Reduction (PM/Daily: 34%)3: 0 0 0 ‐18 ‐18 ‐36 ‐478
Shopping Center Total: 97 59 156 35 41 76 926
Gasoline/Service Station w/Convenience Mkt. 3.400 TSF 141 141 282 118 118 236 2,848
Internal Capture (Retail to Restaurant)2: ‐18 ‐25 ‐43 ‐42 ‐32 ‐74 ‐894
Net External Trips: 123 116 239 76 86 162 1,954
Pass‐by Reduction (AM: 62%; PM/Daily: 56%)3: ‐72 ‐72 ‐144 ‐43 ‐43 ‐86 ‐1,094
Gasoline/Service Station w/Conven. Mkt. Total: 51 44 95 33 43 76 860
Fast‐Food Restaurant with Drive‐Through Window 7.365 TSF 151 145 296 125 115 240 3,470
Internal Capture (Restaurant to Retail)2: ‐26 ‐19 ‐45 ‐36 ‐47 ‐83 ‐1,202
Net External Trips: 125 126 251 89 68 157 2,268
Pass‐by Reduction (AM: 49%, PM: 50%, Daily: 50%)3: ‐61 ‐61 ‐122 ‐34 ‐34 ‐68 ‐1,134
Fast‐Food Restaurant with Drive‐Through Window Total: 64 65 129 55 34 89 1,134
Automated Car Wash 1.000 TUN N/A N/A N/A 39 39 78 776
Total Net Trips 212 168 380 162 157 319 3,696
1 TSF = thousand square feet; TUN = Tunnels
2 Internal capture calculated from NCHRP 684 Internal Trip Capture Estimation Tool.
3 Source: ITE Trip Generation Handbook, 3rd Edition, 2017.
Project Trip Distribution
The project trip distribution and assignment process represents the directional orientation of traffic to and
from the project site. The trip distribution pattern is heavily influenced by the geographical location of the site,
the location of surrounding uses, and the proximity to the regional freeway system. The Project trip distribution
pattern is graphically depicted on Exhibit 4-2 of the Traffic Impact Analysis.
Modal Split
The potential for project trips to be reduced by the use of public transit, walking or bicycling have not been
included as part of the project’s estimated trip generation. Essentially, the project’s traffic projections are
"conservative" in that these alternative travel modes would reduce the forecasted traffic volumes.
Project Trip Assignment
The assignment of traffic from the project area to the adjoining roadway system is based upon the project trip
generation, trip distribution, and the arterial highway and local street system improvements that would be in
place by the time of initial occupancy of the project. Based on the identified project traffic generation and trip
4.13 TRANSPORTATION AND TRAFFIC
Lake and Mountain Commercial Center Project 4.13-10 The Altum Group
Draft EIR
distribution patterns, project only ADT and peak hour intersection turning movement volumes are shown on
Exhibit 4-3 of the Traffic Impact Analysis.
Background Traffic
Future year traffic forecasts have been based upon background (ambient) growth of 4.04% (2% per year
compounded annually over two years) for 2021 traffic conditions. This ambient growth rate is added to existing
traffic volumes to account for area-wide growth not reflected by cumulative development projects. Ambient
growth has been added to daily and peak hour traffic volumes on surrounding roadways, in addition to traffic
generated by the development of future projects that have been approved but not yet built and/or for which
development applications have been filed and are under consideration by governing agencies.
Cumulative Development Traffic
A cumulative project list, included as Table X, was developed for the purposes of this analysis through
consultation with planning and engineering staff from the City of Lake Elsinore. Table X includes a summary of
cumulative development projects and their proposed land uses. If applicable, the traffic generated by
individual cumulative projects was manually added to the EAP (2021) forecasts to ensure that traffic generated
by the listed cumulative development projects in Table X are reflected as part of the background traffic to
estimate EAPC (2021) traffic forecasts.
For the purposes of this study, an absorption percentage has been applied to the cumulative development
traffic. It is unlikely that each cumulative development project will be fully constructed and occupied by the
year 2021. As such, 15% of the cumulative development traffic is added on top of EAP (2021) traffic volumes.
Cumulative ADT and peak hour intersection turning movement volumes are shown on Exhibit 4-5 of the Traffic
Impact Analysis.
Existing Plus Project (E+P) Conditions
This section discusses the traffic forecasts for Existing plus Project (E+P) conditions and the resulting
intersection operations and traffic signal warrant analyses.
E+P Project Traffic Volume Forecasts
This scenario includes existing traffic volumes plus project traffic. The ADT volumes and weekday AM and PM
peak hour intersection turning movement volumes which can be expected for E+P traffic conditions are shown
on Exhibit 5-1 of the Traffic Impact Analysis.
Intersection Operations Analysis
E+P peak hour traffic operations have been evaluated for the study area intersections based on the analysis
methodologies presented the Methodologies Section, above. The intersection analysis results are summarized
in Table 4.13-3, Intersection Analysis for E+P Conditions, below, which indicates that there are no study area
intersections anticipated to operate at an unacceptable LOS with the addition of project traffic, consistent with
existing traffic conditions.
4.13 TRANSPORTATION AND TRAFFIC
Lake and Mountain Commercial Center Project 4.13-11 The Altum Group
Draft EIR
Table 4.13-3 - Intersection Analysis for E+P Conditions
# Intersection Traffic
Control2
Existing (2019) E+P
Delay1
(Secs.)
Level of
Service
Delay1
(secs.)
Level of
Service
AM PM AM PM AM PM AM PM
1 Driveway 1/Ginger Root Wy. &
Mountain St.
CSS 9.9 8.8 A A 21.8 23.0 C C
2 Driveway 2 & Mountain St. CSS Future Intersection 10.0 10.7 B B
3 Lake St. & Nichols Rd. TS 18.6 21.3 B C 19.3 22.2 B C
4 Lake St. & Alberhill Ranch Rd. TS 12.5 8.1 B A 13.1 8.8 B A
5 Lake St. & Driveway 3 CSS Future Intersection 12.9 24.2 B C
6 Lake St. & Driveway 4 CSS Future Intersection 10.8 14.6 B B
7 Lake St. & Mountain St. TS 19.6 11.6 B B 32.6 42.9 C D
8 Lake St./Grand Av. & Lakeshore
Dr.
TS 34.9 20.5 C C 37.1 21.4 D C
9 Lincoln St. & Grand Av. TS 28.2 08.5 C B 29.3 18.8 C B
10 Terra Cotta Rd. (N) & Lakeshore
Dr.
CSS 16.6 12.5 C B 17.8 13.0 C B
11 Terra Cotta Rd. (S) & Lakeshore
Dr.
TS 9.2 8.4 A A 10.6 9.2 B A
1 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a
traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual
movement (or movements sharing a single lane) are shown. HCM delay reported in seconds.
2 CSS = Cross‐street Stop; TS = Traffic Signal; CSS = Improvement
Traffic Signal Warrant Analysis
With the addition of project traffic, the following unsignalized study area intersection is anticipated to warrant
a traffic signal for E+P traffic conditions:
• Driveway 1/Ginger Root Way & Mountain Street
The intersection of Driveway 1/Ginger Root Way and Mountain Street is anticipated to operate at an
acceptable LOS during the peak hours as an unsignalized, cross-street stop-controlled intersection under E+P
traffic conditions. As such, a traffic signal has not been recommended at this intersection.
Existing Plus Ambient Growth Plus Project (EAP)
This section discusses the traffic forecasts for EAP conditions and the resulting intersection operations and
traffic signal warrant analyses.
EAP Project Traffic Volume Forecasts
This scenario includes Existing traffic volumes plus an ambient growth factor of 4.04% (2% per year
compounded annually for two years). The weekday ADT and weekday AM and PM peak hour volumes which
can be expected for EAP (2021) traffic conditions are shown on Exhibit 6-1 of the Traffic Impact Analysis.
Intersection Operations Analysis
LOS calculations were conducted for the study intersections to evaluate their operations under EAP (2021)
traffic conditions with the roadway and intersection geometrics. As shown in Table 4.13-4, Intersection
4.13 TRANSPORTATION AND TRAFFIC
Lake and Mountain Commercial Center Project 4.13-12 The Altum Group
Draft EIR
Analysis for EAP (2021) Conditions, below, there are no study area intersections anticipated to operate at an
unacceptable LOS during the peak hours under EAP (2021) traffic conditions, consistent with existing traffic
conditions.
Table 4.13-4 Intersection Analysis for EAP (2021) Conditions
# Intersection Traffic
Control2
Existing (2019) EAP (2021)
Delay1
(Secs.)
Level of
Service
Delay1
(secs.)
Level of
Service
AM PM AM PM AM PM AM PM
1 Driveway 1/Ginger Root Wy. &
Mountain St.
CSS 9.9 8.8 A A 22.6 23.8 C C
2 Driveway 2 & Mountain St. CSS Future Intersection 10.0 10.7 B B
3 Lake St. & Nichols Rd. TS 18.6 21.3 B C 20.1 23.5 C B
4 Lake St. & Alberhill Ranch Rd. TS 12.5 8.1 B A 13.9 9.2 B A
5 Lake St. & Driveway 3 CSS Future Intersection 13.2 25.9 B D
6 Lake St. & Driveway 4 CSS Future Intersection 10.9 15.0 B C
7 Lake St. & Mountain St. TS 19.6 11.6 B B 33.4 44.5 C D
8 Lake St./Grand Av. & Lakeshore
Dr.
TS 34.9 20.5 C C 38.6 21.9 D C
9 Lincoln St. & Grand Av. TS 28.2 08.5 C B 30.0 19.0 C B
10 Terra Cotta Rd. (N) & Lakeshore
Dr.
CSS 16.6 12.5 C B 18.4 13.2 C B
11 Terra Cotta Rd. (S) & Lakeshore
Dr.
TS 9.2 8.4 A A 11.0 9.3 B A
1 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a
traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual
movement (or movements sharing a single lane) are shown. HCM delay reported in seconds.
2 CSS = Cross‐street Stop; TS = Traffic Signal; CSS = Improvement
Traffic Signal Warrant Analysis
There are no additional unsignalized study area intersections that are anticipated to warrant a traffic signal for
EAP (2021) traffic conditions, in addition to the intersection identified under E+P traffic conditions.
Existing Plus Ambient Growth Plus Project Plus Cumulative Projects (EAPC)
This section discusses the methods used to develop EAPC (2021) traffic forecasts, and the resulting intersection
operations and traffic signal warrant analyses.
EAPC Project Traffic Volume Forecasts
This scenario includes existing traffic volumes plus an ambient grow th factor of 4.04% (2% per year
compounded annually for two years) plus traffic from pending and approved but not yet constructed known
development projects in the area, in conjunction with project traffic. The weekday ADT and weekday AM and
PM peak hour volumes which can be expected for EAPC (2021) traffic conditions are shown on Exhibit 7 -1 of
the Traffic Impact Analysis.
Intersection Operations Analysis
LOS calculations were conducted for the study intersections to evaluate their operations under EAPC (2 021)
traffic conditions with the roadway and intersection geometrics consistent with Section 7.1 Roadway
4.13 TRANSPORTATION AND TRAFFIC
Lake and Mountain Commercial Center Project 4.13-13 The Altum Group
Draft EIR
Improvements. As shown in Table 4.13-5, Intersection Analysis for EAPC (2021) Conditions, below, there are
no study area intersections anticipated to operate at an unacceptable LOS during the peak hours under EAPC
(2021) traffic conditions, consistent with existing (2019) traffic conditions.
Table 4.13-5 Intersection Analysis for EAPC (2021) Conditions
#
Intersection
Traffic
Control2
EAPC (2021)
Delay1
(secs.) Level
of
Servic
e AM PM AM PM
1
2
3
4
5
6
7
8
9
10
11
Driveway 1/Ginger Root Wy. & Mountain
St. Driveway 2 & Mountain St.
Lake St. & Nichols Rd.
Lake St. & Alberhill Ranch
Rd. Lake St. & Driveway 3
Lake St. & Driveway 4
Lake St. & Mountain
St.
Lake St./Grand Av. & Lakeshore
Dr. Lincoln St. & Grand Av.
Terra Cotta Rd. (N) & Lakeshore Dr.
Terra Cotta Rd. (S) & Lakeshore Dr.
CSS
CSS
TS
TS
CSS
CSS
TS
TS
TS
CSS
TS
22.8
10.0
23.7
15.1
13.7
11.1
33.9
39.6
30.3
18.6
11.3
24.4
10.7
34.1
10.7
27.9
15.4
46.3
23.0
19.0
13.4
9.4
C
B
C
B
B
B
C
D
C
C
B
C
B
C
B
D
C
D
C
B
B
A
1 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are
shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the
delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. HCM delay
reported in seconds.
2 CSS = Cross‐street Stop; TS = Traffic Signal; CSS = Improvement
Traffic Signal Warrant Analysis
There are no additional unsignalized study area intersections that are anticipated to warrant a traffic signal for
EAPC (2021) traffic conditions, in addition to the intersection identified under E+P traffic conditions.
Conclusion
Based on the foregoing analysis, none of the study area intersections would operate at a deficient LOS or
warrant a traffic signal under any of the analyzed scenarios. Additionally, the proposed project would be
required to participate in the City of Lake Elsinore Transportation Impact Fee Program, the Transportation
Uniform Mitigation Fee Program, and also contribute funds through the Fair Share Program. Participation
would insure that implementation of the project would not result in impacts to the local roadways in the future.
This impact is less than significant.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.13-2: Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3,
subdivision (b)?
The City of Lake Elsinore Transportation Impact Analysis Guidelines provides details on appropriate “screening
thresholds” that can be used to identify when a proposed land use project is anticipated to result in a less than
4.13 TRANSPORTATION AND TRAFFIC
Lake and Mountain Commercial Center Project 4.13-14 The Altum Group
Draft EIR
significant impact associated with vehicle miles travelled (VMT). City Guidelines list the screening thresholds
in the following three steps:
• Step 1: Transit Priority Area (TPA) Screening
• Step 2: Low VMT Area Screening
• Step 3: Project Type Screening
A land use project need only to meet one of the above screening thresholds to result in a less than significant
impact.
Step 1: TPA Screening
Projects located within a Transit Priority Area (TPA) (i.e., within ½ mile of an existing “major transit stop” or an
existing stop along a “high-quality transit corridor”) may be presumed to have a less than significant impact
absent substantial evidence to the contrary. However, the presumption may not be appropriate if a project:
• Has a Floor Area Ratio (FAR) of less than 0.75;
• 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);
• Is inconsistent with the applicable Sustainable Communities Strategy (as determined by the lead
agency, with input from the Metropolitan Planning Organization); or
• Replaces affordable residential units with a smaller number of moderate- or high-income residential
units.
The Project is not within a TPA nor does it meet the secondary FAR ratio requirement of greater than 0.75 FAR;
therefore, the TPA threshold is not met.
Step 2: Low VMT Screening Area
As noted in the City Transportation Impact Analysis Guidelines, residential and office projects located within a
low VMT-generating area may be presumed to have a less than significant impact absent substantial evidence
to the contrary. The Screening Tool uses the sub-regional travel demand model Riverside Transportation
Analysis Model to estimate VMT for individual traffic analysis zones (TAZ’s) for areas throughout the Western
Riverside Council of Governments region. A low VMT area is defined as an individual TAZ where total daily VMT
per service population is lower than the City average total daily VMT per service population. The project site
was selected in the Screening Tool to determine the VMT per service population for the TAZ containing the
project. Based on the Screening Tool results, the project TAZ (TAZ 3,419) is shown to generate 33.08 average
daily VMT per service population, while the City of Lake Elsinore average daily VMT per service population is
shown to be 36.29. Consistent with City Transportation Impact Analysis Guidelines, before a final
determination can be made based on low VMT area screening, the traffic engineer should also review the
underlying land use assumptions and associated socio-economic data (SED) contained in the low VMT
generating TAZ to ensure the proposed Project’s land use is consistent with that of the low VMT generating
TAZ. However, based on a review of the underlying SED contained within TAZ 3,419 there is 2,727 population
(i.e., residential uses), 1 retail employee and 121 educational employees contained in the zone. The proposed
Project does not appear to be consistent with the underlying land uses contained in the low VMT generating
TAZ; therefore, Low VMT Area screening threshold is not met.
4.13 TRANSPORTATION AND TRAFFIC
Lake and Mountain Commercial Center Project 4.13-15 The Altum Group
Draft EIR
Step 3: Project Type Screening
The City Transportation Impact Analysis Guidelines describe that projects consisting of local-serving retail less
than 50,000 square feet may be presumed to cause 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. The proposed project consists of 13,200 square feet of shopping center use,
a gasoline service station with a 3,400 square foot convenience market, 7,365 square feet of fast-food
restaurant with drive-through window use, and an automated car wash tunnel and is assumed to be local
serving. The project proposes local-serving retail less than 50,000 square feet; therefore, the Project Type
Screening threshold is met and the project is assumed to have a less than significant impact with regards to
VMT.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.13-3: Would the project substantially increase hazards due to a geometric design feature (e.g. sharp
curves or dangerous intersections) or incompatible uses (e.g. farm equipment)?
The proposed project would have an internal circulation system and would also consist of a total of four (4)
driveways, two (2) located along Mountain Street, and the other two (2) located along Lake Street. Other
design features that include sight distance design requirements, access points, pedestrian and bicycle facilities
would comply with all applicable City codes, policies and standards. During the City’s review process for the
proposed project, the City of Lake Elsinore reviewed the proposed design plans to ensure that no hazardous
roadway features would be implemented. The proposed project would not include any components that would
result in incompatible uses on roadways, including heavy equipment, etc. Accordingly, the proposed project
would not create or substantially increase safety hazards due to a geometric design feature or incompatible
use. Impacts associated with this issue would be less than significant.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.13-4: Would the project result in inadequate emergency access?
The proposed project would have an internal circulation system and would also consist of a total of four (4)
driveways, two (2) located along Mountain Street, and the other two (2) located along Lake Street. Other
design features that include sight distance design requirements, access points, pedestrian and bicycle facilities
would comply with all applicable City codes, policies and standards. During the City’s review of the proposed
project, the City reviewed the proposed design plans to ensure that adequate emergency access would be
available at the site. Accordingly, the proposed project would not result in inadequate emergency access during
long-term operation of the Project and impacts would be less than significant.
Due to temporary lane closures that may occur during the project’s construction phase, project-related
construction activities may conflict with emergency access routes and access to nearby uses during frontage
improvements along Lake Street and Mountain Street. Project-related construction traffic would be required
to comply with a temporary traffic control plan that meets the applicable requirements of the California
Manual on Uniform Traffic Control Devices. Although it is anticipated a less-than- significant impact would
occur with the requirement to implement a temporary traffic control plan during construction, out of an
4.13 TRANSPORTATION AND TRAFFIC
Lake and Mountain Commercial Center Project 4.13-16 The Altum Group
Draft EIR
abundance of caution, a significant impact is identified. Accordingly, near-term impacts to emergency access
would be significant prior to mitigation.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Cumulative Impacts
The project contribution to a cumulative impact in analyzed under EAPC conditions within Impact 4.13-1. As
shown in Table 4.13-5, Intersection Analysis for EAPC (2021) Conditions, there are no study area intersections
anticipated to operate at an unacceptable LOS during the peak hours under EAPC (2021) traffic conditions,
consistent with existing (2019) traffic conditions. Additionally, there are no additional unsignalized study area
intersections that are anticipated to warrant a traffic signal for EAPC (2021) traffic conditions, in addition to
the intersection identified under E+P traffic conditions. Therefore, implementation of the proposed project
would not result in a cumulative considerable impacts associated with a program plan, ordinance or policy
addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities.
As discussed under Impact 4.13-2, the project would result in a less than significant impact associated with
VMT generation. The project was screened out due to the type of project (commercial) and size (less than
50,000 square feet); therefore, the project would not have a cumulatively-considerable impact associated with
VMT.
As detailed under the discussion of Impact 4.13-2, the proposed project would not create or substantially
increase safety hazards due to a design feature or incompatible use. All project-related construction traffic
would be required to comply with a temporary traffic control plan that meets the applicable requirements of
the California Manual on Uniform Traffic Control Devices. Accordingly, cumulatively-considerable impacts due
to design features or incompatible uses would not occur.
As noted under Impact 4.13-4, the project would improve the project’s frontage with Lake Street and Mountain
Street. Although these improvements could temporarily disrupt traffic, any construction-related traffic impacts
resulting from the project would be addressed through the requirement to comply with a temporary traffic
control plan that meets the applicable requirements of the California Manual on Uniform Traffic Control
Devices. As a result, impacts during the Project’s construction would be less-than-cumulatively considerable.
4.14 TRIBAL CULTURAL RESOURCES
Lake and Mountain Commercial Center Project 4.14-1 The Altum Group
Draft EIR
Tribal Cultural Resources
This section of the Draft Environmental Impact Report (EIR) analyzes the impacts to tribal cultural resources
that would result due to implementation of the project. Information in this section is based on the “Phase 1
Cultural Resources Survey Report for the Commercial/Retail NWC Mountain and Lake Streets Project”
prepared by Brian F. Smith and Associates, Inc. (BFSA), dated October 2, 2019. The report is included as
Technical Appendix D to this EIR. Additionally, the following analysis is based on correspondence between the
City of Lake Elsinore and the Native American tribes that have cultural significance in the Project area.
Written and oral communication between Native American tribes and the City of Lake Elsinore is considered
confidential in respect to places that have tribal cultural significance (Gov. Code § 65352.4), and although all
communications pertaining to the Project site that occurred between the Native American tribes and the City
pertaining to the Project site were relied upon to inform the preparation of this Draft EIR Subsection, those
communications are treated as confidential and are not available for public review. Under existing law,
environmental documents must not include information about the location of archeological sites or sacred
lands or any other information that is exempt from public disclosure pursuant to the Public Records Act (Cal.
Code Regs. § 15120[d]). All references used in this Section are listed in Draft EIR Section 8.0, References.
Environmental Setting
The Paleo Indian, Archaic Period Milling Stone Horizon, and the Late Pr ehistoric Takic groups are the three
general cultural periods represented in Riverside County, which are briefly in Section 4.4 of this EIR. The cultural
history of Riverside County involves the San Dieguito Complex, Encinitas Tradition, Milling Stone Horizon, La
Jolla Complex, Pauma Complex, and San Luis Rey Complex cultural sequences that have been used to describe
archaeological manifestations in the region. The Late Prehistoric co mponent present in Riverside County area
was represented by the Cahuilla, Gabrielino, and Luiseno Indians, although absolute chronological information
is uncertain, but incorporated where possible in the discussion. The culture chronology of the subject area is
divided into four segments: the late Pleistocene (20,000 to 10,000 YBP [years before present]), the early
Holocene (10,000 to 6,650 YBP), the middle Holocene (6,650 to 3,350 YBP), and the late Holocene (3,350 to
200 YBP). Refer to Section 4.4 Cultural Resources of this EIR or Section 2.3 Cultural Setting of the project’s
cultural resources assessment (Appendix D) for a more detailed discussion.
Regulatory Setting
Federal Regulations
Native American Graves Protection and Repatriation Act (NAGPRA)
The Native American Graves Protection and Repatriation Act (NAGPRA; Public Law 101-601; 25 U.S.C. 3001-
3013) describes the rights of Native American lineal descendants, Indian tribes, and Native Hawaiian
organizations with respect to the treatment, repatriation, and disposition of Native American human remains,
funerary objects, sacred objects, and objects of cultural patrimony, referred to collectively in the statute as
cultural items, with which they can show a relationship of lineal descent or cultural affiliation.
4.14 TRIBAL CULTURAL RESOURCES
Lake and Mountain Commercial Center Project 4.14-2 The Altum Group
Draft EIR
One major purpose of this statute is to require that federal agencies and museums receiving Federal funds
inventory holdings of Native American human remains and funerary objects and provide written summaries of
other cultural items. The agencies and museums must consult with Indian Tribes and Native Hawaiian
organizations to attempt to reach agreements on the repatriation or other disposition of these remains and
objects. Once lineal descent or cultural affiliation has been established, and in some cases the right of
possession also has been demonstrated, lineal descendants, affiliated Indian Tribes, or affiliated Native
Hawaiian organizations normally make the final determination about the disposition of cultural items.
Disposition may take many forms from reburial to long term curation, according to the wishes of the lineal
descendent(s) or culturally affiliated Tribe(s).
The second major purpose of the statute is to provide greater protection for Native American burial sites and
more careful control over the removal of Native American human remains, funerary objects, sacred objects,
and items of cultural patrimony on Federal and tribal lands. NAGPRA requires that Indian tribes or Native
Hawaiian organizations be consulted whenever archeological investigations encounter, or are expected to
encounter, Native American cultural items or when such items are unexpectedly discovered on Federal or tribal
lands. Excavation or removal of any such items also must be done under procedures required by the
Archaeological Resources Protection Act. This NAGPRA requirement is likely to encourage the in-situ
preservation of archaeological sites, or at least the portions of them that contain burials or other kinds of
cultural items.
Other provisions of NAGPRA: (1) stipulate that illegal trafficking in human remains and cultural items may result
in criminal penalties; (2) authorizes the Secretary of the Interior to administer a grants program to assist
museums and Indian Tribes in complying with certain requirements of the statute; (3) requires the Secretary
of the Interior to establish a Review Committee to provide advice and assistance in carrying out key provisions
of the statute; authorizes the Secretary of the Interior to penalize museums that fail to comply with the statute;
and, (5) directs the Secretary to develop regulations in consultation with this Review Committee.
National Historic Preservation Act
The National Historic Preservation Act (NHPA) (16 U.S. Code §470 et. seq.) created the National Register of
Historic Places program under the Secretary of the Interior. In addition to enticing state and local municipalities
with federal funding, the NHPA provides the legal framework for most state and local preservation laws.
Significant historical or archaeological resources are listed in the National Register of Historic Places, which is
a program maintained by the Keeper of the National Register. The National Register program also includes
National Historic Landmarks, which is limited only to properties of significance to the nation.
The NHPA established the Section 106 review procedure to protect historic and archaeological resources listed
in or eligible for listing in the National Register from the impact of projects by a federal agency or proj ect
funded or permitted by a federal agency. The National Register is an authoritative guide to be used by
governments, private groups, and citizens to identify the nation’s cultural resources and to indicate what
properties should be considered for protection from destruction or impairment. Listing of private property on
the National Register does not prohibit by law any actions which may otherwise be taken by the property
owner with respect to the property.
State Regulations
Assembly Bill 52
California Assembly Bill 52 (AB 52) (2014) Chapter 532 amended Section 5097.94 of, and added Sections 21073,
21074, 21080.3.1, 21080.3.2, 21802.3, 21083.09, 21084.2 and 21084.3 to the California Public Resources Code,
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relating to Native Americans. AB 52 was approved on September 25, 2014. By including tribal cultural resources
early in the CEQA process, the legislature intended to ensure that local and Tribal governments, public
agencies, and project proponents would have information available, early in the project plan ning process, to
identify and address potential adverse impacts to tribal cultural resources. By taking this proactive approach,
the legislature also intended to reduce the potential for delay and conflicts in the environmental review
process.
The Public Resources Code now establishes that “[a] project with an effect that may cause a substantial adverse
change in the significance of a tribal cultural resource is a project that may have a significant effect on the
environment.” (Pub. Resources Code, § 21084.2.) To help determine whether a project may have such an
effect, the Public Resources Code requires a lead agency to consult with any California Native American tribe
that requests consultation and is traditionally and culturally affiliated with the geographic area of a proposed
project. That consultation must take place prior to the determination of whether a negative declaration,
mitigated negative declaration, or environmental impact report is required for a project.
If a lead agency determines that a project may cause a substantial adverse change to tribal cultural resources,
the lead agency must consider measures to mitigate that impact. Public Resources Code § 20184.3 (b)(2)
provides examples of mitigation measures that lead agencies may consider to avoid or minimize impacts to
tribal cultural resources. These rules apply to projects that have a notice of preparation for an environmental
impact report or negative declaration or mitigated negative declaration filed on or after July 1, 2015.
Section 21074 of the Public Resources Code defines “tribal cultural resources.” In brief, to be considered a
“tribal cultural resource,” a resource must be either:
(1) listed, or determined to be eligible for listing, on the national, state, or local register of historic
resources, or
(2) a resource that the lead agency chooses, in its discretion, to treat as a tribal cultural resource.
In the latter instance, the lead agency must determine that the resource meets the criteria for listing in the
state register of historic resources. In applying those criteria, a lead agency must consider the value of the
resource to the tribe.
California Public Resources Code § 30244
California Public Resources Code § 30244 requires reasonable mitigation for impacts on paleontological
resources that occur as a result of development on public lands.
California Public Resources Code § 5097.5
California Public Resources Code § 5097.5 prohibits “knowing and willful” excavation, removal, destruction,
injury, and defacement of any paleontological feature on public lands (lands under state, county, city, district
or public authority jurisdiction, or the jurisdiction of a public corporation), except where the agency with
jurisdiction has granted express permission.
California Register of Historic Places (1993)
As a recipient of federal funding, the California Office of Historic Preservation administers the California
Register of Historical Resources (CA Pub. Res. Code §5020 et. seq.). The purpose of the California Register is to
develop and maintain an authoritative guide to be used by state and local agencies, private groups, and citizens
to identify the state’s historical resources and to indicate which properties are to be protected, to the extent
prudent and desirable, from substantial adverse change. The State Historic Preservation Officer enforces a
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designation and protection process, has a qualified historic preservation review commission, maintains a
system for surveys and inventories, and provides for adequate public participation in its activities. Sites, places,
or objects that are eligible to the National Register, are automatically included in the California Register.
California Health and Safety Code Provisions - Human Remains
The California Health and Safety Code §7050.5, as well as the Public Resources Code §5097 et. seq., require
that in the event of discovery or recognition of any human remains in any location other than a formal
cemetery, no further excavation of disturbance of the site or site vicinity can occur until the County Coroner
has examined the remains and makes a report. The Native American Heritage Commission is required to be
notified within 24 hours if the Coroner determines or suspects the remains to be of Native American descent.
Traditional Tribal Cultural Places Act (SB 18)
Senate Bill 18 (SB 18) requires local (city and county) governments to consult with California Native American
tribes to aid in the protection of traditional tribal cultural places (“cultural places”) through local land use
planning. SB 18 also requires the Governor’s Office of Planning and Research (OPR) to include in the General
Plan Guidelines advice to local governments for how to conduct these consultations.
The intent of SB 18 is to provide California Native American tribes an opportunity to participate in local land
use decisions at an early planning stage, for the purpose of protecting, or mitigating impacts to, cultural places.
The purpose of involving tribes at these early planning stages is to allow consideration of cultural places in the
context of broad local land use policy, before individual site-specific, project-level land use decisions are made
by a local government.
