HomeMy WebLinkAboutGBC21003 Rome Hill Commercial Trip Gen and VMT 05072025 - APVD
6 Venture, Suite 225 | Irvine, California 92618 | t: (949) 878-3509
www.tjwengineering.com
May 7, 2025
BUILDER’S MAX INC.
C/O Guy Selleck
1207 N East Street
Anaheim, CA 92805
SUBJECT: Rome Hill Commercial Trip Generation Analysis and VMT Screening, City of Lake
Elsinore
Dear Mr. Selleck,
TJW Engineering, Inc. (TJW) is pleased to submit this Trip Generation Analysis and VMT Screening for the
proposed project located along Grand Avenue at Vail Street in the City of Lake Elsinore. The proposed
project includes 2 buildings of warehousing with a total of 121,490 square feet. A site plan is attached for
reference. The purpose of this memorandum is to summarize the project Trip Generation Analysis and
VMT Screening.
Proposed Project
The proposed site is located along Grand Avenue at Vail Street in the City of Lake Elsinore. The project will
construct 2 buildings of warehousing with a total of 121,490 square feet. Site access will be provided along
via an access road off Grand Avenue.
Trip Generation Analysis
Projected trip generation for the proposed project was developed based on the City of Lake Elsinore
Traffic Impact Analysis Preparation Guide (Revised November 2022). The City Guidelines state land uses
that generate less than 50 peak hour trips will not require a Traffic Impact Analysis (TIA) that includes
LOS analysis.
The trip generation for the proposed project was determined using the Institute of Transportation
Engineers Trip Generation Manual (11th Edition). Based on the proposed project’s intended use the
projected trip generation was determined using the Warehousing Land Use Code 150. The proposed
project is projected to generate 21 total AM peak hour trips, 22 total PM peak hour trips, and 208 total
daily trips.
APPROVED
KM 5/15/25
Mr. Selleck
Rome Hill Commercial Trip Gen and VMT Screening
May 7, 2025
Page 2
TJW Engineering, Inc.
GBC21003 Rome Hill Commercial Trip Gen and VMT 05072025
Table 1 – Trip Generation
Proposed Land
Use Qty Unit
Daily Trips
(ADTs) AM Peak Hour PM Peak Hour
Rate Trips Rate In:Out
Split
Trips Rate In:Out
Split
Trips
In Out Total In Out Total
Warehousing
(150) 121.49 TSF 1.71 208 0.17 77:23 16 5 21 0.18 28:72 6 16 22
Total 208 16 5 21 6 16 22
Notes: ITE Trip Generation (11th Edition, 2021); TSF=Thousand Square Feet
Vehicle Miles Traveled (VMT) Screening
Senate Bill (SB) 743 was adopted in 2013 requiring the Governor’s Office of Planning and Research (OPR)
to identify new metrics for identifying and mitigating transportation impacts within the California
Environmental Quality Act (CEQA). For land use projects, OPR has identified Vehicle Miles Traveled (VMT)
as the new metric for transportation analysis under CEQA. The regulatory changes to the CEQA
guidelines that implement SB 743 were approved on December 28th, 2018, with an implementation date
of July 1st, 2020, as the new metric.
The City of Lake Elsinore revised their Transportation Impact Analysis Guidelines for Vehicle Miles
Traveled and Level of Service Assessment in November 2022. The document outlines guidelines for CEQA
analysis including screening criteria and requirements for VMT assessment of land use projects. The VMT
guidelines provide several screening criteria for projects including Transit Priority Area (TPA) Screening,
Low VMT Area Screening, and Project Type Screening.
The City Guidelines Project Type Screening indicate projects of certain land use types may be presumed
to have a less than significant impact and screen from further VMT analysis. One of these types is
unrefrigerated warehousing of less than 258,000 square feet. Since the proposed project matches this
description, the project screens from VMT analysis on the basis of Project Type Screening.
The City Guidelines Low VMT Area Screening indicates residential and office projects located within a
low VMT-generating area may be presumed to have a less than significant impact. Other employment-
related land use projects may qualify for the use of screening if the project can reasonably be expected
to generate VMT per service population that is similar to the existing land uses in the low VMT area.
