HomeMy WebLinkAboutItem No. 2- Planning Application No. 2023-13- Collier Retail ShopsPage 1 of 6
REPORT TO PLANNING COMMISSION
To:Honorable Chair and Members of the Planning Commission
From:Damaris Abraham, Community Development Director
Prepared by:Carlos Serna, Associate Planner
Date:January 21, 2025
Subject:Planning Application No. 2023-13 (Collier Retail Shops) – Proposal to
Construct an Approximately 7,200 Sq. Ft. Commercial Center with a Drive-
through Restaurant on a 1.4-acre Site Located within the Alberhill Ranch
Specific Plan
Applicant: Erwin Randhawa, PSR Investments LE, LLC
Recommendation
1. Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15303 (New Construction or Conversion of
Small Structures);
2. Adopt RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO.
2023-13 (CONDITIONAL USE PERMIT NO. 2023-05, COMMERCIAL DESIGN REVIEW NO.
2023-03, SIGN PERMIT NO. 2023-07) 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, APPROVING CONDITIONAL USE PERMIT NO. 2023-05 TO
ESTABLISH AND OPERATE A 2,397-SQUARE-FOOT DRIVE-THROUGH RESTAURANT
WITH A 480 SQUARE-FOOT OUTDOOR DINING AREA IN THE ALBERHILL RANCH
SPECIFIC PLAN’S HIGHWAY COMMERCIAL (C-H) DISTRICT LOCATED AT APN 389-200-
031;
4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2022-03 TO
CONSTRUCT AN APPROXIMATELY 7,200-SQUARE-FOOT COMMERCIAL CENTER
WITH A DRIVE-THROUGH RESTAURANT AND RELATED SITE IMPROVEMENTS
LOCATED AT APN 389-200-031; and
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5. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING SIGN DESIGN REVIEW NO. 2023-07 TO
CONSTRUCT A FREE-STANDING BUILDING IDENTIFICATION SIGN AND A FREEWAY
ORIENTED IDENTIFICATION SIGN LOCATED AT APN 389-200-031.
Project Location
The proposed project site is located along the easterly edge of Collier Avenue approximately 460
feet southeast of the Collier Avenue and Nichols Road intersection. The undeveloped and vacant
1.4-acre site is located within the Alberhill Ranch Specific Plan’s Highway Commercial Land Use
Designation (C-H) and encompasses Assessor Parcel Number (APN) 389-200-031.
Environmental Setting
EXISTING
LAND USE GENERAL PLAN LAND USE DESIGNATION
Project
Site Vacant Alberhill Ranch Specific Plan Highway Commercial (C-H)
North Vacant
Naval Base Alberhill Ranch Specific Plan Highway Commercial (C-H)
South Commercial
Retail
Lake Elsinore Outlet Center Specific
Plan Community Commercial (C-C)
East Vacant Nichols Ranch Specific Plan General Commercial
West Floodway Floodway Floodway (F)
Table 1: Environmental Setting
Project Description
Planning Application No. 2023-05 is a request for a Commercial Design Review (CDR No. 2023-
03), Conditional Use Permit (CUP No. 2023-05), and Sign Design Review No. 2023-07 to develop
a new retail shopping center with a drive-through restaurant building. The project proposes the
following construction and improvements:
•Construct a new one-story 7,220 sq. ft. retail shopping center with three separate tenant
spaces including a new drive-through restaurant:
o Unit A: 1,473 sq. ft.
o Unit B: 1,470 sq. ft
o Unit C: 1,560 sq. ft.
o Utility Room: 200 sq. ft.
o Exterior Pilasters: 120 sq. ft.
•Construct a new 2,397 sq. ft. drive-through restaurant including:
o Drive-through queue capacity for 10 vehicles
o 480 sq. ft. outdoor dining area
•New signage including:
o One (1) 6 ft. freestanding building identification sign
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o One (1) 45 ft. freeway-oriented identification sign
•Related site improvements including:
o 60 new parking spaces
o Landscape and hardscape improvements
The site will be accessed by a full-movement driveway on Nichols Road and a full-movement
driveway on Collier Avenue.
Analysis
The following analysis below provides a discussion of the proposed project’s consistency with the
nonresidential development standards and requirements pursuant to the Lake Elsinore Municipal
Code (LEMC), the Alberhill Ranch Specific Plan as well as the General Plan. In addition, the
Design Review Committee, including Staff from Planning, Building and Safety, Fire, and
Engineering Departments and the Elsinore Valley Municipal Water District, has reviewed the
project and have included recommended conditions of approval to ensure compliance with
adopted plans, policies, and regulations.
General Plan Consistency
The project site is located within the Alberhill Ranch Specific Plan (ARSP) and has a Highway
Commercial Land Use Designation. The Highway Commercial Designation accommodates a full
range of retail stores, offices, personal and business services establishments offering
commodities and services scaled to meet the needs of the future residents of the Alberhill Ranch
and the region as a whole. The application proposes to construct an approximately 7,200 square-
foot retail shopping center with a drive-through restaurant. The proposed center is designed to
accommodate four potential retail businesses to meet the needs of the community. The project is
also consistent with the General Plan because the ARSP was found to be consistent with the
General Plan at its adoption.
Specific Plan and Municipal Code Consistency
The current land use designation of the subject site is Highway Commercial (C-H). According to
the ARSP, drive-through restaurants and restaurants and eating places with outside eating areas
are conditionally permitted uses (subject to approval of conditional use permits) in the C-H District.
Staff has reviewed the submitted development plans for compliance with the C-H District
development standards and determined that the proposed development conforms to said
development standards as shown in Table 2 below.
DEVELOPMENT STANDARD REQUIRED/ALLOWED PROPOSED
Floor Area Ratio (FAR)0.75 maximum 0.11
Front Setback 20 ft.252 ft. – 6 in.
Front Parking Setback 10 ft.60 ft.
Interior Setback (Commercial/Residential)0 ft./15 ft.57 ft. – 8 in.
Rear Setback (Commercial/Residential)0 ft./15 ft.31 ft. – 2 in.
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Building Height 35 ft.29 ft. – 2 in.
Landscape Improvements:
Landscape Coverage 15 %28%
Drive-through planter separation (from
driveways, parking and property lines)
5 ft. minimum 13ft. – 5 in. to 20 ft.
Signage:
Freestanding Center Identification Sign 6 ft. maximum 6 ft.
Freeway Oriented Identification Sign 45 ft. maximum 45 ft.
Table 2: Development Standards
The project also meets the minimum parking requirements set forth in Section 17.148.030 of the
LEMC as shown in Table 3.
LAND USE REQUIRED PROPOSED
Drive-Through Lane
Storage
8 vehicles / 20 ft. per vehicle
(160 ft.)
10 vehicles / 20 ft. per vehicle (200 ft.)
Drive-Through
Restaurant
One (1) space per 45 sq. ft. of
customer area
One (1) space per 200 sq. ft.
of non-customer area
Customer Area: 1,310 sq. ft. = 29.16
Non-Customer Area: 1,565 sq. ft. = 7.83
Business/Retail One (1) space per 250 sq. ft.
of gross floor area Unit A: 1,473 sq. ft. = 5.89
Unit B: 1,470 sq. ft. = 5.88
Unit C: 1,560 sq. ft. = 6.24
TOTAL REQUIRED 55
TOTAL PROVIDED 60
Table 3: Parking Requirements
Architectural Elevations
The architectural design of the proposed building complies with the Nonresidential Development
Standards (Chapter 17.112) of the LEMC. The proposed commercial building elevations employ
a contemporary architectural style. The structure also employs recessed and pop-out walls to add
additional architectural articulation and stone veneer will be employed throughout the structure to
avoid long expanses of untreated open walls. The updated exterior consists of stucco in earth
toned color palettes. The exterior architecture, including colors and materials, have been
designed to be harmonious and compatible with the surrounding developments. Furthermore, the
proposed landscaping improvements complement the proposed building design, provide shade,
and breakup expanses of pavement.
Proposed Center and Freeway Oriented Identification Signage
The project proposes two separate freestanding signs which require the review and approval of
the Planning Commission pursuant to LEMC Section 17.198.180 and are subject to the review
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findings contained in LEMC Section 17.415.050. One sign is proposed to be six ft. in height and
is located along Collier Avenue to serve as a freestanding center identification sign for the retail
development and includes signage for four tenants. The other sign is proposed to be 45 ft. in
height and situated along the rear of the property adjacent to the Interstate 15 Freeway and to
serve as a freeway-oriented sign. Both signs have been designed to harmonize with the
architecture of the proposed retail center and comply with the standards set forth in LEMC Section
17.196. The project is also located near one of the City’s gateways as such the freeway oriented
sign will incorporate the City’s “E” branding logo to alert passersby on Interstate 15 that they are
entering the City of Lake Elsinore.
Environmental Determination
Staff recommends that the Planning Commission find the project exempt from the California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303 (New
Construction or Conversion of Small Structures).
Class 3 consists of the construction and location of limited numbers of new, small facilities or
structures; installation of small new equipment and facilities in small structures; and the
conversion of existing small structures from one use to another where only minor modifications
are made in the exterior of the structure. A store, motel, office, restaurant, or similar structure not
involving the use of significant amounts of hazardous substances and not exceeding 2,500 square
feet. In urbanized areas, the exemption also applies to up to four such commercial buildings not
exceeding 10,000 square feet in floor area on sites zoned for such use if not involving the use of
significant amounts of hazardous substances where all necessary public services and facilities
are available, and the surrounding area is not environmentally sensitive.
The subject site is located within the Alberhill Ranch Specific Plan’s and is located in a location
that meets the definition of an urbanized area as outlined in Section 21071(a)(2) of the Public
Resources Code; therefore, the project qualifies for the Class 3 exemption given that the
proposed building is under 10,000 sq. ft. in floor area. Furthermore, the project is located within
the Highway Commercial (C-H) District of the Alberhill Ranch Specific Plan which allows for the
proposed type of development including retail and drive-through uses. The project does not
involve significant amounts of hazardous substances, all public services and facilities are
available, and the surrounding area is not environmentally sensitive as the surrounding properties
have been developed and heavily disturbed. Therefore, the project is categorically exempt from
CEQA review pursuant to Section 15303 (Class 3 - New Construction or Conversion of Small
Structures).
MSHCP Consistency
The project has also been reviewed for consistency with the Western Riverside County Multiple
Species Habitat Conservation Plan (MSHCP). The site is located within MSHCP Criteria Cell No.
4067 and No. 4166. On December 11, 2023, the Western Riverside County Regional
Conservation Authority (RCA) completed the Joint Project Review (JPR No. 23-10-25-02) process
and concluded that the project is consistent with the both the Criteria Cell and other plan
requirements of the MSHCP.
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Public Notice
Notice of the public hearing for this application has been published in the Press-Enterprise
newspaper and mailed to property owners within 1,500 feet of the subject property. As of the
writing of this report, no written comments concerning this application have been received by staff.
Attachments
Attachment 1 – MSHCP Resolution
Attachment 2 – CUP Resolution
Attachment 3 – CDR Resolution
Attachment 4 – SIGN Resolution
Attachment 5 – Conditions of Approval
Attachment 6 – GIS Exhibits
Attachment 7 – Design Review Package
Attachment 8 – Sign Design Review Package
Attachment 9 – Public Notice Package
RESOLUTION NO. 2025-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING
APPLICATION NO. 2023-13 (CONDITIONAL USE PERMIT NO. 2023-05,
COMMERCIAL DESIGN REVIEW NO. 2023-03, SIGN PERMIT NO. 2023-07) IS
CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES
HABITAT CONSERVATION PLAN (MSHCP)
Whereas, Erwin Randhawa, PSR Investments LE, LLC, has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-13 which
includes Commercial Design Review (CDR No. 2023-03), Conditional Use Permit (CUP No. 2023-
05), and Sign Design Review (SIGN No. 2023-07) to construct a one-story 7,200 square-foot (sq.
ft.) retail shopping center with a drive-through restaurant building and related site improvements
on a 1.4-acre site. CDR No. 2023-03 is to allow the development of a new commercial building,
CUP No. 2023-05 is to permit the operation of the drive-through restaurant, and SIGN No. 2023-
07 is to establish a unified signage theme and design for the retail shopping center;
Whereas, the project is located along the easterly edge of Collier Avenue near the
southeast intersection of Collier Avenue and Nichols Road (APN: 389-200-031);
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;
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;
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.415.050 (Major
Design Review), Section 17.415.070 (Conditional Use Permit), and Section 17.410.070
(Approving Authority) the Planning Commission (Commission) has been delegated with the
responsibility of reviewing and approving, conditionally approving, or denying conditional use
permits, design review applications, and sign programs; and
Whereas, on January 21, 2025 at a duly noticed Public Hearing, the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the Project and its consistency with the
MSHCP prior to adopting Findings of Consistency with the MSHCP.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1. The project is a project under the City’s MSHCP Resolution, and the City must make an
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MSHCP Consistency finding before approval.
The project site is located within MSHCP Criteria Cells. 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 (JPR) processes.
Approximately 1.00 acre of the project site is located in the southern portion of Criteria Cell
No. 4067 in Cell Group W, which is in MSHCP Elsinore Area Plan, Subunit 2 (Alberhill) and
approximately 0.38 acre of the project site is located in the northern portion of Criteria Cell
No. 4166 in Subunit 3 (Elsinore). Therefore, a formal and complete LEAP application, LEAP
2023-01 was submitted to the City on June 8, 2023 and the JPR application, JPR 23-10-25-
02 was submitted to the County on October 5, 2023. The County’s Regional Conservation
Authority (RCA) completed the review on December 11, 2023 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.
On December 26, 2022, Hernandez Environmental Services conducted field surveys of the
site to determine whether the project site includes riparian/riverine area or vernal pools.
The project area does not contain any drainages or riparian habitat. No California Department
of Fish and Wildlife (CDFW), U.S. Army Corps of Engineers (USACE), or Regional Water
Quality Control Board (RWQCB) jurisdictional waters occur within the project boundaries.
Further, the project site does not contain any wetlands or vernal pools. A man-made storm
drain feature, which captures sheet flows from the neighboring gas station and from the slope
onsite, is located on the western corner of the site. The storm drain feature on site does not
divert natural flow from any river, stream or lake. Since the source of the water for this storm
drain feature is sheet flow from the site and surrounding developed areas and the feature is
not part of a natural stream, river, or lake, this feature is not considered jurisdictional under
the CDFW Lake and Streambed Alteration Program. In addition, the onsite storm drain feature
would not be considered Waters of the United States regulated the USACE. The sheet flows
on site leads to a man-made storm water intake feature and would not be subject to waste
discharge requirements under the Porter-Cologne Water Quality Act. Impacts to the storm
water feature will be regulated by the National Pollutant Discharge Elimination System
(NPDES) storm water program.
Vernal pools are seasonal depressional wetlands that occur under Mediterranean climate
conditions of the west coast and in glaciated conditions of northeastern and midwestern
states. They are covered by shallow water for variable periods from winter to spring but may
be completely dry most of the summer and fall. Vernal pools are usually associated with hard
clay layers or bedrock, which helps keep water in the pools. Vernal pools and seasonal
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depressions usually are dominated by hydrophytic plans, hydric soils, and evidence of
hydrology.
The entire site was evaluated for the presence of habitat capable of supporting branchiopods.
The site was evaluated as described in the USFWS Survey Guidelines for the Listed Large
Branchiopods (May 31, 2016). The project area is primarily comprised of sandy loams. The
onsite soils do not allow for water pooling on the site for any significant length of time after
rain events. No vernal pools, swales, or vernal pool mimics such as ditches, borrow pits, cattle
troughs, or cement culverts with signs of pooling water were found on the site. In addition, the
site does not contain areas that showed signs of ponding water, hydrophytic vegetation, or
soils typical of vernal pools that would be suitable for large branchiopods.
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 Plants Species Guidelines.
The property is not in a Narrow Endemic Plant Species Survey Area (NEPSSA) for any narrow
endemic species, and no NEPSSA surveys are required.
The proposed project is therefore consistent with the Protection of Narrow Endemic Plant
Species Guidelines.