SB 18 requires local governments to consult with tribes prior to making certain planning deci sions and to
provide notice to tribes at certain key points in the planning process. These consultation and notice
requirements apply to adoption and amendment of both general plans (defined in Government Code § 65300
et seq.) and specific plans (defined in Government Code § 65450 et seq.). Although SB 18 does not specifically
mention consultation or notice requirements for adoption or amendment of specific plans, existing state
planning law requires local governments to use the same processes for adoption and amendment of specific
plans as for general plans (see Government Code § 65453). Therefore, where SB 18 requires consultation
and/or notice for a general plan adoption or amendment, the requirement extends also to a specific plan
adoption or amendment.
Traditional Tribal Cultural Places (2004)
The Traditional Tribal Cultural Places Bill of 2004 (CA Government Code §65352 et. seq.) directs local
governments to consult with Native American tribes early in the land use planning process. The intent of the
consultation process is to allow for meaningful dialogue regarding potential means to preserve places of
prehistoric, archaeological, cultural, spiritual, and ceremonial importance to Native American tribes.
City of Lake Elsinore Regulations
The City of Lake Elsinore General Plan, Chapter 4, Resource Protection and Preservation, addresses resource
protection and preservation issues related to biological resources, open space, water resources, cultural and
paleontological resources, and aesthetics resources. Section 4.6.8, Cultural and Paleontological Resource
Goals, Policies, and Implementation Programs, and Section 4.7.3, Historical Preservation Goals, Policies and
Implementation Programs, details policies, implementation programs, and responsible agencies a nd
departments in support of the following goals regarding cultural resources:
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Goal 6: Preserve, protect, and promote the cultural heritage of the City and surrounding region for the
education and enjoyment of all City residents and visitors, as well as for the advancement of historical and
archaeological knowledge.
Goal 7: Support state-of-the-art research designs and analytical approaches to archaeological and cultural
resource investigations while also acknowledging the traditional knowledge and experien ce of the Native
American tribes regarding Native American culture.
Goal 9: Assure the recognition of the City’s heritage through preservation of the City’s significant historical
sites and structures.
Goal 10: Encourage the preservation, protection, and restoration of historical and cultural resources.
Thresholds of Significance
According to Appendix G of the State CEQA Guidelines, the proposed project could have a potentially significant
impacts with respects to tribal cultural resources if it would:
• Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public
Resources Code 21074 as either a site, feature, place, cultural landscape that is geographically defined
in terms of the size and scope of the landscape, sacred place, or object with cultural value to a
California Native American Tribe, and that is:
o Listed or eligible for listing in the California Register of Historical Resources, or in a local register
of historical resources as defined in Public Resources Code Section 5020.1(k).
o A resource determined by the lead agency, in its discretion and supported by substantial
evidence, to be significant pursuant to criteria set forth is subdivision (c) of Public Resources
Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources
Code Section 5024.1, the lead agency shall consider the significance of the resource to a
California Native American tribe.
Methodology
As part of the mandatory AB 52 consultation process required by State law, the City sent notification of the
Project to the Native American tribes with possible traditional or cultural affiliation to the area that previously
requested consultation. On March 4, 2020, the City sent notification letters of the proposed Project to the
Agua Caliente Band of Cahuilla Indians, the Morongo Band of Mission Indians, the Pechanga Band of Luiseno
Indians, the Rincon Band of Luiseno Indians, the Soboba Band of Luiseno Indians, and the Torres Martinez
Desert Cahuilla Indians. A summary of the AB 52 consultation process is provided under the Impact Analysis.
Impact Analysis
Impact 4.14-1: Would the project cause a substantial adverse change in the significance of a tribal cultural
resource that is listed or eligible for listing in the California Register of Historical Resources, or in a local
register of historical resources as defined in Public Resources Code Section 5020.1(k); or, a resource
determined by the lead agency, in its discretion and supported by substantial evidence, to be significant
pursuant to criteria set forth is subdivision (c) of Public Resources Code Section 5024.1. In applying the
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criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider
the significance of the resource to a California Native American tribe?
An archaeological records search for the project site and the area within a one-mile radius was conducted as
part of the Phase I Cultural Resources Study prepared for the project. The records search identified 20
resources within one mile of the project site. Of the 20 resources, two (2) of the previously recorded resources
(Sites P-33-007208 and P-33-017352) are located within the project site. These sites are described in detail in
Section 4.4, Cultural Resources, of this EIR.
The archaeological survey of the project site and subsequent historical research confirmed the elements of
various structures constructed within the project site over several decades. The historical structures located
on the project site have previously recorded and evaluated as not eligible for listing on the CRHR. Although the
survey identified a cistern that had not been previously recorded, this addition did not affect the evaluation
status of the historical sites. The two sites recorded within the project site (P-33-007208 and P-33-017352) do
not possess the level of integrity or association with historical events or locally important individuals to meet
the significance criteria under CEQA; therefore, no significant historical or archaeological resources are located
on the project site. The recorded historic sites will be directly impacted by implementation of the project;
however, these impacts are not significant as the affected resources are not significant.
Based on the foregoing analysis, the archeological studies and the literature review, it is highly unlikely that
archaeological resources exist on the project site; however, it is possible for unknown archaeological resources
to be located on the project site. Therefore, the project would implement Mitigation Measures CULT-1 and
CULT-2. Implementation of CULT-1 and CULT-2 would reduce any potential impact to less than significant.
As part of the mandatory AB 52 consultation process required by State law, the City sent notification to the
Native American tribes with possible traditional or cultural affiliation to the area that previously requested
consultation pursuant to AB 52 requirements. On March 4, 2020, the City sent notification letters of the
proposed Project to the Agua Caliente Band of Cahuilla Indians, the Morongo Band of Mission Indians, the
Pechanga Band of Luiseño Indians, the Rincon Band of Luiseño Indians, the Soboba Band of Luiseño Indians,
and the Torres Martinez Desert Cahuilla Indians. Of the tribes sent notification letters, the Pechanga Band of
Luiseño Indians, the Rincon Band of Luiseño Indians, and the Soboba Band of Luiseño Indians requested
consultation. As per standard City practice, the Pechanga Band of Luiseño Indians, the Rincon Band of Luiseño
Indians, and the Soboba Band of Luiseño Indians were informed that the City would require implementation
of their standard mitigation measure for tribal cultural resources (Mitigation Measures CULT-1 through CULT-
7). The City concluded consultation with the Rincon Band of Luiseño Indians on April 24, 2020 and within
Soboba Band of Luiseno Indians on April 23, 2020. The AB 52 consultation is still ongoing with the Pechanga
Band of Luiseño Indians.
The City completed mandatory compliance with Public Resources Code § 21074 associated with the
environmental review of the proposed project. Because the Project site has not been identified as a location
that is known to contain significant tribal cultural resources and due to the previously disturbed condition of
the project site it can be reasonably assured that implementation of the project would not affect tribal cultural
resources. However, there is a remote potential that resources could be encountered during ground-disturbing
construction activities that occur in native soil. Accordingly, there is a potential for significant impacts to occur
if significant resources are discovered during the Project’s construction process. Implementation of Mitigation
Measures CULT-1 through CULT-7 would ensure that impacts to tribal cultural resources are reduced to less
than significant.
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Based on the foregoing analysis, implementation of the proposed project would not result in a substantial
adverse effect on tribal cultural resources with implementation of Mitigation Measures CULT-1 through CULT-
7.
Mitigation Measure: Mitigation Measures CULT-1 through CULT-7 apply to this impact; see Section 4.4,
Cultural Resources)
Significance after Mitigation: Less-than-significant
Cumulative Impacts
As noted above under Threshold 4.4-1, under Cultural Resources, a total of 20 resources within a mile of the
project were identified. Of the 20 resources, two (2) of the previously recorded resources are loca ted within
the subject property. Both of these resources and their ancillary features were evaluated for eligibility for
listing under the California Register of Historical Resources (CRHR). Although other development projects in
western Riverside County may impact significant historical and archaeological resources that have the
potential to lead to a cumulative effect, due to the lack of significant historical and archaeological resources
on the project site, there is no potential for the Project to contribute towards a significant cumulative impact
to the significance of a historical resource or archaeological resource.
Although other development projects in the traditional use area for Agua Caliente Band of Cahuilla Indians,
the Morongo Band of Mission Indians, the Pechanga Band of Luiseno Indians, the Rincon Band of Luiseno
Indians, the Soboba Band of Luiseno Indians, and the Torres Martinez Desert Cahuilla Indians may impact
significant tribal cultural resources leading to a cumulative effect, the project itself would have no impact on
tribal cultural resources within the project site; accordingly, there is no potential for the proposed project to
contribute towards a significant cumulative impact to the significance of an tribal resource or a collection of
resources pursuant to California Code of Regulations § 15064.5. Other projects will also be required to comply
with SB 18 and/or AB 52.
As discussed under Threshold 4.14-1, with implementation of Mitigation Measures CULT-1 through CULT-7,
impacts to tribal cultural resources would be less than significant. Therefore, with mitigation, the project would
have no direct or cumulative impacts on tribal cultural resources.
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Utilities and Service Systems
This section of the Draft Environmental Impact Report (EIR) analyzes the impacts to utilities and service systems
that could occur with implementation of the proposed project. The following analysis is based on information
obtained from the technical report entitled, Preliminary Hydrology Study, prepared in October 2019 for the
project site by Plump Engineering Inc. (Plump, 2019a) (Appendix K); the Project Specific Water Quality
Management Plan, prepared in October 2019 by Plump Engineering Inc. (Plump, 2019b) (Appendix J); and the
City of Lake Elsinore General Plan (City of Lake Elsinore, 2011).
Environmental Setting
Water Service
The project site is located within the service area of the Elsinore Valley Municipal Water District (EVMWD),
within the District’s Regional Collection System. The project site is located within the Elsinore Division, an
approximately 96-squaremile area. The Elsinore Division has approximately 42,700 service accounts (EVMWD,
2016). Under existing conditions, the project site has only a nominal demand for water resources, as the project
site is currently vacant and largely undeveloped.
The sources of potable water supply for EVMWD is groundwater extracted from the Elsinore Basin (33 percent
of supply), surface water from the Canyon Lake Reservoir (10 percent of supply), and imported water (57
percent of supply). In addition, EVMWD has access to additional water sources through the acquisition of
Temescal Water Company assets in 1989, these include: groundwater from the Bunker Hill, Rialto-Colton,
Riverside North, Bedford, Coldwater, and Lee Lake Basins, and surface water from Temescal Creek and several
tributary creeks (EVMWD, 2016).
In June of 2016, the EVMWD adopted the 2016 Urban Water Management Plan (UWMP), which details
EVMWD’s current and future water supply. The document concludes that, based on the existing and planned
water supplies, the EVMWD can meet 100 percent of the projected water demand through 2040, even with
the recurrence of a severe drought. The UWMP calculates that the district’s water demand (both potable and
non-potable water) for the year 2040 is anticipated to be approximately around 53,605 acre-feet (EVMWD,
2016).
Wastewater Service
The EVMWD Sewer District provides service for the City of Lake Elsinore. EVMWD’s current service area is
delineated into four separate collection systems, which include the Regional, Canyon Lake, Horsethief, and
Southern collection systems. The flows conveyed in the Regional, Canyon Lake, and Horsethief collection
systems are treated by EVMWD’s Regional, Railroad Canyon, and Horsethief Water Reclamation Facilities
(WRF), respectively. Wastewater discharged into the Southern collection system is conveyed through the
Rancho California Water District’s (RCWD’s) wastewater collection system to the RCWD operated Santa Rosa
WRF for treatment (City of Lake Elsinore, 2011b).
Under existing conditions, the project site has only a nominal generation of wastewater, as the project site is
currently vacant and largely undeveloped.
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Wastewater flows within the project area are conveyed to the Regional WRF, located approximately 2.7 miles
southeast of the project site. The Regional WRF treats the majority of flow generated in the service area, and
primarily treats flows from the City of Lake Elsinore. The plant was constructed in 1986 with a capacity of 2
million gallons per day (mgd). Several expansions and improvements were completed over the years, and
currently the plant has a maximum capacity of 8 mgd. Additionally, an expansion of the Regional WRF was
recently approved (2020) that will expand the capacity of the Regional WRF to 12 mgd (EVMWD, 2020).
Solid Waste
Trash disposal services is provided to the City by CR&R. Solid waste in the project area is collected by CR&R
and delivered to the CR&R Perris Transfer Station/Material Recovery Facility. Solid waste is then conveye d
primarily to the El Sobrante Landfill for disposal, although waste also may be delivered to the Badlands and
Lamb Canyon Landfills. The following is a description of the landfills that serve the Project area under existing
conditions:
The El Sobrante Landfill is located east of I-15 and Temescal Canyon Road, south of the city of Corona at 10910
Dawson Canyon Road. The landfill is the only private landfill in Riverside County and is owned and operated by
USA Waste of California, a subsidiary of Waste Management, Inc. The existing landfill encompasses 1,322 acres,
of which 468 acres are permitted for landfilling (City of Lake Elsinore, 2011). The landfill has a total capacity of
approximately 91 million cubic yards. As of April 2018, the landfill had a remaining total capacity of
approximately 143.98 million cubic yards. The landfill is expected to reach capacity by approximately 2051
(CalRecycle, 2018).
The Badlands Landfill is located northeast of the City of Moreno Valley at 31125 Ironwood Avenue and accessed
from State Highway 60 at Theodore Avenue. The landfill is owned and operated by Riverside County. The
existing landfill encompasses 1,168.3 acres, with a total permitted disturbance area of 278 acres, of which 150
acres are permitted for refuse disposal (City of Lake Elsinore, 2011). The landfill has a total capacity of
approximately 34.4 million cubic yards. As of January 2015, the landfill had a remaining total capacity of
approximately 15.75 million cubic yards. The landfill is expected to reach capacity by approximately 2022
(CalRecycle, 2015a).
The Lamb Canyon Landfill is located between the City of Beaumont and the City of San Jacinto. The landfill
encompasses approximately 1,088 acres, of which 144.6 acres are permitted for waste disposal (City of Lake
Elsinore, 2011). The landfill has a total capacity of approximately 38.94 million cubic yards. As of January 2015,
the landfill had a remaining total capacity of approximately 19.24 million cubic yards. The landfill is expected
to reach capacity by approximately 2029 (CalRecycle, 2015b).
Electricity
Southern California Edison (SCE) provides electricity services to a large majority of southern and cen tral
California, including the project site. SCE serves 180 cities across 50,000 square miles of service area. Existing
overhead power lines occur along Lake Street and Mountain Street that are aligned in a north-south direction
along the eastern boundary of the project site and east-west along the southern boundary of the project site.
Natural Gas
The Project site is located in the natural gas service area of Southern California Gas Company (SoCal Gas), which
maintains local underground service lines in the City. Existing gas lines adjacent to the project site are located
within Lake Street and Mountain Street.
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Regulatory Setting
Federal Regulations
Clean Water Act
The Clean Water Act (CWA), as amended by the Water Quality Act of 1987, is the major federal legislation
governing water quality. The objective of the CWA is “to restore and maintain the chemical, physical, and
biological integrity of the Nation’s waters.” Important applicable sections of the CWA are as follows:
• Section 301 prohibits the discharge of any pollutant by any person, except as in compliance with
Sections 302, 306, 307, 318, 402, and 404 of the CWA. Sections 303 and 304 provide for water quality
standards, criteria, and guidelines.
• Section 401 requires an applicant for any federal permit that proposes an activity which may result in
a discharge to “waters of the United States” to obtain certification from the State that the discha rge
will comply with other provisions of the Act. Certification is provided by the Regional Water Quality
Control Boards (RWQCB).
• Section 402 establishes the National Pollution Discharge Elimination System (NPDES) a permitting
system for the discharge of any pollutant (except for dredge or fill material) into waters of the United
States. This permit program is administered by the RWQCB.
• Section 404 establishes a permit program for the discharge of dredge or fill material into waters of the
United States. This permit program is administered by United States Army Core of Engineers (USACE).
Safe Drinking Water Act
The Safe Drinking Water Act (SDWA) was established to protect the quality of drinking water in the U.S. This
law focuses on all waters actually or potentially designed for drinking use, whether from above ground or
underground sources. The Act authorizes EPA to establish minimum standards to protect tap water and
requires all owners or operators of public water systems to comply with these primary (health-related)
standards. The 1996 amendments to SDWA require that EPA consider a detailed risk and cost assessment, and
best available peer-reviewed science, when developing these standards. State governments, which can be
approved to implement these rules for EPA, also encourage attainment of secondary standards (nuisance-
related). Under the Act, EPA also establishes minimum standards for state programs to protect underground
sources of drinking water from endangerment by underground injection of fluids.
State Regulations
Urban Water Management Planning Act
The Urban Water Management Planning Act was proposed and adopted to ensure that water planning is
conducted at the local level, as the State of California recognized that two water agencies in the same region
could have very different impacts from a drought. The Urban Water Management Planning Act requires water
agencies to develop Urban Water Management Plans over a 20-year planning horizon, and further required
Urban Water Management Plans to be updated every five years. Urban Water Management Plans are exempt
from compliance with CEQA.
The Urban Water Management Plans provide a framework for long term water planning and inform the public
of a supplier’s plans for long-term resource planning that ensures adequate water supplies for existing and
future demands. This part of the California Water Code (CWC) requires urban water suppliers to report,
describe, and evaluate:
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• Water deliveries and uses;
• Water supply sources;
• Efficient water uses;
• Demand management measures; and
• Water shortage contingency planning.
The Urban Water Management Planning Act has been modified over the years in response to the State’s water
shortages, droughts, and other factors. A significant amendment was made in 2009, after the drought of 2007-
2009 and as a result of the governor’s call for a statewide 20 percent reduction in urban water use by the year
2020. This was the Water Conservation Act of 2009, also known as SB X7-7. This Act required agencies to
establish water use targets for 2015 and 2020 that would result in statewide savings of 20 percent by 2020.
Beginning in 2016, retail water suppliers are required to comply with the water conservation requirements in
SB X7-7 in order to be eligible for State water grants or loans. Retail water agencies are required to set targets
and track progress toward decreasing daily per capita urban water use in their service area, which will assist
the State in meeting its 20 percent reduction goal by 2020.
California Porter Cologne Water Quality Control Act
The State of California’s Porter-Cologne Water Quality Control Act (California Water Code Section 13000, et
seq.) provides the basis for water quality regulation within California. The Act requires a “Report of Waste
Discharge” for any discharge of waste (liquid, solid, or otherwise) to land or surface waters that may impair a
beneficial use of surface or groundwater of the State. Waste discharge requirements (WDR) resulting from the
Report are issued by the RWQCB. In practice, these requirements are typically integrated with the NPDES
permitting process.
The State Water Control Board (SWCB) carries out its water quality protection authority through the adoption
of specific Water Quality Control Plans (Basin Plans). These plans establish water quality standards for
particular bodies of water. California water quality standards are composed of three parts: the designation of
beneficial uses of water, water quality objectives to protect those uses, and implementation programs
designed to achieve and maintain compliance with the water quality objectives.
The Santa Ana RWQCB is responsible for the Basin Plan that c overs this portion of Riverside County including
the project site. The RWQCB implements management plans to modify and adopt standards under provisions
set forth in section 303(c) of the Federal CWA and California Water Code (Division 7, Section 13240). Under
Section 303(d) of the 1972 CWA, the State is required to develop a list of waters with segments that do not
meet water quality standards.
Executive Order B-29-15
Governor Brown issued Executive Order B-29-15 on April 25, 2015. The Executive Order called for actions that
would save water, increase enforcement to prevent wasteful water use, streamline the state’s drought
response and invest in technologies that will make California more drought resilient. The Governor directed
the State Water Resources Control Board to implement mandatory water reductions in areas across California
to reduce water usage by 25 percent (in comparison to the water usage in the year 2013) through February
2016.
Executive Order B-37-16
Signed on May 9, 2016, EO B-37-16 established a new water use efficiency framework for California. The order
bolstered the state’s drought resilience and preparedness by establishing longer-term water conservation
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measures that include permanent monthly water use reporting, new urban water use targets, reducing system
leaks and eliminating clearly wasteful practices, strengthening urban drought contingency plans, and
improving agricultural water management and drought plans.
Executive Order B-40-17
Signed on April 7, 2017, EO B-40-17 ended the drought state of emergency in all California counties except
Fresno, Kings, Tulare, and Tuolumne, where emergency drinking water projects will continue to help address
diminished groundwater supplies. It maintains water reporting requirements and prohibitions on wasteful
practices. The order was built on actions taken in Executive Order B-37-16, which remains in effect. In a related
action, state agencies, including the Department of Water Resources (DWR), released a plan to continue
making water conservation a way of life.
Sustainable Groundwater Management Act (SGMA)
The Sustainable Groundwater Management Act (SGMA) established a new structure for managing California’s
groundwater resources at a local level by local agencies. SGMA required, by June 30, 2017, the formation of
locally-controlled groundwater sustainability agencies (GSAs) in the State’s high- and medium-priority
groundwater basins and sub-basins (basins). A GSA is responsible for developing and implementing a
groundwater sustainability plan (GSP) to meet the sustainability goal of the basin to ensure that it is operated
within its sustainable yield, without causing undesirable results. The GSP Emergency Regulations for evaluating
GSPs, the implementation of GSPs, and coordination agreements were adopted by DWR and approved by the
California Water Commission on May 18, 2016.
California Integrated Waste Management Act of 1989
The California Integrated Waste Management Act of 1989 (AB 939) redefined solid waste management in
terms of both objectives and planning responsibilities for local jurisdictions and the State. This Act was adopted
in effort to reduce the volume and toxicity of solid waste by requiring local governments to prepare and
implement plans to improve the management of waste resources. AB 939 required each of the cities and
unincorporated portions of the counties to divert a minimum of 25 percent of the solid waste sent to landfills
by 1995 and 50 percent by the year 2000. To attain goals for reductions in disposal, AB 939 established a
planning hierarchy using new integrated solid waste management practices. These practices include source
reduction, recycling and composting, and environmentally safe landfill disposal and transformation. Other
state statutes pertaining to solid waste include compliance with the California Solid Waste Reuse and Recycling
Act of 1991 (AB 1327), which requires adequate areas for collecting and loading recyclable materials within a
project site.
2016 California Green Building Standards Code (CAL Green; Part 11 of Title 24, California Code of
Regulations)
CALGreen became effective January 1, 2017, and is applicable to the planning, design, operation, construction,
use, and occupancy of every newly constructed building or structure throughout the State of California
(including residential structures and elementary schools). Section 5.408.3 of CALGreen requires that 100
percent of trees, stumps, rocks, and associated vegetation and soils resulting from land clearing shall be reused
or recycled. For a phased project, such material may be stockpiled on-site until the storage site is developed.
4.15 UTILITIES AND SERVICE SYSTEMS
Lake and Mountain Commercial Center Project 4.15-6 The Altum Group
Draft EIR
City of Lake Elsinore Regulations
Lake Elsinore Municipal Code – Title 16, Chapter 16.34 and 16.56
Section 16.34.040 (Requirements for Building Permit Issuance) of the Municipal Code requires that prior to the
issuance of a building permit, utilities such as water and sewer, when requiring extensions to serve any parcel
to be developed, shall be constructed by the owner’s licensed contractor and that parcels shall be deemed
served by City water and sewer if the distance in feet from the closest property line to the facility to be
extended shall be 200 times the number of lots to be developed.
Section 16.56 (Improvements – Sanitary Sewer Facilities) requires that all sewer facilities shall be installed in
accordance with the City standards and that the sewer facilities shall be of such size and design to adequately
serve each lot within the land division and all existing or future tributary areas. Where sanitary sewer service
is not available, a private sewage disposal system for each lot as required by the ordinance establishing
standards for private sewage disposal systems shall be constructed.
Lake Elsinore Municipal Code – Title, Chapter 19.08
Chapter 19.08 (Water Efficient Landscaping Requirements) of the Lake Elsinore Municipal Code was adopted
in order to implement the requirements necessary to meet the State of California Efficiency in Landscaping Act
and the California Code of Regulations Title 23, Division 2, Chapter 2.7. The purpose and intent of this Chapter
is also to:
• establish provisions for water management practices and water waste prevention;
• establish a structure for planning, designing, installing, maintaining, and managing water efficient
landscapes in new construction and rehabilitated projects;
• reduce the water demands from landscapes without a decline in landscape quality or quantity;
• retain flexibility and encourage creativity through appropriate design;
• assure the attainment of water efficient landscape goals by requiring that landscapes not exceed a
maximum water demand of 70 percent of their reference evapotranspiration (ETo) or any lower
percentage as may be required by water purveyor policy or state legislation, whichever is stricter;
• eliminate water waste from overspray and/or runoff; and
• achieve water conservation by raising the public awareness of the need to conserve water through
education and motivation to embrace an effective water demand management program.
Lake Elsinore Municipal Code – Title 14, Chapter 14.12
The purpose and intent of Chapter 14.12 (Construction Waste and Demolition Waste Management) of the Lake
Elsinore Municipal Code is to “reduce the amount of waste generated within the City of Lake Elsinore and
ultimately disposed of in landfills, by requiring the project applicant for every project covered by the chapter
to divert a minimum of 50 percent of the construction and demolition debris resulting from that project, in
compliance with State and local statutory goals and policies, and to create a mechanism to secure compliance
with the stated diversion requirements.” (Section 14.12.010) The diversion of a minimum 50 percent of
construction and demolition debris will be imposed as a condition of approval on permits for each covered
project. Covered projects include residential additions of 1,500 square feet or more of gross floor area, new
detached and attached single-family residential dwellings, tenant improvements affecting 1,500 square feet or
more of gross floor area, new commercial buildings, demolition of 1,000 or more square feet of gross floor
area, operations that result in the export of earth, soil, rocks, gravel or other materials and all City public works
and City public construction projects.
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Lake and Mountain Commercial Center Project 4.15-7 The Altum Group
Draft EIR
City of Lake Elsinore General Plan
Water Resources Element
The City’s General Plan addresses water resources in Chapter 4.0 (Water Resources Goal, Policies and
Implementation Program). The following goals, policies, and implementation programs apply to the proposed
project:
Goal 4: Improve water quality and ensure the water supply is not degraded as a result of urbanization of the
City.
Policy 4.1: Encourage developers to provide clean water systems that reduce pollutants being discharged into
the drainage system to the maximum extent feasible and meet required federal National Pollutant Discharge
Elimination System (NPDES) standards.
Policy 4.3: Require Best Management Practices through project conditions of approval for development to
meet the Federal NPDES permit requirements.
Implementation Program: The City shall support the implementation of Best Management Practices to protect
the City’s water resources.
Thresholds of Significance
The criteria for establishing the significance of potential impacts on visual resources came from Appendix G of
the State CEQA guidelines and apply to the proposed project. A significant impact would occur if the project
would:
1) Require or result in the relocation or construction of new or expanded water, wastewater treatment
or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction
or relocation of which could cause significant environmental effects;
2) Have sufficient water supplies available to serve the project and reasonably foreseeable future
development during normal, dry and multiple dry years;
3) Result in a determination by the wastewater treatment provider which serves or may serve the project
that it has adequate capacity to serve the project’s projected demand in addition to the provider’s
existing commitments;
4) Generate solid waste in excess of State or local standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of solid waste reduction goals;
5) Comply with federal, state, and local management and reduction statutes and regulations related to
solid waste.
Methodology
The evaluation of impacts of the project is based on professional judgement, analysis of the City’s land use
policies, and significant criteria established in Appendix G of the State CEQA Guidelines, which have been
determined appropriate for this EIR by the City.
4.15 UTILITIES AND SERVICE SYSTEMS
Lake and Mountain Commercial Center Project 4.15-8 The Altum Group
Draft EIR
Impact Analysis
Impact 4.15-1: Would the project require or result in the relocation or construction of new or expanded
water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications
facilities, the construction or relocation of which could cause significant environmental effects?
No existing water or wastewater lines would be relocated or upsized as part of the project. The project would
include the installation of water and wastewater lines within the project site, connecting to existing EVMWD
water and wastewater facilities within Lake Street and Mountain Street. Installation of water and wastewater
lines on the project site is considered an inherent component of the project’s construction process, and no
significant impacts have been identified throughout this EIR specifically related to installation of the water and
sewer lines.
The project also would entail the installation of storm drain lines and a detention/water quality basin on the
project site. Implementation of the project was determined to result in a hydraulic condition of concern due
to the 16 percent increase in post development runoff. The excess runoff would be retained and filtered onsite
via biofiltration with underdrain (Plump, 2019a). Installation of storm water and water quality infrastructure
on the project site is considered an inherent component of the project’s construction process, and no
significant impacts have been identified throughout this EIR specifically related to installation of the onsite
drainage system.
The project also would require the installation of natural gas lines that connect the project to the existing
natural gas lines within Lake Street. The project would involve utility connections to provide electric power and
telecommunications services to the project site. Installation of dry utilities on the project site is considered an
inherent component of the Project’s construction process, and no significant impacts have been identified
throughout this EIR specifically related to their installation.
In summary, the installation of the utility and service system infrastructure improvements proposed by the
Applicant would result in physical environmental impacts inherent in the Project’s construction process;
however, these impacts have already been included in the analyses of construction-related effects presented
throughout this EIR. In instances where the project’s construction phase would result in specific, significant
impacts, feasible mitigation measures are provided. The construction of infrastructure necessary to serve the
project would not result in any significant physical effects on the environment that are not already identified
and disclosed elsewhere in this this EIR.
Based on the foregoing analysis, implementation of the proposed project would not result in a substantial
adverse effect associated with the relocation or construction of new or expanded utility infrastructure and
impacts are less than significant.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.15-2: Have sufficient water supplies available to serve the project and reasonably foreseeable
future development during normal, dry and multiple dry years?
EVMWD is responsible for supplying water to the project site. Implementation of the project would require
water at a rate of 2,500 gallons per acre per day (City of Lake Elsinore, 2011b). As the project site is a total of
4.15 UTILITIES AND SERVICE SYSTEMS
Lake and Mountain Commercial Center Project 4.15-9 The Altum Group
Draft EIR
approximately 6.07 acres, the project would require approximately 15,175 gallons of water per day. This is
equivalent to approximately 5.54 million gallons of water per year, or approximately 17 acre-feet of water per
year.
As discussed in the EVMWD’s UWMP, water supplies are projected to exceed demand through 2040 under
normal, historic single-dry and historic multiple-dry year conditions. Under each water planning scenario
(normal year, single dry year, multiple dry years) EVMWD water supply is projected to exceed demand
(EVMWD, 2016). EVMWD forecasts for projected water demand are based on the population projections of
the Southern California Association of Governments (SCAG), which rely on adopted general plan land use maps
land use designations. As the project is consistent with the existing land use designation, and a General Plan
Amendment would not be required, buildout of the project site with commercial uses is previously considered
in the SCAG population projections and the UWMP. As stated above, the EVMWD expects to have adequate
water supplies to meet all its demands until at least 2040; therefore, sufficient water supplies available to serve
the project from existing entitlements/resources and no new or expanded entitlements are needed.