Additionally, the City Guidelines TPA Screening indicates that any project located within a half-mile
radius of an existing major transit stop along a high-quality transit corridor may be presumed to have a
less than significant impact on VMT. For this screening, the WRCOG screening tool was used to determine
if the proposed project is within a low VMT-generating area or TPA. The tool determined that the
proposed project is not located within a TPA but is located within a low VMT-generating area (see
attached). In addition, the proposed project can be reasonably expected to generate VMT per service
population similar to the existing land uses within the low VMT area such as the
manufacturing/warehousing/industrial buildings along Grand Avenue and the surrounding area. As such,
the proposed project can be presumed to have a less than significant impact.
Mr. Selleck
Rome Hill Commercial Trip Gen and VMT Screening
May 7, 2025
Page 3
TJW Engineering, Inc.
GBC21003 Rome Hill Commercial Trip Gen and VMT 05072025
Summary
This memorandum provides an overview of the trip generation analysis and VMT screening for the
proposed project. Based on the City of Lake Elsinore Traffic Impact Analysis Guidelines (Revised
November 2022), the proposed project generates less than 50 peak hour trips and does not require a
TIA that includes LOS analysis. In addition, the City Guidelines outline employment related land use
projects within a low VMT-generating area may be presumed to have a less than significant impact on
VMT and can be screened from VMT analysis. Consistent with the City guidelines, the proposed project
does not require additional traffic or VMT analysis.
Please contact us at (949) 878-3509 if you have any questions regarding this analysis.
Sincerely,
Thomas Wheat, PE, TE David Chew, PTP
President Transportation Planner
Registered Civil Engineer #69467
Registered Traffic Engineer #2565
BLDG #1R 24' - 0"R 34' - 6"R 45' - 0"FIRE TRUCK TURNING RADIUSGRAND AVENUEBLDG #2175170VACANT LAND(ZONING'C-1/C-P')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'W-1')VACANT LAND(ZONING 'R')VACANT LAND(ZONING 'R-3')VACANT LAND(ZONING 'R-3')VACANT LAND(ZONING 'R-3')VACANT LAND(ZONING 'R-3')EXISTINGBUILDING IN(ZONING 'W-1')VACANT LAND(ZONING 'R-3')EXISTINGBUILDING IN(ZONING 'R-3')EXISTINGBUILDING IN(ZONING 'R-3')EXISTING BUILDINGIN (ZONING 'C-1/C-P')225.01'N36°30'09E1081.00'N53°30'43E75.00'225.22'1059.70'195'420.16'194.93'N53°29'52W0128A01R 24' - 0"R 45' - 0"R 