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HomeMy WebLinkAboutFull Agenda Packet - 12.16.2025 City of Lake Elsinore Planning Commission Meeting Packet – Draft John Gray, Chair Jason Devor, Commissioner Jodi Peters, Commissioner Michael Carroll, Commissioner Meeting Date: December 16, 2025 Public Session: 6:00 PM Cultural Center 183 N. Main Street Lake Elsinore, CA 92530 The City of Lake Elsinore appreciates your attendance. Citizens’ comments, input and interests provide the Planning Commission with valuable information regarding issues of the community. Meeting Information Meetings are held on the 1st and 3rd Tuesday of every month, and the agenda is posted 72 hours prior to each meeting outside of City Hall. The agenda and related reports are also available on the City’s website at www.Lake-Elsinore.org. Meetings are conducted in person and streamed online at https://www.lake-elsinore.org/204/Agendas-Minutes. If you are attending the meeting in person, please park in the parking lot across the street from the Cultural Center to assist us in limiting the impact of meetings on the Downtown Business District. Thank you for your cooperation. Public Comments – Addressing the Planning Commission Any person wishing to address the Planning Commission on items not included on the Agenda may do so during Public Comments for 3 minutes. We respectfully ask those interested in addressing the Planning Commission to either submit a request to speak online at https://www.lake- elsinore.org/204/Agendas-Minutes or complete and present a “Request to Speak” form to the Clerk at the meeting. This Form is available on the table located inside the Council Chamber. Members of the public will be called to address the Planning Commission when the item is considered during the meeting. Written Communications If you would like to submit written public comments, you may do so prior to the meeting either by entering them online at the link above or emailing them to the Planning Department at jmatie@lake- elsinore.org. Any written communications or additional documents distributed to the Planning Commission within 72 hours of the meeting will also be made available to the public in accordance with Government Code Section 54957.5. Accessibility Accommodations In compliance with the Americans with Disabilities Act, any person with a disability who requires a modification or accommodation in order to participate in a meeting should contact the City Clerk’s Department at (951) 674-3124 Ext. 864, at least 48 hours before the meeting to make reasonable arrangements to ensure accessibility. City of Lake Elsinore Page 1   Planning Commission Packet - Draft December 16, 2025 City of Lake Elsinore Page 2 Dream Extreme 2040 is the City’s FIRST long-term strategic plan to assist the City in its pursuit of achieving its vision. The plan is a living document that will be updated regularly and serve as the framework to guide all decision-making over the next 20 years by identifying key Anchors, Aspirations, and Strategies. Our Vision is the City of Lake Elsinore will be the ultimate destination where all can live, work, play, build futures, and fulfill dreams. The Anchors are the City of Lake Elsinore’s unique community assets and opportunities: The Lake, Downtown, and Action and Adventure. • The Lake: Lake Elsinore is a vital community asset. Protecting, enhancing, and celebrating the Lake is critical to Lake Elsinore’s City and community health. • Downtown: Enhancing and creating the highest quality downtown experience will serve to create a strong sense of place that will shape the City’s identity as a place where residents and visitors can live, work, and play. • Action and Adventure: Lake Elsinore’s programs, facilities, and natural environment will define the City as a destination for action and adventure for both visitors and residents. Our Aspirations are broad, long-term goals that encapsulate what we hope to achieve in Lake Elsinore’s future. The City has identified 4 key aspirations to work towards. Items on the agenda that align with Aspirations from the Dream Extreme 2040 Plan are noted by the Aspiration’s icon to highlight City Council actions that help the City pursue its goals. To read the plan and learn more about its implementation in the City, visit www.Lake-Elsinore.org/DreamExtreme2040. City of Lake Elsinore Page 2   Planning Commission Packet - Draft December 16, 2025 City of Lake Elsinore Page 3 CALL TO ORDER The Regular meeting of the Planning Commission will be called to order. PLEDGE OF ALLEGIANCE ROLL CALL PUBLIC COMMENTS - NON-AGENDIZED ITEMS - 3 MINUTES (Please read & complete a Request to Address the Planning Commission form prior to the start of the meeting and turn it in to the Clerk. The Chair or Clerk will call on you to speak.) CONSENT CALENDAR 1) Minutes for the Planning Commission Meeting of December 2, 2025 Approve the Minutes for the Planning Commission Meeting of December 2, 2025. 