Based on the foregoing analysis, implementation of the proposed project would not result in a substantial
adverse effect associated with water resources and impacts are less than significant.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.15-3: Result in a determination by the wastewater treatment provider, which serves or may serve
the project that it has adequate capacity to serve the project’s projected demand in addition to the
provider’s existing commitments?
EVMWD is responsible for supplying wastewater services to the project site. Implementation of the project
would generate wastewater at a rate of approximately 1,500 gallons per day per acre (C ity of Lake Elsinore,
2011). As the project site is a total of approximately 6.07 acres, the project would generate approximately
9,105 gallons of wastewater per day. The daily amount of wastewater generated would result in an annual
generation of approximately 3.32 million gallons of wastewater per year that will be conveyed to the EVMWD
Regional WRF, which is located in the City of Lake Elsinore. The Regional WRF currently has a capacity of 8
million gallons per day and has plans to expand its facilities by 4 million gallons per day to meet a capacity of
12 million gallons a day (EVMWD, 2020). The discharge rate of 9,105 gallons per day would utilize a nominal
(approximately 0.003%) portion of the overall capacity of the Regional WRF.
Based on the foregoing analysis, implementation of the proposed project would not result in a substantial
adverse effect associated with wastewater generated by the project and impacts are less than significant.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.15-4: Generate solid waste in excess of State or local standards, or in excess of the capacity of
local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Construction and operation of the proposed project would result in the generation of solid waste, requiring
disposal at a landfill. During construction of the project, solid waste in the form of demolition material and
4.15 UTILITIES AND SERVICE SYSTEMS
Lake and Mountain Commercial Center Project 4.15-10 The Altum Group
Draft EIR
remnants of unused construction materials would require disposal at a landfill. Waste also would be generated
by the construction process, primarily consisting of discarded materials and packaging. Section 5.408 of the
2016 California Green Building Standards Code (CALGreen; Part 11 of Title 24, California Code of Regulations)
requires that 65 percent of construction/demolition waste be diverted from landfills, and 100 percent of trees,
stumps, rocks, and associated vegetation and soils resulting from land clearing be reused or recycled.
Solid waste from the Project site will be hauled by CR&R and transferred to the CR&R Perris Transfer
Station/Material Recovery Facility. From the Perris Transfer Station/Material Recovery Facility, non-recyclable
materials will likely be disposed at El Sobrante Landfill; alternative, the Badlands or Lamb Canyon Landfill will
receive solid waste generated from the project. As noted above, in Section 4.15.1, these landfills all have
significant remaining capacity and the most likely landfill to receive solid waste generated from the project.
The current solid waste generation rates are anticipated to be six pounds of solid waste per 1,000 square feet
(s.f.) of building space (City of Lake Elsinore, 2011b). The project currently proposes 32,695 s.f. of commercial
building space which would result in approximately 196 pounds of solid waste per day, or approximately 0.09
tons per day ((32,695s.f./1,000) x 6)/2204.62 pounds). The El Sobrante Landfill has a permitted disposal
capacity of 16,054 tons per day, the Badlands Landfill has a permitted disposal capacity of 4,800 tons per day,
and the Lamb Canyon Landfill has a permitted disposal capacity of 5,000 tons per day (CalRecycle, 2018;
CalRecycle, 2015a; CalRecycle, 2015b). Since the project is estimated to generate approximately 0.09 tons of
solid waste per day, this amount represents a nominal portion of the landfill’s capacity and would not
contribute significantly to the daily landfill capacity, and the landfill facilities are sufficient.
Based on the foregoing analysis, implementation of the proposed project would not result in a substantial
adverse effect associated with generation of solid waste and impacts are less than significant.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
Impact 4.15-5: Comply with federal, state, and local management and reduction statutes and regulations
related to solid waste?
The proposed project would be required to coordinate with CR&R, the waste hauler, to develop collection of
recyclable material for the project on a common schedule as set forth in applicable local, regional, and state
programs. Recyclable materials that could be recycled by the project include paper products, glass, aluminum,
and plastic.
Additionally, the project would be required to comply with applicable elements of AB 1327, Chapter 18
(California Solid Waste Reuse and Recycling Act of 1991) and other applicable local, state, and federal solid
waste disposal standards. This would ensure that the solid waste stream to regional landfills are reduced in
accordance with existing regulations.
Based on the foregoing analysis, implementation of the proposed project would not result in a substantial
adverse effect associated with solid waste regulations and impacts are less than significant.
Mitigation Measure: None required
Significance after Mitigation: Less-than-significant
4.15 UTILITIES AND SERVICE SYSTEMS
Lake and Mountain Commercial Center Project 4.15-11 The Altum Group
Draft EIR
Cumulative Impacts
The project site is located in the service area of the EVMWD. The 2015 Urban Water Management Plan (UWMP)
was adopted by the EVMWD in June of 2016, which details EVMWD’s current and future water supply. The
document found that, based on the existing and planned supplies, the EVMWD can meet 100 percent of the
projected water demand through 2040, even with the recurrence of a severe drought. The UWMP predicts
that the District’s water demand (both potable and non-potable water) for the year 2040 is anticipated to be
approximately 54,702 acre-feet (EVMWD, 2016). Because the demand for water services can be met through
2040, including the recurrence of a severe drought, cumulative impacts to water services would be less than
significant.
The cumulative area for wastewater-related issues is the EVMWD service area and the City of Lake Elsinore.
The project anticipates to discharge approximately 9,105 gallons of wastewater per day of sewer discharge will
be conveyed to the EVMWD Regional WRF, which is located in the City of Lake Elsinore. The Regional WRF
currently has a capacity of 8 million gallons per day and anticipates an expansion of its facilities to meet a
capacity of 12 million gallons a day (EVMWD, 2020). The discharge rate of 9,105 gallons per day is a nominal
increase to the overall capacity of the Regional WRF, as such, cumulative impacts would be less than significant.
The cumulative area for stormwater drainage is the watershed. Development within the watershed will result
in an increase in impervious surfaces in addition to changes in land use and associated pol lutant runoff
characteristics. Increased impervious surfaces are likely to alter existing hydrology and increase potential
pollutant loads. However, all future development in the City and throughout the Santa Ana RWQCB will be
required to comply with the requirements of the NPDES permit program and implemented BMPs. Therefore,
the proposed project, would not make a significant contribution to any cumulatively considerable impacts
related to drainage or water quality on a local or regional basis.
AB 341 mandates the reduction of solid waste disposal in landfills. Development according to the City General
Plan, such as the project, would not create demands for solid waste services that would exceed the capabilities
of the County’s waste management system. Consequently, cumulative impacts associated with solid waste
within the City would be considered less than significant.
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4.16 WILDFIRE
Lake and Mountain Commercial Center Project 4.16-1 The Altum Group
Draft EIR
Wildfire
This section of the Draft Environmental Impact Report (EIR) analyzes the wildfire impacts that could occur with
implementation of the proposed project. This analysis identifies the existing wildfire risk associated with the
project site and determines the potential for implementation of the project to exacerbate the underlying
wildfire risk. The analysis of this section relies upon observations made during the fi eld visit, project area
photographs as seen in Exhibit 3-4, Site Photographs, and the City of Lake Elsinore General Plan (2011).
Environmental Setting
Wildfire susceptibility in the City of Lake Elsinore is defined generally as moderately high. The combination of
southern California’s Mediterranean climate, with its winter and spring rainfall and hot, dry summers, and the
frequency of high wind velocity creates optimum conditions for wildfires. The annual rainfall pattern supports
grasses, shrubs, and trees, and the hot arid summers result in dry vegetation. This readily combustible material
can be easily ignited and will burn hot and fast, especially during high wind conditions.
The City of Lake Elsinore is known for periodic high-velocity wind conditions through the Temescal Valley. Such
winds are due mostly to the area’s topography, which forms a natural wind tunnel along the valley and through
the canyons. The area is also subject to occasional Santa Ana conditions.
The approximately 6.07-acre project site, located on the northeast corner of the Lake Street and Mountain
Street within the City of Lake Elsinore, is vacant sloping approximately 20 feet downward from southwest.
Although the site evidences signs of grading and disking, grasses cover portions of the property and several
trees are located in the southerly and southwesterly areas of the project site.
As shown on Figure 3.1 of the General Plan, Wildfire Susceptibility, the project site is located within an area
identified as a ‘Very High’ Fire Hazard Zone, as determined by the City of Lake Elsinore, the County of Riverside,
and the California Department of Forestry and Fire Protection (City of Lake Elsinore, 2011).
The City of Lake Elsinore contracts with the Riverside County Fire Department (RCFD). The nearest fire station
(Station No. 97) to the project site is located at Rosetta Canyon, which is located approximately 5.8 miles east
of the project site. The fire station that could serve the project site is staffed full time, 24 hours per day, 7 days
per week, with a minimum four-person crew, including paramedics.
Regulatory Setting
State Regulations
California Fire Code and the California Building Code
The City of Lake Elsinore and the Riverside County Fire Department have adopted the California Building
Standards Code, which includes the most current version of the California Fire Code and the California Building
Code (CBC). The Uniform Fire Code established by the International Fire Code Institute and the Uniform
Building Code (UBC) established by the International Conference of Building Officials, both prescribe
performance characteristics and materials to be used to achieve acceptable levels of fire protection. The
Riverside County Fire Department Chief is authorized and directed to enforce the provisions of the California
Fire Code throughout the County. The California Fire Code contains standards for access to a site, building
4.16 WILDFIRE
Lake and Mountain Commercial Center Project 4.16-2 The Altum Group
Draft EIR
design, water supply, storage of hazardous materials and brush clearance. The California Building Code
prescribes performance characteristics and materials to be used to achieve acceptable levels of fire protection
based on building use and occupancy. The construction requirements are a function of building size, purpose,
type, materials, location, proximity to other structures, and the type of fire suppression systems installed.
City of Lake Elsinore Regulations
City of Lake Elsinore General Plan
Public Safety and Welfare Element
The City’s General Plan addresses Wildfire in Chapter 3.0 (Wildfire Hazards Goals, Policies and Implementation
Programs 3.4.1). The following goals, policies, and implementation programs apply to the proposed project:
Goal 4: Adhere to an integrated approach to minimizing the threat of wildland fires to protect life and property
using pre-fire management, suppression, and post-fire management.
Policy 4.1: Require on-going brush clearance and establish low fuel landscaping policies to reduce combustible
vegetation along the urban/wildland interface boundary.
Policy 4.2: Create fuel modification zones around development within high hazard areas by thinning or clearing
combustible vegetation within 100 feet of buildings and structures. The fuel modification zone size may be
altered with the addition of fuel resistant building techniques. The fuel modification zone may be replanted
with fire-resistant material for aesthetics and erosion control.
Policy 4.3: Establish fire resistant building techniques for new development such as non-combustible wall
surfacing materials, fire-retardant treated wood, heavy timber construction, glazing, enclosed materials and
features, insulation without paper-facing, and automatic fire sprinklers.
Policy 4.4: Encourage programs that educate citizens about the threat of human wildfire origination from
residential practices such as outdoor barbeques and from highway use such as cigarette littering.
Implementation Program: The City shall condition project to comply with Fire Department requirements, and
work with the California Department of Forestry and the County Fire Department supporting public fire
education and prevention programs
Thresholds of Significance
The criteria for establishing the significance of potential impacts associated with wildfire came from Appendix
G of the State CEQA guidelines and apply to the proposed project. If located in or near a State Responsibility
Area (“SRA”) or lands classified as very high fire hazard severity zone, a significant impact would occur if the
proposed project would:
1) Substantially impair an adopted emergency response plan or emergency evacuation plan.
2) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project
occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.
3) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks,
emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result
in temporary or ongoing impacts to the environment.
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Lake and Mountain Commercial Center Project 4.16-3 The Altum Group
Draft EIR
4) Expose people or structures to significant risks, including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope instability, or drainage changes.
Methodology
The evaluation of impacts of the project is based on professional judgement, analysis of the City’s land use
policies, and significant criteria established in Appendix G of the State CEQA Guidelines, which have been
determined appropriate for this EIR by the City.
Impact Analysis
Impact 4.16-1: Would the project substantially impair an adopted emergency response plan or emergency
evacuation plan?
The project site does not contain any emergency facilities nor does it serve as an emergency evacuation route.
During construction and long-term operation, the proposed project would be required to maintain adequate
access for emergency vehicles. As part of the City’s discretionary review process, the City reviewed the
proposed project to ensure appropriate emergency ingress and egress would be available to project site, and
determined that the proposed project would not substantially impede emergency response routes in the local
area. Accordingly, the project would not impair implementation of or physically interfere with an adopted
emergency response plan or an emergency evacuation plan. Thus, no impact would occur and mitigation is not
required.
Based on the foregoing analysis, implementation of the proposed project would not impair an adopted
emergency response plan and impacts are less than significant.
Mitigation Measures: None required
Significance after Mitigation: No impact.
Impact 4.16-2: Would the project due to slope, prevailing winds, and other factors, exacerbate wildfire risks,
and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled
spread of a wildfire?
As noted above in Section 4.16.1, the project site is relatively flat. The City’s General Plan identifies the project
site as located within a ‘Very High’ Fire Hazard Area. Fire potential for the region is greatest in August,
September and October, when dry vegetation occurs simultaneously with hot, dry Santa Ana winds; however,
wildfire risk occurs throughout the year. Widespread fires that follow an earthquake, coupled with Santa Ana
winds, constitute a worst-case fire suppression scenario for the region. Nonetheless, the post-development
danger from wildland fire would be reduced through development of the property. Implementation of the
project would replace the existing vacant site containing weeds and grasses with structures built in compliance
with State and City Fire Code requirements and other impervious surfaces among irrigated landscaping.
Based on the foregoing analysis, implementation of the proposed project would not result in an exacerbated
wildfire risk due to slope, prevailing winds, and other factors and impacts are less than significant.
Mitigation Measures: None required
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Lake and Mountain Commercial Center Project 4.16-4 The Altum Group
Draft EIR
Significance after Mitigation: No impact.
Impact 4.16-3: Would the project require the installation or maintenance of associated infrastructure (such
as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk
or that may result in temporary or ongoing impacts to the environment?
The improvements to the project site, together with project building design/materials and compliance with
State and City regulations, will ensure project development and operation will not result in a requirement for
installation or maintenance of associated infrastructure that may exacerbate fire risk or that may result in
temporary or ongoing impacts to the environment. As noted above, under Impact 4.16-2, the project site is
currently vacant and contains grasses and weeds. The post-development danger from wildland fire would be
reduced through development of the property. Implementation of the project would replace the existing
vacant site containing weeds and grasses with structures built in compliance with State and City Fire Code
requirements and other impervious surfaces among irrigated landscaping. Additionally, the utility lines located
along the western project boundary would be undergrounded as part of the project.
Based on the foregoing analysis, implementation of the proposed project would not require the development
of infrastructure that may exacerbate wildfire risk and impacts are less than significant.
Mitigation Measures: None required
Significance after Mitigation: No impact.
Impact 4.16-4: Would the project expose people or structures to significant risks, including downslope or
downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
As noted above, in Section 4.16.1, the project site is relatively flat, sloping approximately 20 feet downward
from southwest. Additionally, as discussed in Section 4.6.1, and further under Impact 4.6-1d, the Preliminary
Geotechnical Investigation prepared for the project site indicated that landslide debris was not observ ed
during the subsurface exploration and no ancient landslides are known to exist on the site. No landslides are
known to exist, or have been mapped, in the vicinity of the project site.
Based on the foregoing analysis, implementation of the proposed project would not expose people or
structures to risk due to slope instability following a wildfire and impacts are less than significant.
Mitigation Measures: None required
Significance after Mitigation: No impact.
Cumulative Impacts
The project site and vicinity are located within a designated ‘Very High’ Fire Hazard Area. The project site is
vacant, as is much of the area surrounding project site to the north and east. Project development and
continuing development throughout the vicinity of the project would be accompanied by roadway
improvements, utility and services improvements and structural safety measures that will reduce danger to
persons and structures from fires; therefore, the project would not result in a cumulatively considerable
impact.
Lake and Mountain Commercial Center Project 5-1 The Altum Group
Draft EIR
Other CEQA Required Sections
This chapter discloses the evaluation of other types of environmental impacts required by CEQA, which are not
included within the chapters of this EIR. The other CEQA considerations include environmental effects that
were found not to be significant, significant irreversible environmental changes that would be caused by the
project, and growth-inducing impacts.
The CEQA Guidelines require that an EIR disclose the significant environmental eff ects of a project which
cannot be avoided if the proposed project is implemented (CEQA Guidelines § 15126(b)). As described in detail
in Section 4.0 of this EIR, the proposed project would not result in impacts to the environment that cannot be
reduced to below a level of significance after compliance with applicable laws and regulations and/or
application of feasible mitigation measures.
5.1 Significant Irreversible Changes
As a requirement of the CEQA Guidelines, EIRs shall address any significant irreversible environmental changes
that would be involved in the proposed action should it be implemented (CEQA Guidelines § 15126.2(c)). An
environmental change would fall into this category if: a) the project would involve a large commitment of
nonrenewable resources; b) the primary and secondary impacts of the project would generally commit future
generations to similar uses; c) the project involves uses in which irreversible damage could result from any
potential environmental accidents; or d) the proposed consumption of resources is not justified (e.g., the
project results in the wasteful use of energy).
Determination of whether the proposed Project would result in significant irreversible environmental changes
requires an analysis of whether key non-renewable resources would be degraded or destroyed in such a way
that there would be minimal possibility of restoring them. Natural resources in the form of construction
materials and energy resources would be utilized in the construction of the proposed Project, however
development of the Project site would not have measurable adverse effect on the availability of such resources,
including resources that may be non-renewable, such as fossil fuels. Construction and operation of the
proposed Project would not involve the use of large quantities or sources of non-renewable energy.
Additionally, the Project is required by law to comply with the California Building Standards Code (CALGreen),
which reduces a building operation’s energy volume that is produced by fossil fuels. The Project would be
subject to regulations that reduce the Project’s reliance on non-renewable energy sources. The Project would
also be subject to the Energy Independence and Security Act of 2007, which contains provisions designed to
increase energy efficiency and availability of renewable energy. The Project also would be subject to Title 24
(California Energy Code). Title 24 contains measures to reduce natural gas and electrical demand, therefore
requiring less non-renewable energy resources. The Project would avoid the inefficient, wasteful, and
unnecessary consumption of energy during Project construction, operation, maintenance, and/or removal.
5 Other Required CEQA Sections
Lake and Mountain Commercial Center Project 5-2 The Altum Group
Draft EIR
With mandatory compliance to the energy efficiency regulations and mitigation measures, the Proje ct would
not involve the use of large quantities or sources of non-renewable energy.
An analysis of the proposed Project’s potential transport or handle of hazardous materials is included in
subsection 4.8, Hazards and Hazardous Materials, which discusses if such hazardous materials released into
the environment, could result in irreversible damage to the environment. The analysis concluded, compliance
with federal, state, and local regulation associated with hazardous materials would be required of all
contractors working within the property during the Project’s construction. As such, the construction and
operation of the proposed Project would not cause significant irreversible damage to the environment.
5.2 Growth Inducing Impacts
This section evaluates the potential for the proposed project to affect “economic or population growth, or the
construction of additional housing, either directly or indirectly, in the surrounding environment” (CEQA
Guidelines, 15126.2[d]). To assess either of the two types of growth-inducing impacts, direct and indirect, the
Project characteristics that may encourage and facilitate activities that individually or cumulatively may affect
the environment must be evaluated.
Direct growth-inducing impacts occur when the development of a project imposes new burdens on community
that directly induces population growth or the construction of additional developments in the same area of
the Project, thereby causing related growth-associated impacts. This analysis includes discussion regarding
projects that would remove physical obstacles to population growth (such as a new road into an undeveloped
area or a wastewater treatment plant that could allow more construction in the service area). Construction of
these types of infrastructure projects cannot be considered isolated from the development they trigger. In
contrast, projects that physically remove obstacles to growth and projects that indirectly induce growth are
those which may provide a catalyst for future unrelated development in an area (such as a new residential
community that requires additional commercial uses to support residents).
Construction of the Project would indirectly result in growth inducement, as it will not require new public
service facilities. Per the SCE Will Serve Letter (Appendix P), the project site is located within the service area
of Southern California Edison (SCE) and electric power for the proposed project will be provided by SCE. The
project site is located within the service area of the Elsino re Valley Municipal Water District (EVMWD), within
the District’s Regional Collection System. The proposed project would install connections to existing EVMWD
water and wastewater conveyance lines within the street right-of-way on Lake Street and Mountain Street.
Additionally, the proposed project would not require any new roadways within the project vicinity. Therefore,
while it is recognized that the proposed project will induce growth within the project vicinity, such growth is in
concurrence with the City’s planned growth policies and will not result in any potentially significant growth -
inducing impacts.
5.3 Effects Found not to be Significant
The City of Lake Elsinore has determined through the Initial Study (IS) process that the proposed project has
the potential to cause or result in significant environmental impacts, and warranted further analysis, public
review, and disclosure through the preparation of an EIR. The IS and associated EIR Notice of Preparation
(NOP), dated August 2020, were forwarded to the California Office of Planning and Research, State
Clearinghouse (SCH), and circulated for public review and comment. The State Clearinghou se established the
5 Other Required CEQA Sections
Lake and Mountain Commercial Center Project 5-3 The Altum Group
Draft EIR
public comment period for the IS/NOP as August 28, 2020 through September 28, 2020. The assigned State
Clearinghouse reference for the Project is SCH No. 2020080538. The IS, NOP, and NOP responses are presented
as Appendix A of this EIR.
The following discussion is a summary of environmental impacts that were determined in the IS/NOP and
public review processes to present no potentially significant impacts. Specific issues considered to present no
potentially significant impacts were not extensively discussed within the body of this EIR. Please also refer to
related discussions and analyses included within the IS, EIR Appendix A.
5.3.1 Agriculture and Forestry Resources
According to the California Department of Conservation (CDOC), the project site is not designated Prime
Farmland, Unique Farmland or Farmland of Statewide Importance. In addition, the project site is not under a
Williamson Contract. According to the City’s General Plan the project site is not designated for timberland or
timberland production. The development of the proposed project would not result in the loss of forest land or
the conversion of forest land to non-forest use. Furthermore, the project site land use and zoning has been
designated as C-2 (General Commercial) which allows for the development of commercial centers. Land
adjacent to the project site is designated as Urban and Built-Up Land and is zoned for single-family residential
development. Therefore, there would be no impact to agriculture and forestry resources f rom the
development of the proposed project and no further analysis is warranted in this EIR.
5.3.2 Mineral Resources
According to the City of Lake Elsinore General Plan EIR, the project site is located within the Mineral Resources
Zone (MRZ) 3, which is defined as an area containing known or interred mineral occurrences of undetermined
mineral resources significance. Additionally, there are no active mines located on the project site. There are
no known locally-important mineral resource recovery sites as delineated by the City’s General Plan, or any
other relevant land use plan for the project area. Therefore, the proposed project is not expected to cause
adverse effects to any known mineral resources. Therefore, the proposed project would result in a less than
significant impact and no further analysis is warranted in this EIR.
5.3.3 Population and Housing
The proposed project does not include the construction of new residential development that would directly
contribute to population growth in the City. The proposed project would consist of a commercial/retail
development that would service customers within the project vicinity. The project site is currently located in
an area of the City that has existing roads, which include Mountain Street and Lake Street. The project is not
proposing the extension of roads. In addition, the project site has been planned and zoned for general
commercial development and would be serviced by existing water and sewer, telephone, electricity, and gas
lines. The project would not include the extension of City infrastructure that could spur indirect growth that
could induce substantial population growth. Therefore, the project would have a less than significant impact
and no further analysis is warranted in this EIR.
The proposed project would not result in the displacement of people or housing, since the proposed project is
currently vacant and zoned for general commercial development. There is currently no housing developments
on the project site and the construction of the project would not displace existing housing developments or
5 Other Required CEQA Sections
Lake and Mountain Commercial Center Project 5-4 The Altum Group
Draft EIR
require construction of new housing elsewhere. The proposed project is for commercial/retail that would
temporarily bring people in and not permanently or for extended periods of time. Therefore, the project would
have no impact with respect to these issues and no further analysis is warranted in this EIR.
5.3.4 Recreation
The proposed project would consist of a commercial development and does not propose the construction of
new residential development that would result in the increase use of existing neighborhood and regional parks
and other recreations facilities. In addition, the proposed project employment is anticipated to be filled by
existing residents or neighboring communities. In addition, the use of neighbor hood and regional parks by
employees would be limited to their breaks. Therefore, the potential for the proposed project to result in
increased demands on neighborhood or regional parks or other recreational facilities would be less than
significant. As is consistent with all commercial projects, the proposed retail center project would be required
to pay park fees to the City for the purpose of establishing, improving and maintaining park land within the
City. Overall, construction and operation of the proposed project would not result in the increase in use of park
facilities that would be substantial, such that new or physically altered park facilities would be needed.
Therefore, project impacts related to parks are less than significant and, and no further analysis is warranted
in this EIR.
As stated in Section XVI (a), the proposed project would consist of a commercial/retail development that does
not include the development of recreational facilities or require the construction or expansion of recreatio n
facilities. The construction and operation of the proposed project are not anticipated to negatively impact the
surrounding recreational facilities. Furthermore, the development of the proposed project would not cause
any additional environmental impacts beyond what is analyzed for the project within this document.
Therefore, the proposed project would have a less than significant impact and no further analysis is warranted
in this EIR.
Lake and Mountain Commercial Center Project 6-1 The Altum Group
Draft EIR
Chapter 6 Alternatives to the Proposed
Project
6.1 Introduction
This Chapter identifies alternatives to the proposed project pursuant to the provisions of Section 15126.6 of
the State CEQA Guidelines, as amended. Section 15126.6(a) of the State CEQA Guidelines states that:
“An EIR shall describe a range of reasonable alternatives to the project, or the location of
the project, which would feasibly attain most of the basic objectives of the project but would
avoid or substantially lessen any of the significant effects of the project, and evaluate the
comparative merits of the alternatives. An EIR needs to not consider every conceivable
alternative to a project. Rather it must consider a reasonable range of potentially feasible
alternatives that will foster informed decision making and public participation....There is no
ironclad rule governing the nature or scope of the alternatives to be discussed other than
the rule of reason.”
Consideration in Selecting Alternatives to the Proposed Project
State CEQA Guidelines Sections 15126.6 (b) through (f) articulates the key considerations pertaining to, and
requirements for, the preparation of the alternatives analysis in an EIR. Key components of the State CEQA
Guidelines sections that are relevant to the proposed project addressed in this EIR are summarized below:
• Section 15126.6(b) of the State CEQA Guidelines, as amended, states:
“… the discussion of alternatives shall focus on alternatives to the project or its
location,… even if these alternatives would impede to some degree the attainment of
the project objectives, or would be more costly…”
• Section 15126.6(c) of the State CEQA Guidelines, as amended, states:
“The EIR should also identify any alternatives that were considered by the Lead Agency
but were rejected as infeasible during the scoping process and briefly explain the
reasons underlying the Lead Agency’s determination…”
• Section 15126.6(d) of the State CEQA Guidelines, as amended, states:
“The EIR shall include sufficient information about each alternative to allow
meaningful evaluation, analysis, and comparison with the proposed project. A matrix
displaying the major characteristics and significant effects of each alternative may be
used to summarize the comparison. If an alternative would cause one or more
significant effects in addition to those that would be caused by the project as proposed,
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-2 The Altum Group
Draft EIR
the significant effects of the alternative shall be discussed, but in less detail than the
significant effects of the project as proposed...”
• Section 15126.6(e)(1) of the State CEQA Guidelines, as amended, states:
“The specific alternative of “no project” shall also be evaluated along with its impact.
The purpose of describing and analyzing a no project alternative is to allow decision
makers to compare the impacts of approving the proposed project with the impacts of
not approving the proposed project…”
• Section 15126.6(e)(2) of the State CEQA Guidelines, as amended, states:
“The “no project” analysis shall discuss the existing conditions at the time the notice
of preparation is published… as well as what would be reasonably expected to occur
in the foreseeable future if the project were not approved … If the environmentally
superior alternative is the “no project” alternative, the EIR shall also identify an
environmentally superior alternative among the other alternatives...”
• State CEQA Guidelines Section 15126.6(e)(3)(A) states:
“When the project is the revision of an existing ongoing operation, the “no project”
alternative will be the continuation of the existing operation into the future...”
• State CEQA Guidelines Section 15126.6(f)(3) states:
“Rule of reason. An EIR need not consider an alternative whose effects cannot be
reasonably ascertained and whose implementation is remote and speculative.”
Development of Alternatives for Analysis
Pursuant to the provisions of the aforementioned sections of the State CEQA Guidelines, as amended, a range
of feasible alternatives to the proposed Lake and Mountain Commercial Center is considered and evaluated in
this EIR. The discussion in this chapter provides the following:
1. A description of the alternatives considered and rejected.
2. A description of the alternatives considered as feasible and evaluated herein.
3. Comparative analysis of each alternative that focuses on the potentially significant unavoidable
environmental impacts of the proposed project. The purpose of this analysis is to determine whether
alternatives are capable of eliminating or substantially reducing the project’s significant environmental
impacts.
4. Conclusions regarding the ability of an alternative to: a) avoid or substantially lessen the significant
unavoidable impacts of the project; b) the ability of an alternative to attain most of the basic project
objectives; and c) the merits and feasibility of an alternative compared to the merits of the proposed
project.
The alternatives to the proposed project discussed in this EIR are:
• No Project Alternative
• Alternative 1: Alternative Site Plan Alternative
6.2 Project Objectives
The following project objectives have been established; they serve as a basis for comparing the alternatives,
and for the evaluation of associated environmental impacts:
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-3 The Altum Group
Draft EIR
• Develop a new commercial and retail center along an Arterial street and within close proximity to other
major roadways in a location that will serve the local community within the City of Lake Elsinore.
• Develop a project site of roughly 5 to 8 acres for commercial/retail uses, on a site where proposed
development would be consistent with the existing General Plan land use and zoning designation, and
in a manner that will fully utilize its development potential.
• Develop a new retail and commercial center which will serve the local community.
• Develop a project that will provide local employment opportunities and that will provide economic
benefits to the community and City.
• Develop a new commercial/retail center with sustainable project features that reduces project impacts
on the environment.
• Develop a cohesive commercial center that allows shoppers to enjoy eating facilities as well as
shopping opportunities in one stop thereby reducing the number of traffic trips residents would take.