2 4 ' - 0 "R 45' - 0"0202191301.00'80' - 0"20' - 0"20' - 0"20' - 0"40' - 0"20' - 0"20' - 0"14' - 0"14' - 0"011703092228' - 0"3360560613' - 8 15/16"232323232323B23B23A23A23B40-FOOT EMERGENCY FIRE ACCESS EASEMENTR 24' - 0"R 45' - 0"24010121210625212426A-7226191927192715927275A+/- 93' - 9"+/- 93' - 9"+/- 93' - 9"+/- 147' - 6"150.22'LOT-1LOT-2+/- 1301' - 0"SUITE 101SUITE 102SUITE 201SUITE 2021A-151A-15A-101A-10523A( NEW 6'-0" H. SPLIT FACE CMU WALL)+/- 567' - 8 5/16"225' - 0"( NEW 6'-0" H. SPLIT FACE CMU WALL)885' - 0"A-101145' - 0"8' - 0"8' - 0"55' - 0"30°60°90°120°150°180°90°SEMI- TRUCKTURNINGRADIUS45 FOOTSEMI- TRUCKTURNING RADIUS55 FOOTA-111(EXISTING CMU WALL)+/- 719' -6"313102080915163443445253686169848599101113126116127142158144114 1157028' - 0 3/16"90100109 12014015018013028A28A28A323240' - 0"19A38' - 0"13' - 6"24' - 6"177' - 0"10' - 0"32323232323240' - 0"R 24' - 0"R 45' - 0"R 24' - 0"R 4 5 ' - 0 "R 24' - 0"R 45' - 0"R 24' - 0"R 45' - 0"R 24' - 0"R 45' - 0"R 24' - 0"R 4 5 ' - 0 "
R 4 5 ' - 0 "R 24' - 0"R 24' - 0"R 45' - 0"R 2 4 ' - 0 "R 45' - 0"R 24' - 0"R 45' - 0"09090909TRUE NORTHREFERENCE NORTH421'-8" ( NEW 6'-0" H.WROUGHT IRON FENCE)150'-0" ( NEW 6'-0" H. CMU WALL)75'-0" ( NEW 6'-0" H. W.I. FENCE)23BA-2136' - 0"TYPE C TRUCKLOADING12'-0" x 55'-0" x14'-0" CLR. HEIGHT55' - 0"12' - 0"60' - 0"60' - 0"60' - 0"40' - 0"SETBACK10' - 0 3/8"SETBACK10' - 0 3/8"2523B135' - 6 1/4"SETBACK10' - 0 3/8"38' - 0"FIRE TRUCK45' - 0"220' - 0"256' - 0"150' - 0"293059' - 0"50' - 0"38' - 0"14' - 0"24' - 6"11' - 6"21' - 0"9' - 0"352534COUNTY JURISDICTIONBOUNDARYCOUNTY JURISDICTIONCITY JURISDICTION24' - 0"15' - 0"PROJECT DATAPROJECT DESCRIPTION:PROPOSE NEW TWO 2-STORY COMMERCIAL BUILDINGS WITH OFFICES AND WAREHOUSESAPN: 371-150-017. (CITY OF LAKE ELSINORE)SITE ZONING : R-3 (HIGH DENSITY RESIDENTIAL). PROPOSED: C-M (COMMERCIAL MANUFACTURING)GENERAL LAND USE:LAKE ELSINORE SPECIFIC PLAN:LAND USE DESIGNATION: LIMITED INDUSTRIAL (LI)ZONE: COMMERCIAL MANUFACTURING (C-M)BUILDING SETBACK REQUIREMENTS FOR C-M (LEMC 17.132.070)FRONT YARD: AVERAGE 20', BUT NOT LESS THAN 15'SIDE & REAR YARDS: NO SETBACK REQUIRED EXCEPT ADJACENT TO A PUBLIC RIGHT-OF-WAY OR ARESIDENTIAL USE. THEN MIN. OF 15' REQUIRED.BUILDING HEIGHT (LEMC 17.132.080)HEIGHT: 45' MAXIMUMGROSS AREA = 294,993 SF (+/- 6,77 ACRES). 