5. The project is consistent with the Additional Survey Needs and Procedures.
The MSHCP requires additional surveys for certain species if the project is located in certain
locations. Pursuant to MSHCP Figure 6-2 (Criteria Area Species Survey Area), Figure 6-3
(Amphibian Species Survey Areas with Criteria Area), Figure 6-4 (Burrowing Owl Survey
Areas with Criteria Area), and Figure 6-5 (Mammal Species Survey Areas With Criteria Area),
a criteria area species survey is required for the subject property prior to approval of a
development proposal.
The property is not located within survey areas for amphibian species (MSHCP Figure 6-3),
burrowing owl (Figure 6-4) or mammal species (MSHCP Figure 6-5) and surveys for those
species are not required.
The property is located within a Criteria Area Species Survey Area (CASSA) for Thread-
leaved brodiaea, Davidson's saltscale, Parish's brittlescale, Smooth tarplant, Round-leaved
filaree, Coulter's goldfields, and Little mousetail. A habitat assessment was conducted on the
site for CASSA species. The project area is comprised primarily of ruderal habitat, with areas
covered in gravel. The habitat assessment determined the project site does not provide
suitable habitat for thread-leaved brodiaea, Davidson's saltscale, Parish's brittlescale, smooth
tarplant, round-leaved filaree, Coulter's goldfields, or little mousetail. Thread-leaved brodiaea
is associated with clay soils in coastal scrub, cismontane woodland, playas, chaparral, valley
and foothill grassland, and vernal pools. Davidson’s saltscale is associated with alkaline soil
in coastal bluff scrub and coastal scrub. Parish’s brittlescale is associated with drying alkali
flats with fine soils in vernal pools, chenopod scrub, and playas. Smooth tarplant is associated
with alkali meadow and scrub in valley and foothill grassland, chenopod scrub, meadows and
seeps, playas, and riparian woodland. Round-leaved filaree is associated with clay soil in
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grassland and coastal scrub habitat. Coulter’s goldfields are associated with alkaline soils in
playas, sinks, and grasslands. Little mousetail is associated with alkaline soils in vernal pools,
and valley and foothill grassland. The Escondido fine sandy loam and Lodo rocky loam on site
does not support potential habitat for the sensitive species listed above. No coastal scrub,
cismontane woodland, playas, sinks, riparian woodland, chaparral, valley and foothill
grassland, meadows and seeps, alkali flats, or clay soils occur on site. Therefore, no suitable
habitat for CASSA plant species is present on the site.
Therefore, the subject project is consistent with the Additional Survey Needs and Procedures
of the MSHCP.
6. The project is consistent with the Urban/Wildlands Interface Guidelines.
Section 6.1.4 of the MSHCP sets forth guidelines that are intended to address indirect effects
associated with locating development in proximity to the MSHCP Conservation Area, where
applicable. The guidelines in Section 6.1.4 of the MSHCP are intended to address indirect
effects associated with development near MSHCP Conserved Areas. Developments in
proximity to MSHCP Conserved Areas may result in “edge effects” that might adversely affect
biological resources within MSHCP Conserved Areas.
The project site is not located within or adjacent to a Western Riverside County MSHCP
Conservation Area; therefore, the project site is not required to address Section 6.1.4 of the
Western Riverside County MSHCP.
For this reason, the subject project is consistent with the Urban/Wildlife Interface Guidelines.
7. The project is Consistent with the Vegetation Mapping requirements.
The 1.4-acre project site supports three habitat types: 1.29 acres ruderal habitat, 0.06 acre
developed land, and 0.03-acre cement-lined storm drain feature. This habitat is described as
follows:
Ruderal
Approximately 1.29 acres of ruderal habitat occur on site. This area is dominated by non-
native plant species; however, some native species are present. Characteristic plant species
include brittlebush (Encelia farinosa), shortpod mustard (Hirschfeldia incana), cheeseweed
(Malva parviflora), and Russian thistle (Salsola tragus).
Developed
Approximately 0.06 acre of developed habitat occurs on site. This area is distinguished by
paved areas and ornamental vegetation, including the Mexican fan palm (Washingtonia
robusta).
Cement-lined storm drain feature
Approximately 0.03 acre of cement-lined storm drain feature occurs within the southwestern
portion of the site. This surrounding vegetation includes black willow (Salix nigra), tamarisk
(Tamarix sp.), Jersey cudweed (Helichrysum luteoalbum) and spiny sowthistle (Sonchus
asper).
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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.
Section 6.4 of the MSHCP requires that new developments adjacent to the MSHCP
Conservation Area or other undeveloped lands incorporate any fuel/brush management zones
and Best Management Practices. The Project Site is not located in or adjacent to the proposed
preservation areas or undeveloped lands. Section 6.4 requirements are not applicable to the
proposed project.
Therefore, the Project is consistent with the Fuels Management Guidelines as set forth in
Section 6.4 of the MSHCP.
9. The project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee.
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.
Approximately 1.00 acre of the project site is located in the southern portion of Criteria Cell
4067 in Cell Group W, which is in MSHCP Elsinore Area Plan, Subunit 2 (Alberhill) and
approximately 0.38 acre of the project site is located in the northern portion of Criteria Cell
4166 in Subunit 3 (Elsinore). Conservation within this Cell Group W will range from 80%-90%
of the Cell Group focusing in the northwestern portion of the Cell Group. Conservation within
this Cell Group will focus on riparian scrub, woodland and forest habitat associated with
Alberhill Creek and adjacent coastal sage scrub and grassland habitat. Conservation within
Criteria Cell 4166 will range from 15%-25% of the Cell focusing in the northeastern portion of
the Cell. Conservation within this Cell will focus on meadow, marsh, riparian scrub, woodland
and forest habitat along Alberhill Creek and adjacent grassland habitat.
The project site does not contain meadow, marsh, riparian scrub, woodland and forest habitat
associated with Alberhill Creek and does not contain coastal sage scrub and grassland
habitat. Additionally, the proposed project is an infill project located between Interstate 15 and
Collier Avenue and between two developed sites. Additionally, the project site does not meet
the conservation requirements set forth for Subunits 2 and 3 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 finds 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 January, 2025.
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Jodi Peters, Chair
Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held January 21, 2025 and that the same was
adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
RESOLUTION NO. 2025-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2023-05
TO ESTABLISH AND OPERATE A 2,397-SQUARE-FOOT DRIVE-THROUGH
RESTAURANT WITH A 480 SQUARE-FOOT OUTDOOR DINING AREA IN THE
ALBERHILL RANCH SPECIFIC PLAN’S HIGHWAY COMMERCIAL (C-H)
DISTRICT LOCATED AT APN 389-200-031
Whereas, Erwin Randhawa, PSR Investments LE, LLC, has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-13 which
includes Commercial Design Review (CDR No. 2023-03), Conditional Use Permit (CUP No. 2023-
05), and Sign Design Review (SIGN No. 2023-07) to construct a one-story 7,200 square-foot (sq.
ft.) retail shopping center with a drive-through restaurant building and related site improvements
on a 1.4-acre site. CDR No. 2023-03 is to allow the development of a new commercial building,
CUP No. 2023-05 is to permit the operation of the drive-through restaurant and SIGN No. 2023-
07 is to establish a unified signage theme and design for the retail shopping center;
Whereas, the project is located along the easterly edge of Collier Avenue near the
southeast intersection of Collier Avenue and Nichols Road (APN: 389-200-031);
Whereas, pursuant to development standards for the Highway Commercial District of the
Alberhill Ranch Specific Plan, a CUP is required to allow drive-through establishments as well as
restaurants with outdoor eating areas. The applicant proposes to develop a retail shopping
including a drive-through quick service restaurant with an outdoor dining area;
Whereas, Section 17.415.070 of the LEMC and the Alberhill Ranch Specific Plan (ARSP)
provides that certain uses are desirable but may have operational characteristics that
disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses
require a more comprehensive review and approval procedure, including the ability to condition
the project in order to mitigate significant impacts;
Whereas, pursuant to Section 17.415.070.B of the LEMC, the Planning Commission
(Commission) has been delegated with the responsibility of reviewing and approving, conditionally
approving, or denying Conditional Use Permits; and
Whereas, on January 21, 2025, at a duly noticed Public Hearing, the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
Section 1: The Commission has considered the project and has found it acceptable.
Section 2: The Commission 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.
PC Reso. No. 2025-____
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Section 3: The Commission finds that the proposed project is exempt from the California
Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA
Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15303 (New
Construction or Conversion of Small Structures) because the project is in a location that meets
the definition of an urbanized area as outlined in Section 21071(a)(2) of the Public Resources
Code; therefore, the project qualifies for the Class 3 exemption given that the proposed building
is under 10,000 sq. ft. in floor area. Furthermore, the project is located within the Highway
Commercial (C-H) District of the Alberhill Ranch Specific Plan which allows for the proposed type
of development including retail and drive-through uses. The project does not involve significant
amounts of hazardous substances, all public services and facilities are available to serve the
project, and the surrounding area is not environmentally sensitive as the surrounding properties
have been developed and heavily disturbed.
Section 4: That in accordance with LEMC Section 17.415.070.C. Findings, the
Commission makes the following findings regarding CUP No. 2023-05:
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 Specific Plan (SP) and is located
within the Alberhill Ranch Specific Plan (ARSP) and has a Highway Commercial District.
The Highway Commercial District accommodates a full range of retail stores, offices,
personal and business services establishments offering commodities and services scaled
to meet the needs of the future residents of the Alberhill Ranch and the region as a whole.
The application proposes to construct an approximately 7,200 square-foot retail shopping
center with a drive-through restaurant. The proposed center is designed to accommodate
4 potential retail businesses to meet the needs of the community. The project is also
consistent with the General Plan because the ARSP was found to be consistent with the
General Plan at its adoption.
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 retail shopping center would not cause detrimental impacts to the existing
surrounding community because the design of the parking lot layout and circulation was
designed to allow multiple points of egress and ingress for both emergency and pedestrian
vehicles. The proposed business will be compatible with the surrounding uses which also
includes other retail commercial uses such as the Lake Elsinore Outlets. Furthermore, the
project has also been conditioned as such to avoid any potential impacts associated with
the proposed use.
3. The site for the intended use is adequate in size and shape to accommodate the use, and
for all the yards, setbacks, walls or fences, landscaping, buffers and other features
required by this title.
The proposed use and design have been analyzed and staff has determined that the site
is compatible and adequate in size and shape to accommodate the proposed use and
project design. The design meets all applicable sections of the ARSP and LEMC including
the nonresidential development standards. As designed the project would not encroach
PC Reso. No. 2025-____
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on any setback as prescribed by the ARSP or LEMC and sufficient landscaping has been
provided throughout the site. Furthermore, the proposed use and design will complement
the existing light industrial and commercial uses within the vicinity.
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 proposed use is located within an existing built environment, inclusive of streets. The
existing streets are of adequate size to facilitate safe and convenient transportation to and
from the site. Further, the Engineering Division has reviewed the proposed project
including its potential traffic impacts and have included conditions of approval to ensure
safe on and offsite circulation is provided.
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 proposed project has been thoroughly reviewed and conditioned by all applicable City
departments thereby eliminating the potential for any adverse effects. Furthermore, the
project site abuts existing developed commercial properties that are compatible with the
proposed project including the Lake Elsinore Outlets and ARCO gas station with
convenience store.
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 January 21, 2025 and
appropriate and applicable conditions of approval have been included to protect the public
health, safety and general welfare. Further, compliance with the conditions of approval will
be reviewed during the plan check and inspection review process prior to commencing
operations.
Section 6: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the project, the Commission hereby approves Conditional Use Permit
No. 2023-05.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 21st day January, 2025.
Jodi Peters, Chair
PC Reso. No. 2025-____
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Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held January 21, 2025 and that the same was
adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
RESOLUTION NO. 2025-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO.
2023-03 TO CONSTRUCT AN APPROXIMATELY 7,200-SQUARE-FOOT
COMMERCIAL CENTER WITH A DRIVE-THROUGH RESTAURANT AND
RELATED SITE IMPROVEMENTS LOCATED AT APN 389-200-031
Whereas, Erwin Randhawa, PSR Investments LE, LLC, has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-13 which
includes Commercial Design Review (CDR No. 2023-03), Conditional Use Permit (CUP No. 2023-
05), and Sign Design Review (SIGN No. 2023-07) to construct a one-story 7,200 square-foot (sq.
ft.) retail shopping center with a drive-through restaurant building and related site improvements
on a 1.4-acre site. CDR No. 2023-03 is to allow the development of a new commercial building,
CUP No. 2023-05 is to permit the operation of the drive-through restaurant and SIGN No. 2023-
07 is to establish a unified signage theme and design for the retail shopping center;
Whereas, the project is located along the easterly edge of Collier Avenue near the
southeast intersection of Collier Avenue and Nichols Road (APN: 389-200-031);
Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore
Municipal Code (LEMC), the Planning Commission (Commission) has the responsibility of
reviewing and approving, conditionally approving, or denying design review applications; and
Whereas, on January 21, 2025, 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 has found it acceptable.
Section 2: 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 3: The Commission finds that the proposed project is exempt from the California
Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA
Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15303 (New
Construction or Conversion of Small Structures) because the project is in a location that meets
the definition of an urbanized area as outlined in Section 21071(a)(2) of the Public Resources
Code; therefore, the project qualifies for the Class 3 exemption given that the proposed building
is under 10,000 sq. ft. in floor area. Furthermore, the project is located within the Highway
Commercial (C-H) District of the Alberhill Ranch Specific Plan which allows for the proposed type
of development including retail and drive-through uses. The project does not involve significant
amounts of hazardous substances, all public services and facilities are available to serve the
project, and the surrounding area is not environmentally sensitive as the surrounding properties
have been developed and heavily disturbed.
PC Reso. No. 2025-____
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Section 4: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Commercial Design Review No. 2023-03:
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 Specific Plan (SP) and is located
within the Alberhill Ranch Specific Plan (ARSP) and has a Highway Commercial District.
The Highway Commercial District accommodates a full range of retail stores, offices,
personal and business services establishments offering commodities and services scaled
to meet the needs of the future residents of the Alberhill Ranch and the region as a whole.
The application proposes to construct an approximately 7,200 square-foot retail shopping
center with a drive through restaurant. The proposed center is designed to accommodate
4 potential retail businesses to meet the needs of the community. The project is also
consistent with the General Plan because the ARSP was found to be consistent with the
General Plan at its adoption.
2. The project complies with the design directives contained in the LEMC and all applicable
provisions of the LEMC.
The project is appropriate to the site and surrounding developments. The architectural
design of the proposed buildings conforms to the Nonresidential Development Standards
(Chapter 17.112) of the LEMC. Sufficient setbacks and enhanced onsite landscaping have
been provided thereby creating interest and varying vistas as a person moves along
abutting streets. The architecture has been designed to achieve harmony and
compatibility with the surrounding area. The colors and materials proposed will assist in
blending the architecture into the existing landscape and are compatible with other colors
and materials used on other properties near the project site. In addition, safe and efficient
circulation has been achieved onsite.
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Section 17.415.050.
Pursuant to Section 17.415.050.E of the LEMC, the project was considered by the
Planning Commission at a duly noticed Public Hearing held on January 21, 2025. The
project, as reviewed and conditioned by all applicable City divisions, departments and
agencies, will not have a significant effect on the environment. Further, compliance with
the conditions of approval will be reviewed during the plan check and inspection review
process prior to commencing operations.
Section 5: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the project, the Commission hereby approves Commercial Design
Review No. 2023-03.
Section 6: This Resolution shall take effect immediately upon its adoption.
PC Reso. No. 2025-____
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Passed and Adopted on this 21st day of January, 2025.