6.3 Impacts of the Proposed Project
As discussed throughout Section 4.0, Environmental Analysis, the proposed project would not result in
significant adverse environmental effects that cannot be mitigated to below levels of significan ce after the
implementation of project design features, mandatory regulatory requirements, and feasible mitigation
measures.
6.4 Alternatives Considered and Rejected
An EIR is required to identify any alternatives that were considered by the Lead Agency but were rejected as
infeasible. Among the factors described by CEQA Guidelines § 15126.6 in determining whether to exclude
alternatives from detailed consideration in the EIR are: a) failure to meet most of the basic project objectives,
b) infeasibility, or c) inability to avoid significant environmental impacts. With respect to the feasibility of
potential alternatives to the proposed Project, CEQA Guidelines § 15126.6(f)(1) notes:
“Among the factors that may be taken into account when addressing the feasibility of alternatives are
site suitability, economic viability, availability of infrastructure, general plan consistency, other plans
or regulatory limitations, jurisdictional boundaries…and whether the proponent can reasonably
acquire, control or otherwise have access to the alternative site…”
In determining an appropriate range of alternatives to be evaluated in this EIR, a number of possible
alternatives were initially considered and, for a variety of reasons, rejected. Alternatives were rejected because
either: 1) they could not accomplish the basic objectives of the Project, 2) they would not have resulted in a
reduction of significant adverse environmental impacts, and/or 3) they were considered infeasible to construct
or operate. A summary of the alternatives that were considered buy rejected are described below.
Alternative Sites
CEQA does not require that an analysis of alternative sites always be included in an EIR. However, if the
surrounding circumstances make it reasonable to consider an alternative site then this alternative should be
considered and analyzed in the EIR. In making the decision to include or exclude analysis of an alternative site,
the “key question and first step in analysis is whether any of the significant effects of the project would be
avoided or substantially lessened by putting the project in another location. Only locations that would avoid
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-4 The Altum Group
Draft EIR
or substantially lessen any of the significant effects of the project need to be considered for inclusion in the
EIR” (CEQA Guidelines § 15126.6(f) (2)).
Development of the project at a different location would shift the Project’s near -term impacts to a different
location, and it is likely that similar or more severe near-term impacts could occur at off-site locations due to
the timing of implementation of the project. Additionally, the Applicant does not currently have ownership of
any additional properties within the City and acquiring additional land for an alternative site would be
economically infeasible. For these reasons, the City of Lake Elsinore finds that evaluation of an alternative site
location is not required for the project because alternative site locations would not reduce or avoid the
project’s significant environmental effects and would be infeasible for the Applicant.
6.5 Alternatives Under Consideration
No Project Alternative
The No Project Alternative considers no new development/disturbance on the project site. As such, the 6.07-
acre project site would consist of undeveloped and vacant land that is routinely disced as part of ongoing fire
abatement activities. Under this Alternative, no improvements would be made to the project site and none of
the project’s roadway, utility, and other infrastructure improvements would occur. Under the No Project
Alternative, the project site would remain vacant and undeveloped, although it is expected that it would be
developed at some time in the future consistent with the underlying general plan and zoning designations . The
specific alternative development options at the project site in the foreseeable future are too speculative. This
Alternative was selected by the City to compare the environmental effects of the proposed project with an
alternative that would leave the Project site in its existing (i.e., post-reclamation) conditions, in conformance
with CEQA Guidelines § 15126.6(e)(3)(B).
Alternative #1: Alternative Site Plan
The alternative project would consist of a commercial/retail center that includes a quick-serve drive-thru
restaurant, a convenience store, express car wash, and gas station land uses on a total of 6.07 acres (proposed
lot size). The project site is designated General Commercial by the City of Lake Elsinore General Plan and it is
zoned C-2 (General Commercial).
As shown on Exhibit 6-1, Alternative Site Plan, Alternative #1 will consist of a 3,400 s.f. C-Store (convenience
store) with an attached 1,525 s.f. Quick-Serve Restaurant (QSR), 4,089 s.f. gas fueling canopy, a 3,150 s.f.
express car wash, and a 17,500 s.f. retail building with drive-thru lane. This Alternative would provide vehicle
ingress/egress along Mountain Street, in addition to two (2) additional ingress/egress along Lake Street. This
three-access point to the site are proposed to be full-access. Parking has been accommodated throughout the
site with approximately 170 parking stalls, including 11 ADA stalls, 20 vacuum stalls, and seven (7) electric
vehicle charging stalls. Landscaping features will be incorporated along the boundary of the project site and in
the interior of the site. Trees will provide shade to the alternative parking stalls and landscaping along the east
and south side of the property will prevent flow runoff towards Lake Street and Mountain Street. Alternative
#1 has also been designed with a bio filtration system designed to retain and treat a designated volume
stormwater runoff that is located on the northern portion of the project site.
Exhibit
6-1
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A49
A20(2)A20A(2)A20B(2)A20CA50(2)
A49A5A5A3WHIP CREAMFRONT
36"Lx24"D 36"Lx24"D MVE
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A5BELOW
A5BELOW
A49BELOW
A51
A10A10AA13(2)A17
A10A10AA13(2)A17
A12(2)A13(2)A13A(2)
A1CA17 FILTER
A18A17 FILTER
A16A(2-HEAD)
A4
A7BELOWA6
A14
B3BELOW
B9 B3C
B3C
B12
B13D
B1B B8
TG8
TG16
TG15
C1C1 C1
TG1BELOW
C2C3C2 C2
C6A
C13
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S 89°35'43" E 373.54'13.54'S 89°35'43" E 413.25'S 1°25'44" W 620.31'384.51'100.12'(N 89°15' W 390.18')N 0°51'47" E 703.20'N 89°08'13" W 381.92'103.20'100.00'100.00'100.00'100.00'100.00'
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90.78'100.00'100.00'100.00'100.00'
N 1°25'44" E 591.02'MOUNTAIN STREETCLPUBLIC ROAD ROW = VARIESLAKE STREETCL
PUBLIC ROAD ROW = VARIES
BASIS OF BEARINGS
100.00'
C-STORE
85'X40'
3,400 S.F.
14S
QSR
40'X40'
1,525 S.F.
16S
6 MPD
CANOPY
87'X47'
4,089 S.F.
EXPRESS
CAR WASH
90'X35'
3,150 S.F.
T.E.
A
T.E.
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EXISTING TELEPHONE/POWER
POLES TO BE RELOCATED
UNDERGROUND, TYP. OF 7
ALONG BOTH STREET FRONTAGES
LANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTER
LANDSCAPE PLANTER
LANDSCAPE PLANTER
LANDSCAPE PLANTERWQMP AREA
WQMP AREA
WQMP AREACONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKPROPOSED PROPERTY LINE
CONCRETE WALKWAY
CONCRETE WALKWAYCONCRETE WALKWAYCONCRETE WALKWAY
EXISTING PROPERTY LINE
EXISTING PROPERTY LINEPROPOSED PROPERTY LINECONCRETE WALKWAYCONCRETE WALKWAYLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTER
LANDSCAPE PLANTER
LANDSCAPE
PLANTER
LANDSCAPE PLANTER
CONCRETE WALKWAY
LANDSCAPE PLANTER
PROPOSED 5-BIKE RACK
(INGROUND) BY: BARCO
PRODUCTS #05CL1692 OR EQUAL
AT EACH BUILDING, TYP. OF 3
PROPOSED LOCATION OF HEALY
TANK, VENT RISERS, AND
UNDERGROUND STORAGE TANKS
PROPOSED ADA PATH OF
TRAVEL THROUGHOUT SITE AND
TO THE PUBLIC RIGHT OF WAY
PROPOSED AIR AND
WATER LOCATION
ABANDONED PROPERTY LINEABANDONED PROPERTY LINEEXISTING SIGNALIZED
INTERSECTION TO BE
UPDATED
DRIVE-THROUGH LANES PROVIDE
MINIMUM 8 VEHICLES IN ACCORDANCE
WITH LEMC SECTION 17.148.060 (TYP.)
EXISTING UTILITY METERS
IN PUBLIC R.O.W. TO BE
RELOCATED, SEE CIVIL
PROPOSED COVERED
VACUUM STALLS, TYP. OF 22
500 S.F. OF CUSTOMER
SERVING AREA
PROPOSED
RETAIL WITH
DRIVE-THRU LANE
17,500 SF
LOADING
LANDSCAPE PLANTERCONCRETE WALKWAY
LANDSCAPE PLANTER
NOT TO SCALE
IID - CONCEPTUAL SITE PLAN
SCALE: 1" = 30'-0"
VICINITY MAP NWC MOUNTAIN ST. & LAKE ST.LAKE ELSINORE, CA 92530APN: 389-030-012 - 018COMMERCIAL RETAILGH
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AH
SITE DATA
ARCHITECT / EXHIBIT PREPARER
EMPIRE DESIGN GROUP, INC.
PO BOX 944
MURRIETA, CA 92564
PHONE: (951) 696-1490
FAX: (951) 696-1443
CELL PHONE: (951) 809-7601
E-MAIL: ghann@empiregr.biz
CONTACT: GREGORY HANN, ARCHITECT
PHYSICAL ADDRESS:
24861 WASHINGTON AVE.
MURRIETA, CA 92562
ADDRESS:
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DANNY SINGH
TIGER PETROLEUM, INC.
3017 E. EDINGER AVE.
TUSTIN, CA 92780
CELL PHONE: (949) 630-5345
E-MAIL: dannysingh9@gmail.com APN:
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COUNTY: RIVERSIDE
EXISTING: 6.07 ACRES (264,583 S.F.)LOT SIZE:
SPECIFIC PLAN:
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EXISTING ZONE: C2 - GENERAL COMMERCIAL
PROPOSED ZONE: C2 - GENERAL COMMERCIAL
CONSTRUCTION TYPE:
OCCUPANCYS:
V-B/SPRINKLERED
M
C-STORE: 3,400 S.F.BUILDING AREAS:
PROPOSED LAND USE: RETAIL / COMMERCIAL
MAX HEIGHT: 45'-0"BUILDING HEIGHT:
APPLICANTPROJECT DESCRIPTION (SOW)
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SOUTH: R1 - SINGLE FAMILY RESIDENTIAL
EAST: MURDOCK ALBERHILL RANCH SPECIFIC PLAN
WEST: R1 - SINGLE FAMILY RESIDENTIAL
USE AND ZONING:
UTILITIES
PERMIT NUMBER:
T
B
D
IID - CONCEPTUAL
SITE PLAN
AS 1.0SITE
EXISTING LAND USE: VACANT
CANOPY: 4,089 S.F.
EXPRESS CAR WASH: 3,150 S.F.
RETAIL: 17,500 S.F.
WATER:
EASTERN MUNICIPAL WATER DISTRICT
951-928-3777
SEWER:
EASTERN MUNICIPAL WATER DISTRICT
951-928-3777
GAS:
SOUTHERN CALIFORNIA GAS CO.
1-800-427-2200
ELECTRICAL:
SOUTHERN CALIFORNIA EDISON
1-800-655-4555
TELEPHONE / CABLE:
SPECTRUM
1-833-694-9259
FRONTIER
1-800-921-8101
WASTE:
WASTE MANAGEMENT
1-866-909-4458
TRASH ENCLOSURE A: 176 S.F. (TYP. OF 2)
MOUNTAIN ST
QSR: 1,525 S.F.
.12FLOOR AREA RATIO:
APPLICABLE BUILDING CODES
ALL CONSTRUCTION TO COMPLY WITH:
BUILDING CODE:
2
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1
6
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PLUMBING CODE:
2
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1
6
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ELECTRICAL CODE:
2
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MECHANICAL CODE:
2
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6
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ENERGY CODE:
2
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1
6
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GREEN BUILDING:
2
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1
6
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FIRE CODE:
2
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1
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(
2
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1
5
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)
*THE PROJECT SHALL COMPLY WITH THE DEVELOPMENT STANDARDS
AS OUTLINED IN THE C-2 ZONE AND THE LEMC
HAZARDOUS FIRE AREA:
V
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COMPLY WITH LEMC & CBC
PROPOSED: 5.63 ACRES (245,324 S.F.)
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-7 The Altum Group
Draft EIR
Implementation of Alternative #1 would result in a reduction of overall retail square footage compared to the
proposed project by approximately 2,040 s.f. Additionally, Alternative #1 proposes one drive-thru lane instead
of two proposed under the project.
6.6 Alternative Impact Evaluation
No Project Alternative
The No Project/No Build Alternative assumes that the proposed project is not developed. The project site
would remain in its current condition and would remain vacant.
Aesthetics
The No Project Alternative considers no development or disturbance on the project site beyond that which
occurs under existing conditions. As such, the 6.07-acre site would remain undeveloped and vacant land that
is routinely disced for fire abatement purposes. Thus, the project’s less-than-significant impacts to scenic vistas
would be avoided under this Alternative. Although the project is not expected to degrade the existing visual
character or quality of the site or its surroundings, implementation of the No Project Alternative would retain
the areas visual character and impacts would be reduced in comparison to the project. There would be no new
sources of light or glare under the No Project Alternative, and impacts associated with light and glare would
be reduced in comparison to the proposed project. Impacts to aesthetics would be reduced under the No
Project Alternative.
Air Quality
Under the No Project Alternative, no development would occur on the project site; therefore, there would be
no potential sources of short-term (construction) or long-term (operational) emissions. There also would be
no potential sources of construction-related odors associated with this Alternative. With respect to
construction-related emissions, the No Project Alternative would avoid the project’s near-term construction-
related less than significant impacts. Additionally, the NDA would avoid the project’s long-term operational-
related less than significant impacts. Additionally, the less than significant odor impacts would be eliminated.
Impacts to air quality would be reduced under the No Project Alternative.
Biological Resources
The No Project Alternative would leave the project site in its existing (undeveloped/vacant) condition and no
development would occur on the site. Thus, the No Project Alternative would avoid the project’s impacts to
sensitive species, including burrowing owl, native bird nests, and bat species. Similar to the proposed project,
the No Project Alternative would result in no impacts to riparian habitat or other sensitive species and federally
or state protected wetlands. Additionally, the No Project Alternative would avoid the less than significant
impacts due to potential conflicts with Chapter 5.116 of the Lake Elsinore Municipal Code (Palm Tree
Preservation Policy) and the MSHCP. Impacts to biological resources would be reduced under the No Project
Alternative.
Cultural Resources
Under the No Project Alternative, no substantial changes nor disturbances would occur. As such, the No Project
Alternative would avoid the project’s potentially significant but mitigable impacts to cultural resources.
Impacts to cultural resources would be reduced under the No Project Alternative.
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-8 The Altum Group
Draft EIR
Energy
Under the No Project Alternative, energy would not be consumed onsite as the project site is currently vacant
and undeveloped. As such, the No Project Alternative would avoid the project’s less than significant impacts
to energy resources. Impacts to energy resources would be reduced under the No Project Alternative
Geology and Soils
Under the No Project Alternative, no grading and/or earthmoving activities would occur and no structures
would be constructed on the project site; therefore, there would be no potential to expose people or structures
to potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known
earthquake fault, strong seismic ground shaking, and/or seismic-related ground failure. Under this Alternative,
on- or off-site landslide, lateral spreading, subsidence, liquefaction, collapse, soil instability, or expansive soils
could occur as a result of natural forces; however, because no development would occur, there would be no
structures located on a geologic unit or soil that is unstable. Since no grading activities would occur under the
No Project Alternative and no cut and fill slopes would be created, hazards associated with unstable soils would
not occur. No substantial changes to the site topography would occur under this Alternative, since it does not
propose to alter the site from its current condition. Impacts to on- or off-site landslide, lateral spreading,
subsidence, liquefaction, collapse, soil instability, and expansive soils would be reduced under the No Project
Alternative.
Under the No Project Alternative, because no development would occur, soil erosion and the loss of topsoil
due to natural forces (wind and rain) would continue in the absence of regulations such as a NPDES, a SWPPP,
and SCAQMD Rule 403, Fugitive Dust, which would regulate the project so that potential impacts associated
with soil erosion and the loss of topsoil would be managed. Accordingly, any potential impacts associated with
geology and soils, with the exception of soil erosion and the loss of topsoil that wo uld occur as a result of
natural processes, would be avoided under the No Project Alternative. Impacts associated with soil erosion
and the loss of topsoil would be slightly increased under the No Project Alternative, but would remain less than
significant.
Greenhouse Gas Emissions
As noted in EIR Section 4.7, Greenhouse Gas Emissions, an individual project such as the project does not have
the potential to result in direct and significant GHG-related impacts in the absence of cumulative sources of
GHGs. Under the No Project Alternative, no development would occur on the project site; therefore, there
would be no new potential sources of cumulative near-term or long-term GHG emissions. Accordingly, because
no development would occur under this Alternative, the project’s less-than-significant impact would be
avoided under this Alternative. Neither the No Project Alternative nor the Project would conflict with an
applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs. Impacts due
to GHGs would be reduced under the No Project Alternative.
Hazards and Hazardous Materials
Because no development would occur under the No Project Alternatives, no potential impacts associated with
the routine transport, use, or disposal of hazardous materials or foreseeable upset or accident conditions
involving the release of hazardous materials into the environment, would occur. Although project impacts due
to the emission of hazardous materials, substances, or waste within one -quarter mile of an existing or
proposed school (i.e., Terra Cotta High School), because no development would occur impacts to schools would
be reduced under this alternative. The Project site is not listed on any list of hazardous materials sites compiled
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-9 The Altum Group
Draft EIR
pursuant to Government Code Section 65962.5; therefore, neither the proposed project nor the No Project
Alternative have the potential to result in impacts associated with hazardous materials sites. Neither the
project nor the No Project Alternative would be inconsistent with an Airport Land Use Consistency Plan.
Because the Project site is not identified as part of an emergency response plan or emergency evacuation plan,
neither the NDA nor the Project would result in significant impacts due to impairment of evacuation or
emergency plans.
The Project site is located in an area identified to have a ‘Very High’ Fire Hazard Area according to the City’s
General Plan (2011). Implementation of the proposed project would include development of structures within
the project site and could expose more people and additional development to potentially significant hazards
from wildfires. Under the No Project Alternative, there would be no structures developed on the project site;
however, the site would require routine discing as part of fire abatement activities in order to reduce wildfire
risk. Nonetheless, because the No Project Alternative would retain the site in its existing condition, the risk of
the project site contributing to wildfire hazards in the area would be increased as compared to the proposed
project.
Hydrology and Water Quality
Because no grading or development of the project site would occur under the No Project Alternative, no
changes to existing hydrology and drainage conditions would occur. No storm water improvements would be
constructed and rainfall would continue to exit the site as sheet flow, as occurs under existing conditions.
Because this Alternative would not implement mandatory SWPPP and NPDES measures to reduce erosion and
sedimentation, erosion and sedimentation would be greater under this Alternative. Accordingly, the proposed
project’s potential impacts associated with hydrology and water quality, with the exception of uncontrolled
erosion and sedimentation and its potential impacts on water quality, would be avoided under this Alternative.
The No Project Alternative would allow for greater on-site groundwater recharge compared to the proposed
project due to the reduction in impervious surfaces; therefore, the project’s less-than-significant impact due
to groundwater recharge would be reduced under this alternative.
The proposed project would install a comprehensive system of storm drain improvements and water quality
retention basins that would convey storm water runoff off-site in a manner that would not cause substantial
flooding on- or off-site, resulting in a reduction in peak flows from the project site. Thus, downstream erosion
impacts would be reduced under the proposed project as compared to the No Project Alternative. Compared
to the proposed project, the No Project Alternative also would increase impacts to the capacity of existing or
planned storm water drainage systems as well as polluted runoff because it would not result in the storm drain
improvements and water quality retention basins that are proposed by the project.
Neither the proposed project nor the No Project Alternative would result in the construction of housing or
structures within a mapped flood hazard area. Thus, impacts associated with housing or structures in flood
plains would not occur under the No Project Alternative or the proposed project.
Land Use and Planning
Under the No Project Alternative, as with the proposed project, there would be no applications for a General
Plan Amendment, Change of Zone, Specific Plan Amendment, or Specific Plan; however, the No Project
Alternative would not result in an impact associated with MSHCP compliance as there is no resulting alteration
of the project site. Thus, the No Project Alternative would result in a reduced impact associated with MSHCP
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-10 The Altum Group
Draft EIR
compliance. Neither the No Project Alternative nor the proposed project would have the potential to physically
divide an established community.
Noise
Under the No Project Alternative, no construction or development would occur on site. Thus, although the
Project would result in less-than-significant impacts with mitigation to nearby sensitive receptors during both
construction and operation, the No Project Alternative would not result in any noise increase and thus impacts
due to the exposure of persons to or generation of noise levels in excess of standards established in the local
general plan or noise ordinance, or applicable standards of other agencies would be avoided under th is
Alternative. Similarly, the project’s less-than-significant impacts due to ground borne vibration or ground borne
noise levels would be avoided under this Alternative. There also would be no substantial permanent or
temporary increase in ambient noise levels in the project vicinity under the No Project Alternative, and would
avoid the project’s less-than-significant impacts (with mitigation). The Project site is not located within two
miles of any public or private airports. The project site is not located within any known Airport Influence Area
or Airport Safety Zone for any public airports. Thus, neither the No Project Alternative nor the proposed Project
would expose sensitive receptors to excessive aircraft-related noise.
Public Services
The proposed project’s impacts to public services would be less than significant or have no impact. The No
Project Alternative would not result in any new development within the project site, and would not result in
any increase in demand for public services. Accordingly, the proposed project’s less-than-significant impacts
associated with public services would be avoided under this Alternative.
Transportation
Under the No Project Alternative, no new development would occur; therefore, no traffic impacts would occur.
As a result, the project’s direct and cumulatively-considerable impacts to transportation would be avoided
under the No Project Alternative.
Tribal Cultural Resources
Under the No Project Alternative, no new ground disturbance would occur. As such, the No Project Alternative
would avoid the project’s significant but mitigable impacts to Tribal Cultural Resources (TCRs) that may be
buried beneath the site’s surface and that could be impacted during grading and ground-disturbing activities.
No impact would occur under the No Project Alternative.
Utilities and Service Systems
The proposed project’s impacts associated with utilities and service systems would be less than significant.
Because no development would occur under the No Project Alternative, no potential impacts would occur
associated with utilities and service systems. Accordingly, implementation of the No Project Alternative would
avoid the proposed project’s less-than-significant impacts to utilities and service systems.
Wildfires
The Project site is located in an area identified to have a ‘Very High’ Fire Hazard Area according to the City’s
General Plan (2011). Implementation of the proposed project would include development of structures within
the project site and would reduce wildfire risk due to installation of impervious surfaces and irrigated
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-11 The Altum Group
Draft EIR
landscaping. Under the No Project Alternative, there would be no structures developed on the project site;
however, the site would require routine discing as part of fire abatement activities in order to reduce wildfire
risk. Nonetheless, because the No Project Alternative would retain the site in its existing condition, the risk of
the project site contributing to wildfire hazards in the area would be increased as compared to the proposed
project.
Conclusion
Implementation of the No Project Alternative would result in no physical environmental impacts beyond those
that have historically occurred on the undeveloped and vacant property. Almost all effects of the proposed
project would be avoided or lessened by the selection of this Alternative, although a few new impacts, such as
sedimentation and wildfire impacts, would be increased under this Alternative. Because this Alternative would
avoid almost all of the project’s impacts, it warrants consideration as the “environmentally superior
alternative.” However, pursuant to CEQA Guidelines § 15126.6(e)(2), if a no project alternative is identified as
the environmentally superior alternative,” then the EIR shall also identify an environmentally superior
alternative among the other alternatives. Accordingly, Alternative #1, as discussed in subsection 6.5.2, is
identified as the environmentally superior alternative.
The No Project Alternative would fail to meet all the Project Objectives. The No Project Alternative would not
develop a new commercial and retail center along an Arterial street and within close proximity to other major
roadways in a location that will serve the local community within the City of Lake Elsinore. The No Project
Alternative would not develop a project site of roughly 5 to 8 acres for commercial/retail uses, on a site where
proposed development would be consistent with the existing General Plan land use and zoning designation,
and in a manner that will fully utilize its development potential. The No Project Alternative would not develop
a new retail and commercial center which will serve the local community. The No Project Alternative also would
fail to develop a project that will provide local employment opportunities and that will provide economic
benefits to the community and City. The No Project Alternative would fail develop a new commercial/retail
center with sustainable project features that reduces project impacts on the environment. Finally, the No
Project Alternative also would not develop a cohesive commercial center that allows shoppers to enjoy eating
facilities as well as shopping opportunities in one stop thereby reducing the number of traffic trips residents
would take.
Alternative 1: Alternative Site Plan
The alternative project would consist of a commercial/retail center that includes a quick-serve drive-thru
restaurant, a convenience store, express car wash, and gas station land uses on a total of 6.07 acres (proposed
lot size). The project site is designated General Commercial by the City of Lake Elsinore General Plan and it is
zoned C-2 (General Commercial).
As shown on Exhibit 6-1, Alternative Site Plan, Alternative #1 will consist of a 3,400 s.f. C-Store (convenience
store) with an attached 1,525 s.f. Quick-Serve Restaurant (QSR), 4,089 s.f. gas fueling canopy, a 3,150 s.f.
express car wash, and a 17,500 s.f. retail building with drive-thru lane.
Implementation of Alternative #1 would result in a reduction of overall retail square footage compared to the
proposed project by approximately 2,040 s.f. This amounts to an approximately 10 percent. Additionally,
Alternative #1 proposes one drive-thru lane instead of two proposed under the project.
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-12 The Altum Group
Draft EIR
Aesthetics
Areas proposed for development under Alternative #1 would be identical to the proposed project, although
there would be an approximate 10 percent reduction in retail square footage and elimination of one drive-thru
lane under the Alternative #1. For both Alternative #1 and the proposed project, the project site would be
converted from undeveloped land to a mixed-use community. Consistent with the findings for the proposed
project, the Alternative #1 would not have a substantial adverse effect on a scenic vista, as views of regional
scenic resources would continue to be available in the surrounding areas. As such, impacts to scenic vistas
would be similar under the proposed Project and the Alternative #1, and would be less than significant.
The project site is not visible from any officially-designated scenic highways. Both Alternative #1 and the
proposed project would have similar less-than-significant impacts on any eligible facility because development
of the project site would simply appear as a continuation of existing urban development patterns in the area.
Both the design of the project and Alternative #1 would be subject to City review to ensure that the site is
developed in a manner that is not visually offensive either on-site or within the context of surrounding uses
and planned development. As such, impacts to visual character and quality would be similar under Alternative
#1 and proposed project and would be less than significant.
The project and Alternative #1 both would be subject to the lighting requirements set forth in the Lake Elsinore
Municipal Code. Thus, impacts due to lighting and glare would be similar under the project and Alternative #1
and would be less than significant.
Air Quality
Implementation of Alternative #1 would result in less construction activity overall due to the reduction in the
retail square footage across the project site. Additionally, Alternative #1 would result in a reduction in
operational emissions, associated with traffic, due to the elimination of one of the proposed drive-thru lanes.
As such, Alternative #1 would result in a reduction in emissions of air quality pollutants as compared to the
proposed project. Similar to the proposed project, Alternative #1 would result in a less than significant impact
associated with South Coast Air Quality Management District (SCAQMD) Regional Thresholds for criteria
pollutants.
Areas proposed for grading under Alternative #1 would be similar to the proposed project. As such, both
Alternative #1 and proposed project would result in similar less than significant emissions impacts during
construction. With respect to other phases of construction, the RPA proposes reduced retail area as compared
to the proposed project; therefore, air quality emissions associated with this phase of construction would be
reduces as compared to the project. Nonetheless, both the project and Alternative #1 would result in less than
significant emissions during construction.
For long-term operation, Alternative #1 would result in a reduction in traffic as compared to the proposed
project due to the reduction in retail square footage and the elimination of one drive-thru lane. As such, air
quality emissions associated with Alternative #1 would be reduced in comparison to the proposed project.
Nonetheless, both the project and Alternative #1 would result in less than significant emissions during long-
term operation.
As noted above, areas proposed for development are similar between the Alternative #1 and proposed project,
and the same amount of grading would be required. Thus, both the Project and the RPA would result in less
than significant localized air quality impacts during construction.
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-13 The Altum Group
Draft EIR
Neither the project nor Alternative #1 would result in impacts due to odors during long-term operation or
construction; thus, impacts would be less than significant and would be similar.
Biological Resources
Areas proposed for physical disturbance by the Alternative #1 are identical to the proposed project. As such,
the Alternative #1 and the proposed project would result in identical significant impacts to sensitive species,
and mitigation would be required to reduce these impacts to below a level of significance. For both projects,
implementation of mitigation measures BIO-1 and BIO-2 (specified in Section 4.3) would reduce impacts to
sensitive species, including burrowing owl, native bird nests, and bat species.
Neither the project nor Alternative #1 would result in impacts to riparian habitat or federally or state protected
wetlands, or wildlife corridors.
Under both Alternative #1 and the proposed project, the project Applicant would be required to comply with
all applicable local policies and ordinances protecting biological resources, including the City’s palm tree
preservation program (Chapter 5.116 of the Lake Elsinore Municipal Code) and the MSHCP. Impacts would be
less than significant, and would be similar for both the Alternative #1 and the proposed project.
Cultural Resources
Areas subject to physical disturbance by Alternative #1 would be identical to the proposed project. Both the
project and Alternative #1 would impact two (2) previously recorded resources (Sites P-33-007208 and P-33-
017352) on the project site; however, both previously recorded resources were not determined significant
pursuant to the criteria given in CEQA Guidelines § 15064.5. Also, there are no other known archaeological
resources at the project site. Accordingly, the project and Alternative #1 would result in less-than-significant
impacts to known significant historical resources. Regardless, there is a potential that historical resources may
be buried beneath the surface of the site that meet the CEQA definition of a significant resource which could
not be unearthed during the project’s construction process. If such resources are unearthed and are not
properly identified and treated, the impact would be significant on both a direct and cumulative basis for both
Alternative #1 and proposed project. With implementation of the mitigation measures identified in EIR Section
4.4, impacts would be reduced to less-than-significant levels.
Additionally, there is a potential that archaeological resources may be buried beneath the surface of the site
that meet the CEQA definition of a significant resource which could be unearthed during construction of the
proposed project or Alternative #1. If such resources are unearthed and are not properly identified and treated,
the impact would be significant. With implementation of the mitigation measures identified in EIR Section 4.4,
impacts would be reduced to less-than-significant levels.
The project site does not contain a cemetery and no known cemeteries are located within the immediate site
vicinity. In the unlikely event that human remains are discovered during grading or other ground-disturbing
activities associated with the project or Alternative #1, the project and Alternative #1 would be required to
comply with the applicable provisions of California Health and Safety Code § 7050.5 and California Public
Resources Code § 5097 et. seq. Mandatory compliance with State law would ensure that human remains, if
encountered, are appropriately treated and would preclude the potential for significant impacts to human
remains.