2 LOT COMBINED: LOT 1 = 197,418 SF (4.53 ACRES) AND LOT 2= 97,575 SF (2.24 ACRES).LOT AREA AFTER 9 FEET DEDICATION (2,025 SF) AT FRONT = 294,993 SF - 2,025 SF = 292,968 SFUSES: B- OFFICE, S-1- WAREHOUSECONSTRUCTION TYPE: II-B, SPRINKLERED: YES, FOR BUILDINGSBUILDINGS: BUILDING NUMBER OF STORY = 2 STORY HEIGHT = 24'-0" ABOVE FIRST FLOORBUILDING 1: (SUITE 101 & 102)SUITE 101:FIRST FLOOR:OFFICE = 894 SFWAREHOUSE = +/-21,496 SFSECOND FLOOR:OFFICE = 748 SF,OPEN MEZZANINE = +/-7,165 SFOPEN MEZZANINE/OPEN FLOOR RATIO: 100 x 7,165 SF/21,496 SF = 33%< 33%TOTAL SUITE 101 = 22,390 SF + 7,913 SF = 30,303 SFOCCUPANTS PER CBC TABLE 1004.5 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANTBUSSINESS: 1 OCCUPANT PER 150 S.F. WAREHOUSE: 1 OCCUPANT PER 500 S.F.894 S.F./150 = 5.96 OR 6 OCCUPANTS. 30,303 S.F./500 = 60.61 OR 61 OCCUPANTSTOTAL OCCUPANTS = 6 + 61 = 67 OCCUPANTSSUITE 102:FIRST FLOOR:OFFICE = 894 SFWAREHOUSE = +/-21,496 SFSECOND FLOOR:OFFICE = 748 SF,OPEN MEZZANINE = +/-7,165 SFOPEN MEZZANINE/OPEN FLOOR RATIO: 100 x 7,165 SF/21,496 SF = 33%< OR = 33%TOTAL SUITE 102 = 22,390 SF + 7,913 SF = 30,303 SFOCCUPANTS PER CBC TABLE 1004.5 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANTBUSSINESS: 1 OCCUPANT PER 150 S.F. WAREHOUSE: 1 OCCUPANT PER 500 S.F.894 S.F./150 = 5.96 OR 6 OCCUPANTS. 30,303 S.F./500 = 60.61 OR 61 OCCUPANTSTOTAL OCCUPANTS = 6 + 61 = 67 OCCUPANTSTOTAL SUITES 101 + 102 = 30,303 SF + 30,303 SF = +/-60,606 SFBUILDING 2: (SUITE 201 & 202)SUITE 201:FIRST FLOOR:OFFICE = 894 SFWAREHOUSE = +/-21,600 SFSECOND FLOOR:OFFICE = 748 SF,OPEN MEZZANINE = +/-7,200 SFOPEN MEZZANINE/OPEN FLOOR RATIO: 100 x 7,200 SF/21,600 SF = 33%< OR = 33%TOTAL SUITE 201 = 22,494 SF + 7,948 SF = 30,442 SFOCCUPANTS PER CBC TABLE 1004.5 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANTBUSSINESS: 1 OCCUPANT PER 150 S.F. WAREHOUSE: 1 OCCUPANT PER 500 S.F.894 S.F./150 = 5.96 OR 6 OCCUPANTS. 30,442 S.F./500 = 60.88 OR 61 OCCUPANTSTOTAL OCCUPANTS = 6 + 61 = 67 OCCUPANTSSUITE 202:FIRST FLOOR:OFFICE = 894 SFWAREHOUSE = +/-21,600 SFSECOND FLOOR:OFFICE = 748 SF,OPEN MEZZANINE = +/-7,200 SFOPEN MEZZANINE/OPEN FLOOR RATIO: 100 x 7,200 SF/21,600 SF = 33%< OR = 33%TOTAL SUITE 202 = 22,494 SF + 7,948 SF = 30,442 SFOCCUPANTS PER CBC TABLE 1004.5 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANTBUSSINESS: 1 OCCUPANT PER 150 S.F. WAREHOUSE: 1 OCCUPANT PER 500 S.F.894 S.F./150 = 5.96 OR 6 OCCUPANTS. 