Jodi Peters, Chair
Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held January 21, 2025 and that the same was
adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
RESOLUTION NO. 2025-___
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING SIGN DESIGN REVIEW NO. 2023-07 TO
CONSTRUCT A FREE-STANDING BUILDING IDENTIFICATION SIGN AND A
FREEWAY ORIENTED IDENTIFICATION SIGN LOCATED AT APN: 389-200-031
Whereas, Erwin Randhawa, PSR Investments LE, LLC, has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-13 which
includes Commercial Design Review (CDR No. 2023-03), Conditional Use Permit (CUP No. 2023-
05), and Sign Design Review (SIGN No. 2023-07) to construct a one-story 7,200 square-foot (sq.
ft.) retail shopping center with a drive-through restaurant building and related site improvements
on a 1.4-acre site. CDR No. 2023-03 is to allow the development of a new commercial building,
CUP No. 2023-05 is to permit the operation of the drive-through restaurant and SIGN No. 2023-
07 is to establish a unified signage theme and design for the retail shopping center;
Whereas, the project is located along the easterly edge of Collier Avenue near the
southeast intersection of Collier Avenue and Nichols Road (APN: 389-200-031);
Whereas, Sign Design Review (SIGN) No. 2023-07 proposes to establish the design
primarily for the two freestanding signs at this multi-tenant integrated development. This design
review ensures signs are harmonious and visually related to each other through the incorporation
of common design elements, and that signs are architecturally integrated with the buildings;
Whereas, pursuant to Section 17.196.180.C (Signs in commercial districts) and Section
17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning
Commission (Commission) has the responsibility of reviewing and approving, conditionally
approving, or denying design review applications; and
Whereas, on January 21, 2025, 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 has found it acceptable.
Section 2: 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 3: The Commission finds that the proposed project is exempt from the California
Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA
Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15303 (New
Construction or Conversion of Small Structures) because the project is in a location that meets
the definition of an urbanized area as outlined in Section 21071(a)(2) of the Public Resources
Code; therefore, the project qualifies for the Class 3 exemption given that the proposed building
is under 10,000 sq. ft. in floor area. The project is located within the Highway Commercial (C-H)
PC Reso. No. 2025-____
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District of the Alberhill Ranch Specific Plan which allows for the proposed type of development
including retail and drive-through uses. The project does not involve significant amounts of
hazardous substances, all public services and facilities are available to serve the project, and the
surrounding area is not environmentally sensitive as the surrounding properties have been
developed and heavily disturbed.
Section 4: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Sign Design Review (SIGN) No. 2023-07:
1. The project, as approved, will comply with the goals and objectives of the General Plan,
Specific Plan and the Zoning District in which the project is located.
The project has a General Plan Land Use designation of Specific Plan (SP) and is located
within the Alberhill Ranch Specific Plan (ARSP) and has a Highway Commercial District.
The Highway Commercial District accommodates a full range of retail stores, offices,
personal and business services establishments offering commodities and services scaled
to meet the needs of the future residents of the Alberhill Ranch and the region as a whole.
The application proposes to construct an approximately 7,200 square-foot retail shopping
center with a drive-through restaurant including two freestanding center identification signs.
The proposed center is designed to accommodate 4 potential retail businesses to meet the
needs of the community. The project is also consistent with the General Plan because the
ARSP was found to be consistent with the General Plan at its adoption.
2. The Project complies with the design directives contained in the General Plan and all other
applicable provisions of the LEMC.
The proposed sign design demonstrate that the size and scale of signs are harmonious with
the overall design concept of the project. The materials and colors also reflect those used
for the principal structures of the Collier Retail Shops project. The project also complies with
the architectural guidelines and development standards outlined in the Nonresidential
Development Standards (Chapter 17.112) of the LEMC by creating a sign design that
enhances the appearance of the project. The project’s freestanding signage has also
incorporated the City’s branding logo.
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 January 21, 2025. The Project, as
reviewed and conditioned by all applicable City divisions, departments and agencies, will
not have a significant effect on the environment.
Section 5: Based upon all of the evidence presented, the above findings, and the
conditions of approval imposed upon the Project, the Commission hereby approves Sign Design
Review (SIGN) No. 2023-07.
Section 6: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 21st day of January, 2025.
PC Reso. No. 2025-____
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Jodi Peters, Chair
Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held January 21, 2025 and that the same was
adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
Applicant’s Initials: _____ Page 1 of 16
CONDITIONS OF APPROVAL
PROJECT: PA 2023-13 | CUP 2023-05, CDR 2023-03, &
SIGN 2023-07
PROJECT NAME:Collier Retail Shops
PROJECT LOCATION:APN: 389-200-031
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
1.Planning Application No. 2023-13, which includes Commercial Design Review (CDR No.
2023-03), Conditional Use Permit (CUP No. 2023-05), and SIGN 2023-07, is a proposed
project to construct a one-story 7,220-square-foot (sq. ft.) commercial building including
three retail tenant units ranging in size from 1,473 sq.ft. to 1,560 sq. ft., a 2,397 sq. ft. drive-
through restaurant with a 480 sq.ft. outdoor dining area and related site improvements on a
1.4-acre site. The project site is within the Alberhill Ranch Specific Plan’s Highway
Commercial (C-H) land use designation on the easterly edge of Collier Avenue
approximately 460 feet south of the Collier Avenue and Nichols Road Intersection (APN:
389-200-031).
2.The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants
(Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning approval, implementation and construction of CUP 2023-05,
CDR 2023-03 and SIGN 2023-07 which action is bought within the time period provided for
in California Government Code Sections 65009 and/or 66499.37, and Public Resources
Code Section 21167, including the approval, extension or modification of CUP 2023-05,
CDR 2023-03 and SIGN 2023-07 or any of the proceedings, acts or determinations taken,
done, or made prior to the decision, or to determine the reasonableness, legality or validity
of any condition attached thereto. The Applicant's indemnification is intended to include, but
not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees
and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and
other costs, liabilities and expenses incurred by Indemnitees in connection with such
proceeding. The City will promptly notify the applicant of any such claim, action, or
proceeding against the City. If the project is challenged in court, the City and the applicant
shall enter into formal defense and indemnity agreement, consistent with this condition.
3.Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
Development Department for inclusion in the case records.
PLANNING DIVISION
4.Conditional Use Permit No. 2023-05 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
PA 2023-13 | CUP 2023-05, CDR 2023-03, & SIGN 2023-07 PC: January 21, 2025
Conditions of Approval
Applicant’s Initials: _____Page 2 of 16
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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.
5.Commercial Design Review No. 2023-03 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.
6.Sign Application No. 2023-07 shall lapse and become void two years following the date on
which the design review became effective, unless one of the following: (1) prior to the
expiration of two years, a building permit related to the design review is issued and
construction commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal
Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design
review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two-
year period, subject to any approved extensions, and shall continue to be valid upon a
change of ownership of the site, which was the subject of the design review application.
7.An application for modification, expansion or other change in a Conditional Use Permit shall
be reviewed according to the provisions of the Section 17.415.070 of the LEMC, in a similar
manner as a new application
8.If operation of this use raises concerns related to parking, noise, traffic, or other impacts, at
the discretion of the Community Development Director, this Conditional Use Permit may be
referred back to the Planning Commission for subsequent review at a Public Hearing. If
necessary, the Commission may modify or add conditions of approval to mitigate such
impacts, or may revoke said Conditional Use Permit.
9.All Conditions of Approval shall be reproduced on page one of building plans prior to their
acceptance by the Building and Safety Division, Community Development Department. All
Conditions of Approval shall be met prior to the issuance of each individual Certificate of
Occupancy.
10.All future development proposals shall be reviewed by the City on a project-by-project basis.
If determined necessary by the Community Development Director or designee, additional
environmental analysis will be required.
11.Any proposed minor revisions to approved plans shall be reviewed and approved by the
Community Development Director or designee. Any proposed substantial revisions to the
approved plans shall be reviewed according to the provisions of the Municipal Code in a
PA 2023-13 | CUP 2023-05, CDR 2023-03, & SIGN 2023-07 PC: January 21, 2025
Conditions of Approval
Applicant’s Initials: _____Page 3 of 16
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similar manner as a new application. Grading plan revisions shall be reviewed by the City
Engineer.
12.Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during
all site preparation and construction activity. Site preparation activity and construction shall
not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through
Friday. Only finish work and similar interior construction may be conducted on Saturdays
and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m.
Construction activity shall not take place on Sunday, or any Legal Holidays.
13.No individual signs are approved as part of this approval. The applicant or designee shall
submit an application for a sign permit, pay appropriate fees and receive approval from the
Community Development Department for any sign(s) installed at the project site consistent
with the sign program for the project.
14.Graffiti shall be removed within 24 hours.
15.No outside overnight storage of inoperable vehicles shall occur at the site.
16.There shall be no loitering in or around the business.
17.All materials and colors depicted on the approved plans shall be used. If the applicant
wishes to modify any of the approved materials or colors depicted on the plans, the applicant
shall submit a proposal setting forth the modifications for review by the Community
Development Director or his designee
18.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.
19.The applicant will be required to provide a Queueing Management Plan prior to occupancy
of the drive-through restaurant building. The project shall be required to comply with the
Queuing Management Plan at all times to ensure that the operation of the drive-through
does not interfere with free and orderly circulation of the parking lots and to avoid spillover
of vehicles in the public right-of-way.
20.If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms,
to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to revoke
or modify all approvals herein granted, deny or further condition issuance of all future
building permits, deny revoke, or further condition all certificates of occupancy issued under
the authority of approvals herein granted; record a notice of violation on the property title;
institute and prosecute litigation to compel their compliance with said conditions or seek
damages for their violation
Prior to Issuance of Grading Permits/Building Permits
21.Prior to issuance of a building permit, the applicant shall pay Development Impact Fees
(DIF) per LEMC Section 16.74 and Multiple Species Habitat Conservation Plan (MSHCP)
Fees per LEMC Section 16.85, at the rate in effect at the time of payment.
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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 project shall meet all requirements of the Elsinore Valley Municipal Water District
(EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall
incorporate all district conditions and standards.
24.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.
25.The applicant shall construct trash enclosure(s) to match the colors, materials and design
of the project architecture.
26.Identify security measures (i.e. guard, cameras, lighting, signage, etc.
27.Prior to issuance of a building permit, the Final Landscaping / Irrigation Detail Plans shall
be submitted to the Community Development Department with appropriate fees, for review
and approval by the Community Development Director or designee.
a. All planting areas shall have permanent and automatic sprinkler system with 50% plant
coverage using a drip irrigation method.
b. All planting areas shall be separated from paved areas with a six inch (6”) high and six
inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape
areas.
c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty-
four inches (24”).
d. Landscape planters shall be planted with an appropriate parking lot shade tree
pursuant to the LEMC and Landscape Design Guidelines.
e. No required tree planting bed shall be less than 5 feet wide.
f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas
to include sidewalks.
g. Any transformers and mechanical or electrical equipment shall be indicated on
landscape plan and screened as part of the landscaping plan.
h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all
requirements of the City’s adopted Landscape Guidelines.
i. All landscaping and irrigation shall be installed within affected portion of any phase at
the time a Certificate of Occupancy is requested for any building.
j. Final landscape plan must be consistent with approved site plan.
k. Final landscape plans to include planting and irrigation details and shall blend in with
the existing shopping center.
l. Final landscape plans shall include drought tolerant planting consistent with Elsinore
Valley Municipal Water District standards subject to plan check and approval by the
City’s landscape plan check consultant.
m. No turf shall be permitted pursuant to LEMC Chapter 19.08: Water Efficient Landscape
Requirements.
28.Landscaping installed for the project shall be continuously maintained to the reasonable
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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.
29.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
30.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.
31.Compliance with Code. All design components shall comply with applicable provisions of
the 2022 edition of the California Building, Plumbing and Mechanical Codes: 2022 California
Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022
California Green Building Standards, California Title 24 Disabled Access Regulations, and
Lake Elsinore Municipal Code.
32.Green Measures. The application shall provide 10% voluntary green measures on the
project, as stipulated by the 2022 California Green Building Standards.
33.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 common area.
e. Path of travel from public right-of-way to all public areas on site, such as club house,
trach enclosure tot lots and picnic areas.
34.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.
35.Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District
shall be submitted to the Building and Safety Department to ensure the payment or
exemption from School Mitigation Fees.
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36.Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
37.Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards,
and any block walls will require separate approvals and permits.
38.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.
39.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
40.Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4)
complete sets of plans and two (2) sets of supporting calculations for review and approval
including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic,
and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the Section
5.507, of the 2022 edition of the California Building Code.
c. A precise grading plan to verify accessibility for the persons with disabilities.
d. Truss calculations that have been stamped by the engineer of record of the building and
the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
41.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.
42.Demolition Permits. A demolition permit shall be obtained if there is an existing structure to
be removed as part of the project. Asbestos report and lead base paint reports are required
before demo permit will be issued.
Prior to Issuance of Building Permit(s)
43.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
44.Pre-Construction Meeting. A pre-construction meeting is required with the building
inspector prior to the start of the building construction.
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ENGINEERING DEPARTMENT
GENERAL
45.All new submittals for plan check or permit shall be made using the City’s online Citizen
Self-Service Portal (CSSP).
46.All engineering plans shall be prepared by a licensed Civil Engineer using the City’s
standard title block.
47.All required soils, geology, hydrology and hydraulic and seismic reports shall be prepared
by a licensed Civil Engineer and Soils Engineer, as applicable.
48.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.
49.Any portion of a drainage system that conveys runoff from open space shall be installed
within a drainage easement.
50.Any grading that affects “waters of the United States”, wetlands or jurisdictional
streambeds, shall require approval and necessary permits from respective Federal and/or
State Agencies.
51.In accordance with the City’s Franchise Agreement for waste disposal and recycling, the
applicant shall be required to contract with CR&R, Inc. for removal and disposal of all waste
material, debris, vegetation and other rubbish generated both during cleaning, demolition,
clear and grubbing or all other phases of construction and during occupancy.
52.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.
53.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.
54.Minimum good housekeeping and erosion and sediment control Best Management
Practices (BMPs) shall be implemented.
FEES
55.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.
56.Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent
rate at time of payment in full. Fees are subject to change. Mitigation and Development
Impact Fees include without limitation:
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a. Master Drainage Plan Fee – Due prior to Grading Permit issuance,
whichever is first.
b. Traffic Infrastructure Fee (TIF) – Due prior to Building Permit issuance
c. Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy
d. Stephens’ Kangaroo Rat Habitat Mitigation Fee (K-Rat) – Due prior to
Grading Permit issuance.
e. Fair Share Fee(s) – Due prior to Building Permit Issuance
a. Project shall pay fair share fees as determined by and specified
in Table ES-2 of the approved Traffic Impact Analysis dated
October 16, 2024 by TJW Engineering, Inc.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design
57.The project is responsible for complying with the Santa Ana Region National Pollutant
Discharge Elimination System (NPDES) Permits as warranted based on the nature of
development and/or activity.
58.A Final Water Quality Management Plan (WQMP) for each parcel will be required and shall
be prepared using the Santa Ana Region of Riverside County Guidance Document and
approved template and submitted for review and approval to the City. The Final WQMP for
each parcel shall be approved by the City prior rough grading plan approval or issuance of
any permit for construction.
59.The Final WQMP shall document the following:
a. Detailed site and project description.
b. Potential stormwater pollutants.
c. Post-development drainage characteristics.
d. Low Impact Development (LID) BMP selection and analysis.
e. Structural and non-structural source control BMPs.
f. Treatment Control BMPs.
g. Site design and drainage plan (BMP Exhibit).
h. Documentation of how vector issues are addressed in the BMP design, operation
and maintenance.
i. GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment
Control BMP locations.
j. Hydraulic Conditions of Concern (HCOC) – demonstrate that discharge flow rates,
velocities, duration and volume for the post construction condition from a 2-year,
24-hour rainfall event will not cause adverse impacts on downstream erosion and
receiving waters, or measures are implemented to mitigate significant adverse
impacts downstream public facilities and water bodies. Evaluation documentation
shall include pre- and post-development hydrograph volumes, time of
concentration and peak discharge velocities, construction of sediment budgets,
and a sediment transport analysis. If HCOC applies, the project shall implement
measures to limit disturbance of natural water bodies and drainage systems;
conserve natural areas; protect slopes and channels; and minimize significant
impacts from urban runoff. (Note the facilities may need to be larger due to flood
mitigation for the 10-year, 6- and 24-hour rain events).
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k. 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.
60.Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
61.Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
62.Project trash enclosure shall be covered, bermed, and designed to divert drainage from
adjoining paved areas and regularly maintained.