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-14 The Altum Group
Draft EIR
Energy
Energy resources used within the site under Alternative #1 would be reduced compared to the project due to
the reduction in retail space and the elimination of one drive-thru lane. As discussed in EIR Section 4.5, the
proposed project would be compliant with CRR Title 24 Part 6: California’s Energy Efficiency Standards for
Residential and Nonresidential Buildings. Additionally, the project was determined to be compliant with the
City of Lake Elsinore Climate Action Plan to reduce local GHG emissions in accordance with State law, including
energy consumption. Implementation of Alternative #1 would also be consistent with these plans and similar
to the project would not result in the inefficient use of energy resources. Therefore, due to the reduced sit e
intensity, Alternative #1 would result in a reduced less than significant impact with respect to energy resources
compared to the proposed project.
Geology and Soils
Construction and development characteristics associated with Alternative #1 are very similar to the proposed
project. Both the project and the Alternative #1 would be subject to compliance with the project’s geotechnical
study which would reduce any potential impacts associated with geology and soils to less than significant. Thus,
both the Project and Alternative #1 would result in similar less-than-significant impacts associated with the
exposure of people or structures to adverse effects, including loss, injury, or death as a result of strong seismic
ground shaking, lateral spreading, liquefaction, and collapse.
The project site has a “High Potential” to yield nonrenewable paleontological resources. As the project and
Alternative #1 would impact the same ground area, both the project and Alternative #1 would result in simila r
impacts. Both the project and Alternative #1 would require implementation of mitigation measure GEO-1 in
order to reduce impacts to paleontological resources to less than significant.
Greenhouse Gas Emissions
Under Alternative #1, emissions of greenhouse gases (GHGs) would be reduced in comparison to the proposed
project due to the reduction in retail building space and elimination of one drive-thru lane. As discussed in EIR
Section 4.7, implementation of the project would result in less than significant impacts associated with GHG
emissions; therefore, implementation of Alternative #1 would result in would result in a reduced less than
significant impact compared to the project.
Hazards and Hazardous Materials
During construction and operation of both the project and Alternative #1, mandatory compliance with federal,
state, and local regulations would reduce to less-than-significant levels impacts due to a significant hazard to
the public or environment through the routine transport, use, or disposal of hazardous materials; however,
because Alternative #1 would implement a reduced retail footprint and fewer vehicles due to the elimination
of one drive-thru lane than the proposed project, potential impacts would be reduced under Alternative #1 in
comparison to the proposed project.
Under existing conditions, no hazards were found on the project site; thus, no impacts due to existing site
contamination would occur under the project or Alternative #1. During construction and operation, mandatory
compliance with federal, state, and local regulations would ensure that the project and Alternative #1 would
not create a significant hazard to the public or the environment through accident conditions involving the
release of hazardous materials. Thus, the project and Alternative #1 would not create a significant hazard to
the public or environment through reasonably foreseeable upset and accident conditions involving the release
of hazardous materials in the environment. However, due to the reduction in retail building area and
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-15 The Altum Group
Draft EIR
elimination of one drive-thru lane, Alternative #1 would have slightly reduced impacts in comparison to the
proposed project.
The project site is located approximately 0.25 mile north of Terra Cotta High School; however, impacts due to
emitting hazardous emissions or handle hazardous materials within one-quarter mile of an existing or
proposed school would be less than significant under both the project. Alternative #1 would result in reduced
less than significant impact compared to the proposed project due to the reduction is retail building area and
elimination of one drive-thru lane.
The project site is not located on any list of hazardous materials sites compiled pursuant to Government Code
§ 65962.5. Accordingly, no impact would occur under Alternative #1 or the proposed project, and impacts
would be similar.
The project site is not within the Airport Influence Area for any airport in Riverside County. As such, neither
the proposed project nor Alternative #1 would expose people residing or working in the area to safety hazards
associated with public airports, and impacts would be less than significant and similar under both alternatives.
Neither the project nor Alternative #1 would impair or physically interfere with an adopted emergency
response plan or emergency evacuation plan. No emergency facilities exist on the project site, and the site
does not serve as an emergency evacuation route and the project would be required to maintain access during
construction. Thus, both the project and Alternative #1 would result in similar less-than-significant impacts.
According to the City of Lake Elsinore General Plan, the project site is located within a ‘Very High’ Fire Hazard
Area. As the project site is vacant and undeveloped, future development under both the project and
Alternative #1 would be developed in a manner consistent with jurisdictional requirements for fire protection
and would generally decrease the fire hazard in the local area. As such, impacts regarding wildland fires would
be similar less than significant under both Alternative #1 and the proposed project.
Hydrology and Water Quality
With implementation of the BMPs from the SWPPP and the WQMP prepared for the project (which would also
apply to Alternative #1) as well as implementation of the drainage plan for both the project and Alternative
#1, impacts would be less than significant. Because areas proposed for development are similar, impacts under
Alternative #1 and project would be similar.
The project and Alternative #1 would have a reliable source of domestic water and would not require any new
potable water wells that would directly extract groundwater. The project and Alternative #1 would not
substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that
there would be a net deficit in aquifer volume or a lowering of the local groundwater table level, and the impact
would be less than significant. However, because Alternative #1 would require less water than the proposed
project due to the reduction in retail building area, impacts to groundwater would be reduced under
Alternative #1 as compared to the proposed project.
Implementation of the BMPs from the required SWPPP and the on-site drainage basins would ensure that
construction and operation of the project and Alternative #1 would not result in substantial erosion or siltation
on/or off-site or contribute runoff storm water which would exceed the capacity of existing or planned storm
water drainage systems or provide substantial additional sources of polluted runoff. Accordingly, impacts
would be less than significant and would be similar under Alternative #1 and proposed project.
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-16 The Altum Group
Draft EIR
With implementation of the drainage plan included as an applicable City Regulation, which would be similar
under the project and Alternative #1, the project and Alternative #1 would result in the reduction of peak
storm water discharge flows compared to existing conditions. Because the proposed project and Alternative
#1 would be designed to attenuate post-development runoff from the site, runoff from the project and
Alternative #1 would not substantially increase the rate or amount of surface runoff in downstream areas in a
manner that would result in flooding on- or off-site. A less-than-significant impact would occur, and impacts
would be similar under Alternative #1 and proposed project.
Implementation of the project or Alternative #1 would not require construction or expansion of storm water
drainage facilities that are not already addressed herein. Construction of the proposed storm drainage
improvements is an integral component of the construction phase for both the project and Alternative #1,
impacts for which have been evaluated throughout this subsection. In each case, impacts are found to be less
than significant. There are no components of the on-site drainage improvements that would result in
environmental effects not addressed in this EIR. Thus, a less-than-significant impact would occur under both
the project and Alternative #1, and impacts would be similar.
The FEMA FIRM for the project site indicates that the project site is not located within a special flood hazard
area; therefore, neither the project nor Alternative #1 would result in potential impacts associated with placing
housing or structures within a 100-year flood zone. Additionally, the project site was determined to be outside
an area at risk of inundation. Impacts and would be similar under Alternative #1 and proposed project.
Land Use and Planning
The project and Alternative #1 would not physically disrupt or divide any established communities, and no
impact would occur under either alternative. Additionally, under both the project and Alternative #1, the
project site would be developed in compliance with the underlying General Plan designation and Zoning.
Additionally, similar to the project, Alternative #1 would comply with the MSHCP requirements for the project
site. Impacts due to a conflict with the land use designations and policies of the General Plan and other planning
documents would be less than significant and would be similar under both Alternative #1 and proposed project.
Noise
Both the project and Alternative #1 would result in construction-related noise levels that exceed the City of
Lake Elsinore stationary construction equipment noise level standards; however, these impacts would be
reduced to less-than-significant levels with implementation of the mitigation measures specified in EIR
Subsection 4.11. Although Alternative #1 includes a reduction in the amount of retail square footage and the
elimination of one drive-thru lane, it is assumed the construction noise impacts would be similar between the
project and Alternative #1.
Additionally, under the project and Alternative #1, operational noise levels affecting sensitive off-site receiver
locations have the potential to exceed the nighttime exterior noise level standards established by General Plan
Policy 7.1. Such impacts would be reduced to less-than-significant levels with implementation of the mitigation
measures identified in EIR Subsection 4.11. However, due to the reduction in retail square footage and
elimination of one drive-thru lane, such impacts would be reduced under Alternative #1 as compared to the
proposed project.
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-17 The Altum Group
Draft EIR
Public Services
With payment of mandatory DIF fees, potential direct and cumulatively-considerable impacts to the RCFD and
LEPD under the project and Alternative #1 would be reduced to less-than-significant levels, and neither the
project nor Alternative #1 would result in or require the construction of new fire or police protection facilities
that could result in a significant impact to the environment. The project and Alternative #1 would result in
similar impacts.
Similar to the project, Alternative #1 would not have an impact on school, park, or other government facilities.
Transportation
As discussed in EIR Section 4.14, the project result in less than significant to study area transportation facilities.
Impacts associated with Alternative #1 would be reduced under as compared to the proposed project due to
the reduction in retail square footage and the elimination of one drive-thru lane. Therefore, Alternative #1
would result in a reduced less than significant impacts as compared to the project.
As the project was determined to result in less than significant VMT impacts, Alternative #1 would result in a
reduced less than significant impact, as compared to the project, due the reduction in retail square footage
and the elimination of one drive-thru lane.
Neither the proposed project nor Alternative #1 create or substantially increase safety hazards due to a design
feature or incompatible use, and impacts would be less than significant and similar under both alternatives.
Due to temporary lane closures that may occur during the construction phase for both the Project and
Alternative #1, such construction activities may conflict with emergency access routes and access to nearby
uses. Construction traffic would be required to comply with a temporary traffic control plan that meets the
applicable requirements of the California Manual on Uniform Traffic Control Devices, as required by the
mitigation specified in EIR Section 4.14. Because improvements under the Project and Alternative #1 would be
similar, temporary construction-related impacts would be similar under both alternative.
Tribal Cultural Resources
Areas proposed for disturbance under Alternative #1 would be identical to the proposed project. Although
neither the project nor Alternative #1 would impact any known TCRs, both the project and Alternative #1 have
the potential to impact TCRs that may be buried beneath the project site’s surface and that could be impacted
during grading or ground-disturbing activities. As with the project, Alternative #1 would be subject to
mitigation measures CULT-1 through CULT-5, which would ensure that grading and other ground-disturbing
activities during construction are monitored by a qualified archaeologist as well as tribal monitors. The
mitigation further requires the proper treatment of any resources that may be uncovered, and the avoidance
of disturbance in areas where potential resources are uncovered. With implementation of the required
mitigation, impacts would be reduced to less-than-significant levels under both Alternative #1 and proposed
project, and the level of impact would be the same.
Utilities and Service Systems
Neither the project nor Alternative #1 would exceed wastewater treatment requirements of the Santa Ana
RWQCB. The EVMWD would provide wastewater treatment and collection services to the site, and the EVMWD
is required to operate all of its treatment facilities in accordance with applicable waste treatment and discharge
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-18 The Altum Group
Draft EIR
standards and requirements set forth by the RWQCB. Thus, a less -than-significant impact would occur under
both Alternative #1 and proposed project, and impacts would be similar.
Neither the project nor Alternative #1 would require or result in the construction of new water treatment
facilities or expansion of existing facilities, the construction of which could cause significant environmental
effects. Therefore, impacts due to water demand would be less than significant under both the project and
Alternative #1, although impacts would be reduced under Alternative #1 as compared to the project due to a
reduction in retail square footage.
During both construction and operation of the project or Alternative #1, the amount of solid waste generated
be would represent a nominal increase in the existing available disposal capacity of the El Sobrante Landfill,
the Badlands Landfill, and the Lamb Canyon Landfill. Thus, the project and Alternative #1 would be served by
a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs and
impacts would be less than significant. However, due to the reduction in retail square footage and elimination
of one drive-thru lane, Alternative #1 would result in reduced impacts as compared to the proposed project.
The Project and Alternative #1 would be required to comply with all applicable solid waste statutes and
regulations; as such, impacts would be less than significant under either alternative.
Impacts associated with the construction of utility connections to provide electricity, natural gas, and
telecommunication facilities service to the site are inherent to the construction phase, and have been
evaluated herein. There are no components of the proposed utility connections that would result in significant
environmental effects not already addressed herein. Accordingly, impacts under Alternative #1 and proposed
project would be less than significant and would be similar.
Wildfires
Construction and development characteristics associated with Alternative #1 are very similar to the proposed
project. According to the City of Lake Elsinore General Plan, the project site is located within a ‘Very High’ Fire
Hazard Area. As the project site is vacant and undeveloped, future development under both the project and
Alternative #1 would be developed in a manner consistent with jurisdictional requirements for fire protection
and would generally decrease the fire hazard in the local area. As such, impacts regarding wildland fires would
be similar less than significant under both Alternative #1 and the proposed project.
Conclusion
As compared to the proposed Project, the RPA would not result in increased impacts to any of the issue areas
analyzed above, and would result in similar or decreased impacts to all of the issue areas analyzed above.
Specifically, as compared to the proposed Project, the RPA would result in reduced impacts associated with air
quality, greenhouse gas emissions, hazards/hazardous materials, hydrology/water quality (groundwater
supplies), noise, population/housing, public services, recreation, transportation/traffic, and utilities/service
systems. Impacts under the issues of aesthetics, biological resources, geology/soils, historic/archaeological
resources, hydrology/water quality (for all but groundwater supplies), land use/planning, paleontological
resources, and tribal cultural resources would be similar under the Project and the RPA.
Alternative #1 generally would meet the Project Objectives, but less effectively than the proposed project due
to the reduction in retail space and elimination of one drive-thru lane. Alternative #1 would be less effective
in developing a new commercial and retail center along an Arterial street and within close proximity to other
major roadways in a location that will serve the local community within the City of Lake Elsinore. Both the
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-19 The Altum Group
Draft EIR
project and Alternative #1 would develop a project site of roughly 5 to 8 acres for commercial/retail uses, on
a site where proposed development would be consistent with the existing General Plan land use and zoning
designation, and in a manner that will fully utilize its development potential. Both the project and Alternative
#1 would develop a new retail and commercial center which will serve the local community. Alternative #1
would be less effective in providing local employment opportunities and that will provide economic benefits
to the community and City. Both the project and Alternative #1 would develop a new commercial/retail center
with sustainable project features that reduces project impacts on the environment . Finally, Alternative #1
would be less effective in developing a cohesive commercial center that allows shoppers to enjoy eating
facilities as well as shopping opportunities in one stop thereby reducing the number of traffic trips residents
would take.
6 ALTERNATIVES TO THE PROPOSED PROJECT
Lake and Mountain Commercial Center Project 6-20 The Altum Group
Draft EIR
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Lake and Mountain Commercial Center Project 7-1 The Altum Group
Draft EIR
EIR Preparation
Lead Agency – City of Lake Elsinore
Richard J. MacHott, LEED Green Assoc., Planning Manager
Damaris Abraham, Senior Planner
EIR Consultant – The Altum Group
Thomas Strand, Environmental Manager
Yaneli Hernandez, Assistant Planner
Kyle Mezrahi, Assistant Environmental Planner
Katie Davis, Production Manager
EIR Technical Consultants
Pacific Southwest Biological Services, Inc.
•Habitat Assessment for Critical Area and Narrow Endemic Plan Species, and Burrowing Owl
Survey (Phase I and Phase II Burrow Survey) and Discussion of Multiple Species Habitat
Conservation Plan Issues
Urban Crossroads
•Air Quality Analysis
•Greenhouse Gas Analysis
•Energy Analysis
•Noise Impact Analysis
•Traffic Impact Analysis
•Vehicle Miles Travelled Screening Analysis
Brain F. Smith and Associates
•Phase I Cultural Resources Survey Report
•Paleontological Assessment
TA-Group DD
•Phase I Environmental Site Assessment
7 EIR PREPARATION
Lake and Mountain Commercial Center Project 7-2 The Altum Group
Draft EIR
Earth Strata Geotechnical Services
•Preliminary Geotechnical Interpretive Report
Plump Engineering
•Preliminary Water Quality Management Plan
•Preliminary Hydrology Study
Lake and Mountain Commercial Center Project 8-1 The Altum Group
Draft EIR
References
Brian F. Smith and Associates, Inc (BFSA)., A Phase I Cultural Resource Survey Report for the
Commercial/Retail NWC Mountain and Lake Street Projects. October 24, 2019.
California Department of Fish and Wildlife and U.S. Fish and Wildlife Service Comments on Joint
Project Review (21‐02‐04‐01) for the Lake and Mountain Commercial Center Project. June 11, 2021.
CalRecycle. 2015a. SWIS Facility/Site Activity Details – Badlands Landfill. Accessed December 1,
2020. Available Online at:
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2245?siteID=2367
CalRecycle. 2015b. SWIS Facility/Site Activity Details – Lamb Canyon Landfill. Accessed December 1,
2020. Available Online at:
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2246?siteID=2368
CalRecycle. 2018. SWIS Facility/Site Activity Details – El Sobrante Landfill. Accessed December 1,
2020. Available Online at:
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2280?siteID=2402
Caltrans. 2021. Scenic Highways. Accessed July 16, 2020. Available Online at:
https://dot.ca.gov/programs/design/lap-landscape-architecture-and-community-livability/lap-liv-i-
scenic-highways.
City of Lake Elsinore. 2011. City of Lake Elsinore General Plan. Accessed July 16, 2020. Available
Online at: http://www.lake-elsinore.org/city-hall/city-departments/community-
development/planning/lake-elsinore-general-plan.
City of Lake Elsinore. 2011. City of Lake Elsinore General Plan – Public Safety and Welfare Element.
City of Lake Elsinore. 2013. City of Lake Elsinore General Plan – Alberhill District Plan.
City of Lake Elsinore. 2017. City of Lake Elsinore Annex Local Hazard Mitigation Plan. Accessed
October 14, 2020. Available Online at: http://www.lake-
elsinore.org/home/showdocument?id=23038.
8 REFERENCES
Lake and Mountain Commercial Center Project 8-2 The Altum Group
Draft EIR
City of Lake Elsinore. 2020. City of Lake Elsinore Municipal Code. Accessed July 16, 2020. Available
Online at: https://www.codepublishing.com/CA/LakeElsinore/.
County of Riverside. 2020. Airport Influence Areas. Accessed October 15, 2020. Available Online at:
https://gisopendata-
countyofriverside.opendata.arcgis.com/datasets/5941dc5fc4ab448990b8aa1078c1d128_10?geome
try=-117.489%2C33.992%2C-117.301%2C34.042.
County of Riverside. 2020. Elsinore Area Plan. Accessed July 16, 2020. Available Online at:
https://planning.rctlma.org/Portals/14/genplan/2020/ap/ELAP_08042020.pdf.
County of Riverside. 2020. Map My County database. Available Online at:
https://gis.countyofriverside.us/Html5Viewer/?viewer=MMC_Public.
Earth Strata Geotechnical Services Inc. 2020. Preliminary Geotechnical Report.
Elsinore Valley Municipal Water District (EVMWD). 2016. Elsinore Valley Municipal Water District
Urban Water Management Plan. Accessed December 10, 2020. Available Online at:
https://wuedata.water.ca.gov/public/uwmp_attachments/8075574576/EVMWD_2015_UWMP_Fin
al.pdf.
Elsinore Valley Municipal Water District (EVMWD). 2020. EVMWD Receives Low Interest Funding
from the Clean Water State Revolving Fund. Accessed December 1, 2020. Available Online at:
https://www.evmwd.com/Home/Components/News/News/62/16.
Federal Emergency Management Agency (FEMA). 2020. National Flood Hazard Layer FIRMette.
Accessed October 13, 2020. Available Online at:
https://msc.fema.gov/arcgis/rest/directories/arcgisjobs/nfhl_print/agolprintb_gpserver/j77ef09895
9c94517ac3bde163aca1a97/scratch/FIRMETTE_3bf02233-6933-4b13-9452-d87454f9c4b6.pdf.
Google Earth, 2020. Accessed October 15, 2020. Available Online at:
https://earth.google.com/web/.
Urban Crossroads, Inc. 2019. Lake and Mountain Shopping Center, Air Quality Impact Analysis, City
of Lake Elsinore.
Pacific Southwest Biological Services, Inc. 2021. Habitat Assessment for Critical Area and Narrow
Endemic Plan Species, and Burrowing Owl Survey Phase I (Habitat Assessment) and Phase II (Burrow
Survey) and Discussion of Multiple Species Habitat Conservation Plan Issues. EIR Appendix C.
Plump Engineering, Inc. 2019a. Project Specific Water Quality Management Plan, EIR Appendix J.
Plump Engineering, Inc., 2019b. Preliminary Hydrology Study, EIR Appendix K.
TA-GROUP DD. 2019. Phase I Environmental Site Assessment.
8 REFERENCES
Lake and Mountain Commercial Center Project 8-3 The Altum Group
Draft EIR
Urban Crossroads. 2019. Lake and Mountain Shopping Center, Greenhouse Gas Analysis, City of
Lake Elsinore.
Urban Crossroads. 2019. Lake and Mountain Shopping Center Noise Impact Analysis.
Urban Crossroads. 2020. Lake and Mountain Shopping Center Energy Analysis. EIR Appendix E.
Urban Crossroads. 2020. Lake and Mountain Shopping Center Vehicle Miles Traveled (VMT)
Screening Analysis.
Western Riverside County Regional Conservation Authority Joint Project Review Findings. June 1,
2021.
8 REFERENCES
Lake and Mountain Commercial Center Project 8-4 The Altum Group
Draft EIR
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Appendix D
Mitigation Monitoring and Reporting Program
Lake and Mountain Commercial Center Project Page | 1
MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) identifies mitigation measures incorporated into the Environmental Impact Report
(EIR) for the Lake and Mountain Commercial Center Project (Project). For each mitigation measure, the MMRP identifies the mitigation measure,
the implementation entity, the timing for implementation, and the date of completion with sign-off for verification purposes.
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure Implementation
Entity
Timing for
Implementation
Date of
Completion/
Initials
Biological Resources
BIO-1 Burrowing Owl Surveys. In accordance with MSHCP Objective 6, prior to
issuance of grading permits or other permits authorizing ground disturbance,
the project Applicant shall retain a qualified biologist to perform a pre-
construction burrowing owl survey. The pre-construction burrowing owl survey
shall occur within the Burrowing Owl Survey Area where suitable habitat is
present within 30 days prior to project commencement of any ground-
disturbing activities at the project site. If active burrowing owl burrows are
detected during the breeding season, all work within an appropriate buffer
(typically a minimum 300 feet) of any active burrow shall be halted until that
nesting effort is finished. The on-site biologist shall review and verify compliance
with these boundaries and shall verify the nesting effort has finished. Work can
resume in the buffer when no other active burrowing owl burrows nests are
found within the buffer area. If active burrowing owl burrows are detected
outside the breeding season or during the breeding season and its determined
nesting activities have not begun, then passive and/or active relocation may be
approved following consultation with CDFW. The installation of one-way doors
may be installed as part of a passive relocation program. Burrowing owl burrows
shall be excavated with hand tools by a qualified biologist when determined to
Project Proponent/
Construction
Contractor/ Biologist
Prior to Construction
(at least 30 days prior
to project
commencement)
Lake and Mountain Commercial Center Project Page | 2
Mitigation Measure Implementation
Entity
Timing for
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Date of
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Initials
be unoccupied, and back filled to ensure that animals do not re-enter the
holes/dens. Upon completion of the survey and any follow-up construction
avoidance management, a report shall be prepared and submitted to CDFW. A
copy of the results of the pre-construction survey (and all additional surveys),
as well as copies of the Burrowing Owl Management Plan, if required, shall be
provided to the City of Lake Elsinore Planning Division for review and approval
(in the case of the Burrowing Owl Management Plan) prior to any vegetation
clearing and ground disturbance activities.
BIO-2 Nesting Bird Pre-construction Surveys. In order to avoid violation of
the federal MBTA and California Fish and Game Code, construction activities
shall be avoided to the greatest extent possible during the nesting season
(generally February 1 to August 31).
If construction activities are to occur during the nesting season, a pre-
construction nesting survey shall be conducted within three days prior to the
commencement of construction (if between February 1 and August 31). A
qualified biologist shall perform the nesting survey that will consist of a single
visit to ascertain whether there are active raptor nests within 500 feet of the
project footprint or other protected bird nests within 300 feet of the project
footprint. Nests will be searched for in the trees and shrubs. This survey shall
identify the species of nesting bird and to the degree feasible, nesting stage
(e.g., incubation of eggs, feeding of young, near fledging). Nests shall be mapped
(not by using GPS because close encroachment may cause nest abandonment).
The follow-up nesting survey shall be conducted for five (5) consecutive days
and no more than three (3) days prior to construction. If an active nest is
observed, the nest location shall be fenced off surrounding an adequate radius
buffer zone as determined by the biological monitor, to be at least 350 feet. The
buffer zone shall not be disturbed until the nest is inactive. Biological monitoring
shall occur during vegetation removal activities.
Project Proponent/
Construction
Contractor/ Biologist
No More than Three (3)
Days Prior to
Construction
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Mitigation Measure Implementation
Entity
Timing for
Implementation
Date of
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Initials
BIO-3 MSHCP Guideline Implementation. Prior to the issuance of a grading
permit, the Property Owner/Developer shall include a note on the plans that
outlines the following requirements from Section 6.1.4 of the MHSCP:
1. Incorporate measures to control the quantity and quality of runoff from
the site entering the MSHCP Conservation Area. In particular, measures
shall be put in place to avoid discharge of untreated surface runoff from
developed and paved areas into MSHCP Conservation Areas. Best
Management Practices (BMPs) shall be implemented to prevent the
release of toxins, chemicals, petroleum products, exotic plant materials,
or other elements that might degrade or harm downstream biological
resources or ecosystems. According to the MSHCP consistency analysis
prepared for the project, the proposed project will incorporate a
detention basin, grass swales, or mechanical trapping devices to filter
runoff from the project site.
2. Land uses proposed in proximity to the MSHCP Conservation Area that
use chemicals or generate bioproducts, such as manure, that are
potentially toxic or may adversely affect wildlife species, habitat, or
water quality shall incorporate measures to ensure that application of
such chemicals does not result in discharge to the MSHCP Conservation
Area. The greatest risk is from landscaping fertilization overspray and
runoff.
3. Night lighting shall be directed away from the MSHCP Conservation
Area and the avoided area on site to protect species from direct night
lighting. According to the MSHCP consistency analysis prepared for the
project, the proposed project will direct night lighting away from the
MSHCP Conservation Area and incorporate light shielding in the project
designs to avoid excess ambient light from entering the MSHCP
Conservation Area.
4. Proposed noise-generating land uses affecting the MSHCP Conservation
Area, including designated avoidance areas, shall incorporate setbacks,
berms, or walls to minimize the effects of noise on MSHCP Conservation
Project Proponent/
Construction
Contractor/ Biologist
Final Design
Phase/Prior to
Construction
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Area resources pursuant to applicable rules, regulations, and guidelines
related to land use noise standards.
5. Avoid use of invasive, non-native plant species listed in Table 6-2 of the
MSHCP in approving landscape plans for the portions of the project that
are adjacent to the MSHCP Conservation Area, including avoidance
areas. Considerations in reviewing the applicability of this list shall
include proximity of planting areas to the MSHCP Conservation Areas
and designated avoidance areas, species considered in the planting
plans, resources being protected within the MSHCP Conservation Area
and their relative sensitivity to invasion, and barriers to plant and seed
dispersal, such as walls, topography, and other features. According to
the MSHCP consistency analysis prepared for the project, the proposed
project landscape plans will avoid utilizing any species listed in Table 6-
2 in the landscaping plans.
6. Proposed land uses adjacent to the MSHCP Conservation Area shall
incorporate barriers, where appropriate, in individual project designs to
minimize unauthorized public access, domestic animal predation, illegal
trespass, or dumping into existing and future MSHCP Conservation
Areas. Such barriers may include native landscaping, rocks/boulders,
fencing, walls, signage, and/or other appropriate mechanisms.
7. Manufactured slopes associated with proposed site development shall
not extend into the MSHCP Conservation Area.
8. Weed abatement and fuel modification activities are not permitted in
the Conservation Area, including designated avoidance areas.
BIO-4 MSHCP Construction Best Management Practices Implementation.
Prior to the issuance of a grading permit, the Property Owner/Developer shall
include a note on the plans that outlines the following Construction BMPs
from Volume I, Appendix C of the MSHCP shown in italics, and specific
requirements in plain text:
Construction Best Management Practices:
Project Proponent/
Construction
Contractor/ Biologist
Final Design
Phase/Prior to
Construction
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1. A condition shall be placed on grading permits requiring a qualified
biologist to conduct a training session for project personnel prior to
grading. The training shall include a description of the species of
concern and its habitats, the general provisions of the Endangered
Species Act and the MSHCP, the need to adhere to the provisions of the
Act and the MSHCP, the penalties associated with violating the
provisions of the Endangered Species Act, the general measures that
are being implemented to conserve the species of concern as they
relate to the project, and the access routes to and project site
boundaries within which the project activities must be accomplished.
Prior to the issuance of a grading permit, the Property
Owner/Developer shall retain a qualified biologist to prepare and
implement a Worker Environmental Awareness Program (WEAP) to
train all project personnel prior to grading. The details of the training
should be consistent with MSHCP Appendix C Standard BMP No. 1, the
general provisions of the Endangered Species Act, include a detailed
discussion of how to identify the potential special-status plant and
animal species that may be encountered during ground disturbance
and construction activities, and necessary actions to take if the species
are observed on site.
2. Water pollution and erosion control plans shall be developed and
implemented in accordance with RWQCB requirements.
Prior to the issuance of a grading permit, the Property
Owner/Developer shall submit to the City a project-specific Storm
Water Pollution Prevention Plan (SWPPP) prior to initial ground
disturbance. The project-specific SWPPP shall describe BMPs that will
be implemented in pre-, during-, and post-construction phases.
Examples of BMPs may include dust suppression BMPs, Low Impact
Developments (LIDs) such as vegetated swales, and a spill response
protocol. The SWPPP is a dynamic document that shall be amended
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when site conditions warrant changes to protect natural resources and
prevent discharge of non-stormwater to neighboring parcels.
The Qualified Stormwater Developer (QSD) shall develop and
implement the SWPPP with site-specific BMPs to prevent/reduce the
potential for erosion, sedimentation, and offsite discharge of non-
stormwater in accordance with the Construction General Permit (CGP),
National Pollutant Discharge Elimination System (NPDES) MS4 permit,
and a 401 Water Quality Certification Permit (if applicable). The QSD
shall provide training to the contractor for performing regular site
inspections, and for pre-, during-, and post-storm events to ensure
that BMPs are functioning as intended.