30,442 S.F./500 = 60.88 OR 61 OCCUPANTSTOTAL OCCUPANTS = 6 + 61 = 67 OCCUPANTSTOTAL SUITES 201 + 202 = 30,442 SF + 30,442 SF = +/-60,884 SFTOTAL FIRST FLOOR = +/-89,768 SF & MEZZANINE (INL. OPEN MEZZANINE) =31,722 SF.TOTAL BUILDING AREA = +/- 121,490 SFBUILDING COVERAGE = +/- 89,768 S.F. (30.64 %)LANDSCAPE= +/- 89,525 S.F. ( 30.56 %)ASPHALT PAVING(HARDSCAPE)= +/-113,675 S.F. (38.80 %)TOTAL= 294,968 S.F. (100%)TOTAL OFFICE = 3,575 SF + 2,992 SF = 6,568 SFTOTAL WAREHOUSE & OPEN MEZZANINE =86,192 S.F. + 28,730 S.F. = +/- 114,922 S.F.FAR: 0.45 MAX ALLOWED FOR LIGHT INDUSTRIAL GENERAL PLAN LAND USE DESIGNATIONACTUAL FAR = 121,490 SF/294,993 SF = 0.412 < 0.45 MAX. ALLOWEDLANDSCAPE AREA:MIN. LANDSCAPE AREA = 12%. ACTUAL LANDSCAPE AREA IS +/- 30.56>12% MIN.WASTE/RECYCLE AREA TRASH ENCLOSURE WITH ONE 3-YARD NON-HAZARDOUS WASTE BIN & ONE 3YARD RECYCLABLE BIN. SOLID WASTE BINS PROVIDED = 3 CUBIC YARD BIN RECYCLE BINS PROVIDED= 3 CUBIC YARD BINPARKING PROVIDED: PARKING IN ACCORDANCE WITH SECTION 17.148.030.B. OF LEMCONE SPACE PER 250 S.F. OF OFFICE,TOTAL OFFICE AREA = 6,568 SF/250 = 6,568/250 = 26.272 OR REQUIRES 27 SPACESCOMMERCIAL MANUFACTURING DISTRICT,ONE PARKING SPACE SHALL BE PROVIDED FOR EACH 400 SQUARE FEET OF UNIT AREA UP TO 20,000SQUARE FEET, PLUS ONE SPACE FOR EACH 1,000 SQUARE FEET OF UNIT AREA OVER 20,000 SQUARE FEET,PLUS ONE SPACE FOR EACH 1,000 SQUARE FEET OF OUTSIDE SALES, DISPLAY OR STORAGE AREA.(121,490 SF-6,568 SF) - 20,000 S.F. = 94,922 S.F. THEREFORE, 20,000/400 + 94,922/1000 = 50 + 94.92 =144.92 OR REQUIRES 145. TOTAL REQUIREMENT = 27 + 145 = 172 SPACESACCESSIBLE STALL REQUIRED PER CBC TABLE 11B-208.2 AND 11B-502.2:151 TO 200.....................................6 REQUIRED, INCLUDING 1 VAN ADA ACCESSIBLE SPACE201 TO 300.....................................7 REQUIRED, INCLUDING 2 VAN ADA ACCESSIBLE SPACES6 ADA ACCESSIBLE REQUIRES 1 ADA VAN ACCESSIBLE SPACES.7 TO 12 ADA ACCESSIBLE REQUIRES 2 ADA VAN ACCESSIBLE SPACES.PROVIDED: 180 SPACES INCLUDING 10 ADA ACCESSIBLE SPACES WITH 4 ADA VAN ACCESSIBLE SPACES(12'-0" x 18'MIN.) , 5 EVCS STANDARD 9' x 18' AND 5 EVCS AMBULATORY 10' x 18'.BICYCLE PARKING: BICYCLE PARKING SPACES: 8 BIKE RACKS. (1) TYPE B LOADING SPACE (12' x 40' x 14'-0" H. CLEARANCE) NOT REQUIRED FOR SUITE (7,500- 15,000 SF)FOR SUITE 101,102,201,202REQUIRES (0) TYPE C LOADING SPACE (12' x 55' x 14'-0" H. CLEARANCE) FOR SUITE (40,000- 50,000 SF) PERSECTION 17.148.050 OF LEMCEVCS NOTESEVCS NOTE: ( SEE NOTE 33A, 33B, 33C AND 33D OF SITE PLAN NOTE)1. "EVCS" TEXT SHOWN AS BEING WRITTEN ON THE PAVED SURFACE OF DESIGNATED PARKING SPACES ARE SHOWN ONLY FOR THEPURPOSE OF SHOWING THE SPACES WHERE THERE IS UNDERGROUND AND/OR SURFACE MOUNTED RACEWAYS NECESSARY FORTHE SUPPORT