63.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.
64.All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain”
using the City authorized marker.
65.The project site shall implement full trash capture methods/devices approved by the Region
Water Quality Control Board. This shall include installation of connector pipe screens on
all onsite and offsite catch basins to which the project discharges.
66.All restaurants and commercial food handling facilities must provide an area for the
washing/steam cleaning of equipment and accessories. The area must be self-contained,
equipped with a grease trap, and properly connected to a sanitary sewer. If the wash area
is located outdoors, it must be covered, paved have secondary containment, and be
connected to the sanitary sewer or other appropriately permitted disposal facility. Plan
Requirements: The Owner/Applicant shall incorporate these food facility requirements into
project design and depict on plans, including detail plans as needed.
Construction
67.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.
68.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.
69.Erosion & Sediment Control – Prior to the issuance of any grading or building permit for
construction or demolition, the applicant shall submit for review and approval by the City
Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan
submittal to demonstrate compliance with the City’s NPDES Program and state water
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quality regulations for grading and construction activities. A copy of the plan shall be
incorporated into the SWPPP, kept updated as needed to address changing circumstances
of the project site, be kept at the project site, and available for review upon request.
Post-Construction
70.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:
a. Demonstrate that the project has compiled with all non-structural BMPs described
in the project’s WQMP.
b. 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.
c. Submit a copy of the fully executed, recorded City approved Operations and
Maintenance (O&M) Plan and Agreement for all structural BMPs.
d. The Operation and Maintenance (O&M) Plan and Agreement 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.
e. Provide documentation of annexation into a CFD for funding facilities to be
maintained by the City.
f. Demonstrate that copies of the project’s approved WQMP (with recorded O&M
Plan attached) are available for each of the initial occupants.
g. 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.
h. Provide the City with a digital .pdf copy of the Final WQMP.
UTILITIES
71.All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway shall be the responsibility of the applicant, property owner, and/or his agent.
Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Section 16.64).
72.Underground water rights shall be dedicated to the City pursuant to the provisions of LEMC
Section 16.52.030, and consistent with the City’s agreement with the Elsinore Valley
Municipal Water District.
73.Applicant shall apply for, obtain and submit to the City Engineering Department a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities. Non-Interference Letter (NIL) shall be provided prior
to issuance of grading permit.
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74.Submit a “Will Serve” letter to the City Engineering Department from the applicable water
agency stating that water and sewer arrangements have been made for this project and
specify the technical data for the water service at the location, such as water pressure,
volume, etc. Will Serve letters shall be provided prior to issuance of Grading Permit.
IMPROVEMENTS
75.Project will be responsible for the construction of new traffic signal at the intersection of
Collier Avenue and Nichols Road. Signalization for this intersection may be eligible for
TUMF reimbursement.
76.Sight distance into and out at each project driveway shall comply with City Standard
125/126 or Caltrans standards. Project shall ensure facilities are installed in the line of sight
of drivers.
77.10-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.
78.All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards. All public storm drain improvements shall be constructed as part of the
first phase of the project.
79.A drainage study shall be provided. The study shall identify the following: identify storm
water runoff from and upstream of the site; show existing and proposed off-site and on-site
drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.
The drainage system shall be designed to ensure that runoff from a 10-year storm of 6
hours and 24 hours duration under developed condition is equal or less than the runoff
under existing conditions of the same storm frequency. Both 6-hour and 24-hour storm
duration shall be analyzed to determine the detention requirements to accomplish the
desired results.
80.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.
81.Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
82.The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
83.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.
84.A registered Civil Engineer shall prepare the improvements (for public and private), signing
and striping, and traffic signal plans required for this project. Improvements shall be
designed and constructed to City Standards and Codes (LEMC 12.04 and 16.34).
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85.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
86.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.
87.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
88.A grading plan signed and stamped by a California licensed 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
as applicable. The grading submittal shall include all supporting documentation and be
prepared using City standard title block, standard drawings and design manual.
89.All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern. The grading plan shall show that no structures,
landscaping, or equipment are located near the project entrances that could reduce sight
distance.
90.If the grading plan identifies alterations in the existing drainage patterns as they exit the
site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be
required prior to issuance of grading permits. All grading that modifies the existing flow
patterns and/or topography shall be in compliance with Federal, State and Local law and
be approved by the City Enginee
91.Applicant shall obtain all necessary off-site easements and/or permits for off-site grading
and the applicant shall accept drainage from the adjacent property owners.
92.Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and/or diversion of drainage.
93.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 an approved drainage easement.
Permitting/Construction
94.Applicant shall execute and submit grading and erosion control agreement, post grading
security, and pay permit fees as a condition of grading permit issuance.
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95.No grading shall be performed without obtaining a grading permit. A grading permit does
not include the construction of retaining walls or other structures for which a building permit
is required.
96.A preconstruction meeting with the City Engineering Inspector (Engineering Department)
is required prior to commencement of any grading activity.
97.Hauling in excess of 5,000 cubic yards shall be approved by the City Council (LEMC
15.72.065). Prior to commencement of grading operations, applicant shall provide to the
Engineering Department a map of all proposed haul routes to be used for movement of
export material. All such routes shall be subject to review and approval of the City Engineer.
Haul route shall be approved prior to issuance of a grading permit.
98.All grading shall be done under the supervision of a licensed geotechnical engineer. Slopes
steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved
by the City.
99.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.
100.Approval of the project Final Water Quality Management Plan (WQMP) for post
construction shall be received prior to issuance of a grading permit.
101.Applicant shall obtain applicable environmental clearance from the Planning Department
and submit applicable clearance document to the Engineering Department. This approval
shall specify that the project complies with any and all required environmental mitigation
triggered by the proposed grading activity.
PRIOR TO BUILDING PERMIT
102.Applicant shall provide soils, geology and seismic report, including recommendations for
parameters for seismic design of buildings, and walls prior to building permit.
103.All public improvement plans, traffic signal plans, signing and striping plans shall be
completed and approved by the City Engineer.
104.All required public right-of-way dedications and easements prepared by separate
instruments shall be prepared by the applicant 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/ PROJECT CLOSE OUT
105.All public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer prior to issuance of
first occupancy.
106.Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
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107.Applicant shall provide a digital copy of the recorded Covenants, Conditions, and
Restrictions (CC&Rs) to the Engineering Department prior to first occupancy.
108.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.
109.Applicant shall pay all outstanding applicable processing and development fees prior to
occupancy and/or final approval.
110.Applicant shall submit documentation pursuant to City’s Security Release handout.
CITY OF LAKE ELSINORE FIRE MARSHAL
111.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) 674-3124 Ext. 225.
112.In all new buildings and structures which are 5,000 square feet or greater, an approved
automatic sprinkler system shall be provided regardless of occupancy classification. Where
Sections 903.2.1 – 903.2.21 of the California Fire Code have more restrictive requirements
than those listed below, the more restrictive requirements shall take precedence
113.Prior to issuance of Building Permits, the applicant/developer shall provide the Office of the
Fire Marshal with an approved site plan for Fire Lanes and signage. (CFC 501.3)
114.Each parcel shall have independent access to the circulating roadway. Shared access shall
be documented, and reciprocal access agreements or dedicated access shall be
established. Prior to grading, please resubmit the site plan with this information shown.
115.The fire apparatus access road shall be (all weather surface) capable of sustaining an
imposed load of 80,000 lbs. GVW. The fire apparatus access road or temporary access
road shall be reviewed and approved by the Office of the Fire Marshal and in place during
the time of construction. (CFC 501.4)
116.The minimum inside turning radius for an access road shall be 24 feet. The minimum outside
turning radius shall be 45 feet. As fire apparatus are unable to negotiate tight “S” curves, a
60-foot straight leg must be provided between these types of compound-turns or the radii
and/or road width must be increased accordingly.
117.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. Required fire flow is estimated to be 1500 GPM at 20 PSI for a 2-hour
duration based on 2022 California Fire Code and 7,200 square foot building
area with Type V-B construction and buildings having a fire sprinkler
system. The minimum fire flow shall be based on the largest single
structure on the parcel.
c. Fire flow shall be determined by the building of the single largest square
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footage. The minimum fire flow will be 1500 GPM at 20 PSI for a 2-hour
duration, per the 2022 California Fire Code.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
118.Prior to issuance of a grading permit, the applicant shall submit an application to the
Department of Administrative Services to initiate the annexation process 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. The annexation
process shall be completed prior to issuance of the first certificate of occupancy for 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.
PA 2023-13 | CUP 2023-05, CDR 2023-03, & SIGN 2023-07 PC: January 21, 2025
Conditions of Approval
Applicant’s Initials: _____Page 16 of 16
3
8
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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 Planning Commission of the City of Lake Elsinore on ___________ . I also acknowledge
that all Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
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Calculation SummaryLabelPARKING LOTPEDESTRIAN
Luminaire ScheduleCALCULATION POINTS AT GROUND
PARKING CALCULATION POINTS AT 5' O.C.
PEDESTIAN CALCULATION POINTS AT 4' O.C.
REFLECTANCES ARE .5
CalcTypeIlluminanceIlluminance
UnitsFcFc
Avg3.177.18
Max31.821.0
Min1.00.7
Avg/Min3.1710.26
Max/Min31.8030.00
Symbol Qty Label LLF Description Lum. Lumens LuminaireWatts104.3104.3104.316.8918.6324.6
54113125
ABCDF
0.8500.8500.8500.9030.8490.903
GARDCO - OPF-S-A05-830-T4MGARDCO - OPF-S-A05-830-T2MGARDCO - OPF-S-A05-830-T3MGARDCO - GCM-A02-830-T4MC4RN+C4L20930WZ10U+C4RDLCLGARDCO - GBS-A03-830-T3M
144461436914254245219223570
G
1.0
1.6
1.8 2.32.7
3.1
21..393 .24. 8 3.1 3.6
1.9 2.1
3.0
3.5
AMH: 253.6
2.2 1.3 2.17.7
1.5
3.35.7 3.6
3.41.2
1.11.6
3.8 3.6 3.2
1.3 1.9 2.3
1.7 23 .. 10 2.14.9 2.38.3
1.6 12 .. 93 2.10.7 2.21.7
2.36.2 3.34.5 33..08 3.3
3.3
3.2 2.9
1.1 1.3 1.5 3.7 3.32.0 2.8 3.2
1.2 1.4 1.5
1.6 1.91.8 1.17.8 1.19.8
2.1 2 .211..09 1.9 21 ..109. 9
2.5
3.4 32 .. 22 2.38.4 2.25.0
3.3 2.9
3.0 3.3
2.29.5
2.21.7
2.1
3.31.3 3.4 33 .. 14 3.1
2.94.3 4.6 4.3
1.1
1.8
1.4
2.1
2.0 2.1
1.9
1.8
2.3
2.01.3 2.3
2.4
6.5 6.2 4.8
1.6 2.28.1 2.5 2.7
3.0
2.13.82.0 1 .29.11.18. 8
1.9
1.9 2.99.0 6.2 4.79.54.63.1
4.94.1 101.10.39.8
1.8 2.4 1.8 1.17.7 1.8 2 12. ..4 70 7.4 5.0
5.1
7.57.3
3.8 4.1 4.41.7 2.3 3.10.9
13.0D 11.71.7D3.8 2.6 3.39.4 3.7 2 .20.16.17. 9 1.82.13.7 1.7A 2.7 3.1
1.7
3M.H11 6:.010
17.3MH: 10
4.M0H:43 ..
14254.0
3.37.1
2.6
2.7
2.3
2.4
2.11.9 1.8 1 21. ..7 08 1.6 15.141.320.218.31.7 1.8 2.2.1 G3.1 3.8 43 4.. .24 1 4.2 3.38.1 2.22.1 2.1 22..101 . 8 1.6 14.130.517.8
7.4
9.7
11.4 9.3 7.1
1.5 1.4 1.5 1.5 20.6MH: 7.51.16.4 1.3 1G7.