3. The footprint of disturbance shall be minimized to the maximum extent
feasible. Access to sites shall be via pre-existing access routes to the
greatest extent possible.
Prior to the issuance of a grading permit, the Property
Owner/Developer shall submit to the City a construction management
plan that demonstrates that the construction footprint will remain
within the limits of the current property boundary, site ingress/ egress
will be limited to the least impactful location on the Project Site.
Trackout (riprap, rumble strips) shall be installed to prevent tracking of
sediment to public roadways.
4. The upstream and downstream limits of projects disturbance plus
lateral limits of disturbance on either side of the stream shall be clearly
defined and marked in the field and reviewed by the biologist prior to
initiation of work.
Prior to the issuance of a grading permit, the Property
Owner/Developer shall submit to the City a construction management
plan that the construction footprint will remain within the limits of the
current property boundary, project site boundaries shall be clearly
delineated with visible means (i.e. stakes, rope, flagging, snow fence,
etc.). The contractor shall adhere to the measures and conditions in all
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Initials
environmental permits to protect Jurisdictional Waters of the United
States.
5. Projects should be designed to avoid the placement of equipment and
personnel within the stream channel or on sand and gravel bars, banks,
and adjacent upland habitats used by target species of concern.
The Habitat Assessment found that no habitat for target species was
observed within the project boundaries. The project site does not
contain stream channels, gravel bars, or streambanks. All project-
related construction activities would occur within the property
boundaries and no equipment or personnel would work outside the
clearly identified project boundaries.
6. Projects that cannot be conducted without placing equipment or
personnel in sensitive habitats should be timed to avoid the breeding
season of riparian identified in MSHCP Global Species Objective No. 7.
Prior to the issuance of a grading permit, the Property
Owner/Developer shall retain a qualified wildlife biologist to monitor
ground disturbance activities that would occur during the nesting
season. The Habitat Assessment found that no sensitive habitats were
observed within the project boundaries, including riparian habitat. The
Construction Contractor shall take are to ensure that construction
activities do not negatively impact potentially sensitive habitats or
species surrounding the project site. Construction equipment and
personnel shall be made aware of MSHCP Global Species Objective No.
7 as part of the WEAP training and would always remain within project
site boundaries.
7. When stream flows must be diverted, the diversions shall be conducted
using sandbags or other methods requiring minimal instream impacts.
Silt fencing of other sediment trapping materials shall be installed at the
downstream end of construction activity to minimize the transport of
sediments off site. Settling ponds where sediment is collected shall be
cleaned out in a manner that prevents the sediment from reentering
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the stream. Care shall be exercised when removing silt fences, as
feasible, to prevent debris or sediment from returning to the stream.
No water diversion activities are proposed during project activities.
The Property Owner/Developer shall implement erosion and sediment
control BMPs as identified in the Water Quality Management Plan
(WQMP) throughout the project site to reduce/ prevent sediment
impacts in pre-, during- and post-construction phases. Personnel
would be educated during WEAP training as to the importance of
preventing impacts to the Temescal Wash from construction activities.
8. Equipment storage, fueling, and staging areas shall be located on
upland sites with minimal risks of direct drainage into riparian areas or
other sensitive habitats. These designated areas shall be located in such
a manner as to prevent any runoff from entering sensitive habitat.
Necessary precautions shall be taken to prevent the release of cement
or other toxic substances into surface waters. Project related spills of
hazardous materials shall be reported to appropriate entities, including
but not limited to applicable jurisdictional city, USFWS, CDFW, and
SARWQCB, and shall be cleaned up immediately and contaminated soils
removed to an approved disposal areas.
Ongoing during construction and operation, all project activities shall
occur within the property boundary. Equipment storage, fueling and
staging areas shall be located outside any sensitive habitats and in
areas with no risk of direct drainage into riparian areas and other
sensitive habitats. All fuel storage tanks shall have secondary
containment to retain fuel spills. The project site-specific SWPPP shall
have BMPs designed to prevent the release of cement or other toxic
substances into surface waters or bare soil, as required by the RWQCB.
All potentially hazardous materials shall be stored appropriately on
site away from sensitive habitats or Waters of the United States.
Concrete washouts and active/inactive materials stockpiles shall have
secondary containment BMPs to prevent the accidental release of
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hazardous substances to bare soil. The SWPPP is required to have a
Spill Prevention Control and Countermeasure (SPCC) to describe
necessary actions that should occur in the event of a spill or release of
potentially hazardous substances. Spills or releases of toxic substances
greater than five gallons shall be reported to the RWQCB, DTSC, Local
Municipalities, and/or federal agencies, as appropriate.
9. Erodible fill material shall not be deposited into water courses. Brush,
loose soils, or other similar debris material shall not be stockpiled within
the stream channel or on its banks.
Materials stockpiles shall be located away from sensitive areas.
Inactive materials stockpiles shall be covered and bermed to prevent
windborne dust or accidental release. The SWPPP shall describe BMPs
to prevent fugitive dust from migrating to neighboring parcels or the
Temescal Wash.
10. The qualified project biologist shall monitor construction activities for
the duration of the project to ensure that practicable measures are
being employed to avoid incidental disturbance of habitat and species
of concern outside the project footprint.
Prior to the issuance of a grading permit, the Property
Owner/Developer shall retain a qualified wildlife biologist to monitor
ground disturbance activities to ensure that all measures to protect
species on and off site are being implemented during construction
activities, including burrowing owl surveys (Mitigation Measure BIO-1),
and nesting bird surveys (Mitigation Measure BIO-2). Additional
protective measures recommended by the qualified wildlife biologist
shall be implemented as necessary by the Property Owner/Developer
to avoid incidental disturbance of habitat and species of concern
outside the project footprint.
11. The removal of native vegetation shall be avoided and minimized to the
maximum extent practicable. Temporary impacts shall be returned to
pre-existing contours and revegetated with appropriate native species.
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No clearing and grubbing of native vegetation would be anticipated
during the project activities as the project site is almost entirely devoid
of vegetation.
12. Exotic species that prey upon or displace target species of concern
should be permanently removed from the site to the extent feasible.
No exotic species were encountered during the project Habitat
Assessment and none would be utilized in any revegetation efforts.
The final landscaping design may incorporate native plant species;
however, regular landscape maintenance shall prevent exotic, or
noxious plant species from taking root on the Project Site.
13. To avoid attracting predators of the species of concern, the project site
shall be kept as clean of debris as possible. All food related trash items
shall be enclosed in sealed containers and regularly removed from the
site(s).
The SWPPP shall contain BMPs for trash storage and removal,
including containment of sanitation facilities (e.g. portable toilets), and
covering waste disposal containers at the end of every business day
and before rain events. Trash cans shall have a fastenable lid to
prevent animals from accessing or spreading trash onsite. The Project
QSD should consult the MSHCP Appendix C Standard Best
Management Practices, RWQCB recommendations, and any applicable
environmental permit measures and conditions when developing the
project SWPPP.
14. Construction employees shall strictly limit their activities, vehicles,
equipment, and construction materials to the proposed project
footprint and designated staging areas and routes of travel. The
construction area(s) shall be the minimal area necessary to complete
the project and shall be specified in the construction plans. Construction
limits will be fenced with orange snow screen. Exclusion fencing should
be maintained until the completion of all construction activities.
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Employees shall be instructed that their activities are restricted to the
construction areas.
In accordance with the WEAP, all project activities would occur within
the clearly delineated property boundaries. Construction activities
shall be confined to the project footprint, and approved routes of
travel shall be established, including ingress/egress points. Exclusion
fencing shall be utilized throughout the project duration.
15. The Permittee shall have the right to access and inspect any sites of
approved projects including any restoration/enhancement area for
compliance with project approval conditions, including these BMPs.
The Contractor shall allow the Permittee access to the construction site. All
visitors shall check in with the Project Engineer (or Site Supervisor) prior to
accessing the construction site and will be escorted within project boundaries
during normal business hours when construction activities are occurring.
Cultural Resources and Tribal Cultural Resources
CULT-1 Unanticipated Resources. The developer/permit holder or any
successor in interest shall comply with the following for the life of this permit.
If during ground disturbance activities, unanticipated cultural resources are
discovered, the following procedures shall be followed:
1. All ground disturbance activities within 100 feet of the discovered
cultural resource shall be halted until a meeting is convened between
the developer, the Project Archaeologist, the Native American tribal
representative(s) from consulting tribes (or other appropriate
ethnic/cultural group representative), and the Community
Development Director or their designee to discuss the significance of
the find.
2. The developer shall call the Community Development Director or their
designee immediately upon discovery of the cultural resource to
convene the meeting.
3. At the meeting with the aforementioned parties, the significance of the
discoveries shall be discussed and a decision is to be made, with the
Project Proponent/
Construction
Contractor/
Architectural
Historian
Final Design
Phase/Prior to
Construction
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concurrence of the Community Development Director or their
designee, as to the appropriate mitigation (documentation, recovery,
avoidance, etc.) for the cultural resource.
4. Further ground disturbance shall not resume within the area of the
discovery until a meeting has been convened with the aforementioned
parties and a decision is made, with the concurrence of the Community
Development Director or their designee, as to the appropriate
mitigation measures.
CULT-2 Archaeologist/CRMP. Prior to issuance of grading permits, the
applicant/ developer shall provide evidence to the Community Development
Department that a Secretary of Interior Standards qualified and certified
Registered Professional Archaeologist (RPA) has been contracted to implement
a Cultural Resource Monitoring Program (CRMP) that addresses the details of
all activities that must be completed and procedures that must be followed
regarding cultural resources associated with this project. The CRMP document
shall be provided to the Community Development Director or their designee
for review and approval prior to issuance of the grading permit. The CRMP
provides procedures to be followed and are to ensure that impacts on cultural
resources will not occur without procedures that would reduce the impacts to
less than significant. These measures shall include, but shall not be limited to,
the following:
Archaeological Monitor - An adequate number of qualified monitors shall be
present to ensure that all earth-moving activities are observed and shall be on-
site during all grading activities for areas to be monitored including off-site
improvements. Inspections will vary based on the rate of excavation, the
materials excavated, and the presence and abundance of artifacts and
features. The frequency and location of inspections will be determined by the
Project Archaeologist, in consultation with the Tribal monitor.
Project Proponent/
Construction
Contractor/
Architectural
Historian
Final Design
Phase/Prior to
Construction
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Cultural Sensitivity Training - The Project Archaeologist and a representative
designated by the consulting Tribe(s) shall attend the pre-grading meeting
with the contractors to provide Cultural Sensitivity Training for all Construction
Personnel. Training will include a brief review of the cultural sensitivity of the
Project and the surrounding area; what resources could potentially be
identified during earthmoving activities; the requirements of the monitoring
program; the protocols that apply in the event unanticipated cultural
resources are identified, including who to contact and appropriate avoidance
measures until the find(s) can be properly evaluated; and any other
appropriate protocols. This is a mandatory training and all construction
personnel must attend prior to beginning work on the project site. A sign-in
sheet for attendees of this training shall be included in the Phase IV
Monitoring Report.
Unanticipated Resources - In the event that previously unidentified potentially
significant cultural resources are discovered, the Archaeological and/or Tribal
Monitor(s) shall have the authority to divert or temporarily halt ground
disturbance operations in the area of discovery to allow evaluation of
potentially significant cultural resources. The Project Archaeologist, in
consultation with the Tribal monitor(s) shall determine the significance of the
discovered resources. The Community Development Director or their designee
must concur with the evaluation before construction activities will be allowed
to resume in the affected area. Before construction activities are allowed to
resume in the affected area, the artifacts shall be recovered and features
recorded using professional archaeological methods.
Phase IV Report - A final archaeological report shall be prepared by the Project
archaeologist and submitted to the Community Development Director or their
designee prior to grading final. The report shall follow County of Riverside
requirements and shall include at a minimum: a discussion of the monitoring
methods and techniques used; the results of the monitoring program including
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any artifacts recovered; an inventory of any resources recovered; updated DPR
forms for all sites affected by the development; final disposition of the resources
including GPS data; artifact catalog and any additional recommendations. A final
copy shall be submitted to the City, Project Applicant, the Eastern Information
Center (EIC), and the Tribe.
CULT-3 Cultural Resources Disposition. In the event that Native American
cultural resources are discovered during the course of grading (inadvertent
discoveries), the following procedures shall be carried out for final disposition
of the discoveries:
One or more of the following treatments, in order of preference, shall be
employed with the tribes. Evidence of such shall be provided to the
Community Development Department:
1. Preservation-In-Place of the cultural resources, if feasible. Preservation
in place means avoiding the resources, leaving them in the place where
they were found with no development affecting the integrity of the
resources.
2. Relocation of the resources on the Project property. The measures for
relocation shall include, at least, the following: Measures and provisions
to protect the future reburial area from any future impacts by means of
a deed restriction or other form of protection (e.g., conservation
easement) in order to demonstrate avoidance in perpetuity.
Relocation shall not occur until all legally required cataloging and basic
recordation have been completed, with an exception that sacred
items, burial goods and Native American human remains are excluded.
Any reburial process shall be culturally appropriate. Listing of contents
and location of the reburial shall be included in the confidential Phase
IV report. The Phase IV Report shall be filed with the City under a
confidential cover and not subject to Public Records Request.
3. If relocation is not agreed upon by the Consulting Tribes then the
resources shall be curated at a culturally appropriate manner at a
Project Proponent/
Archaeological
Monitor/ Native
American Monitor
Prior to issuance of a
Grading Permit (before
any grading, grubbing,
trenching, excavations,
and other earth-
moving activities).
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Riverside County curation facility that meets State Resources
Department Office of Historic Preservation Guidelines for the Curation
of Archaeological Resources ensuring access and use pursuant to the
Guidelines. The collection and associated records shall be transferred,
including title, and are to be accompanied by payment of the fees
necessary for permanent curation. Evidence of curation in the form of
a letter from the curation facility stating that subject archaeological
materials have been received and that all fees have been paid, shall be
provided by the landowner to the City. There shall be no destructive or
invasive testing on sacred items, burial goods and Native American
human remains. Results concerning finds of any inadvertent
discoveries shall be included in the Phase IV monitoring report.
CULT-4 Tribal Monitoring. Prior to the issuance of a grading permit, the
applicant shall contact the consulting Native American Tribe(s) that have
requested monitoring through consultation with the City during the AB 52
and/or the SB 18 process (“Monitoring Tribes”). The applicant shall coordinate
with the Tribe(s) to develop individual Tribal Monitoring Agreement(s). A copy
of the signed agreement(s) shall be provided to the City of Lake Elsinore
Community Development Department, Planning Division prior to the issuance
of a grading permit. The Agreement shall address the treatment of any known
tribal cultural resources (TCRs) including the project’s approved mitigation
measures and conditions of approval; the designation, responsibilities, and
participation of professional Tribal Monitors during grading, excavation and
ground disturbing activities; project grading and development scheduling; terms
of compensation for the monitors; and treatment and final disposition of any
cultural resources, sacred sites, and human remains/burial goods discovered on
the site per the Tribe(s) customs and traditions and the City’s mitigation
measures/conditions of approval. The Tribal Monitor will have the authority to
stop and redirect grading in the immediate area of a find in order to evaluate
Project Proponent/
Construction
Contractor/
Archaeological
Monitor / Native
American Monitor
Prior to the issuance of
a Building Permit for
any earth-moving
operations.
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the find and determine the appropriate next steps, in consultation with the
Project archaeologist.
CULT-5 Phase IV Report. Upon completion of the implementation phase, a
Phase IV Cultural Resources Monitoring Report shall be submitted that complies
with the Riverside County Planning Department's requirements for such reports
for all ground disturbing activities associated with this grading permit. The
report shall follow the County of Riverside Planning Department Cultural
Resources (Archaeological) Investigations Standard Scopes of Work posted on
the County website. The report shall include results of any feature relocation or
residue analysis required as well as evidence of the required cultural sensitivity
training for the construction staff held during the required pre-grade meeting.
Project Proponent/
Construction
Contractor/
Archaeological
Monitor/ Native
American Monitor
During Construction
(during earth-moving
operations)
CULT-6 Discovery of Human Remains. In the event that human remains (or
remains that may be human) are discovered at the project site during grading
or earthmoving, the construction contractors, project archaeologist and/or
designated Native American Monitor shall immediately stop all activities
within 100 feet of the find. The project applicant shall then inform the
Riverside County Coroner and the City of Lake Elsinore Community
Development Department immediately, and the coroner shall be permitted to
examine the remains as required by California Health and Safety Code Section
7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of
discovered human remains and that no further disturbance shall occur until
the Riverside County Coroner has made the necessary findings as to origin. If
human remains are determined to be Native American, the applicant shall
comply with the state law relating to the disposition of Native American
burials that fall within the jurisdiction of the NAHC (PRC Section 5097). The
coroner shall contact the NAHC within 24 hours and the NAHC will make the
determination of most likely descendant. The most likely descendant shall
then make recommendations and engage in consultation concerning the
treatment of the remains as provided in Public Resource Code Section
5097.98. In the event that the applicant and the MLD are in disagreement
Project Proponent/
Construction
Contractor/
Archaeological
Monitor/ Native
American Monitor
During Construction
(during earth-moving
operations)
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regarding the disposition of the remains. State law will apply and the
mediation process will occur with the NAHC, if requested (see PRC Section
5097.98(e) and 5097.94(k)).
According to the California Health and Safety Code, six or more human burial at
one location constitutes a cemetery (Section 81 00), and disturbance of Native
American cemeteries is a felony (Section 7052).
CULT-7 Non-Disclosure of Reburial Location. It is understood by all parties
that unless otherwise required by law, the site of any reburial of Native
American human remains or associated grave goods shall not be disclosed and
shall not be governed by public disclosure requirements of the California
Public Records Act. The Coroner, pursuant to the specific exemption set forth
in California Government Code 6254 (r), parties, and Lead Agencies, will be
asked to withhold public disclosure information related to such reburial,
pursuant to the specific exemption set forth in California Government Code
6254 (r).
Project Proponent/
Construction
Contractor/
Archaeological
Monitor/ Native
American Monitor
Final Design
Phase/Prior to
Construction
Geology and Soils
GEO-1 Monitoring of mass grading and excavation activities in areas identified
as likely to contain paleontological resources by a qualified paleontologist or
paleontological monitor. Full-time monitoring of grading or excavation activities
should be performed starting at a depth of 10 feet, or when Pleistocene-aged
sediments are encountered during excavation activities, whichever is
shallowest, in undisturbed areas of Quaternary (early to late Pleistocene)
sedimentary deposits within the project boundaries. Paleontological monitors
will be equipped to salvage fossils as they are unearthed to avoid construction
delays and to remove samples of sediments that are likely to contain the
remains of small fossil invertebrates and vertebrates. The monitor must be
empowered to temporarily halt or divert equipment to allow for the removal of
abundant or large specimens in a timely manner. Monitoring may be reduced if
the potentially fossiliferous units are not present in the subsurface or, if present,
are determined by qualified paleontological personnel upon exposure and
examination to have a low potential to contain or yield fossil resources.
Project Proponent/
Construction
Contractor
Final Design and
Construction
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Noise
NOI 1 The following practices shall be implemented by the project applicant
during construction activities:
If R1 and R5 represents occupied residential use at the time of Project
construction, install a minimum 12-foot high temporary construction
noise barrier as shown on Exhibit ES-B, for the duration of Project
construction. The noise control barriers must have a solid face from top
to bottom. The noise control barrier must meet the minimum height and
be constructed as follows:
o The temporary noise barrier shall provide a minimum transmission
loss of 20 dBA (Federal Highway Administration, Noise Barrier
Design Handbook). The noise barrier shall be constructed using an
acoustical blanket (e.g. vinyl acoustic curtains or quilted blankets)
attached to the construction site perimeter fence or equivalent
temporary fence posts. Example photos are provided in Appendix
10.2.;
o The noise barrier must be maintained, and any damage promptly
repaired. Gaps, holes, or weaknesses in the barrier or openings
between the barrier and the ground shall be promptly repaired;
o The noise control barrier and associated elements shall be
completely removed, and the site appropriately restored upon the
conclusion of the construction activity.
Prior to approval of grading plans and/or issuance of building permits,
plans shall include a note indicating that noise-generating Project
construction activities shall only occur between the hours of 7:00 a.m. to
7:00 p.m. daily, or at any time on weekends or holidays, such that the
sound therefrom creates a noise disturbance across a residential or
commercial real property line, except for emergency work by public
service utilities or by variance issued by the City is prohibited. (LEMC,
Section 17.176.080 (F).
Project Proponent/
Construction
Contractor
During Construction
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During all Project site construction, the construction contractors shall
equip all construction equipment, fixed or mobile, with properly
operating and maintained mufflers, consistent with manufacturers’
standards. The construction contractor shall place all stationary
construction equipment so that emitted noise is directed away from the
noise sensitive receptors nearest the Project site.
The construction contractor shall locate equipment staging in areas that
will create the greatest distance between construction-related noise
sources and noise-sensitive receivers nearest the Project site during all
Project construction activities (i.e., to the center).
The construction contractor shall limit haul truck deliveries to the same
hours specified for construction equipment (between the hours of 7:00
a.m. to 7:00 p.m. daily, with no activity allowed on Sundays or holidays).
The contractor shall design delivery routes to minimize the exposure of
sensitive land uses or residential dwellings to delivery truck-related noise.
The contractor shall design delivery routes to minimize the exposure of
sensitive land uses or residential dwellings to delivery truck-related noise.
NOI-2 To satisfy the applicable local noise standards the project shall
implement the following operational noise mitigation measures:
No car wash activities shall be permitted during the nighttime hours of
10:00 p.m. to 7:00 a.m.
Reduce the car wash air blower and dryer equipment noise by locating
the equipment inside the tunnel and/or utilize sound rated air blower
and dryer equipment measuring no more than 71 dBA L50 at 10 feet.
Incorporate parapet walls where appropriate
Incorporate on-site noise barriers, landscaping, or similar physical
features that would act to generally attenuate noise emanating from
the Project related noise sources.
If an outdoor speaker system is being used in conjunction with a Project, the
outdoor speaker system shall be oriented away from sensitive receivers and
the volume set at a level not readily audible past the property line.
Project Proponent/
Construction
Contractor
During Construction
Lake and Mountain Commercial Center Project Page | 20
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Planning Application No. 2019-34APNs: 389-030-012 through 018VICINITY MAP
PROJECT SITE
´
ASH STLAKE STMOU NTAIN ST
RUNNING DEER RD
STONERIDGE TERRAVETA LNPALM VIEWBANYON CIR
BALSA CIR
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JUNIPER CIR
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RUNNING DEER RD
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BALSA CIR
ORANGE BLOSSOM WAY
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DATE CTORANGE BLOSSOM CTSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity
Planning Application No. 2019-34APNs: 389-030-012 through 018AERIAL MAP
PROJECT SITE
´
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CONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALK
PROPOSED PROPERTY LINECONCRETE WALKWAYCONCRETE WALKWAYCONCRETE WALKWAYCONCRETE WALKWAY
CONCRETE WALKWAY
CONCRETE WALKWAY CONCRETE WALKWAYEXISTING PROPERTY LINEEXISTING PROPERTY LINE
PROPOSED PROPERTY LINE
CONCRETE WALKWAY
CONCRETE WALKWAY
LANDSCAPE PLANTER
LANDSCAPE PLANTER
LANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPE PLANTERLANDSCAPEPLANTERLANDSCAPE PLANTERLANDSCAPEPLANTERCONCRETE WALKWAYLANDSCAPE PLANTERPROPOSED 5-BIKE RACK(INGROUND) BY: BARCOPRODUCTS #05CL1692 OR EQUALAT EACH BUILDING, TYP. OF 8PROPOSED LOCATION OF HEALYTANK, VENT RISERS, ANDUNDERGROUND STORAGE TANKSPROPOSED ADA PATH OFTRAVEL THROUGHOUT SITE ANDTO THE PUBLIC RIGHT OF WAYLANDSCAPEPLANTERPROPOSED AIR ANDWATER LOCATIONABANDONED PROPERTY LINEABANDONED PROPERTY LINE
PROPOSED STORM WATERSYSTEM, SEE CIVILPROPOSED UNDERGROUNDUTILITIES, SEE CIVILEXISTING SIGNALIZEDINTERSECTION TO BEUPDATEDDRIVE-THROUGH LANES PROVIDEMINIMUM 8 VEHICLES IN ACCORDANCEWITH LEMC SECTION 17.148.060 (TYP.)EXISTING UTILITY METERSIN PUBLIC R.O.W. TO BERELOCATED, SEE CIVILPROPOSED COVEREDVACUUM STALLS, TYP. OF 20DRIVE-THRUB40'X60'2,520 S.F.30SRETAIL A 25'X40',38'(TYP. OF 5)4,850 S.F.20SRETAIL B 25'X40',38'(TYP. OF 5)4,850 S.F.20SPROPOSED TREE WELL LOCATIONS,SEE LANDSCAPE, TYP.DRIVE-THROUGH LANESPROVIDE MINIMUM 8 VEHICLESIN ACCORDANCE WITH LEMCSECTION 17.148.060 (TYP.)1,200 S.F. OF CUSTOMERSERVING AREA500 S.F. OF CUSTOMERSERVING AREA1,200 S.F. OF CUSTOMERSERVING AREADRIVE-THROUGH LANESPROVIDE MINIMUM 8 VEHICLESIN ACCORDANCE WITH LEMCSECTION 17.148.060 (TYP.)NOT TO SCALECONCEPTUAL SITE PLAN SCALE: 1" = 30'-0"VICINITY MAPEMPIREDESIGNGROUPInc.NWC MOUNTAIN ST. & LAKE ST.
LAKE ELSINORE, CA 92530
APN: 389-030-012 - 018 TIGERPETROLEUM,INC.COMMERCIAL RETAIL
GHGHAHSITE DATAARCHITECT / EXHIBIT PREPAREREMPIRE DESIGN GROUP, INC.PO BOX 944MURRIETA, CA 92564PHONE: (951) 696-1490FAX: (951) 696-1443CELL PHONE: (951) 809-7601E-MAIL: ghann@empiregr.bizCONTACT: GREGORY HANN, ARCHITECTPHYSICAL ADDRESS:24861 WASHINGTON AVE.MURRIETA, CA 92562ADDRESS:NWC MOUNTAIN ST. & LAKE ST.LAKE ELSINORE, CA 92530DANNY SINGHTIGER PETROLEUM, INC.3017 E. EDINGER AVE.TUSTIN, CA 92780CELL PHONE: (949) 630-5345E-MAIL: dannysingh9@gmail.comAPN:389-030-012, 013, 014, 015, 016, 017, 018COUNTY: RIVERSIDEEXISTING: 6.07 ACRES (264,583 S.F.)LOT SIZE:SPECIFIC PLAN:N/AEXISTING ZONE: C2 - GENERAL COMMERCIALPROPOSED ZONE: C2 - GENERAL COMMERCIALCONSTRUCTION TYPE:OCCUPANCYS:V-B/SPRINKLEREDMC-STORE: 3,400 S.F.BUILDING AREAS:PROPOSED LAND USE: RETAIL / COMMERCIALMAX HEIGHT: 45'-0"BUILDING HEIGHT:LOT COVERAGE:BUILDING: 32,695 S.F. (13%)LANDSCAPING: 64,572 S.F. (27%)IMPERVIOUS: 146,781 S.F. (60%)TOTAL: 245,324 S.F. (100%)APPLICANTPARKING REQUIREMENTS:PROJECT DESCRIPTION (SOW)1.CONDITIONAL USE PERMIT AND COMMERCIAL DESIGN REVIEW.2.THE PROJECT INVOLVES (7) SEVEN PARCELS TOTALING APPROXIMATELY 5.60NET ACRES.3.THE PROJECT PROPOSES A 3,400 S.F. C-STORE WITH ATTACHED 1,525 S.F.QSR, AND AN ASSOCIATED (6) SIX MPD 4,089 S.F. FUELING CANOPY.4.A PROPOSED 3,150 S.F. 90 FOOT LONG EXPRESS CONVEYOR BELT CARWASH WITH ASSOCIATED 20 VACUUM STALLS.5.A PROPOSED 4,850 S.F. RETAIL BUILDING A CONSISTING OF 5 SUITES.6.A PROPOSED 4,850 S.F. RETAIL BUILDING B CONSISTING OF 5 SUITES.4.A PROPOSED 3,320 S.F. DRIVE-THRU BUILDING A FAST FOOD RESTAURANTWITH AN ATTACHED 1,600 S.F. RETAIL BUILDING C.5.A PROPOSED 2,520 S.F. DRIVE-THRU B FAST FOOD RESTAURANT WITH ANON-ATTACHED 2,400 S.F. RETAIL BUILDING D.6.ONSITE IMPROVEMENTS CONSIST OF ON-SITE PARKING, WQMP AREAS, SITECIRCULATION, LANDSCAPING AND SITE LIGHTING.7.OFFSITE IMPROVEMENTS CONSIST OF NEW UTILITY CONNECTIONS, RIGHT OFWAY DEDICATIONS, DRIVEWAY APPROACHES, A PROPOSED MEDIAN, ANDUNDERGROUNDING OF EXISTING TELEPHONE/POWER POLES FRONTINGPROJECT SITE.SURROUNDING LANDNORTH: C2 - GENERAL COMMERCIALSOUTH: R1 - SINGLE FAMILY RESIDENTIALEAST: MURDOCK ALBERHILL RANCH SPECIFIC PLANWEST: R1 - SINGLE FAMILY RESIDENTIALUSE AND ZONING:UTILITIESPERMIT NUMBER:TBDSHEET INDEXAS 1.0CONCEPTUAL SITE PLANALTA/TOPOSHEET 1ALTA/NSPA LAND TITLE SURVEYSHEET 2ALTA/NSPA LAND TITLE SURVEYCIVILC01GRADING PLANC02WQMP SITE PLANC02ADETAILSC03UTILITY PLANLANDSCAPEL1LANDSCAPE CONCEPT PLANARCHITECTURALA1.1C-STORE AND QSR FLOOR PLANA1.2C-STORE AND QSR ROOF PLANA1.3CANOPY FLOOR AND ROOF PLANA1.5EXPRESS CAR WASH FLOOR PLANA1.6EXPRESS CAR WASH ROOF PLANA1.7RETAIL A AND B FLOOR PLANA1.8RETAIL A AND B ROOF PLANA1.9RETAIL C AND DRIVE-THRU A FLOOR PLANA1.10RETAIL C AND DRIVE-THRU A ROOF PLANA1.11RETAIL D AND DRIVE-THRU B FLOOR PLANA1.12RETAIL D AND DRIVE-THRU B ROOF PLANA1.13TRASH ENCLOSURE A AND B FLOOR PLANSA2.1C-STORE AND QSR ELEVATIONSA2.2CANOPY ELEVATIONSA2.3EXPRESS CAR WASH ELEVATIONSA2.3.1EXPRESS CAR WASH ELEVATIONSA2.4RETAIL A AND B ELEVATIONSA2.5RETAIL C AND DRIVE-THRU A ELEVATIONSA2.6RETAIL D AND DRIVE-THRU B ELEVATIONSA2.7TRASH ENCLOSURE A AND B ELEVATIONSA3.0C-STORE AND QSR SECTIONSA3.1RETAIL C/D AND DRIVE-THRU A/B SECTIONSA3.2EXPRESS CAR WASH AND RETAIL A/B SECTIONSCONCEPTUAL SITE PLANAS 1.0SITEEXISTING LAND USE: VACANTCANOPY: 4,089 S.F.EXPRESS CAR WASH: 3,150 S.F.RETAIL A: 4,850 S.F.WATER:EASTERN MUNICIPAL WATER DISTRICT951-928-3777SEWER:EASTERN MUNICIPAL WATER DISTRICT951-928-3777GAS:SOUTHERN CALIFORNIA GAS CO.1-800-427-2200ELECTRICAL:SOUTHERN CALIFORNIA EDISON1-800-655-4555TELEPHONE / CABLE:SPECTRUM1-833-694-9259FRONTIER1-800-921-8101WASTE:WASTE MANAGEMENT1-866-909-4458TRASH ENCLOSURE A: 176 S.F. (TYP. OF 4)MOUNTAIN STQSR: 1,525 S.F.DRIVE-THRU A: 3,320 S.F.DRIVE-THRU B: 2,520 S.F.RETAIL B: 4,850 S.F.RETAIL C: 1,600 S.F.RETAIL D: 2,400 S.F.TRASH ENCLOSURE B: 287 S.F. (TYP. OF 1).13FLOOR AREA RATIO:1APPLICABLE BUILDING CODESALL CONSTRUCTION TO COMPLY WITH:BUILDING CODE:2016 CALIFORNIA BUILDING CODEPLUMBING CODE:2016 CALIFORNIA PLUMBING CODEELECTRICAL CODE:2016 CALIFORNIA ELECTRIC CODEMECHANICAL CODE:2016 CALIFORNIA MECHANICAL CODEENERGY CODE:2016 CALIFORNIA ENERGY CODEGREEN BUILDING:2016 CALIFORNIA GREEN BUILDING CODEFIRE CODE:2016 CALIFORNIA FIRE CODE (2015 IFC)*THE PROJECT SHALL COMPLY WITH THE DEVELOPMENT STANDARDSAS OUTLINED IN THE C-2 ZONE AND THE LEMC1111111RESTAURANT: 1/45 S.F. CUSTOMER & 1/200 S.F. NONRETAIL: 1/250 S.F.LOADING SPACES REQUIRED FOR COMMERCIALBUILDING OVER 12,000 S.F. - 20,000 S.F (N/A)C-STORE: 3,400 S.F. / 250 = 14QSR: 1,525 S.F. (500 S.F. / 45 + 1,025 S.F. / 200)= 16CANOPY: 4,089 S.F. / 0 = 0EXPRESS CAR WASH: 3,150 S.F. / 0 = 0DRIVE-THRU A: 3,320 S.F.(1,200 S.F. / 45 + 2,120 S.F. / 200) = 37DRIVE-THRU B: 2,520 S.F.(1,000 S.F. / 45 + 1,520 S.F. / 200) = 30RETAIL A: 4,850 S.F. / 250 = 19RETAIL B: 4,850 S.F. / 250 = 19RETAIL C: 1,600 S.F. / 250 = 6RETAIL D: 2,400 S.F. / 250 = 10TOTAL PARKING REQUIRED= 151 STALLSTOTAL PARKING PROVIDED= 170 STALLS(INCLUDING 11 ADA & 20 VACUUM STALLS)HAZARDOUS FIRE AREA:VERY HIGH FIRE HAZARD SEVERITY ZONECOMPLY WITH LEMC & CBC11111PROPOSED: 5.63 ACRES (245,324 S.F.)