OF FUTURE EV CHARGING EQUIPMENT.2. APPROPRIATE TEXT WILL BE PAINTED ON THE PAVEMENT OF THE PARKING SPACE AT THE TIME THAT THE EQUIPMENT FOR THECHARGING IS ACTUALLY INSTALLED.SITE PLAN KEY NOTES1. LANDSCAPING.2. TRASH ENCLOSURE W/ ONE 3-YD. NON-HAZARDOUS WASTE BIN & ONE 3-YD. NON-HAZARDOUS RECYCLABLE BIN. WITH ROOF.3. PARKING.4. ACCESSIBLE PARKING4C. 9'-0" WIDE ELECTRIC VEHICLE CHARGING STATION PARKING5. FIRE HYDRANTS.5A. EXISTING FIRE HYDRANT 5B. FIRE SPRINKLER RISER6. (N) 8'-0" H. WROUGHT IRON FENCE.7. FLAG POLE7A. MONUMENT SIGN8. BOLLARD KEYPAD.8A LIGHT POLES, WALL MOUNTED LIGHT, OR BOLLARD LIGHT, SEE CONCEPTUAL LIGHT PLANS9. 4'-0" W. MIN. ACCESSIBLE PATH OF TRAVEL TO PUBLIC WAY, SEE DISABLED ACCESS NOTES.10. 5'-0" x 5'-0" LEVEL LANDING. SEE DISABLED ACCESS NOTES.10A. DETECTABLE WARNING SURFACE11. ASSUMED PROPERTY LINE, PER CBC 503.3.12. BUILDING ADDRESS NUMBERS TO BE PROVIDED ON THE FRONT OF ALL BUILDINGS & SHALL BE VISIBLE & LEGIBLE FROM STREETFRONTING THE PROPERTY. NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND.13. PROVIDE A BOX KEY.AS REQUIRED BY FIRE CODE 902.4. LOCATION AT MAN ENTRANCE/EXIT. KEY BOX TO BE DESIGNED PERCOUNTYFIRE DEPT. REGULATIONS. MOUNT ON WALL OR FENCE.14. RAMPS SHALL NOT ENCROACH INTO ANY.ACCESSIBLE PARKING SPACE OR THE ADJACENT .ACCESS SITE.15. PROVIDE A KNOX BOX (FIRE. DEPT. LOCK BOX) AT THE OFFICE. BOX TO CONTAIN 4 SETS OF BUILDING M.ASTER KEYS, FIRE ALARMPANEL KEYS. BOX TO BE MOUNTED AT 6' M.AX. ABOVE WALLS.16. FIRE SIGNS- "NO PARKING" SIGNS FOR FIRE LANE ARE REQUIRED WITH IN 90'-0" TYPICAL, 100'-0" MAX. SPACING.17. SITE LIGHTING-WALL OR SURFACE MOUNTED. SEE ELEV. AND ELEC. DWGS. CAN BE REACHED WITHIN 75 FEET OF TRAVEL.18. TRUCK DOCK19. 2 BICYCLE SPACES. BIKE RACKS 19A. ENHANCED CONCRETE TEXTURE20. 12" WIDE CONCRETE STRIPE PAVING BETWEEN PARKING AND LANDSCAPE AREA21. LID WQ BASIN. SEE CIVIL PLANS22. ACCESS ROAD (AT EARTH FAULT LINE WITH 25 FEET SETBACK.)23. 5'-0" TO 6'-0" H. (E) CMU WALL AT PROPERTY LINES23A. 6'-0" H. (N) SPLIT FACE CMU WALL AT THE PROPERTY LINES. SEE LANDSCAPE PLAN FOR EXISTING AND NEW.23B. 6'-0" (N) WROUGHT IRON.24. 40'-0" WIDE (DOUBLE 20'-0" WIDE) x 7'-0" H. WROUGHT IRON GATE FIRE EMERGENCY FIRE DEPARTMENT ACCESS WITH KNOX BOX.SEE NOTE #1525. 3'-0" W. x 7'-0" H. WROUGHT IRON SWINGING GATE.26. 26'-0" MIN. WIDE FIRE LANE.26. DECORATIVE COLOR PAVEMENT AT DRIVEWAY ENTRY TO BE STAMPED CONCRETE PAVEMENT, 20'-0" MIN.27. EVCS PARKING TO HAVE EV CHARGER READY. INSTALL UNDERGROUND CONDUIT FOR FUTURE INSTALLATION OF EV CHARGER28. 