9
15.02.7
3.0
3.4
3.5
3.8 3.54.0 4.40.2 3.40.0 2.7 2.5 2.4 2.26.5 2.5 2.12.5 12.8 7.4MH: 7.52.3 1.7 1.0 12.914.913.0
6.1D2.4
3.1
3.8 3.38.8 3.39.0 33..85 2.7 2.6 2.9 2.37.3 3.53.9 3.23.4
3.4
0.9 13.0 BMH: 102.7 2.2 3.1
3.3
3.4 3.36.33.6 3 .35.27.39. 5 2.7 2.7 2.94.7
4.3 11.5 9.0 6.8 MH: 254.3 3.3 0.9 10.913.8
13.715.3
15.9
3.4
3.4
3.4
3.3
3.0 3.34.2 3.21.8 3.3
32..18 3.32.0 2.29.7
2.7
2.7
2.8
2.8
3.1 3.8 11.2 8.6 6.14.4 4.5 4.4 D3.46.03.1
4.4 14.313.1 10.2 7.4 5.1
3.4 3.6MH: 10 G3.22.7 2.26.7 2.8 2.9
3.7 8.7 10.7
MH: 174..4512.410.9
8.5 6.13.7
4.0
3.8 3.5
3.9
3.3.2 3.21.9 3.0 2.8 2.7
2.6
D11.8
F4.1 9.160.611.8 11.13.9 3.32.7 3 . 022..97 2.8 2.27.6 2.6 2.16.9 2.0 2.5
2.2
MH: 11 MH: 10
10.80.0
5.76.8 103.96 11.5
2.9
6.7 11.8
11.812.8
14.9
A3M.H9:4.205 4.0 3.8
3.6 3.3 3.12.9
22..78 2.6 2.72.6 2.26.6
2.72.6 2.6 2.6 22..77
2.6 2.3 2.27.2 12.610.0
10.5 8.1 5.3F11.41.3 9.3 14.711.6
3.7 3.8 44..00 3.6
3.9
33..124. 9
3.2.39.6
2.6
2.29.6 2 . 2 2 .220..80 1.9 2.2
2.7
3.0
23..273. 2 3 . 0 3 .32.24. 4
2.6 3.31.63.7 3 .39.35.33. 8
22..78 2.5 2.4 2.42.7 4.3 MH: 11 7.4 3.8G7.4 10.4 D 11.9MH: 8
8.6 17.5 16.4MH: 7.52.6 3.32.6 3.5 3.7 22..762 . 5 2.4 2.28.5
2.3 2.2
2.9 3.0 2.37.0 2.6 2 . 832..69
3.2
3.0
6.1 5.6 14.0 17.971.14. 1 140.42 17.92.1GMH: 7.5 F
F2.1 2.6 3.1 3.43.3 3.32.3 3.30.4 3.4 3.20.9 3.4.42.8 6.8 F 19.5 31.6 25.69.0 13.3 12.124.2 1.4 MH: 10MH: 11 F1.1 12 .. 98 2.2 2.26.9 3.0 2.9 2.9 3.1 3.6 4.4 18.M2H3:1.81207.0 15.111.98.4 14.4 11.1 MH: 10FF9.1 13.910.81.3
2.1
1.3 1.9 2.5 32..09
3.4 3.5
1.6 2.2 1.8 2.3
2.2 22 .. 34
2.8 2.6 2.3
3.3 3 .221..51 2.4 22 ..272. 0
3.63.4 2.35.2 2.8 2.3 2.2
3.2 2.8
33..838. 4 3.12.72.02.5 2.3 1.29.1
3.5 3.0 2.7 22..210. 4 2 . 1 2 .20.20. 2
1.8 2.3 2.8 3.0 3.0 32 .. 19 3.2 3.23.6 2.2 2 .221..23 2.2 22 ..213. 2
12 .. 33 1.7 2.21.5 2.6 2.7 2 .22.27. 6 2 . 4 2 .222..73 2.3 2.4 2.5
1.5 1.82.32.0 2.3 2.3 2.3 2.2 3.1
1.6 2.20.0 2.0 2.0
2.5 22..64 2.26.6 2.25.3 2.2
1.8
1.9
1.7
1 .138..70 1.9 12 ..373. 8
1 .126..65 1.7 12 ..350. 4
4.1
4.1
4.3
4.3
4.33.5 3.22.9 42..09 3.1 3.4 4.2 19.3 20.6 10.3MH: 10MH: 1111.63.6
13.55.11.6 1.1 2.4 22 2.. .31 4 2.3 2.22.0 4.34.7 2.38.3 43 .. 10 2.8 3.0 8.7 6.5 5.5DD7.3 9.8 12.911.1 6.1MH: 82.2 22..11 11 .. 96 1.8 1.17.5 1.4
1 .116..43 1.4 11 ..153. 4
1.3 1.3
1.4 2.8 1.14.9 3.26.2 1.6 4.2 4.3 4.1
3.3
3.8
33..241. 5 3 . 4 3 .33.30. 1
3.3 3.3
3.30.7 2.28.8 2.73.3 3.2
3.0 2.8
3 .325..08 2.8 32 ..228. 8
3.0
4.0 5.6 MH:5.4106.5
6.5 5.7C7.7
12.713.F612
.1MH: 25 MH: 112.8 1.9 1.8 1.5
1.3
1.8
12..185. 4 2 . 1 2 .33.11. 5
1.9 2.1
1.37.12.1 2 .12.39.22. 7
1.8 3.121..19 2.4 3.23.8
1.9 2.0 3 .28.33. 0 3 . 4 4 .232..77
1.26.01.6 1 .17.26.13. 8 2.6 3.0 3.5
1.6 1.6 1 .237..25 2.5 13 ..390. 9
1 .237..38 2.8 23 ..404. 1
3 .29.31. 0 3 . 8 3 .245..52
3.8
2.2
2.29.7 3.4 4.22.76.2 11.98.5
7.05.9
7.0 6.013.8 12.761.16. 03.6 11.804.7 6.4A 3.7
2.10.51.8 1 .17.19.14. 6
2 .20.13.17. 9 1.82.11.6
1.9 1.8
1.9
3.0 3.3 7.4 7.3 5.9
7.8
6.5B
FMH: 25 7.6 11.010.6 1.2
3.1
MH: 11 D3.7 3.8 3.34.9 2.5 1.5
1.7
1.8
2.1
2 .25.26.20. 3 2.12.16.8
3.0 2 .217..37 2.0 21..158. 6
21..226. 9 1 . 9 1 .17.25. 6
1.14.51.3 1 .13.14.17. 4
1 .15.17.14. 4 1.41.16.6
1.18.6 1.51.51.7
3.0 2.29.9 2.9 22 .. 99
5.6
3.31.4 3.0 2.93.42.7 2.6 2.5
8.2 5.3MH: 255.83.6 1.9 1.9 1.0 M5H.:5 107.56.56.7 6.6 7.6
3.5 3.6 1.6 3.3 5.42.4 2.5 2.52.7 3.3 0.72.53.43.0 3.2 3.38.3 1 .151..76 3.5 3.6 3.9 3.32.8 3.0 2 . 823..64
3.5
2.42.3 6.57.8 6.2 7.1
5.75.0 4.42.3 2.36.3 4.3 5.9 5.0 7.1 8.0DMH: 103.24.4 2.7 4.62.9
7.8 D
13.0
4.5 4.4 86..69 8.0 8.0 6.64.7 4.9
5.64.3
2.4 1.9 1 .118..66 1.6 11 ..176. 7
1.7
4.1 3.7 2.37.2 2.5 D 3.8 3.2
2.3
2.3
1.9
MH:F 814.5
MH: 103 .23. 5 2.4 24 .. 54 2.7 7.42.8
21.0 41.84. 95 . 3 65 .. 42 6.3 6.8 7.9 7.85.7
5.4
6.84.33.7 4.32.7 3.94.0 3.4 2.7
3.02.5
4.0
2.8
3.63.4 3.12.7
2.7 2.5
2.0
MH: 12 DF2.4 2.4 32..86 5.5 1 07.346. 0
62.2.0.83 3 . 3 4 .90.26. 4
2 . 322..29 2.3 22..253 . 4 4.0
2.0 2.2
183.82 3.46.3 5.4 7.1 7.0 3.8 65..62 6.3 6.1 4.7MH: 8MH: 1222..238. 2 2 . 5 2 .37.20. 3
2.32.32.5 2 .27.33.36. 0
2 .233..99 3.3 23 ..467. 0
4.1 4.3 4.33.9 3.6 43 .. 112.9 2.6
3.2 2.0
1.7
2.4 2.3 11.8 9 .368.. 76 4.2 53..084. 0 8.0 4.65.0 4.7 54 .. 02
46..06 3.9 3.65.8
2.1
1.9
3.7 3.6 3.2 1.5
1.3
1.6
1.4
4.2 4.2 4.32.52.7
3.92.5
2.22.8 2.5 2.13.1 45..205 . 5 4 . 0 453...8995.6
4.7
6.4
1.7 1.7 1.17.8
1.14.5
2.1 3.9 3.6 1 .35.23. 4 2 . 0 1 .214..87
2 .34.14.24. 0 1.62.19.3
1.5 2 .14.37.25. 8 3.22.30.7 A 3.7
2.6MH: 25
2.6
3.26.13.0 2 .36.23.20. 3
2 .22.15.28. 0 1.82.14.7
1.3 1.3
2.6 4 .30.41.42. 1 4.13.46.4 5.0 42 .. 24 3.53.0 2.27.1
31..428. 1 2 . 6 2 .12.36. 8
1.9
1.5
1.7
1.4
1.17.5
1.14.3
1.6
1.3
1.5 1.6 1.8 3 .18.29. 5 2 . 9 4 .230..25 3.9 3.9 3.7 1.2 1.22.01.3 1 .15.22.13. 8 2.4 1.8 2.40.02.8 3 .24.44.30. 8
13..180. 4 2 . 2 2 .36.15. 6 3.7
4.0 4.1 4.2
3 .328..65 3.3 33 ..270. 01.5 1.4 1.3 3.7 1.7 1.5 1.13.1 1.1 1.2BBMH: 25 MH: 25
24"x 36"
CONCEPT STATEMENTLANDSCAPE CONCEPT:This landscape will consist of climate adaptive and appropriate, low and moderate water use planting categories asdescribed by the WUCOLS system. Plant material has been chosen to provide site wide coverage, parking shade,and to accentuate the entry into the site. A mixture of California climate-appropriate and drought-tolerant plantspecies have been selected to compliment the architecture and provide aesthetic interest. Maintenance andlongevity of the plant material has been taken into consideration. Root panels and barriers will be provided on alltrees necessary, consistent with all standards and specifications. A 3" layer of bark mulch will be used in alllandscape areas. All landscape areas will conform to current City of Lake Elsinore landscape guidelines.
4
IRRIGATION CONCEPT:The irrigation design will incorporate the latest in smart irrigation technologies. All new planter areas will include dripline. All planters will use drip line with an irrigation efficiency of .81. A smart irrigation controller with a rain shut offdevice will also be incorporated. Bark mulch will be used to retain moisture and reduce evaporation, and an irrigationschedule will be provided to program the controller. Two irrigation schedules shall be prepared, one for plantestablishment and one for after plant establishment. All new irrigation systems will comply with all current City ofLake Elsinore guidelines.
88
8 LEGEND51.2.3.4.5.6.7.8.9.
FREESTANDING MONUMENT SIGN LOCATED FIVE FEET FROM ANY PROPERTY LINEPROPOSED TERRACE WALLS, 6 FEET HIGH MAX.PERMEABLE PAVINGADJACENT PARKING LOT9PROPOSED TRANSFORMER ENCLOSUREFREEWAY IDENTIFICATION SIGN, 45 FEET MAX. HEIGHTTRASH ENCLOSUREEV VAN ACCESSIBLE AND REGULAR EV CHARGING SPACES12' X 20' LOADING PARKING STALL
ENTRY MONUMENT ENLARGEMENTSCALE: 1" = 10'
10. ORDER BOARD13
3
ENTRY MONUMENT ENLARGEMENT SHRUBS
11. BICYCLE PARKING RACK, 5% OF REQUIRED PARKING SPACES12. EXISTING GAS STATION FREESTANDING SIGN13. FIRE APPARATUS ACCESS
SHRUBS BOTANICAL / COMMON NAME 14. OUTDOOR EATING AREAAGAVE ATTENUATAFOXTAIL AGAVEAGAVE X 'SHARKSKIN'SHARKSKIN AGAVEDIANELLA TASMANICA 'SILVERSTREAK'SILVER STREAK FLAX LILYFHDIETES GRANDIFLORA'VARIEGATA'STRIPED FORTNIGHT LILY
HESPERALOE PARVIFLORARED YUCCA1211LANTANA X 'NEW GOLD'NEW GOLD LANTANA
13 2493 SF MYRTUS COMMUNIS'COMPACTA'
14 DWARF COMMON MYRTLE310ROSA SPP. 'ICEBERG'ICEBERG ROSE
671 ROSA X 'NOARE'FLOWER CARPET® REDGROUNDCOVER ROSE
2
2 GROUNDCOVERS
BOTANICAL / COMMON NAMEJUNIPERUS HORIZONTALIS'WILTONII'BLUE RUG JUNIPER
SEE ENLARGEMENT
(E) PARKING LOTLAKE ELSINORE OUTLET MALL LANTANA MONTEVIDENSISPURPLE TRAILING LANTANA
TREE SCHEDULE
LANTANA X 'NEW GOLD'NEW GOLD LANTANA
1 GAL
5 GAL
5 GAL
L MYOPORUM PARVIFOLIUM 'PINK'PINK TRAILING MYOPORUM
TREES BOTANICAL / COMMON NAME SIZE WUCOLS
L
REMARKS SALVIA GREGGIIAUTUMN SAGE
L
L
ROSMARINUS OFFICINALIS'LOCKWOOD DE FOREST'LOCKWOOD DWARF ROSEMARY
CERCIDIUM X 'DESERT MUSEUM'DESERT MUSEUM PALO VERDE
24" BOX STANDARD SALVIA LEUCANTHAMEXICAN BUSH SAGECERCIS OCCIDENTALISWESTERN REDBUD
WESTRINGIA FRUTICOSA 'BLUE GEM'BLUE GEM COASTAL ROSEMARY
15 GAL L STANDARD
MULTI
5 GAL
SIZE
L
GROUND COVERS BOTANICAL / COMMON NAME WUCOLSLAGERSTROEMIA INDICA X FAURIEI 'TUSCARORA'TUSCARORA CRAPE MYRTLE
36" BOX M CAREX TUMULICOLAFOOTHILL SEDGE
1 GAL @ 24" O.C. L
1 GAL @ 36" O.C. L
1 GAL @ 36" O.C. L
1 GAL @ 48" O.C. L
1 GAL @ 30" O.C. L
LANTANA MONTEVIDENSISPURPLE TRAILING LANTANA
PLATANUS X ACERIFOLIA 'BLOODGOOD'BLOODGOOD LONDON PLANE
15 GAL M STANDARD MYOPORUM PARVIFOLIUM 'PINK'PINK TRAILING MYOPORUMTRISTANIA CONFERTABRISBANE BOX
ROSMARINUS OFFICINALIS 'LOCKWOOD DE FOREST'LOCKWOOD DWARF ROSEMARY
24" BOX M STANDARD
REMARKS
SENECIO MANDRALISCAEBLUE FINGERS
SITEEXISTING TREES BOTANICAL / COMMON NAME
EXISTING PALM TO REMAIN
SIZE
-
WUCOLS MODERATE WATER USE PLANTING SCHEDULESHRUBSBOTANICAL / COMMON NAME SIZE WUCOLSLOW WATER USE PLANTING SCHEDULE
DIANELLA TASMANICA 'SILVER STREAK'SILVER STREAK FLAX LILY
5 GAL
MSHRUBSBOTANICAL / COMMON NAME SIZE WUCOLSAGAVE ATTENUATAFOXTAIL AGAVE
DIETES GRANDIFLORA 'VARIEGATA'STRIPED FORTNIGHT LILY
5 GAL
L
L
L
L
5 GAL
5 GAL
5 GAL
5 GAL
M
M
M
M
TERRACE WALL IMAGERYAGAVE X 'SHARKSKIN'SHARKSKIN AGAVE
MYRTUS COMMUNIS 'COMPACTA'DWARF COMMON MYRTLE
5 GAL
5 GAL
5 GAL
N.T.S.CALLISTEMON VIMINALIS 'LITTLE JOHN'LITTLE JOHN WEEPING BOTTLEBRUSH
ROSA SPP. 'ICEBERG'ICEBERG ROSE
VICINITY MAPGROUND COVERS BOTANICAL / COMMON NAME SIZE
1 GAL @ 48" O.C.
WUCOLS
MHESPERALOE PARVIFLORARED YUCCA
ROSA X 'NOARE'FLOWER CARPET® RED GROUNDCOVER ROSE
JUNIPERUS HORIZONTALIS 'WILTONII'BLUE RUG JUNIPERCOLLIER ROAD COMMERCIAL SITE
L-1
NORTH 0'20'40'60'CONCEPTUAL LANDSCAPE PLAN PREPARED FOR PSR INVESTMENTS26895 ALISO CREEK ROAD, SUITE B-150 ALISO VIEJO, CA 92656 08/10/2023
CITY OF LAKE ELSINORECONCEPTUAL GRADING PLANGRADING NOTES FOR SITE1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE CITY OF LAKE ELSINOREMUNICIPAL CODE, CHAPTER 15.72 AND APPLICABLE STANDARDS AND SPECIFICATIONSAND THE LATEST EDITION OF THE UNIFORM BUILDING CODE (U.B.C.), CHAPTER 33.
19930 COLLIER AVE, CITY OF LAKE ELSINORE,1. EROSION CONTROL: ALL GRADED SLOPES SHALL BE PLANTED WITH ROSEA ICE PLANT 2. FOR PROJECTS THAT REQUIRE COVERAGE UNDER THE GENERAL CONSTRUCTIONPERMIT, THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) SHALL BE KEPTON-SITE AND MADE AVAILABLE UPON REQUEST OF A REPRESENTATIVE OF THEREGIONAL WATER QUALITY CONTROL BOARD (RWQCB) - SANTA ANA REGION AND/OR THECITY OF LAKE ELSINORE.
OR ANOTHER APPROVED GROUND COVER, AT TWELVE INCHES (12”) ON CENTER.SLOPES OVER FIFTEEN FEET (15’) IN VERTICAL HEIGHT, IN ADDITION TO GROUNDCOVER, SHALL BE PLANTED WITH APPROVED TREES, SHRUBS OR COMBINATIONTHEREOF. SHRUBS SHALL BE PLANTED AT TEN FEET (10’) ON CENTER; TREES ATTWENTY FEET (20’) ON CENTER; COMBINATIONS FIFTEEN FEET (15’) ON CENTER.SLOPES OVER THREE FEET (3’) IN VERTICAL HEIGHT SHALL HAVE PERMANENTIRRIGATION SYSTEMS WITH BACKFLOW PREVENTION DEVICES PER U.B.C.
CA 92530APN 389-200-030, 031 & 032
2. A PERMIT SHALL BE OBTAINED FROM THE ENGINEERING DEPARTMENT, CITY OF LAKEELSINORE, PRIOR TO ANY OPERATIONS.3. THE DEVELOPER AND/OR THE CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIESAND U.S.A. ALERT (1800-422-4133) FORTY-EIGHT (48) HOURS PRIOR TO GRADING.
3. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT ANANTICIPATED STORM DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITE.DISCHARGES OF MATERIAL OTHER THAN STORM WATER (NON-STORM WATER) AREPROHIBITED EXCEPT AS AUTHORIZED BY AN INDIVIDUAL NPDES PERMIT UNDER THESTATEWIDE GENERAL PERMIT – CONSTRUCTION ACTIVITY.
4. THE CONTRACTOR SHALL NOTIFY THE CITY ENGINEERING DEPARTMENT AT LEASTTWENTY-FOUR (24) HOURS IN ADVANCE OF BEGINNING GRADING OPERATIONS.
2. APPROVED PROTECTIVE MEASURES AND TEMPORARY DRAINAGE PROVISIONS MUSTBE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING PROJECT.