36"Lx36"D36"Lx36"DMVE36"Lx36"DTG4ATG35DA11B
A49
A20(2)
A20A(2)
A20B(2)
A20C
A50(2)
A49
A5A5
A3WHIP CREAMFRONT36"Lx24"D 36"Lx24"D
MVE
TG11
TG10A5BELOWA5BELOWA49BELOWA51A10A10AA13(2)A17A10A10AA13(2)A17A12(2)A13(2)A13A(2)A1CA17 FILTERA18A17 FILTERA16A(2-HEAD)A4A7BELOWA6A14B3BELOWB9B3CB3CB12B13DB1BB8TG8TG16TG15C1C1C1TG1BELOWC2C3C2C2C6AC13C23TG2A TG2AC15BELOWC5FRONTBELOWC5AFRONTBELOWTG14ATG3 TG3G16TG6G16ATG5E3660F9 F918485 TIERG17G21MIN. 9' CLR A.F.F.TG19
18605 TIERG17ATG754"48"48"C10C9C12C818485 TIERG17G6AG1G10G55AG55CG1018485 TIERG17G11G7G34F1F8F4F7 (BELOW) F7 (BELOW)F12F11F5F13F3A18485 TIERG17G9B 90'x30"G9E PRE-RINSE FAUCETG56C7A2.1185' - 0"9' - 0"9' - 3"10' - 1"10' - 8"SEC36" PULL SECTIONSEC30" PULL METER MAINCPI 47" PANEL SECTION 1 CPI 24" SECTION 2 CPI 24" SECTION 3FIRE RISER 1854 4 TIER1854 4 TIER1854 4 TIER1854 4 TIER1854 4 TIER1854 4 TIER1854 4 TIER1854 4 TIERWALK IN COOLER 1854 4 TIER1854 4 TIER1854 4 TIER1854 4 TIER1854 4 TIER1854 4 TIER18484 TIER18604 TIERWALK IN FREEZERCOLD SHELLOVERALL40' - 0"40' - 0"A2.12A2.14A2.137' - 6"482 SFCUSTOMERSERVICE AREA8' - 0"4' - 9"36"Lx36"D36"Lx36"D36"Lx36"D6' - 0"6' - 0"6' - 0"6' - 0"6' - 0"14' - 7"3' - 0"6' - 0"6' - 0"6' - 0"OVERALL125' - 0"OFFICEPREPUNISEXUNISEXSALES AREA 8' - 0"33' - 4 1/2"4' - 0"6' - 0"30' - 0"68' - 2"36' - 7"5' - 4"6' - 0"5' - 4"2' - 0"2' - 0"6' - 0"8' - 0"9' - 5 1/2"8' - 0"27' - 2 1/2"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGC STORE AND QSRFLOOR PLANEDG#04589A1.1OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1C STORE AND QSR ENLARGED FLOOR PLANCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
SLOPE 1/4" PER 12" TYPSLOPE 1/4" PER 12" TYPSLOPE 1/4" PER 12" TYPA2.12A2.14A2.13VALLEY VALLEY VALLEY VALLEY SLOPE 1/4'' PER 1/2"SLOPE 1/4'' PER 1/2"26'-6''26'-6''23'-3''NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGC STORE AND QSRROOF PLANEDG#04589A1.2OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1ROOF PLAN C STORE AND QSRNOTE: MINIMUM 1/4 INCH PER FOOT ROOF SLOPE FOR DRAINAGE ALONG FLOW LINES OR DESIGN TO SUPPORT ACCUMULATED WATER, PER CBC 1611.3COMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530COOL ROOFING 60 MIL TPO SINGLE PLU ROOF BY FIRESTONE . LCC-ESR-3174 ( OR EQUAL)ROOF DRAIN W/ OVERFLOW 1 1 1 1122TYP
UNLEADED 87 20,000 GAL12,000 GAL 10,000 GALUNLEADED 91 DIESEL6 MPDCANOPY87'X47'4,089 S.F.2' - 0"87' - 0"2' - 0"2' - 0"47' - 0"2' - 0"A2.23OVERALL91' - 0"9' - 3"2' - 6"30' - 6"2' - 6"30' - 6"2' - 6"9' - 3"18' - 4"16' - 4"16' - 4"OVERALL51' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGCANOPY FLOORPLANEDG#04589A1.3OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1CANOPY FLOOR/ ROOF PLANCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
OVERALL90' - 0"11' - 6"6' - 0"9' - 10"24' - 8"ELECTRICALOFFICECAR WASH BAY4' - 6"4' - 0"A2.3.124' - 0"4' - 6"OVERALL35' - 0"14' - 0"4' - 6"14' - 0"A2.3.11A2.310' - 6"0' - 6"4' - 6"FIRE RISER ROOMUNISEX RESTROOM9' - 0"4' - 0"4' - 0"16' - 0"4' - 0"21' - 0"4' - 0"7' - 0"35' - 0"1' - 6"0' - 6"0' - 6"8' - 0 1/2"4' - 6"5' - 4"1' - 6"17' - 11"4' - 0"16' - 0"4' - 0"14' - 6"11' - 0"7' - 1"3' - 0"4' - 0"26' - 0"3' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGEXPRESS CARWASHEDG#04589A1.5OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1EXPRESS CAR WASH FLOOR PLANCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
SLOPE 1/4" PER 12" TYPSLOPE 1/4" PER 12" TYP26' - 3"SLOPE 1/4" PER 12" TYPSLOPE 1/4" PER 12" TYPNODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGEXPRESS CARWASH ROOF PLANEDG#04589A1.6OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1ROOF PLAN EXPRESS CAR WASHNOTE: MINIMUM 1/4 INCH PER FOOT ROOF SLOPE FOR DRAINAGE ALONG FLOW LINES OR DESIGN TO SUPPORT ACCUMULATED WATER, PER CBC 1611.3ROOFING: COMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 9253011111COOL ROOFING 60 MIL TPO SINGLE PLU ROOF BY FIRESTONE . LCC-ESR-3174 ( OR EQUAL)ROOF DRAIN W/ OVERFLOW 122TYP
RETAIL A & B 25'X40'(TYP. OF 5)5,000 S.F.20S25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"7' - 0"6' - 0"FIRE RISER A2.41A2.42OVERALL125' - 0"COLD SHELLCOLD SHELLCOLD SHELLCOLD SHELLCOLD SHELL4' - 0"20' - 9"3' - 0"22' - 3"2' - 9"22' - 0"3' - 0"22' - 0"3' - 0"20' - 8 1/2"4' - 0"6' - 0"34' - 0"6' - 0"34' - 3"5' - 9"OVERALL40' - 0"3' - 0"27' - 0"3' - 0"3' - 0"3' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGRETAIL A AND BEDG#04589A1.7OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1RETAIL A AND BCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
SLOPE 1/4'' PER 1/2"SLOPE 1/4'' PER 1/2"SLOPE 1/4'' PER 1/2"26'-3''SLOPE 1/4'' PER 1/2"SLOPE 1/4'' PER 1/2"29'-3''26'-3''29'-3''26'-3''NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGRETAIL A AND BROOF PLANEDG#04589A1.8OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1ROOF PLAN - RETAIL A AND BNOTE: MINIMUM 1/4 INCH PER FOOT ROOF SLOPE FOR DRAINAGE ALONG FLOW LINES OR DESIGN TO SUPPORT ACCUMULATED WATER, PER CBC 1611.3ROOFING: COMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 9253011111COOL ROOFING 60 MIL TPO SINGLE PLU ROOF BY FIRESTONE . LCC-ESR-3174 ( OR EQUAL)ROOF DRAIN W/ OVERFLOW 122TYP2TYP
DRIVE-THRUA40'X80'3,320 S.F.38SRETAIL C40'X40'1,600 S.F.6S40' - 0"30' - 0"1160 SFCUSTOMERSERVING AREA5' - 0"3' - 0"13' - 0"5' - 0"4' - 0"6' - 0"14' - 9"16' - 0"6' - 0"A2.52A2.5320' - 0"30' - 0"FIRE RISER 4' - 0"9' - 5"9' - 7"4' - 0"COLD SHELL44' - 11 1/2"4' - 5".20' - 0"6' - 0 1/2"6' - 10"4' - 10"28' - 4"5' - 3 1/2"4' - 5 1/2"20' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGRETAIL C ANDDRIVE THRUEDG#04589A1.9OCT 3, 2019TIGERPETROLEUM,INC 1/8" = 1'-0"1RETAIL C AND DRIVE THRUCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
A2.52A2.51DRIVE-THRUA40'X80'3,320 S.F.38S30' - 0"21' - 3"26' - 8"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGRETAIL C ANDDRIVE THRU ROOFPLANEDG#04589A1.10OCT 3, 2019TIGERPETROLEUM,INC 1/8" = 1'-0"1ROOF PLAN RETAIL C AND DRIVE THRUNOTE: MINIMUM 1/4 INCH PER FOOT ROOF SLOPE FOR DRAINAGE ALONG FLOW LINES OR DESIGN TO SUPPORT ACCUMULATED WATER, PER CBC 1611.3COMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 9253011ROOFING: 11COOL ROOFING 60 MIL TPO SINGLE PLU ROOF BY FIRESTONE . LCC-ESR-3174 ( OR EQUAL)ROOF DRAIN W/ OVERFLOW 122TYP
DRIVE-THRUD40'X60'2,520 S.F.30S30' - 0"A2.61A2.63A2.623' - 0"15' - 0"RETAIL D40'X60'2,400 S.F.10SFIRE RISER COLD SHELL60' - 0"4' - 0"4' - 0"6' - 0"14' - 9"16' - 0"6' - 0"20' - 0 1/2"4' - 0"9' - 5"9' - 7"4' - 0"44' - 11 1/2"6' - 0 1/2"6' - 10"4' - 10"28' - 4"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGRETAIL D ANDDRIVE THRU DEDG#04589A1.11OCT 3, 2019TIGERPETROLEUM,INC 1/8" = 1'-0"1RETAIL D AND DRIVE THRUCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
26' - 8"DRIVE-THRUD40'X60'2,520 S.F.30SRETAIL D 40'X60' 2,400 S.F. 6S21' - 3"26' - 8"30' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGRETAIL D ANDDRIVE THRU ROOFPLANEDG#04589A1.12OCT 3, 2019TIGERPETROLEUM,INC 1/8" = 1'-0"1ROOF PLAN RETAIL D AND DRIVE THRUNOTE: MINIMUM 1/4 INCH PER FOOT ROOF SLOPE FOR DRAINAGE ALONG FLOW LINES OR DESIGN TO SUPPORT ACCUMULATED WATER, PER CBC 1611.3ROOFING: COMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530111COOL ROOFING 60 MIL TPO SINGLE PLU ROOF BY FIRESTONE . LCC-ESR-3174 ( OR EQUAL)ROOF DRAIN W/ OVERFLOW 122TYP1
A2.75A2.77A2.76A2.785' - 8"6' - 8"11' - 8"12' - 4"17' - 4"A2.71A2.72A2.74A2.7312' - 4"20' - 8"5' - 8"6' - 8"6' - 4"20' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGTRASHENCLOSUREFLOOR PLANEDG#04589A1.13OCT 3, 2019TIGERPETROLEUM,INC 1/4" = 1'-0"1TRASH ENCLOSURE TYPE A 1/4" = 1'-0"2TRASH ENCLOSURE TYPE BCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
26' - 6"22' - 0"0' - 0"SIGN SIGN 0' - 0"15' - 0 3/4"23' - 3"22' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGC STORE AND QSRELEVATIONEDG#04589A2.1OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1FRONT ELEVATION 3/16" = 1'-0"2REAR ELEVATION 3/16" = 1'-0"3RIGHT SIDE ELEVATION 3/16" = 1'-0"4LEFT SIDE ELEVATIONELDORADO STONE COASTAL LEDGESTONE DIRECT APPLIED FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DESERT TRAIL DIRECT APPLIED FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO (...) OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: BIRCHSTONE PAINT GRADE FINISH OVER METAL SURFACES COLOR SPECIFY #90BC 41/040ICI#A1963 " ASCOR BLUE " DIRECT APPLIED FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: MOCHAS1C1C2C3C4ACMM1TRIMC1S1C1S1C3C2M1C1S1C3NOTE : ALL SIGNAGE ARE ON A SEPARATE PERMIT C4C3C4DIRECT APPLIED FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: 50YY 83/029ICI# A0050 " NATURAL WHITE "C4ALUMINUM COMPOSITE MATERIAL WHITECOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530C2DIRECT APPLIED FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DARK BEIGE STUCCO KEYSTONE FOAM ARCH - TYP.
22' - 0"17' - 0"0' - 0"17' - 0"5' - 0"17' - 0"8' - 8"22' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGCANOPYELEVATIONEDG#04589A2.2OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1CANOPY FRONT ELEVATION 3/16" = 1'-0"2CANOPY REAR ELEVATION 3/16" = 1'-0"3CANOPY RIGHT SIDE ELEVATION 3/16" = 1'-0"4CANOPY LEFT SIDE ELEVATIONELDORADO STONE COASTAL LEDGESTONE DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DESERT TRAIL DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO (...) OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: BIRCHSTONE PAINT GRADE FINISH OVER METAL SURFACES COLOR SPECIFY #90BC 41/040ICI#A1963 " ASCOR BLUE " DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DARK BEIGE STUCCO DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: MOCHAS1C1C2C3C4M1TRIMS1C2ACMS1ACMALUMINUM COMPOSITE MATERIAL WHITEACMDIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: 50YY 83/029ICI# A0050 " NATURAL WHITE "COMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530C2ACM
10' - 0"0' - 0"26' - 3"24' - 8"21' - 3"KEYSTONE FOAM ARCH - TYP.10' - 0"25' - 0"26' - 3"21' - 3"20' - 0"11' - 6"0' - 0"KEYSTONE FOAM ARCH - TYP.EXPRESS CAR WASHNODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGEXPRESS CARWASH ELEVATIONEDG#04589A2.3OCT 3, 2019TIGERPETROLEUM,INC 1/4" = 1'-0"1CAR WASH ENTRANCE ELEVATION 1/4" = 1'-0"2CAR WASH EXIT ELEVATIONELDORADO STONE COASTAL LEDGESTONE DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DESERT TRAIL DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO (...) OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: BIRCHSTONE PAINT GRADE FINISH OVER METAL SURFACES COLOR SPECIFY #90BC 41/040ICI#A1963 " ASCOR BLUE " DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: 50YY 83/029ICI# A0050 " NATURAL WHITE "DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: MOCHAS1C1C2C3C4ACMM1TRIMC2S1C4C1M1S1C2C1C4ALUMINUM COMPOSITE MATERIAL WHITECOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DARK BEIGE STUCCO
26' - 3"26' - 3"21' - 3"24' - 10"26' - 3"24' - 10"21' - 3"26' - 3"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGEXPRESS CARWASH ELEVATIONEDG#04589A2.3.1OCT 3, 2019TIGERPETROLEUM,INC 1/4" = 1'-0"1CAR WASH RIGHT SIDE ELEVATION 1/4" = 1'-0"2CAR WASH LEFT SIDE ELEVATIONS1C1C3C2C4COMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
0' - 0"26' - 3"HIGHEST PARAPET 29' - 3"LOWER PARAPET SIGN SIGN SIGN SIGN SIGN HIGHEST PARAPET LOWER PARAPET29' - 3"26' - 3"29' - 3"26' - 3"21' - 2"15' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGRETAIL A AND BELEVATIONEDG#04589A2.4OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1RETAIL A AND B FRONT ELEVATION 3/16" = 1'-0"2RETAIL A AND REAR ELEVATION 3/16" = 1'-0"3RETAIL A AND B SIDE ELEVATIONELDORADO STONE COASTAL LEDGESTONE DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DESERT TRAIL DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO (...) OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: BIRCHSTONE S1C1C2C3PAINT GRADE FINISH OVER METAL SURFACES COLOR SPECIFY #90BC 41/040ICI#A1963 " ASCOR BLUE " DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: MOCHAC4M1C4C1S1C2C3C4C1S1C2C4C1S1C2C3NOTE : ALL SIGNAGE ARE ON A SEPARATE PERMIT ACMALUMINUM COMPOSITE MATERIAL WHITEDIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: 50YY 83/029ICI# A0050 " NATURAL WHITE "TRIMCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DARK BEIGE STUCCO
26' - 9"21' - 3"13' - 0"13' - 0"5' - 0"10' - 0"0' - 0"21' - 3"30' - 0"SIGN 13' - 0"26' - 8"7' - 0"30' - 0"21' - 3"21' - 3"SIGN 5' - 0"13' - 0"30' - 0"26' - 8"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGRETAIL C ANDDRIVE THRUELEVATIONEDG#04589A2.5OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1RETAIL C AND DRIVE THRU REAR ELEVATION 3/16" = 1'-0"2RETAIL C AND DRIVE THRU FRONT ELEVATION 3/16" = 1'-0"3RETAIL C AND DRIVE THRU SIDE ELEVATIONNOTE : ALL SIGNAGE ARE ON A SEPARATE PERMIT COMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
26' - 9"21' - 3"13' - 0"13' - 0"5' - 0"10' - 0"0' - 0"21' - 3"30' - 0"SIGN 13' - 0"26' - 8"7' - 0"30' - 0"21' - 3"21' - 3"SIGN 5' - 0"13' - 0"30' - 0"26' - 8"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGRETAIL D AND DRIVE THRU ELEVATIONEDG#04589OCT 3, 2019TIGERPETROLEUM,INC 3/16" = 1'-0"1RETAIL D AND DRIVE THRU REAR ELEVATION 3/16" = 1'-0"2RETAIL D AND DRIVE THRU FRONT ELEVATION 3/16" = 1'-0"3RETAIL D AND DRIVE THRU SIDE ELEVATIONNOTE : ALL SIGNAGE ARE ON A SEPARATE PERMIT COMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530A2.6
8' - 0"1' - 8"2' - 6"3' - 6"GUTTERS BY OTHER - TYP.1' - 8"2' - 0"GUTTERS BY OTHER - TYP.9' - 8"1' - 8"2' - 0"6' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGTRASHENCLOSUREELEVATIONEDG#04589A2.7OCT 3, 2019TIGERPETROLEUM,INC 1/4" = 1'-0"8TRASH ENCLOSURE LEFT ELEVATION TYPE A 1/4" = 1'-0"6TRASH ENCLOSURE REAR ELEVATION TYPE A 1/4" = 1'-0"7TRASH ENCLOSURE RIGHT ELEVATION TYPE A 1/4" = 1'-0"5TRASH ENCLOSURE FRONT ELEVATION TYPE AC2C3C1S1NOTE : ALL SIGNAGE ARE ON A SEPARATE PERMIT 1/4" = 1'-0"3TRASH ENCLOSURE RIGHT ELEVATION TYPE B 1/4" = 1'-0"4TRASH ENCLOSURE LEFT ELEVATION TYPE B 1/4" = 1'-0"2TRASH ENCLOSURE REAR ELEVATION TYPE B 1/4" = 1'-0"1TRASH ENCLOSURE FRONT ELEVATION TYPE BCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530ELDORADO STONE COASTAL LEDGESTONE DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DESERT TRAIL DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO (...) OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: BIRCHSTONE PAINT GRADE FINISH OVER METAL SURFACES COLOR SPECIFY #90BC 41/040ICI#A1963 " ASCOR BLUE " DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DARK BEIGE STUCCO DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: MOCHAS1C1C2C3C4M1TRIMACMALUMINUM COMPOSITE MATERIAL WHITEDIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: 50YY 83/029ICI# A0050 " NATURAL WHITE "C2
SLOPE 1/4" PER FOOT LINE OF PARAPET WALL FOAM SHAPED CORNICEWALK-IN-COOLER SALES AREA R-30 ROOF INSULATIONWEB TRUSSR-19 INSULATION FOR EXTERIOR WALL J-MOLDTPO ROOFING OVER R-30 RIGID INSULATION0' - 8"15' - 0"5' - 0"7' - 0"AWNING LIGHTING25' - 6"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGSECTIONEDG#04589A3.0OCT 3, 2019TIGERPETROLEUM,INC 1/4" = 1'-0"1C STORE CROSS SECTION 1/4" = 1'-0"2C STORE LONGITUDINAL SECTIONCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
24' - 10"20' - 0"13' - 0"0' - 0"24' - 10 3/32"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGSECTIONEDG#04589A3.1OCT 3, 2019TIGERPETROLEUM,INC 1/4" = 1'-0"1RETAIL D AND DRIVE THRUCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
SLOPE 1/4" PER 12" TYPCOLD SHELL 20' - 0"0' - 0"13' - 0"9' - 0"29' - 3"26' - 3"HIGHEST PARAPET CAR WASH BAYEQUIPMENT ROOM SLOPE 1/4" PER 12" TYP15' - 0"20' - 0"26' - 3"24' - 10"0' - 0"-0' - 6"11' - 6"10' - 0"NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGSECTIONEDG#04589A3.2OCT 3, 2019TIGERPETROLEUM,INC 1/4" = 1'-0"2RETAIL A AND B SECTION 1/4" = 1'-0"1EXPRESS CAR WASH SECTIONCOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530
NODATEREVISION DESCRIPTIONAll ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used ib connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group.All rights reserved DATEPROJECT NUMBERDESIGNED BY:CHECKED BY: DRAWN BY:GHGHArchitect of Record: GREGORY S. HANN, AIA24861 WASHINGTON AVE.MURRIETA, CA 92562TEL: 951-696-1490CEL: 951-809-7607FAX: 951-696-1443E-MAIL: ghann@empiregr.bizSEAL :AGMATERIAL BOARDEDG#04589A4.0OCT 3, 2019TIGERPETROLEUM,INCELDORADO STONE COASTAL LEDGESTONE DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DESERT TRAIL DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO (...) OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: BIRCHSTONE PAINT GRADE FINISH OVER METAL SURFACES COLOR SPECIFY #90BC 41/040ICI#A1963 " ASCOR BLUE " DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: MOCHAS1C1C2C3C4ACMM1TRIMDIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: 50YY 83/029ICI# A0050 " NATURAL WHITE "ALUMINUM COMPOSITE MATERIAL WHITECOMMERCIAL RETAILAPN: 389-030-014, 015, 016, 017, 018NWC MOUNTAIN ST. & LAKE ST. LAKE ELSINORE, CA 92530DIRECT APPLID FINISH SYSTEM SMOOTH TROWL 3 PART 7/8'' STUCCO OVER METAL LATH PROVIDE CONTROL. JOINTS AS SHOWN COLOR SPECIFY: DARK BEIGE STUCCO
2/18/2020
C-STORE
85'X40'
3,400 S.F.
14S
QSR
40'X40'
1,525 S.F.
16S
6 MPD
CANOPY
87'X47'
4,089 S.F.
DRIVE-THRU
A
40'X80'
3,320 S.F.
38S
DRIVE-THRU
B
40'X60'
2,520 S.F.
30S
EXPRESS
CAR WASH
90'X35'
3,150 S.F.
T.E.
B
T.E.
A
RETAIL C
40'X40'
1,600 S.F.
6S
RETAIL D
40'X60'
2,400 S.F.
10S
RETAIL A
25'X40',38'
(TYP. OF 5)
4,850 S.F.
20S
RETAIL B
25'X40',38'
(TYP. OF 5)
4,850 S.F.
20S
T.E.
A
T.E.
A
T.E.
A
P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P
TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE
W W W W W W W W W W W W W W W W W W W W W W W W W W W W
W
W
P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P
W W
W W
W W
W
W W
W W
W
W
W W W
W
W W W W
W
W
W
W
W W W W W W W
W
WWWWWWWWWWWWWWWWWWSD
S
D
SD
S
D
SD
S
D
SD
S
D
W W
WWWWWWWW
WP P P P P P P
TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
SSSSSSS
S
S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SWW
LAKE STREETMOUNTAIN STREETGINGER ROOT WAY
EMPIRE
DESIGN
GROUP Inc .
TIGER
PETROLEUM,
INC.T.YRSOFONOPLUOT YRFO
NP.
EXP.12/31/21
NO. 65859
AINROFILACFOET
A
T
S
LIVIC REENIGNEL
A
NOISSEFORPDERETSIGE
RCONSULTING ENGINEERS
IN CIVIL, SURVEYING,
AND STRUCTURAL
914 E. KATELLA AVENUE
ANAHEIM, CALIFORNIA 92805
(714) 385-1835, FAX (714) 385-1834
ENGINEERING
COMMERCIAL RETAILAPN: 389-030-014,015,016,017,018NWC MOUNTAIN ST. & LAKE ST.LAKE ELSINORE, CA 92530SCALE:
90'30'0 30'60'
1" = 30'
EARTHWORK:
FILL: 9,213.8 CY
CUT: 31,630.75 CY
EXPORT: 22,416.87 CY
EARTH WORK QUANTITIES ARE RAW ESTIMATES ONLY. THEY DO NOT
REFLECT SUBSIDENCE, OR ANY MATERIAL GENERATED BY UTILITY
TRENCHING AND BUILDING FOOTINGS. THE QUANTITIES SHOWN
ABOVE ARE INTENDED FOR USE IN ESTABLISHING GOVERNING
AGENCY FEES. CONTRACTOR SHALL BE RESPONSIBLE FOR
DETERMINING THE QUANTITIES FOR BID PURPOSES. ANY EXPORT OR
IMPORT REQUIRE TO BALANCE THE SITE SHALL BE THE SOLE
RESPONSIBILITY OF THE CONTRACTOR.
VICINITY MAP
N.T.S.
N.A.
CONCEPTUAL GRADING PLANS
FOR
COMMERCIAL RETAIL
NWC MOUNTAIN ST. & LAKE ST., LAKE ELSINORE, CA 92530
GRADING PLAN
C01
PROJECT INFORMATION:
ENGINEER
PLUMP ENGINEERING INC.
914 E KATELLA AVE
ANAHEIM, CA 92805
(714)385-1835
ARCHITECT
EMPIRE DESIGN GROUP
24861 WASHINGTON AVE.
MURRIETTA, CA 92562
(951) 696-1490
C-STORE
85'X40'
3,400 S.F.
14S
QSR
40'X40'
1,525 S.F.
16S
6 MPD
CANOPY
87'X47'
4,089 S.F.
DRIVE-THRU
A
40'X80'
3,320 S.F.
38S
DRIVE-THRU
B
40'X60'
2,520 S.F.
30S
EXPRESS
CAR WASH
90'X35'
3,150 S.F.
T.E.
B
T.E.
A
RETAIL C
40'X40'
1,600 S.F.
6S
RETAIL D
40'X60'
2,400 S.F.
10S
RETAIL A
25'X40',38'
(TYP. OF 5)
4,850 S.F.
20S
RETAIL B
25'X40',38'
(TYP. OF 5)
4,850 S.F.
20S
T.E.
A
T.E.
A
T.E.