12' x 14' H. CLEARANCE LOADING FOR SEMI-TRAILER OR TRUCK.28A. 12' x 55' x 14' H. CLEARANCE LOADING FOR SEMI-TRAILER OR TRUCK. 10% SLOPE TRUCK DOCK(EDGE DOCK INSTALLED WITH "EDGE-O-DOCK" BY KELLEY).29. INFILTRATION BASIN, SEE CIVIL DRAWINGS.30 FLOW OUTLET, SEE CIVIL DRAWINGS.31. ASPHALT PAVER OVER EASEMENT.32. 42" H. GUARDRAIL.33A. PARKING MARKED 'CLEAN AIR/VAN POOL/EV' DESIGNATED FOR ANY COMBINATION OF LOW-EMITTING, FUEL-EFFICIENT ANDCARPOOL/VAN POOL VEHICLES OR CLEAN AIR VEHICLE (CAV) PER CALGREEN CODE TABLE 5.106.5.233B. PARKING MARKED 'EVCS' DESIGNATED FOR EV PARKING WITH CHARGER AND SIGN (WITH UNDERGROUND ELECTRICALCONDUIT AND CHARGER INSTALLED OR 'EVSE-INSTALLED'. INSTALL A MINIMUM NUMBER OF LEVEL 2 EV CHARGING STATIONS.SIGN IS NOT REQUIRED IF FEWER THAN 4 EVCS PROVIDED PER CBC 11B-812.8.1 ). SEE DETAIL33C. PARKING MARKED 'EVSE' DESIGNATED FOR FUTURE ADA ACCESSIBLE EV PARKING WITH FUTURE CHARGER AND SIGN (EV READYWITH UNDERGROUND ELECTRICAL CONDUIT AND EVSE READY OUTLET INSTALLED-INSTALL ELECTRICAL PANEL CAPACITY ANDRACEWAY WITH CONDUIT TO TERMINATE IN A JUNCTION BOX OR 240-VOLT CHARGING OUTLET (TYPICAL CLOTHING DRYEROUTLET).33D. PARKING DESIGNATED FOR CLEAN-AIR VEHICLE (CAV) AND EV CAPABLE ONLY WITH FUTURE CHARGER AND SIGN (IF 4 OR MORE EVSPACES) INSTALLED (ELECTRICAL CONDUIT ONLY INSTALLED- 'EV-CAPABLE' INSTALL ELECTRICAL PANEL CAPACITY WITH ADEDICATED BRANCH CIRCUIT AND A CONTINUOUS RACEWAY FROM THE PANEL TO THE FUTURE EV PARKING SPOT.) SEE DETAIL34. NDS TUFFTRACK CROSS ROAD PAVER. SEE LANDSCAPE PLAN35. BASIN SLOPE TO BE 4:1, SEE CIVIL DRAWINGS.CODE ANALYSIS3BLDG. JUSTIFICATIONS- CBCBLDG.AREA PERFLOOR(S.F.)TOTALAREAOCCUPANCY(SEC. 302)CONSTRUCTIONTYPE (SEC. 602 )SPRINKLERED(YES/NO)ALLOWABLEBASIC AREA ,S.F. (TABLE506.2)(NOSPRINKLERED)NUMBER OFSTORIES(TABLE 504.4)(NOSPRINKLERED)(If)ALLOWABLEAREAINCREASE DUETO STREETFRONTAGE(SEC. 506.2)ALLOWABLE AREAINCREASE DUE TO FIRESPRINKLERED FORBLDG. WITH ONESTORY (*) & MORETHAN 1 STORIESABOVE GRADE(SEC. 504.3)COM-PLIANCE(YES/NO)STE.-101&102-1ST. FLR.-OFFICEII-BYES 23,000 S.F. 3 & (55'-0" MAX.)ALLOWABLEHEIGHT ANDSTORYINCREASEDUE TOSPRINKLERED(SEC. 504.2)N/A 92,000 (*)/ 69,0004 & (75'-0" MAX.)894 & 894II-BBS-121,496 & 21,496YES 17,500 S.F. 2 & (55'-0" MAX.)YESNOTE:903.3.1.1 NFPA 13 sprinkler systems. Where the provisions of this code require that a building or portion thereof be equipped throughout with an automatic sprinklersystem in accordance with this section, sprinklers shall be installed throughout in accordance with NFPA 13 except as provided in Section 903.3.1.1.1.ALLOWABLEAREAINCREASEDUE TOFRONTAGEANDSPRINKLEREDN/ASTE.