5. DUST SHALL BE CONTROLLED BY WATERING OR OTHER METHODS APPROVED BY THECITY ENGINEER.3.APPROVED EROSION PREVENTIVE DEVICES SHALL BE PROVIDED AND MAINTAINEDDURING THE RAINY SEASON AND SHALL BE IN PLACE AT THE END OF EACH DAY’SWORK.
4. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICALSPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, SOLVENTS, DETERGENTS, GLUES,LIME, PESTICIDES, HERBICIDES, FERTILIZERS, WOOD PRESERVATIVES, AND ASBESTOSFIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS LUBRICANTS, ANDHYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE AND RELATED CUTTING ORCURING RESIDUES; FLOATABLE WASTES; WASTES FROM ENGINE/EQUIPMENT STEAMCLEANING OR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; ANDSUPER-CHLORINATED POTABLE WATER FROM LINE FLUSHING AND TESTING. DURINGCONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED ANDCONTROLLED TEMPORARY AREA ON-SITE PHYSICALLY SEPARATED FROM POTENTIALSTORM WATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATEAND FEDERAL REQUIREMENTS.
6. CUT SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL, UNLESSOTHERWISE APPROVED, AND SHALL BE SHOWN ON THE PLAN.7. FILL SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL, UNLESSOTHERWISE APPROVED, SHALL BE SHOWN ON PLAN, AND SHALL NOT HAVE LESSTHAN 90% RELATIVE COMPACTION OUT TO THE FINISHED SURFACE.
4. ALL WORK SHALL CONFORM TO THE CITY AND STATE CONSTRUCTION SAFETYORDERS.5. THE LOCATION AND PROTECTION OF ALL UTILITIES IS THE RESPONSIBILITY OF THEPERMITTEE.8. FILLS SHALL BE COMPACTED THROUGHOUT TO 90% DENSITY AS DETERMINED BY THEMODIFIED THREE (3) LAYER A.S.T.M. D-1557-70 TEST METHOD.
6.AN APPROVED SET OF GRADING PLANS SHALL BE ON THE JOB SITE AT ALL TIME.9. FILL AREAS SHALL BE CLEANED OF ALL VEGETATION AND DEBRIS, SCARIFIED, ANDINSPECTED BY THE GRADING INSPECTOR AND APPROVED SOILS TESTING AGENCYPRIOR TO THE PLACING OF FILL.
7. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE FROM BEGINNING TOCOMPLETION OF GRADING OPERATION.VICINITY MAP8.ALL SLOPES SHALL BE PLANTED AND IRRIGATION FACILITIES SHALL BE PROVIDEDFOR ALL SLOPES IN EXCESS OF THREE (3) FEET VERTICAL HEIGHT WITHIN NINETY (90)DAYS AFTER COMPLETION OF ROUGH GRADING AND SHALL BE IN ACCORDANCE WITHCITY OF LAKE ELSINORE GRADING ORDINANCE NO. 882 PRIOR TO THE APPROVAL OFFINAL INSPECTION.
10. ALL FILL MATERIAL SHALL BE CLEAN EARTH. NO FILL SHALL BE PLACED UNTILPREPARATION OF GROUND IS APPROVED BY THE SOILS ENGINEER.
NOT TO SCALE5. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED ATCONSTRUCTION SITE AND MUST NOT BE DISCHARGED TO RECEIVING WATERS OR THELOCAL STORM DRAIN SYSTEM.
SHEET INDEX11. FINISH GRADE SHALL BE SLOPED AWAY FROM ALL EXTERIOR WALLS AT NOT LESSTHAN ½” PER FOOT FOR A MINIMUM OF THREE (3) FEET, THEN 1% (MINIMUM) TO FLOWLINE OF EARTH SWALE.
9.ANY CONTRACTOR PERFORMING WORK ON THIS PROJECT SHALL FAMILIARIZEHIMSELF WITH THE SITE AND BE SOLELY RESPONSIBLE FOR ANY DAMAGE TOEXISTING FACILITIES RESULTING DIRECTLY OR INDIRECTLY FROM HIS OPERATIONS,WHETHER OR NOT SUCH FACILITIES ARE SHOWN ON THESE PLANS.
6.APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS ORRESIDUES SHALL BE IMPLEMENTED TO ELIMINATE OR REDUCE TRANSPORT FROM THESITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTIES BY WIND ORRUNOFF.
TITLE SHEET C-112. MINIMUM BUILDING PAD AND DRAINAGE SWALE SLOPE SHALL BE 1% IF CUT OR FILLSLOPE IS LESS THAN TEN FEET (10’), AND 2% IF CUT OR FILL IS GREATER THAN TENFEET (10’). DRAINAGE SWALES SHALL BE A MINIMUM OF 0.5’ DEEP AND CONSTRUCTEDA MINIMUM OF TWO FEET (2’) FROM THE TOP OF CUT OR FILL SLOPES.
CONCEPTUAL GRADING PLANSECTION AND DETAILSEROSION CONTROL PLAN
C-2C-3C-4
11. DESILTING FACILITIES AT ALL DRAINAGE INLETS FOR THE GRADED SITE SHALL BEDESIGNED FOR A TWENTY-FIVE (25) YEAR, SIX (6) HOUR STORM INTENSITY. THEYMUST BE DETAILED ON THE PLANS. DESIGN AND SPECIFIC RECOMMENDATIONSSHALL BE SUBMITTED FOR THE FOLLOWING:
10. THE DESIGN ENGINEER SHALL PROVIDE A MINIMUM OF ONE (1) BLUE TOP PERFINISHED PAD, PRIOR TO ROUGH GRADE APPROVAL.
7. MATERIAL STORAGE AND STAGING AREAS SHALL BE ESTABLISHED. FUEL TANK,PORTABLE TOILETS, LIQUIDS, GELS AND POWDERS SHALL HAVE SECONDARYCONTAINMENT AND BE STORED AWAY FROM ALL PRIVATE / PUBLIC STORM WATERCONVEYANCE SYSTEMS, SIDEWALKS, RIGHTS-OF-WAYS AND FLOW-LINES.
13. PROVIDE 5’ WIDE BY 1’ HIGH BERM OR EQUIVALENT ALONG THE TOP OF ALL FILLSLOPES OVER 5’ HIGH.ARCHITECT11. APPROXIMATE DATE OF:
A. DESILTING BASIN VOLUME BASED ON GRADIENT AND NATURE OF SOILS.14. PROVIDE A BROW DITCH, DESIGNED TO HANDLE ONE HUNDRED (100) YEAR STORMFLOWS ALONG THE TOP OF CUT SLOPES.
MM ARCHITECT SERVICES,INC33195 FOX ROAD
BEGINNING OPERATION: _____________________COMPLETION: _____________________
B. THE EXTENT OF ALL GRADED AREAS AND IDENTIFICATION OF ANY TEMPORARYSOIL STABILIZATION MEASURES.
8.ALL PORTABLE MIXERS SHALL HAVE PLASTIC LINERS UNDERNEATH WITH GRAVEL BAGSPLACES ON THE DOWN-HILL SIDE OF THE LINERS TO CONTAIN DISCHARGES.
TEMECULA, CA 92592PHONE: 949-351-5977
15. NO OBSTRUCTION OF FLOOD PLAINS OR NATURAL WATER COURSES SHALL BEPERMITTED.
12. NO ROCK OR OTHER IRREDUCIBLE MATERIAL WITH A MAXIMUM DIMENSION GREATERTHAN THREE INCHES (3”) WILL BE PLACED IN FILLS WITHIN ROADBED AREAS ORTHREE FEET (3’) OF FINISH GRADES, UNLESS THE LOCATION, MATERIALS, ANDDISPOSAL METHODS ARE SPECIFICALLY APPROVED BY THE SOILS ENGINEER.
C. SIZE OF DESILTING BASIN OUTLET PIPE AND OVERFLOW.9. CONTROLLED STREET WASHING WILL ONLY BE ALLOWED PRIOR TO THE APPLICATION OFASPHALT SEAL COATS AND ONLY WHEN ALL PERTINENT DRAINAGE INLETS AREPROTECTED.
16. A SOILS ENGINEER SHALL BE RETAINED BY THE DEVELOPER, TO SUPERVISE GRADINGAND PROVIDE A FINAL SOILS REPORT WHICH INCLUDES FOUNDATION REQUIREMENTS(SUBDIVISIONS) AND EXPANSIVE CHARACTERISTICS OF THE SOIL.
D. DIKE REQUIREMENTS. SHOW MINIMUM WALL WIDTH, SLOPE OF WALLS, PERCENTCOMPACTION, ETC.
CIVIL ENGINEERCORE CIVIL ENGINEERING, INC.23172 PLAZA POINTE DRIVE, SUITE #145LAGUNA HILLS, CA 92653
10. ALL CONSTRUCTION CONTACTORS AND SUBCONTRACTOR PERSONNEL ARE TO BE MADEAWARE OF THE REQUIRED BMPS AND GOOD HOUSEKEEPING MEASURES FOR THEPROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS.
13. THE ENGINEER MUST SET GRADE STAKES FOR ALL DRAINAGE DEVICES AND OBTAININSPECTION BEFORE APPROVAL.
E. OUTLET CONDITIONS FROM THE DESILTING BASIN SHALL NOT EXCEEDDOWNSTREAM LIMITATIONS, WITH THE EXCEPTION OF OVERFLOW, WHICH IS TOBE DESIGNED TO PROVIDE CAPACITY OF 1.5 TIMES THE MAXIMUM DESIGN FLOW.
17. GRADING CERTIFICATION BY THE DEVELOPER’S CIVIL ENGINEER AND A FINALCOMPACTION REPORT BY A SOILS ENGINEER SHALL BE SUBMITTED TO THE BUILDINGAND ENGINEERING DEPARTMENTS PRIOR TO ISSUANCE OF BUILDING PERMITS.
14. GRADING PLANS WILL NOT BE APPROVED UNTIL ALL RETAINING WALLS AREAPPROVED BY THE BUILDING DEPARTMENT.
PHONE: 949-954-724411. DISCHARGING CONTAMINATED GROUNDWATER PRODUCED BY DEWATERINGGROUNDWATER THAT HAS INFILTRATED INTO THE CONSTRUCTION SITE IS PROHIBITED.DISCHARGING NONCONTAMINATED GROUNDWATER PRODUCED BY DEWATERINGACTIVITIES MAY REQUIRE A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM(NPDES) PERMIT FROM THE REGIONAL WATER QUALITY CONTROL BOARD.
18. THE SOILS ENGINEERING INVESTIGATION DATED ____________ PREPARED BY(ENGINEER CONSULTANT) DATED _________ AND THE ENGINEERING GEOLOGICINVESTIGATION DATED __________ PREPARED BY (GEOLOGIC CONSULTANT), SHALLBE CONSIDERED A PART OF THIS GRADING PLAN AND SHALL BE IN COMPLIANCE.
15. THIS SITE HAS OBTAINED A NATIONAL POLLUTION PREVENTION ELIMINATION SYSTEM(NPDES) PERMIT TO REGULATE MUNICIPAL AND INDUSTRIAL STORM WATERDISCHARGES.
12. NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND AT CONVENIENTLOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES OR TOREPAIR ANY DAMAGED EROSION CONTROL MEASURES WHEN A 50% CHANCE ORGREATER OF RAIN WITHIN A 48 HOUR PERIOD IS FORECAST FOR LAKE ELSINORE BYTHE NATIONAL OCEANIC AND ATMOSPHERIC AGENCY (NOAA).
SURVEYORDELTA SURVEYING AND MAPPING28101 SYCAMORE MESA RD TEMECULA CA 92590PHONE: 951-764-0158
NPDES WDID #____________ DATE PERMIT ISSUED: ____________19. A REGISTERED CIVIL ENGINEER OR LICENSED LAND SURVEYOR SHALL SUBMITCERTIFICATION OF BUILDING PAD ELEVATION. WHERE SPECIFIC ELEVATIONS AREREQUIRED, THE ELEVATION (WITH RESPECT TO MEAN SEA LEVEL) SHALL BE GIVEN. IFAN ELEVATION WITH RESPECT TO ADJACENT GROUND SURFACE IS REQUIRED, THEACTUAL DISTANCE ABOVE THE ADJACENT GROUND SHALL BE GIVEN.
12. STORM WATER RUNOFF SHALL NOT BE DIRECTED OVER ANY SLOPES WITHOUTPERMANENT DOWN DRAINS INSTALLED. EROSION AND SEDIMENT CONTROLS INCLUDINGMAINTENANCE ARE REQUIRED ON ALL EXPOSED SLOPES UNTIL SUFFICIENT PERMANENTLANDSCAPING HAS BEEN ESTABLISHED. 100% SLOPE PROTECTION MUST BE IN PLACEPRIOR TO THE ISSUANCE OF THE FINAL CERTIFICATE OF OCCUPANCY.
16. DRAINAGE EASEMENTS WILL BE KEPT CLEAR OF ALL OBSTRUCTIONS. NO BUILDINGSOR WALLS SHALL BE PLACED WITHIN EASEMENT LIMITS. TEMPORARY IMPROVEMENTSARE SUBJECT TO REMOVAL AT OWNER’S EXPENSE
FAX: 951-816-323513. BMP’S SHALL BE MAINTAINED AND INSPECTED DAILY TO MINIMIZE AND/OR PREVENTTHE ENTRAINMENT OF SOIL IN RUNOFF FROM DISTURBED SOIL AREAS ONCONSTRUCTION SITES. ALL REMOVABLE PROTECTIVE EROSION CONTROL DEVICESSHOWN SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE FOUR (4)DAY RAIN PROBABILITY FORECAST EXCEEDS FORTY PERCENT (40%).
LEGAL DESCRIPTIONPARCELS 2 AND 3 OF PARCEL MAP NO. 28524P.M.B 190/30-31EROSION CONTROL20. ALL PROPERTY CORNERS SHALL BE CLEARLY DELINEATED IN THE FIELD PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION/GRADING.
13. VEGETATION CLEARING AND BRUSHING ACTIVITIES SHALL NOT BE INITIATED DURING THEWET SEASON ON ANY SITES WHICH ARE NOT ADEQUATELY PROTECTED WITH DESILTINGBASINS OR OTHER TEMPORARY DRAINAGE OR CONTROL MEASURES.
1.ALL EROSION CONTROL PLANS SHALL BE IN ACCORDANCE WITH CITY OF LAKEELSINORE ORDINANCE NOS. 529, 772, 1237, 1004, CONSTRUCTION SITE BESTMANAGEMENT PRACTICES (BMP’S), AND STANDARDS OUTLINED WITHIN THE LAKEELSINORE DESIGN MANUAL.
14. AFTER A RAINSTORM, ALL PROJECT GENERATED SILT AND DEBRIS SHALL BEREMOVED FROM CHECK BERMS, ONSITE PUBLIC DRAINS AND PIPES, DRAINS ANDPIPES OF ADJACENT PROPERTIES AND DESILTING BASINS AND THE BASINS PUMPEDDRY. ANY GRADED SLOPE BMP’S DAMAGED DURING A RAINSTORM SHALL ALSO BEIMMEDIATELY REPAIRED. FAILURE TO PROVIDE EFFECTIVE MAINTENANCE MAYRESULT IN PENALTIES.
BASIS OF BEARINGS21. STABILITY CALCULATIONS WITH A SAFETY FACTOR OF AT LEAST 1.5 SHALL BESUBMITTED BY A SOILS ENGINEER TO THE BUILDING AND ENGINEERINGDEPARTMENTS FOR CUT AND FILL SLOPES OVER THIRTY FEET (30’) IN VERTICALHEIGHT.
BASIS OF BEARING: THIS IS NOT A BOUNDARY SURVEY. BOUNDARY SHOWNHEREIN IS COMPILED FROM FOUND MONUMENTS AND AVAILABLE PUBLICRECORDS.
14. STOCKPILES OF SOIL SHALL BE PROPERLY SECURED WITH BMP’S TO ELIMINATE ORREDUCE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES ORADJACENT PROPERTIES.
2. THE DEVELOPER/CONTRACTOR IS RESPONSIBLE FOR ANY DISCHARGES BYSUBCONTRACTORS.22. A FINAL COMPACTION REPORT WILL BE REQUIRED FOR ALL FILLS GREATER THANONE (1) FOOT.
15. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO ELIMINATE OR REDUCESEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES ORADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING OR WIND. INACTIVE FOR APERIOD OF 14 DAYS OR MORE SHALL BE COVERED; ACTIVE STOCKPILES SHALL BECOVERED PRIOR TO A FORECASTED RAIN.
3. IN CASE OF EMERGENCY, CALL ___________________________ (RESPONSIBLEPERSON) AT _____________________ (24-HOUR PHONE NUMBER).
15. DISCHARGING OF CONTAMINATED SOILS VIA SURFACE EROSION IS PROHIBITED.23. IF STEEP SLOPING TERRAIN OCCURS UPON WHICH FILL IS TO BE PLACED, IT MUST BECLEARED, KEYED AND BENCHED INTO FIRM NATURAL SOIL FOR FULL SUPPORT.PREPARATION SHALL BE APPROVED BY A REGISTERED SOILS ENGINEER PRIOR TOPLACEMENT OF FILL MATERIAL. SLOPES GREATER THAN 5:1 ARE REQUIRED TO BEKEYED AND BENCHED.
16. CONSTRUCTION ACCESS POINTS SHALL BE STABILIZED WITH A COMBINATION OFROCK AND SHAKER PLATES YEAR-ROUND TO PREVENT TRACK-OUT. ROUTINESTREET SWEEPING SHALL BE PERFORMED ON ALL PAVED STREETS WHERETRACKING IS OBSERVED. VACUUM SWEEPERS SHALL BE USED WHEN STREETSWEEPING BECOMES INEFFECTIVE.
4. DEVICES TO REDUCE EROSION DAMAGE SHALL NOT BE PLACED MOVED OR MODIFIEDWITHOUT THE APPROVAL OF THE QUALIFIED SWPPP DEVELOPER, CITY ENGINEER, ORIN AN EMERGENCY, BY THE PERSON RESPONSIBLE FOR GRADING OPERATIONS.
16. FOR PROJECT REQUIRING COVERAGE UNDER THE CONSTRUCTION GENERAL PERMIT,SPECIAL ATTENTION SHALL BE GIVEN TO PREPARATION AND INSTALLATION OF THE RAINEVENT ACTION PLAN (REAP) AS REQUIRED BASED ON SITE RISK LEVEL OR AS MANDATEDBY THE SANTA ANA REGIONAL BOARD NPDES PERMIT, GENERAL PERMIT –CONSTRUCTION ACTIVITIES.
5.AREAS THAT ARE CLEARED AND GRADED SHALL BE LIMITED TO ONLY THE PORTIONOF THE SITE THAT IS NECESSARY FOR CONSTRUCTION. THE CONSTRUCTION SITESHALL BE MANAGED TO MINIMIZE THE EXPOSURE TIME OF DISTURBED SOIL AREASTHROUGH PHASING AND SCHEDULING OF GRADING AND THE USE OF TEMPORARYAND PERMANENT SOIL STABILIZATION.
24. THE SOILS ENGINEER SHOULD INSPECT THE CONSTRUCTION IN THE FOLLOWINGSTAGES:NPDES NOTES EARTH WORK QUANTITYa. UPON COMPLETION OF CLEARING AND DURING EXCAVATION AND BEFORE BACKFILLOF ALLUVIAL, COLLUVIAL AND TERRACED AREAS AND ANY SUBSTRUCTURES.
17. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRISAND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED OF INCOVERED TRASH OR COVERED RECYCLE BINS.
1. FOR PROJECTS THAT REQUIRE COVERAGE UNDER THE GENERAL CONSTRUCTIONPERMIT, THE PROPERTY OWNER IS RESPONSIBLE FOR ENSURING THAT A QUALIFIEDSWPPP PRACTITIONER (QSP) AND QUALIFIED SWPPP DEVELOPER (QSD) IMPLEMENTAND MAINTAIN THE SWPPP-APPROVED, PRE-QUALIFIED BMP’S FROM THE CALIFORNIASTORM WATER QUALITY ASSOCIATION (CASQA) HANDBOOK / WEBSITE FORCONSTRUCTION TO RETAIN SEDIMENTS AND POLLUTANTS OF CONCERN FROM AREASDISTURBED ONSITE TO THE MAXIMUM EXTENT PRACTICABLE DURING ANY PHASE OFCONSTRUCTION OPERATIONS. FOR ALL OTHER PROJECTS, THE PROPERTY OWNER ISRESPONSIBLE FOR ENSURING THAT BMP’S FOR CONSTRUCTION ARE IMPLEMENTEDTO RETAIN SEDIMENTS AND POLLUTANTS OF CONCERN FROM AREAS DISTURBEDONSITE TO THE MAXIMUM EXTENT PRACTICABLE. THE EROSION CONTROL MEASURESINCLUDE THOSE SHOWN ON THIS PLAN AS WELL AS ANY ADDITIONAL EROSIONCONTROL MEASURES DICTATED BY FIELD CONDITIONS TO PREVENT EROSION AND/ORTHE INTRODUCTION OF POLLUTANTS INTO EXISTING PUBLIC STREETS AND/OR ONTOADJACENT PROPERTIES DURING ANY PHASE OF CONSTRUCTION.
b. DURING ALL ROUGH GRADING AND OPERATIONS INCLUDING PRE-COMPACTION,BENCHING AND FILLING OPERATIONS.
6. ONCE DISTURBED, GRADED SLOPES EXCEEDING A 3:1 RATIO AND/OR TEN (10) FEET INHEIGHT (TEMPORARY OR PERMANENT) SHALL BE STABILIZED IF THEY WILL NOT BEWORKED WITHIN 7 DAYS. DURING THE STORM SEASON, ALL SLOPES SHALL BESTABILIZED 24 HOURS PRIOR TO A PREDICTED STORM EVENT. CONSTRUCTION SITESSHALL BE REVEGETATED AS EARLY AS FEASIBLE AFTER SOIL DISTURBANCE ANDWITHIN 7-DAYS OF COMPLETION.
CUTFILLIMPORTEXPORT
742264319010
C.Y.C.Y.C.Y.C.Y.
18. THIS SITE HAS OBTAINED A NATIONAL POLLUTION PREVENTION ELIMINATION SYSTEM(NPDES) PERMIT TO REGULATE MUNICIPAL AND INDUSTRIAL STORM WATER DISCHARGES.
c. DURING INSTALLATION OF BUTTRESS AND CANYON SUB-DRAINS AND FILTERMATERIAL.NPDES WDID #______________ DATE WDID ISSUED: ____________d. WHEN ANY UNUSUAL GRADING CONDITIONS ARE ENCOUNTERED DURINGCONSTRUCTION.
LOT SIZE:60,9844,31420,58124,895
SQ-FTSQ-FTSQ-FTSQ-FT
19. THE UNDERSIGNED CIVIL ENGINEER, A QUALIFIED QSP AND/OR QSD WILL REVIEWPLACEMENT OF EROSION CONTROL AND INSURE THAT WORK IS IN ACCORDANCE WITHTHE APPROVED PLANS.
EXISTING IMPERVIOUS AREA:PROPOSED IMPERVIOUS AREA:TOTAL IMPERVIOUS AREA:
7. FILL SLOPES AT THE TRACT PERIMETER MUST DRAIN AWAY FROM THE TOP OF THESLOPE AT THE CONCLUSION OF EACH WORKING DAY.8. THE CONTRACTOR SHALL BE RESPONSIBLE AND HAVE SIGNS POSTED ON THE SITETO WARN AGAINST PUBLIC TRESPASS INTO AREAS WHERE WATER IS IMPOUNDED.
__________ ___________
(SIGNATURE)
_________________________________
(RCE NO.) (EXP) (DATE)
NOTE:9. DUST SHALL BE CONTROLLED BY WATERING OR OTHER METHODS APPROVED BY THECITY ENGINEER.
QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY.10. PLACEMENT OF DEVICES TO REDUCE EROSION DAMAGE WITHIN THE DEVELOPMENTSHALL BE SHOWN ON THE APPROVED PLAN.SEALMARK REVISIONS APPR.DATE THESE PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH THEAPPROPRIATE CONDITIONS OF DEVELOPMENT AND/OR CITY AND STATE LAWSAND HAVE BEEN FOUND ACCEPTABLE
PREPARED BY:BENCHMARK: DX3779 DESCRIBED BY CA DIV OF HIGHWAYS 1973 (RH)STATION IS IN NORTHWEST ELSINORE ON HILL 700 FT + OR - NORTH OFTHE INTERSECTION OF POTTERY STREET AND SCRIVNER STREETEL=1463.3 FEET (NAVD88)
CITY OF LAKE ELSINORE 1SHEET
OF
4TITLE SHEETSCALE:BENCH MARK:SHEETSDATEFILE No.REMON HABIB, RCE No. 83156CITY ENGINEERCITY OF LAKE ELSINORE
19930 COLLIER, LAKE ELSINORECA 92530DATE:11/28/2023DATENOTE FOR CONSTRUCTION
CONSTRUCTION NOTE1
2
3
4
5
6
7
8
CONSTRUCT CURB PER DETAIL ON SHEET C-3
REMOVE EXISTING CURB.CONSTRUCT ASPHALT CONCRETE DRIVEWAY.
PROPOSED RETAINING WALL PER SEPARATE PERMIT
CONSTRUCT BIO PLANTER.
EXISTING BUILDING ⅊INSTALL SUB-DRAIN SYSTEMPRIVATE FIRE HYDRANT TO BE ABANDON
FIRE HYDRANT, NEW LOCATION AND CONNECTION TO BE
COORDINATED WITH FIRE DEPARTMENT
CONSTRUCT 12-IN CONCRETE CURB CUT PER DETAIL 3 ON SHEET C-3
9
1
LEGEND100 EXISTING CONTOUR
PROPOSED CONTOUR
100100FS SPOT ELEVATION
PROPOSED HARDSCAPE PER ARCHITECT PLANEXISTING BUILDING PROPOSED RETAINING WALL
PROPOSED LANDSCAPING
PROPOSED STORM DRAIN
FLOW LINE
SD11
PROPERTY LINESUBPROPOSED SUB-DRAIN PIPE
PROPOSED WATER PIPE
PROPOSED FIRE PIPE
SURFACE SLOPE
W
F
X.X%⅊S=X.X STORM DRAIN SLOPE3PADFSFG
PROPOSED PAD ELEVATIONPROPOSED FINISHED SURFACEPROPOSED FINISHED GROUNDPROPOSED FINISHED FLOORINVERT OF PIPE
2 FS 1285.57TC 1285.75FS 1285.25
8 FFINVTG TOP OF GRATEPLPROPERTY LINETWHPTOP OF WALLHIGH POINTEXISTSB
EXISTINGSETBACK
9
9⅊
4FHPLANTER BOX 2(785 SF)
7
5 9
3
4 9 651 ⅊S=0.052 S=0.024 613
3.3%3
SUB
SUB
SUB
SUB
SUB
SUB
SUB
SUB
SUB
SUB
SUB SUB SUB⅊SUB
SUB
SUB SUB
SUB
SUB
SUB SUB SUB SUB SUB SUB
EXIST STORM BASINPROTECT IN PLACE
6 ⅊4 4 4 6 4
PRELIMINARY PRECISE GRADING & DRAINAGE PLAN 60 45 30 15 0 30 60SCALE 1" = 20'SCALE 1" = 30'
SEALMARK REVISIONS APPR.DATE THESE PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH THEAPPROPRIATE CONDITIONS OF DEVELOPMENT AND/OR CITY AND STATE LAWSAND HAVE BEEN FOUND ACCEPTABLE
PREPARED BY:BENCHMARK: DX3779 DESCRIBED BY CA DIV OF HIGHWAYS 1973 (RH)STATION IS IN NORTHWEST ELSINORE ON HILL 700 FT + OR - NORTH OFTHE INTERSECTION OF POTTERY STREET AND SCRIVNER STREETEL=1463.3 FEET (NAVD88)
CITY OF LAKE ELSINORE 2SHEETPRECISE GRADING& DRAINAGE PLAN
4OFSCALE:BENCH MARK:SHEETSDATEFILE No.REMON HABIB, RCE No. 83156CITY ENGINEERCITY OF LAKE ELSINORE
19930 COLLIER, LAKE ELSINORECA 92530DATE:11/28/2023DATENOTE FOR CONSTRUCTION
⅊⅊
1305130012951290128512801275127012651260
1305130012951290128512801275127012651260
PROPOSEDRETAINING WALL
FF= 1286.00'PAD= 1285.33'
EXISTING SURFACEEXISTING SURFACE
SECTION A-ASCALE 1" = 20'
⅊⅊13001295129012851280127512701265
13001295129012851280127512701265
FF= 1286.00'PAD= 1285.33'
EXIST SURFACE PROPOSEDRETAINING WALL
EXIST SURFACE
SECTION B-BSCALE 1" = 20'
OVERFLOW DRAIN: 4" DIA.PVC PIPT WITH ATRIUMGATE INLET 6"-9" ABOVEFINISH GRADE
WT PER PLAN⅊PARKING AREA PARKING AREA2'-0"WT - 4'-0"2'-0"1300 130012951290128512801275127012651260
12951290128512801275127012651260
FF= 1286.00'PAD= 1285.33'
PROPOSEDRETAINING WALL RETAINING WALLPER STRUCTURAL PLAN
RETAINING WALLPER STRUCTURAL PLAN
EXISTING SURFACE ENGINEERED SOIL MEDIAWITH 30% PORE SPACE
SECTION C-C LONGITUDINAL 4" DIA. PERFORATED PVC PIPEWRAPPED IN NO-WOVEN GEOTEXTILE MEMBRANE.PLACED OVER 1" GRAVEL LAYER
SCALE 1" = 20'
SEALMARK REVISIONS APPR.DATE THESE PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH THEAPPROPRIATE CONDITIONS OF DEVELOPMENT AND/OR CITY AND STATE LAWSAND HAVE BEEN FOUND ACCEPTABLE
PREPARED BY:BENCHMARK: DX3779 DESCRIBED BY CA DIV OF HIGHWAYS 1973 (RH)STATION IS IN NORTHWEST ELSINORE ON HILL 700 FT + OR - NORTH OFTHE INTERSECTION OF POTTERY STREET AND SCRIVNER STREETEL=1463.3 FEET (NAVD88)
CITY OF LAKE ELSINORE 3SHEET
OF
4SECTION AND DETAILSSCALE:BENCH MARK:SHEETSDATEFILE No.REMON HABIB, RCE No. 83156CITY ENGINEERCITY OF LAKE ELSINORE
19930 COLLIER, LAKE ELSINORECA 92530DATE:11/28/2023DATENOTE FOR CONSTRUCTION
EROSION CONTROL BMPSEC-1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION.TEMPORARY SEDIMENT CONTROLSE-5 FIBER ROLLS INSTALL WHERE SHOWN ON PLAN.GRAVEL BAGS (TYP.) MIN. 5"THICK
4"TYP.⅊A A SE-7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS.2 BAGS MIN ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TOREDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM.
SE-10 STORM WATER INLET PROTECTIONWIND EROSION CONTROL BMPS⅊GRAVEL BAGS WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED PADSAND ANY STOCKPILE AREAS.
WE-1 WIND EROSION CONTROLTRACKING CONTROL⅊RUMBLE RACK SHALL BE PLACED ON THE DRIVEWAY TO ENSURE THAT ALL VEHICLES LEAVING THE SITE PASSOVER THE DEVICES BEFORE ENTERING THE PUBLIC STREET.
TC-1 STABILIZED CONSTRUCTION EXITSECTION A-A NON-STORMWATER MANAGEMENTDETAILNS-1 WATER CONSERVATION PRACTICES
NS-3 PAVING AND GRADING OPERATIONS
NS-6 ILLICIT CONNECTION / ILLEGAL DISCHARGE
MAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES.⅊GRAVEL BAG FOR INLETS APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE.NOT TO SCALE CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THERESIDENT ENGINEER IMMEDIATELY AND CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THERESIDENT ENGINEER PROVIDE A RESPONSE/⅊
NS-7 POTABLE WATER / IRRIGATION
NS-8 VEHICLE AND EQUIPMENT CLEANING
NS-9 VEHICLE AND EQUIPMENT FUELING
NS-10 VEHICLE AND EQUIPMENT MAINTENANCE
NS-12 CONCRETE CURING
EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES.
ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE.
ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE.
ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE.
APPLIES TO ALL CONCRETE CONSTRUCTION.NS-13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION.WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL6045301503060SCALE 1" = 30'MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN ANDWM-1 MATERIAL DELIVERY AND STORAGE WIND. MATERIAL INVENTORY SHALL CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS.SE-5 WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTION.MATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TOMAINTAIN DUST CONTROL.
WM-3 STOCKPILE MANAGEMENT AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEE SHALL BEEDUCATED ON THE CLASSIFICATION OF SPILLS AND APPROPRIATE RESPONSES.
SE-5 WM-4 SPILL PREVENTION AND CONTROL
WM-5 SOLID WASTE MANAGEMENT
WM-8 CONCRETE WASTE MANAGEMENT
WM-9 SANITARY / SEPTIC WASTE MANAGEMENT
SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULLCONTAINERS SHALL BE DISPOSED OF PROPERLY.⅊
AN ON-SITE CONCRETE WASHOUT AREA SHALL BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNERWHICH MEETS THE REQUIREMENT OF THE CITY.ON-SITE FACILITY SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THEPROJECT.
TC-1 FIBER ROLL 8"MINSE-5
⅊" X " WOOD STAKESMAX 4' SPACING
34 34
FH
TC-1SE-5 NOTE:INSTALL FIBER ROLL ALONG A LEVELCONTOUR.⅊
FIBERROLLS
R20"SE-5SUBSUBSUB
SUB
SUB
SUB
SUB
SUB
SUB
SUB
SUB SUB
SUB
SUB
SUB
SUB
SUB
SUB
SUB⅊SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB
SUB SUB SUB SUB SUB SUB SUB SUB SUB SUB
INSTALL TWO TRACK OUTPLATES
SE-5 ⅊
36" THICK " AGGREGATE BASE4
INSTALL A FIBER ROLL NEAR SLOPEWHERE IT TRANSITIONS INTO A STEEPERSLOPE
FILTER FABRIC EROSION CONTROL PLANDETAIL DETAILSCALE 1" = 20'STABILIZED CONSTRUCTION ENTRANCE
FIBER ROLLSNOT TO SCALE NOT TO SCALE
SEALMARK REVISIONS APPR.DATE THESE PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH THEAPPROPRIATE CONDITIONS OF DEVELOPMENT AND/OR CITY AND STATE LAWSAND HAVE BEEN FOUND ACCEPTABLE
PREPARED BY:BENCHMARK: DX3779 DESCRIBED BY CA DIV OF HIGHWAYS 1973 (RH)STATION IS IN NORTHWEST ELSINORE ON HILL 700 FT + OR - NORTH OFTHE INTERSECTION OF POTTERY STREET AND SCRIVNER STREETEL=1463.3 FEET (NAVD88)
CITY OF LAKE ELSINORE 4SHEET4EROSION CONTROL PLAN OFSCALE:BENCH MARK:SHEETSDATEFILE No.REMON HABIB, RCE No. 83156CITY ENGINEERCITY OF LAKE ELSINORE
19930 COLLIER, LAKE ELSINORECA 92530DATE:11/28/2023DATENOTE FOR CONSTRUCTION
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Lake Elsinore,
California, will hold a Public Hearing on January 21, 2025, at the Lake Elsinore Cultural Center,
183 North Main Street, Lake Elsinore, California, 92530, at 6:00 p.m., or as soon thereafter as
the matter may be heard, to consider the following:
Planning Application No. 2023-13 (Collier Retail Shops): The proposed project is a request by
Erwin Randhawa, PSR Investments LE, LLC, for a Commercial Design Review (CDR No. 2023-
03) to construct a one -story 7,2 20 square-foot (sq. ft.) multi-tenant retail building with four (4)
tenant spaces including a drive-through restaurant with a 480 sq. ft. outdoor dining patio. The
application also includes a request for a Conditional Use Permit (CUP No. 2023-05) to permit the
operation of the drive-through restaurant as well as Sign Design Review (SIGN No. 2023-07) to
establish a unified signage theme and design for the proposed retail center. The project site is
located on an approximately 1.4-acre site along the easterly edge of Collier Avenue near the
intersection of Collier Avenue and Nichols Road and is within the Alberhill Ranch Specific Plan
(APN: 389-200-031).
The proposed project is exempt from California Environmental Quality Act (CEQA), pursuant to
California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the
CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15303
(New Construction or Conversion of Small Structures).
ALL INTERESTED PERSONS are invited to submit written information, express opinions or
otherwise submit written evidence by email to jmatie@Lake -Elsinore.org.
If you wish to legally challenge any action taken by the City on the above matter, you may be
limited to raising only those issues you or someone else at the Public Hearing described in this
notice, or in written correspondence delivered to the City prior to or at the Public Hearing. If you
require accommodation to participate in a Public Hearing, please contact the Administrative
Secretary at (951) 674-3124 ext. 297. All Agenda materials are available for review on the City’s
website at www.lake-elsinore.org the Friday before the Public Hearing.
FURTHER INFORMATION on this item may be obtained by contacting Carlos Serna, Associate
Planner in the Planning Division at cserna@lake-elsinore.org or (951) 674-3124, ext. 916.
Damaris Abraham,
Community Development Director
PC NOPH PA 2023-13 (Collier Retail Shops) - Page 1 of 1
3512 14 Street
Riverside, California 92501
(951) 368-9229
neller@scng.com
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
Account Number:5209153
Ad Order Number:0011713036
Customer's Reference/PO Number:
Publication:The Press-Enterprise
Publication Dates:01/10/2025
Total Amount:$350.66
Payment Amount:$0.00
Amount Due:$350.66
Notice ID:QJfwvUkEz8HTcJmestkT
Invoice Text:[https://res.cloudinary.com/dgqq2xsfd/image/upload/q_auto:best/enotice-
production/documentcloud/notices/1736269278005/csz_c.jpg] NOTICE OF PUBLIC
HEARING NOTICE IS HEREBY GIVEN that the Planning Commission of the City of
Lake Elsinore, California, will hold a Public Hearing on January 21, 2025, at the Lake
Elsinore Cultural Center, 183 North Main Street, Lake Elsinore, California, 92530, at
6:00 p.m., or as soon thereafter as the matter may be heard, to consider the
following: Planning Application No. 2023-13 (Collier Retail Shops): The proposed
project is a request by Erwin Randhawa, PSR Investments LE, LLC, for a Commercial
Design Review (CDR No. 2023- 03) to construct a one-story 7,220 square-foot (sq.
ft.) multi-tenant retail building with four (4) tenant spaces including a drive-through
restaurant with a 480 sq. ft. outdoor dining patio. The application also includes a
request for a Conditional Use Permit (CUP No. 2023-05) to permit the operation of
the drive-through restaurant as well as Sign Design Review (SIGN No. 2023-07) to
establish a unified signage theme and design for the proposed retail center. The
project site is located on an approximately 1.4-acre site along the easterly edge of
Collier Avenue near the intersection of Collier Avenue and Nichols Road and is within
the Alberhill Ranch Specific Plan (APN: 389-200-031). The proposed project is
exempt from California Environmental Quality Act (CEQA), pursuant to California
Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: "CEQA") and the
CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section
15303 (New Construction or Conversion of Small Structures). ALL INTERESTED
PERSONS are invited to submit written information, express opinions or otherwise
PC NOPH PA 2023-13 (Collier Retail Shops) - Page 1 of 1
The Press-Enterprise
3512 14 Street
Riverside, California 92501
(951) 368-9229
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
Publication: The Press-Enterprise
PROOF OF PUBLICATION OF
Ad Desc: 0011713036
FILE NO. 0011713036
PROOF OF PUBLICATION
I am a citizen of the United States. I
am over the age of eighteen years and
not party to or interested in the above-
entitled matter. I am an authorized
representative of THE PRESS-
ENTERPRISE, a newspaper of general
circulation, printed and published daily
in the County of Riverside, and which
newspaper has been adjudicated a
newspaper of general circulation by the
Superior Court of the County of
Riverside, State of California, under
date of April 25, 1952, Case Number
54446, under date of March 29, 1957,
Case Number 65673, under date of
August 25, 1995, Case Number
267864, and under date of September
16, 2013, Case Number RIC 1309013;
that the notice, of which the annexed is
a printed copy, has been published in
said newspaper in accordance with the
instructions of the person(s) requesting
publication, and not in any supplement
thereof on the following dates, to wit:
01/10/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Date: January 10, 2025.
At: Riverside, California
______________________________
Signature
NOTIFICATION PACKAGE
19920 Collier Ave, Lake Elsinore
APNs 389-200-031
INCLUDES:
1500' OWNER LIST*
*expanded to include 30 unique owners
1500' RADIUS MAP
EXCEL FILE
CERTIFICATION
COUNT: 30 (duplicates consolidated)
PREPARED 11/02/2024
FILE #4204
4000 Barranca Pkwy #250, Irvine CA 92604
Local (949) 771-0051
orders@expressmapping.com
www.expressmapping.com
Toll Free (888) 990-MAPS
In order for the application to be deemed complete
please return the completed, notarized affidavit to the assigned case planner at your
earliest convenience.
19920 Collier Ave, Lake Elsinore, CA 92530,389-200-031
2nd November 24
1500 (Expanded)
19920 Collier Ave, Lake Elsinore, CA 92530,389-200-031
11/02/2024
2nd November 24
11/02/2024
378-020-024
Riverside Legacy Nichols Road Iv
5550 Newbury St #B
Baltimore MD 21209
378-020-032,389-080-57,58;389-110-
Alberhill Dev
505 Lomas Santa Fe Dr #230
Solana Beach CA 92075
378-020-033,34,40,54
Riverside Legacy Iv Nichols Road
Po Box 130339
Carlsbad CA 92013
378-020-044
Koliber George & June Revocablee
232 Hidden Bay Dr #404
Osprey FL 34229
378-020-055,70
Eastern Municipal Water Dist
227 Tumble Rd
Perris CA 92572
378-020-062
Weldon Andrew Page
2301 E Santa Fe #5
Fullerton CA 92831
378-020-071
Lommp
6984 E Overlook Terrace
Anaheim CA 92807
378-020-075
Western Riverside County Reg Con
Po Box 12008
Riverside CA 92502
389-200-004,54,56
Evmwd
Po Box 3000
Lake Elsinore CA 92531
389-200-025,26,27,28
T T Group Inc
606 N 1st St
San Jose CA 95112
389-200-030
Young Intl
3859 Maricopa St
Torrance CA 90503
389-200-031
Psr Investments
26895 Aliso Creek Rd
Aliso Viejo CA 92656
389-200-032
Parmjit S Randhawa
17 Vista Montemar
Laguna Beach CA 92677
389-200-042,46,53
Nichols Rd Partners
P O Box 77850
Corona CA 92877
389-200-048,60
City Of Lake Elsinore
130 S Main St
Lake Elsinore CA 92530
389-210-067,68
Mohr Affinity
13457 Brooks Dr
Baldwin Park CA 91706
389-860-018-20,31-39
Meritage Homes Of California Inc
18655 N Claret Dr #400
Scottsdale AZ 85255
389-860-040
Nichols Ranch Homeowners Assn
5 Peters Canyon Rd #310
Irvine CA 92606
389-861-001
Sai Sannihitha Bandarupalli
19545 Hanging Rock Rd
Lake Elsinore CA 92530
389-861-002
Eddie Munguia
1510 W E St
Ontario CA 91762
389-861-003
Carmen Sanchez
19553 Hanging Rock Rd
Lake Elsinore CA 92532
389-861-004
Bhanu Chandher Khanapuram
19557 Hanging Rock Rd
Lake Elsinore CA 92532
389-861-005
Eduardo Flores
19561 Hanging Rock Rd
Lake Elsinore CA 92530
389-861-006
Jose Castellanos
19565 Hanging Rock Rd
Lake Elsinore CA 92532
389-861-007
Gustavo Perez-castillo
1512 W Occidental St
Santa Ana CA 92704
389-861-008
Kenneth Briel
19573 Hanging Rock Rd
Lake Elsinore CA 92530
389-861-011
Felipe Delgado
19556 Hanging Rock Rd
Lake Elsinore CA 92503
389-861-012
Ricardo Quiroz
19552 Hanging Rock Rd
Lake Elsinore CA 92532
389-861-013
Phan Hien Thi Thu Seperate Prop
19548 Hanging Rock Rd
Lake Elsinore CA 92532
389-861-014
James Bryan Domingo Nanca
19544 Hanging Rock Rd
Lake Elsinore CA 92532
1
APN Name
378-020-024 Riverside Legacy Nichols Road Iv
378-020-032,389-080-57,58;389-110-010 Alberhill Dev
378-020-033,34,40,54 Riverside Legacy Iv Nichols Road
378-020-044 Koliber George & June Revocablee Trust Dtd 3/8/2019
378-020-055,70 Eastern Municipal Water Dist
378-020-062 Weldon Andrew Page
378-020-071 Lommp
378-020-075 Western Riverside County Reg Con Authority
389-200-004,54,56 Evmwd
389-200-025,26,27,28 T T Group Inc
389-200-030 Young Intl
389-200-031 Psr Investments
389-200-032 Parmjit S Randhawa
389-200-042,46,53 Nichols Rd Partners
389-200-048,60 City Of Lake Elsinore
389-210-067,68 Mohr Affinity
389-860-018-20,31-39 Meritage Homes Of California Inc
389-860-040 Nichols Ranch Homeowners Assn
389-861-001 Sai Sannihitha Bandarupalli
389-861-002 Eddie Munguia
389-861-003 Carmen Sanchez
389-861-004 Bhanu Chandher Khanapuram
389-861-005 Eduardo Flores
389-861-006 Jose Castellanos
389-861-007 Gustavo Perez-castillo
389-861-008 Kenneth Briel
389-861-011 Felipe Delgado
389-861-012 Ricardo Quiroz
389-861-013 Phan Hien Thi Thu Seperate Prop Trust Dtd 08/04/23
389-861-014 James Bryan Domingo Nanca
Lake Elsinore Shops Public Notification
2
Address City State Zip
5550 Newbury St #B Baltimore MD 21209
505 Lomas Santa Fe Dr #230 Solana Beach CA 92075
Po Box 130339 Carlsbad CA 92013
232 Hidden Bay Dr #404 Osprey FL 34229
227 Tumble Rd Perris CA 92572
2301 E Santa Fe #5 Fullerton CA 92831
6984 E Overlook Terrace Anaheim CA 92807
Po Box 12008 Riverside CA 92502
Po Box 3000 Lake Elsinore CA 92531
606 N 1st St San Jose CA 95112
3859 Maricopa St Torrance CA 90503
26895 Aliso Creek Rd Aliso Viejo CA 92656
17 Vista Montemar Laguna Beach CA 92677
P O Box 77850 Corona CA 92877
130 S Main St Lake Elsinore CA 92530
13457 Brooks Dr Baldwin Park CA 91706
18655 N Claret Dr #400 Scottsdale AZ 85255
5 Peters Canyon Rd #310 Irvine CA 92606
19545 Hanging Rock Rd Lake Elsinore CA 92530
1510 W E St Ontario CA 91762
19553 Hanging Rock Rd Lake Elsinore CA 92532
19557 Hanging Rock Rd Lake Elsinore CA 92532
19561 Hanging Rock Rd Lake Elsinore CA 92530
19565 Hanging Rock Rd Lake Elsinore CA 92532
1512 W Occidental St Santa Ana CA 92704
19573 Hanging Rock Rd Lake Elsinore CA 92530
19556 Hanging Rock Rd Lake Elsinore CA 92503
19552 Hanging Rock Rd Lake Elsinore CA 92532
19548 Hanging Rock Rd Lake Elsinore CA 92532
19544 Hanging Rock Rd Lake Elsinore CA 92532
Lake Elsinore Shops Public Notification