ALAND AREA=264583 SQ. FT.OR 6.074 ACRESP P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P
TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE
W W W W W W W W W W W W W W W W W W W W W W W W W W W W
W
W
P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P
W W
W W
W
W
W
W W
W
W
W W W
W
W
W
W W
W
W
W
W W
W
W W W W W W W
W
WWWWWWWWWWWWWWWWWWSD
S
D
S
D
S
D
SD
S
D
SD
S
D
W W
WWWWWW
WP P P P P P P
TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
SSS
S
S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SWW
LAKE STREETMOUNTAIN STREETSD12
SD10
SD12
SD10
SD12
SD10
SD12
SD10
SD12
SD10
SD12
SD10
SD12
SD10
PL
PL
PL PL
PL
GINGER ROOT WAY
CLCLSSSS SSSSSSSSSSSSSSSS
S
S
SSSSSSSWW
WWWW
W
W
WSSWWWW
S S S S S S S S S S S S S S S S S S S S S S S S S S
W W W W W W W W W W W W W W
W
WWWWWWWWWWWWWWWWWWWWWWWWW
W W
W
W
W W W W W W W W W W
WWWWWWSSSSSSSSSSSSSSSSSSSSD12
SD10
SD32
SD32
SD32
SD32
MP52
MP52
MP52
MP52
MP52MP52 MP52
MP52
DOWNSPOUT DOWNSPOUT DOWNSPOUT
DOWNSPOUT
DOWNSPOUT
DOWNSPOUT
DOWNSPOUT
DOWNSPOUT
DOWNSPOUT
DOWNSPOUT
DOWNSPOUT
DOWNSPOUT
DOWNSPOUT DOWNSPOUT
DOWNSPOUT
DOWNSPOUT
DOWNSPOUTDOWNSPOUTDOWNSPOUT
DOWNSPOUT
TC32
TC32
DOWNSPOUT
WITH TRASH AND
DEBRIS FILTER
DOWNSPOUT
WITH TRASH AND
DEBRIS FILTER
MP52
LEGEND:
PROPOSED LANDSCAPE AREA
EXISTING FLOW DIRECTION
DMA-1 BOUNDARY
DMA-X
X,XXX SF
XX.XX ac
DMA INFORMATION
PROPOSED FLOW DIRECTION
SOURCE CONTROL BMP'S:
SITE DESIGN & LANDSCAPE PLANNING
EFFICIENT IRRIGATION
ALTERNATIVE BUILDING MATERIALS
TRASH STORAGE AREAS
NON STRUCTURAL CONTROL BMP'S:
EDUCATION FOR PROPERTY OWNERS,
TENANTS AND OCCUPANTS (ENTIRE SITE)
TREATMENT CONTROL BMP'S:
BIORETENTION BASIN WITH UNDERDRAIN
DRAIN INSERT
SD12
N4
SD10
SD21
TC32
EMPIRE
DESIGN
GROUP Inc .
TIGER
PETROLEUM,
INC.T.YRSOFONOPLUOT YRFO
NP.
EXP.12/31/21
NO. 65859
AINROFILACFOET
A
T
S
LIVIC REENIGNEL
A
NOISSEFORPDERETSIGE
RCONSULTING ENGINEERS
IN CIVIL, SURVEYING,
AND STRUCTURAL
914 E. KATELLA AVENUE
ANAHEIM, CALIFORNIA 92805
(714) 385-1835, FAX (714) 385-1834
ENGINEERING
COMMERCIAL RETAILAPN: 389-030-014,015,016,017,018NWC MOUNTAIN ST. & LAKE ST.LAKE ELSINORE, CA 92530SCALE:
90'30'0 30'60'
1" = 30'
WQMP
C02
DCV CALCULATIONS
SITE PLAN
PERVIOUS AREA IMPERVIOUS AREA
100,052 SF (2.30 AC)
TOTAL 190,079 SF (4.37 AC)
DMA
1
2
32,745 SF (0.75 AC)70,756 SF (1.63 AC)
41,794 SF (0.96 AC)
74,539 SF (1.71 AC)
TOTAL SITE AREA:264,618 SF (6.08 AC)
PERVIOUS AND IMPERVIOUS AREA
SD32
MP52
DMA-2 BOUNDARY
DMA-1
103,504 SF
2.38 ac
DMA-2
141,846 SF
3.26 ac
TOTAL
141,846 SF (3.26 AC)
103,501 SF (2.38 AC)
DMA-3
19,271 SF
0.44 ac
3 19,271 SF (0.44 AC)0.00 SF (0.00 AC)19,271 SF (0.44 AC)
TREATMENT CONTROL BMP
EMPIRE
DESIGN
GROUP Inc .
TIGER
PETROLEUM,
INC.T.YRSOFONOPLUOT YRFO
NP.
EXP.12/31/21
NO. 65859
AINROFILACFOET
A
T
S
LIVIC REENIGNEL
A
NOISSEFORPDERETSIGE
RCONSULTING ENGINEERS
IN CIVIL, SURVEYING,
AND STRUCTURAL
914 E. KATELLA AVENUE
ANAHEIM, CALIFORNIA 92805
(714) 385-1835, FAX (714) 385-1834
ENGINEERING
COMMERCIAL RETAILAPN: 389-030-014,015,016,017,018NWC MOUNTAIN ST. & LAKE ST.LAKE ELSINORE, CA 92530DETAILS
C02A
FIRE DEPARTMENT NOTES
1. HAZARDOUS FIRE AREA: THIS PROJECT IS IN A VERY HIGH FIRE HAZARD
SEVERITY ZONE OF RIVERSIDE COUNTY AS SHOWN ON A MAP ON FILE WITH
THE CLERK OF THE BOARD OF SUPERVISORS. ANY BUILDING CONSTRUCTED
WITHIN THIS PROJECT SHALL COMPLY WITH THE SPECIAL CONSTRUCTION
PROVISIONS CONTAINED IN LAKE ELSINORE MUNICIPAL CODE AND THE
CALIFORNIA BUILDING CODE.
2. FIRE FLOW AND HYDRANTS: THE APPLICANT OR DEVELOPER SHALL PROVIDE
FIRE HYDRANTS IN ACCORDANCE WITH THE FOLLOWING:
A.PRIOR TO PLACING ANY COMBUSTIBLES ON SITE, PROVIDE
AN APPROVED WATER SOURCE FOR FIREFIGHTING PURPOSES.
B.PRIOR TO BUILDING PERMIT ISSUANCE, SUBMIT PLANS TO
THE WATER DISTRICT FOR A WATER SYSTEM CAPABLE OF
DELIVERING FIRE FLOW AS REQUIRED BY THE CALIFORNIA
FIRE CODE AND FIRE DEPARTMENT STANDARDS. FIRE HYDRANTS
SHALL BE SPACED IN ACCORDANCE WITH THE CALIFORNIA FIRE
CODE. BASED ON CURRENT STANDARDS THE REQUIRED FIRE FLOW
IS ESTIMATED TO BE 1,500 GPM AT 20 PSI FOR A 2 HOUR
DURATION. ESTIMATED FORE FLOW IS BASED ON 5,000 SQUARE
FOOT BUILDING AREA, TYPE V-B CONSTRUCTION, AND BUILDING
HAVING FIRE SPRINKLER SYSTEM PER 216 CALIFORNIA FIRE CODE.
1BIORETENTION WITH UNDERDRAINNTS
6' MIN. TOP WIDTH
2'
(DEPTH X SIDE SLOPE)
2'
(DEPTH X SIDE SLOPE)
VARIES
2' MIN.
RETAINING WALL
TYPE 1A PER CALTRANS
STANDARD B3-3 OR
ENGINEERED ALTERNATIVE
BASED ON GEOTECHNICAL
PARAMETERS
6" PERFORATED
PIPE
6" MAX
PONDING
DEPTH
GRAVEL PAD
MATURE VEGETATION
AND 2-3" MUCH LAYER
TIE SUBDRAIN
INTO INLET
RETAINING WALL
TYPE 1A PER CALTRANS
STANDARD B3-3 OR
ENGINEERED ALTERNATIVE
BASED ON GEOTECHNICAL
PARAMETERS
CALTRANS D73 TYPE G-1 OR
FUNCTIONAL EQUIVALENT
DROP INLET
18"-36"
ENGINEERED
SOIL MEDIA
3.PRIOR TO BUILDING PERMIT ISSUANCE, INSTALL THE APPROVED WATER
SYSTEM, APPROVED ACCESS ROADS, AND CONTACT THE FIRE DEPARTMENT
FOR A VERIFICATION INSPECTION.
4.EMERGENCY ACCESS ROADS MUST MEET FIRE DEPARTMENT STANDARDS AT
THE TIME OF BUILDING PERMIT APPLICATION. CURRENT STANDARDS
REQUIRE MINIMUM 24-FOOT WIDE ROADS. ROADS MUST BE CAPABLE OF
SUPPORTING AT LEAST 80,000 POUNDS.
12" GRAVEL LAYER
NATURAL GRASSES
DISCHARGE PIPE
P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P
TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE
W W W W W W W W W W W W W W W W W W W W W W W W W W W W
W
W
P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P
W W
W W
W W
W
W
W
W W W
W
W
W W W
W
W
W
W W
W
W
W
W W W W W W W
W
WWWWWWWWWWWWWWWWWWSD
S
D
S
D
SD
S
D
SD
S
D
SD
W W
WWWWWWWWW
WP P P P P P P
TELE TELE TELE TELE TELE TELE TELE TELE TELE TELE
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
SSSSSSS SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S
S S S S S S SWW
LAKE STREETMOUNTAIN STREETC-STORE
85'X40'
3,400 S.F.
14S
QSR
40'X40'
1,525 S.F.
16S
6 MPD
CANOPY
87'X47'
4,089 S.F.
DRIVE-THRU
A
40'X80'
3,320 S.F.
38S
DRIVE-THRU
B
40'X60'
2,520 S.F.
30S
EXPRESS
CAR WASH
90'X35'
3,150 S.F.
T.E.
B
T.E.
A
RETAIL C
40'X40'
1,600 S.F.
6S
RETAIL D
40'X60'
2,400 S.F.
10S
RETAIL A
25'X40',38'
(TYP. OF 5)
4,850 S.F.
20S
RETAIL B
25'X40',38'
(TYP. OF 5)
4,850 S.F.
20S
T.E.
A
T.E.
A
T.E.
A
PL
PL
PL PL
PL SSSSSSSSSSSSSSSSSSSS
S
S
SSSSSSSWW
WW
W
W
WW
WSSWWWW
S S S S S S S S S S S S S S S S S S S S S S S S S S S
W W W W W W W W W W W W W W
W
WWW
W
WW WWWWWW
WWWWWWWWWWWWW
W W
W
W
W W W W W W W W W W
WWWWWWSSSSSSSSSSSSSSSSSSSSSEMPIRE
DESIGN
GROUP Inc .
TIGER
PETROLEUM,
INC.T.YRSOFONOPLUOT YRFO
NP.
EXP.12/31/21
NO. 65859
AINROFILACFOET
A
T
S
LIVIC REENIGNEL
A
NOISSEFORPDERETSIGE
RCONSULTING ENGINEERS
IN CIVIL, SURVEYING,
AND STRUCTURAL
914 E. KATELLA AVENUE
ANAHEIM, CALIFORNIA 92805
(714) 385-1835, FAX (714) 385-1834
ENGINEERING
COMMERCIAL RETAILAPN: 389-030-014,015,016,017,018NWC MOUNTAIN ST. & LAKE ST.LAKE ELSINORE, CA 92530SCALE:
90'30'0 30'60'
1" = 30'
UTILITY PLAN
C03
*NOTE:WATER METER AND BACKFLOW
DEVICE SIZE MAY VARY BASED ON WATER
DEMAND FOR EACH BUILDING.
1.THE OWNER/DEVELOPER SHALL PROVIDE A WATER STUDY
ANALYZING THE ONSITE WATER DEMAND. PRIOR TO THE FINAL
APPROVAL OF CONSTRUCTION DOCUMENTS.
2.THE OWNER/DEVELOPER SHALL PROVIDE A SEWER STUDY
ANALYZING THE ONSITE SEWER DISCHARGE. PRIOR TO THE
FINAL APPROVAL OF CONSTRUCTION DOCUMENTS.
3.THE OWNER/DEVELOPER SHALL CONSTRUCT AN IRRIGATION
WATER SERVICE WITH BACKFLOW DEVICE TO SERVE THE ENTIRE
PROPERTY'S LANDSCAPE AREA. PRIOR TO THE FINAL APPROVAL
OF CONSTRUCTION DOCUMENTS.
4.THE OWNER/DEVELOPER SHALL RECORD A WATER RIGHTS GRANT
DEED TO GRANT THE WATER RIGHTS TO THE DISTRICT. PRIOR
TO THE FINAL APPROVAL OF CONSTRUCTION DOCUMENTS.
5.THE OWNER/DEVELOPER SHALL SUBMIT A WATER AND SEWER
IMPROVEMENT PLAN TO THE DISTRICT. THE PLAN SUBMITTAL
SHALL INCLUDE WATER FIXTURE UNIT CALCULATION
CONFORMING TO THE CURRENT CALIFORNIA PLUMBING CODE TO
CONFIRM ADEQUATE METER SIZE. PRIOR TO THE FINAL
APPROVAL OF CONSTRUCTION DOCUMENTS.
6.THE OWNER/DEVELOPER SHALL SUBMIT LANDSCAPE PLANS TO
THE DISTRICT FOR REVIEW PRIOR TO CITY APPROVAL OF THE
PLANS.
ELSINORE VALLEY WATER DISTRICT NOTES:
NONEBASIS OF BEARINGS FOR THIS SURVEY WAS THE CENTER LINE OF LAKE STREET AS SHOWN ON TRACT125(&25'62)5,9(56,'(&2817<&$/,)251,$6$,'%($5,1*%(,1*1257+
($67____________________Ray R. ZeqollariRegistration No. 8346in the state of CaliforniaDate of Survey: August 1, 2018Date of Last Revision: June 12, 2019Survey performed by: DELTA SURVEYING & MAPPING39305 Salinas Drive,Murrieta, CA 92563Phone: 951-764-0158Fax: 951-816-3235Email: dsmsurveyor@verizon.netFILE NO. 19095ALTA/NSPS LAND TITLE SURVEYCOPYRIGHT 2019SIGNIFICANT OBSERVATIONSBASIS OF BEARINGSUTILITY NOTEUN1THE LOCATION OF UTILITIES SHOWN HEREON ARE BASED ON THE OBSERVED EVIDENCE OF ABOVEGROUND APPURTENANCES. THE SURVEYOR WAS NOT PROVIDED WITH UNDERGROUND PLANS ORSURFACE GROUND MARKINGS TO DETERMINE THE LOCATION OF ANY SUBTERRANEAN USES.UN2FROM OBSERVED ABOVE GROUND APPURTENANCES ONLY AS SHOWN HEREON, GAS, ELECTRIC, STORMSEWER, SANITARY SEWER, TELEPHONE AND WATER LINES AND/OR SERVICE IS AVAILABLE FOR THESUBJECT PROPERTY WITHIN THE PUBLIC RIGHT OF WAY OF LAKE STREET.SHEET 1 OF 2PROPERTY HAS DIRECT ACCESS TO AND FROM LAKE STREET, DULY DEDICATED AND ACCEPTED PUBLICSTREET.THERE WAS NO OBSERVED EVIDENCE OF CEMETRIES/BURIAL GROUNDS ON THE SUBJECT PROPERTY.THERE WAS OBSERVED EVIDENCE OF BUILDING DEMOLITION, CONSTRUCTION AND/OR BUILDING ADDITION ON THESUBJECT PROPERTY.THERE WAS NO OBSERVED EVIDENCE OF ANY CHANGES IN STREET RIGHT OF WAY LINES, SIDEWALK CONSTRUCTIONAND/OR REPAIRS EITHER COMPLETED OR PROPOSED AND AVAILABLE FROM CONTROLLING JURISDICTION ON THESUBJECT PROPERTY.THE SURVEYOR WAS NOT PROVIDED ANY DOCUMENTATION, WAS NOT MADE AWARE AND DID NOT OBSERVE ANYGROUND MARKINGS ON THE SURVEYED PROPERTY WITH REGARDS TO WETLANDS ON THE SURVEYED PROPERTY.NO ENVIRONMENTAL ASSESSMENT OR AUDIT WAS PERFORMED ON THE SUBJECT PARCEL BY DELTA SURVEYING &MAPPING.MISCELLANEOUS NOTESLAKE STREETLAKE ELSINORE CABased on Preliminary Report No.09183129 of Commonwealth Land Title Company bearing aneffective date of April 19, 2019 AND First American Title Company Preliminary ReportO-SA-5934746 bearing an effective date of April 29, 2019 AND First American Title CompanyPreliminary Report O-SA-5934798 bearing an effective date of April 29, 2019Surveyor's CertificationTo:This is to certify that this map or plat and the survey on which it is based were made in accordancewith the 2016 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointlyestablished and adopted by ALTA and NSPS, and includes Items 2, 3, 4, 5, 6a, 6b, 7a, 7b1, 7c, 8,9, 13, 14, 16, 17, 18, 19 and 20 of Table A thereof. The fieldwork was completed on May 15, 2019.By graphic plotting only, this property is in Zone __________ of the Flood Insurance Rate Map, Community No.____________, Map No. ________________ which bears an effective date of _______________ and is in a Special FloodHazard Area. As shown on FEMA website (fema.gov) by firmette created on ______________ we have learned thiscommunity does currently participate in the program.FLOOD NOTEDELTASURVEYING AND MAPPINGSOURCE BENCHMARKTHE ELEVATIONS SHOWN HEREON ARE BASED UPON RIVERSIDE COUNTY BENCHMARK B-95-58 ELEVATION: 1259.56 FEETRECORD DESCRIPTIONLOTS 1, 2, 3, 4 , 5, 6 AND 7 OF COUNTRY CLUB ESTATES, UNIT NO. 3, IN THE CITY OF LAKE ELSINORE, COUNTY OF RIVERSIDE, STATE OFCALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 12, PAGE 23 OF MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA.EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE COUNTY OF RIVERSIDE BY DEED RECORDED JULY 22, 1930 IN BOOK 867, PAGE 50 OFDEEDS, RECORDS OF RIVERSIDE COUNTY.$VVHVVRU·V3DUFHO1XPEHU MATCH LINE
ITEMS CORRESPONDING TO SCHEDULE B-IIITEM 1 IS NOT A SURVEY MATTEREASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:GRANTED TO: L.A. WITTLIFF AND LEOLA M. WITTLIFF, ET ALPURPOSE: PIPELINESRECORDING DATE: AUGUST 19, 1929RECORDING NO: IN BOOK 821, PAGE 364 OF DEEDSAFFECTS: LOT 5. -THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD.EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:GRANTED TO: CALIFORNIA ELECTRIC POWER COMPANY, A CORPORATIONPURPOSE: EITHER OR BOTH POLE LINES, CONDUITS OR UNDERGROUND FACILITIESRECORDING DATE: MARCH 4, 1947RECORDING NO: IN BOOK 820, PAGE 67 OF OFFICIAL RECORDSAFFECTS: LOT 5 -THE CENTERLINE OF SAID EASEMENT IS PLOTTED HEREIN-WIDTH NOT DISCLOSEDEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:GRANTED TO: SOUTHERN CALIFORNIA EDISON COMPANYPURPOSE: EITHER OR BOTH POLE LINES, CONDUITS OR UNDERGROUND FACILITIESRECORDING DATE: AUGUST 27, 1984RECORDING NO: AS INSTRUMENT NO. 187360 OF OFFICIAL RECORDSAFFECTS: A PORTION OF LOT 5. -PLOTTED HEREINEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:GRANTED TO: SOUTHERN CALIFORNIA EDISON COMPANYPURPOSE: PUBLIC UTILITIESRECORDING DATE: MAY 30, 1989RECORDING NO: AS INSTRUMENT NO. 175008 OF OFFICIAL RECORDSAFFECTS: A PORTION OF LOT 1. -PLOTTED HEREINITEMS 6 THROUGH 12 ARE NOT A SURVEY MATTERVICINITY MAPSHEET 2 OF 2LOTS 1 THROUGH 5 SCHEDULE B-II ITEMS:LOT 6 SCHEDULE B-II ITEMS:ITEM 1 AND 2 ARE NOT A SURVEY MATTERAN EASEMENT FOR A RIGHT OF WAY 10 FEET IN WIDTH AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED AUGUST 09, 1929 INBOOK 821 OF DEEDS, PAGE 364. -THE LOCATION OF THE EASEMENT CANNOT BE DETERMINED FROM RECORD INFORMATION.ITEMS 4 THROUGH 9 ARE NOT A SURVEY MATTERLOT 7 SCHEDULE B-II ITEMS:ITEMS 1 THROUGH 3 ARE NOT A SURVEY MATTERAN EASEMENT FOR ANCHOR AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED FEBRUARY 15, 1990 ASINSTRUMENT NO. 90-58761 OF OFFICIAL RECORDS. -DOCUMENT NOT PROVIDEDITEMS 5 THROUGH 7 ARE NOT A SURVEY MATTERSITEMATCH LINE
— Lake & Mountain Commercial Center —
View 1: Southbound on Lake Street.
View 2: From Mountain Street looking west.
VIEW LOCATION MAP
View 3: Northbound on Lake Street
View 4: Ginger Root Way looking north.
View 5: Mountain Street looking east.
— Lake & Mountain Commercial Center —
View from Mountain Street looking west
— Lake & Mountain Commercial Center —
View from southbound on Lake Street
— Lake & Mountain Commercial Center —
View looking northbound on Lake Street.View looking north on Ginger Root Way.
View looking east on Mountain Street.
— Lake & Mountain Commercial Center —
1
Damaris Abraham
From:Mike Minyard <mikeminyard@gmail.com>
Sent:Thursday, August 26, 2021 7:01 AM
To:Damaris Abraham; Robert Magee; Timothy J. Sheridan; Steve Manos
Subject:[External]Lake & Mountain Shopping Center
Message from external sender. Use Caution.
Hello Local Leadership,
I'm writing you this morning as I recently learned of a potential commercial development located at Lake & Mountain in
Lake Elsinore through the Nextdoor app. Many in that online community are outspoken against the concept, and I'm not
sure that I understand why.
My wife, Katie, and I purchased a home in Lake Elsinore near Terra Cotta Middle School in December 2020. We are
thrilled with our decision and truly believe in the potential that Lake Elsinore has as it continues to grow thus improving
the quality of life of residents. With that said, we are in favor of the shopping center. Our neighborhood lacks basic
conveniences today and we think that this shopping center could benefit citizens especially those that regularly
commute via the 15 like we do since we work in higher education in Riverside. We of course have hopes and personal
preferences with the types of businesses that would operate in the space, but we also understand that the marketplace
will sort that out on its own.
Thank you for taking the time to read our message as we support the growth of businesses in Lake Elsinore. Hopefully
this project can be a positive step forward.
Have a great day,
Mike & Katie Minyard
29003 Spindrift Cir.
Lake Elsinore, CA 92530
918‐645‐4603
1
Damaris Abraham
From:Melanie Crickx <mcrickx@gmail.com>
Sent:Wednesday, August 25, 2021 6:04 PM
To:Damaris Abraham; Robert Magee; Timothy J. Sheridan; Steve Manos
Subject:[External]Mountain and Lake Street Development
Message from external sender. Use Caution.
Good morning,
This email is to advise my family and I are opposed to this project. We do not need a commercial development
near our housing track.
I was just at Stater Brothers on Saturday and the amount of homeless walking around was scary. It made me
uncomfortable to walk with my 6 year old son. This is what we have to look forward to with this if this is
allowed near our residence.
As it is, people run the stop signs and speed in our track already. Crime is on the rise and will be even worse
with this project. I have a young son that can’t even play outside as it is and this will be even worse.
Thank you
Melanie LeMay
1
Damaris Abraham
From:Jason Simpson
Sent:Monday, August 30, 2021 6:59 AM
To:Damaris Abraham
Subject:Fwd: [External]Opposition to Lake & Mountain street proposed project
Jason Simpson
Begin forwarded message:
From: Robert Magee <rmagee@lake-elsinore.org>
Date: August 30, 2021 at 4:29:23 AM PDT
To: Rajeev Chhibber <rkchhibber@hotmail.com>
Cc: Robert Bob Magee - External Email <rmagee@rivco.org>, Jason Simpson <jsimpson@lake-
elsinore.org>
Subject: Re: [External]Opposition to Lake & Mountain street proposed project
Thank you for taking the time to make me aware of your concerns.
Get Outlook for Android
From: Rajeev Chhibber <rkchhibber@hotmail.com>
Sent: Sunday, August 29, 2021 11:52:30 AM
To: Robert Magee <rmagee@Lake‐Elsinore.org>; Timothy J. Sheridan <tsheridan@Lake‐Elsinore.org>;
Steve Manos <smanos@Lake‐Elsinore.org>
Subject: [External]Opposition to Lake & Mountain street proposed project
Message from external sender. Use Caution.
Dear City officials,
I am a resident of the city since 2000
You are supposed to watch out for the welfare of your resident. I believe that this concern is
being ignored.
Please put a stop to Lake street & Mountain Street project for the safety of kids, Families, Fire
concerns, Crime elevations & traffic nightmares.
Please read the following to see more insights
Builders are for $$$$ not long‐term safety for residents
The unsafe, unnecessary and greed driven proposal of the Lake and Mountain Commercial Center
project includes a 24‐hour operation with a GAS STATION!! The proposed project site surrounded by
hundreds of homes to the north, west, east and south... the unimaginable catastrophes created by gas
pump static fires such as in the following article
https://www.nytimes.com/2008/07/27/automobiles/27STATIC.html
The fuel tankers are ready to refill gas stations and exploding on the road such as it happened in the
2
following fuel tanker explosion on the 15 freeway near the LAKE STREET exit that shut down the same
freeway affecting surrounding cities and beyond.... (By the way, fuel tankers have no place on Lake
Street!!)
https://abc7.com/lake‐elsinore‐tanker‐fire‐15‐freeway/1105650/
The proposed project site sits on a FAULT (refer to attached proposed project site map) and as
unforeseeable earthquakes are, they create spontaneous fires such as in the not too far away 2019
Ridgecrest Earthquake
https://www.latimes.com/local/lanow/la‐me‐ridgecrest‐earthquake‐scene‐terror‐20190705‐story.html
The fault segment the proposed project site sits on is part of the Elsinore fault and take a look at the
following impeding danger relating to this very fault:
https://www.sandiegouniontribune.com/sdut‐quake‐would‐be‐countys‐katrina‐elsinore‐fault‐
2005oct09‐story.html
We do not need the dangerous and risky proposal of the Lake and Mountain Commercial Center project
that includes a gas station.
The traffic chaos that would arise if a tragic event occurred, how would hundreds and hundreds of
homes evacuate on the one lane on each side LAKE STREET??
The proposed project site includes under 200 parking stalls approximately.... God forbid these entire
scenarios and worst yet be caught without hazard insurance due to the fact that numerous insurance
companies cancel our hazard insurance coverage randomly, with up‐to‐date premiums because after all
we are in a "Very High Fire Hazard Severity Zone"....
We have yet to heal from the horrors of the Holy Fire. Holy Burn and the mandatory evacuations that
forced many into shelters and now we have the adjacent Chaparral Fire!! The proposed Lake and
Mountain Commercial Center project is life‐threatening because the site is surrounded by hundreds of
homes to the north, east, west and south of it.
The potential of disaster is great. The risk of GREED BEFORE SAFETY is
maniacal!!
Please STOP THIS NIGHMARE CALLED PROJECT
Thanks & reply to my concerns
Rajeev Chhibber
16395 Orange Blossom Way
Lake Elsinore, CA 92530
--------------------------------------- IF YOU NO LONGER WANT TO RECEIVE MAIL FROM
ME. PLEASE REPLY TO THIS MAIL WITH " REMOVE ME " IN SUBJECT LINE. YOUR
ADDRESS WILL BE REMOVED ASAP.
1
Damaris Abraham
From:Yvonne Navarro <msynavarro@gmail.com>
Sent:Thursday, August 19, 2021 8:37 PM
To:Damaris Abraham
Subject:[External]Propose Plan on Lake and Mountain
Message from external sender. Use Caution.
I am a current Home Owner who lives in the city of Lake Elsinore in the area of Alberhill Ranch to be exact. I love where I
live but the propose plans of having another car wash and/or Circle K on mountain and lake is not ideal. First: we have
tons of circle K on Lakeshore dr and Riverside Dr just to name a few. In addition car washes we don’t need that. There
are plenty of them. Homeless are going to be attracted to the area. What we need are good grocery stores like Vons or
Ralph’s not car washes and liquor stores. I moved from the LA area to be in a better place. I know Lake Elsinore has it
issues but instead of solving them, you or the proposal committee are bringing the city down instead of up. I know not
every city is perfect but please do reconsider. We have awesome families who want to have a descent, peaceful and
overall safe community. Please keep that in mind.
Sincerely,
Yvonne Segura
Sent from my iPhone
1
Damaris Abraham
From:Araceli Jimenez <abejaqueen3@gmail.com>
Sent:Saturday, August 28, 2021 10:05 PM
To:Damaris Abraham
Subject:[External]MURRIETA FIRE🔥& proposed Lake and Mountain Commercial Center project
Message from external sender. Use Caution.
Dear Ms. Damaris Abraham,
Literally, hard to breathe RIGHT NOW with all the smoke from the ongoing and raging Tenaja Murrrieta fires
🔥 , smoke finding its way inside our homes RIGHT NOW in Elsinore....
The proposed Lake and Mountain Commercial Center project that includes a GAS STATION is maniacal
planning. This greed driven proposal that includes a 24 HOUR GAS STATION when we have not healed from
the Holy Fires and mandatory evacuations yet... and NOW we are faced with impeding fire hazards in Elsinore
due to the raging fires of Tenaja Murrieta. The Lake and Mountain Commercial Center proposed project is
located in a “Very High Fire Hazard
2
3
Severity Zone”!! The project is unsafe, unnecessary and is life lo threatening to all residents to the north, east,
west and south of the proposed project site if implemented!!!
https://www.latimes.com/california/story/2019-09-05/tenaja-fire-murrieta-crews-prepare-for-daytime-heat-and-
winds?_amp=true
4
5
1
Damaris Abraham
From:Briana B <brianab1710@gmail.com>
Sent:Friday, August 20, 2021 2:39 PM
To:Damaris Abraham
Subject:[External]In regards to Proposed Plans for Lake and Mountain Shopping Center :
Message from external sender. Use Caution.
Hello In regards to the Proposed Plans for Lake and Mountain Shopping Center, I believe in general a
Wing Stop would be an amazing attraction to the City of Lake Elsinore.
Sent from my iPhone