-101&102-1ST.-WAREHOUSEN/A(*) ONE STORY ABOVE GARDE70,000 (*)/ 52,5003 & (75'-0" MAX.) YES7,165 & 7,165II-BII-BYESYES23,000 S.F.N/AN/AYESYESN/ASTE. 101&102-2ND. -MEZZANINESTE. 101&102-2ND. -OFFICE748 & 748BS-13 & (55'-0" MAX.)17,500 S.F. 2 & (55'-0" MAX.)92,000 (*)/ 69,00070,000 (*)/ 52,5004 & (75'-0" MAX.)3 & (75'-0" MAX.)BLDG. 1BLDG. 2STE.-201&202-1ST. FLR.-OFFICEII-BYES 23,000 S.F. 3 & (55'-0" MAX.) N/A 92,000 (*)/ 69,0004 & (75'-0" MAX.)II-BBS-1YES 17,500 S.F. 2 & (55'-0" MAX.)YESN/ASTE.-201&202-1ST.-WAREHOUSEN/A70,000 (*)/ 52,5003 & (75'-0" MAX.) YES7,200 & 7,200II-BII-BYESYES23,000 S.F.N/AN/AYESYESN/ASTE. 201&202-2ND. -MEZZANINESTE. 201&202-2ND. -OFFICEBS-13 & (55'-0" MAX.)17,500 S.F. 2 & (55'-0" MAX.)92,000 (*)/ 69,00070,000 (*)/ 52,5004 & (75'-0" MAX.)3 & (75'-0" MAX.)894 & 89421,600 & 21,600748 & 748DEDICATION9' - 0"26' - 0"18' - 0"15' - 0"6' - 0"3' - 0"9' - 0"6' - 2"6' - 6"18' - 0"9' - 0"18' - 0"15' - 0"9' - 0"9' - 0"9' - 0"R 24' - 0"R 34' - 6"R 45' - 0"21' - 0"6' - 0"7A36' - 0"26' - 0"SUITE 102OVERHANG3' - 0"6' - 0"6' - 0"6' - 0"34225.01'N53°29'52W15' - 0" 1" = 50'-0"4SITECLIENTPROJECT TITLESHEET TITLESIGN BYDELTA REVISION DATEDATE:JOB NUMBER05/16/2219-8871901 NEWPORT BLVD.SUITE 350.COSTA MESA, CA 92626JCRAIGM@GMAIL.COMSTUDIOM.JCMA@GMAIL.COMO. 714-305-9619THIS DRAWING AND ITS CONTENTS AREINSTRUMENTAL OF SERVICE AND ARETHE COPY RIGHTED PROPERTY OF J.CRAIG MANN ARCHITECT. THE USE OF ISEXPRESSLY INTENDED FOR THEPROJECT NOTED BELOW AND MAY NOTBE REUSED OR REPRODUCED IN WHOLEOR IN PART WITHOUT THE WRITTENPERMISSION OF J. CRAIG MANN.ARCHITECTURE . PLANNING . INTERIORARCHITECTGRAND AVENUE ( AT VAIL STREET)LAKE ELSINORE, CA 92530TRACT: 3846 & LOT: 268 BUILDERSMAX INC.18282 GRAND AVENUE LAKE ELSINORE CA925301207 N. E STREETANAHEIM, CA 92805P: 877.405.1110WWW.BUILDERSMAX.COMNo. C 17030Exp. 01-31-25LICENSEDARCHIT E TC S T A TEOFCALIFORNIAJ.CRAIGMANNPLANNING APPLICATION NO: PA 2021-19GENERAL PLAN AMENDMENT:GPA 2022-0001ZONE CHANGE: ZC 2022-0002COMMERCIAL DESIGN REVIEW:CDR 2022-0012REVIEW NO:2021-03 (REVIEW DATE: 09/21/22)11/02/22ISSUED 04/17/23PLANNING CORRECTION11/09/23PLANNING CORRECTION03/14/24ISSUED09/25/24REVISION10/23/24PLANNING CORRECTION 12/17/24FIRE DEPT. CORRECTIONGEMINVESTMENTS,LLCMR. GUYSELLECK, C/OROME HILLCOMMERCIALA-2SITE PLANSITE PLAN12A2BBASIN AREA