2) Resolutions Denying Request for Conditional Use Permit No. 2024-04 and Commercial Design Review No. 2024-02 and Making Findings in Support Thereof for a new Walmart Gasoline Station and Convenience Store Located at 29260 Central Avenue 1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DENYING CONDITIONAL USE PERMIT NO. 2024-04 TO PERMIT A WALMART FUELING STATION AND CONVENIENCE STORE LOCATED WITHIN THE WALMART SUPERCENTER RETAIL CENTER (APNs: 377-090-052 AND 377-090-053); and 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DENYING COMMERCIAL DESIGN REVIEW NO. 2024- 02 TO CONSTRUCT A WALMART GASOLINE STATION INCLUDING A 5,419- SQUARE-FOOT OVERHEAD FUELING CANOPY AND A 1,618-SQUARE-FOOT SINGLE-STORY CONVENIENCE STORE ON AN APPROXIMATELY 1.10-ACRE SITE WITHIN THE EXISTING WALMART SUPERCENTER RETAIL CENTER LOCATED AT 29260 CENTRAL AVENUE (APNs: 377-090-052 AND 377-090-053). PUBLIC HEARING(S) 3) Planning Application No. 2023-34 (Corydon Group) – An Industrial Design Review to Construct Two Industrial Buildings on a 3.04-Acre Site Located within Planning Area 3 of the East Lake Specific Plan at 32291 Corydon Street and 32251 Corydon Road 1. Find the project is exempt from further environmental review under the California Environmental Quality Act (CEQA), pursuant to California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 City of Lake Elsinore Page 3   Planning Commission Packet - Draft December 16, 2025 City of Lake Elsinore Page 4 C.C.R. §§ 15000 et seq.) Section 15332 (Class 32: Infill Development Projects); 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2023-34 (CONDITIONAL USE PERMIT NO. 2023-12 AND INDUSTRIAL DESIGN REVIEW NO. 2023-04) 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. 2023-12 TO ESTABLISH A TWO-UNIT WAREHOUSE FACILITY FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370- 080-002 AND 370-080-003); and 4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2023- 04 FOR BUILDING DESIGNS AND RELATED SITE IMPROVEMENTS TO CONSTRUCT TWO INDUSTRIAL BUILDINGS TOTALING 48,592 SQUARE FEET AND RELATED SITE IMPROVEMENTS FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370-080-002 AND 370-080-003). 4) Planning Application No. 2021-22 (Collier Commercial Properties) – A Proposal to Develop a 3,000 Square-Foot Office Building and an 8,975 Square-Foot Warehouse located on a 2.64-acre Vacant Site bound by Collier Avenue to the North and Minthorn Street to the South 1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION (ER-2023-03; SCH NO. 2025100377) FOR PLANNING APPLICATION NO. 2021-22 (GENERAL PLAN AMENDMENT NO. 2021-02, ZONE CHANGE NO. 2021-02, CONDITIONAL USE PERMIT NO. 2022-25, AND INDUSTRIAL DESIGN REVIEW NO. 2021-03); 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING APPLICATION NO. 2021-22 (GENERAL PLAN AMENDMENT NO. 2021-02, ZONE CHANGE NO. 2021-02, CONDITIONAL USE PERMIT NO. 2022- 25, AND INDUSTRIAL DESIGN REVIEW NO. 2021-03) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); 3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2021-02 AMENDING THE LAND USE DESIGNATION FROM GENERAL COMMERCIAL (GC) TO LIMITED INDUSTRIAL (LI) FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004; City of Lake Elsinore Page 4   Planning Commission Packet - Draft December 16, 2025 City of Lake Elsinore Page 5 4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF ZONE CHANGE NO. 2021-02 CHANGING THE ZONING DESIGNATION FROM GENERAL COMMERCIAL (C-2) TO LIMITED MANUFACTURING (M-1) FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004; 5. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2022-25 TO ESTABLISH AND OPERATE AN 8,975 SQUARE-FOOT WAREHOUSE WITH A 3,000 SQUARE-FOOT OFFICE BUILDING AND AN OUTDOOR STORAGE AREA FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190- 002, 377-190-003, AND 377-190-004; and 6. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF INDUSTRIAL DESIGN REVIEW NO. 2021-03 PROVIDING BUILDING DESIGN AND RELATED SITE IMPROVEMENTS FOR A 3,000 SQUARE-FOOT OFFICE BUILDING AND AN 8,975 SQUARE-FOOT WAREHOUSE FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004. 5) Planning Application No. 2024-15 (Dexter Village) – A Proposal for a 451-Unit Residential Development with 137 Single-Family Units, 230 Apartment Units, and 84 Townhomes on a 23.05-Acre Property Located Along Dexter Avenue Between Second Street and Third Street 1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION (ER-2023-02; SCH NO. 2025110457) FOR PLANNING APPLICATION NO. 2024-15 (TENTATIVE TRACT MAP 38512, CONDITIONAL USE PERMIT NO. 2024-08, AND RESIDENTIAL DESIGN REVIEW NO. 2024-07); 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING APPLICATION NO. 2024-15 (TENTATIVE TRACT MAP 38512, CONDITIONAL USE PERMIT NO. 2024-08, AND RESIDENTIAL DESIGN REVIEW NO. 2024-07) 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, RECOMMENDING APPROVAL OF TENTATIVE TRACT MAP NO. 38512 TO SUBDIVIDE 23.05 ACRES INTO A 6.6- ACRE PARCEL FOR AN APARTMENT DEVELOPMENT, TWO LOTS FOR CONDOMINIUM PURPOSES TOTALING 3.8 ACRES, AND 137 SINGLE- FAMILY RESIDENTIAL LOTS FOR THE DEXTER VILLAGE PROJECT LOCATED ON DEXTER AVENUE BETWEEN SECOND STREET AND THIRD STREET (APN: 377-090-013, 377-090-037, 377-090-039, AND 377-090-040); 4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2024-08 TO ALLOW THE DEVELOPMENT OF CONDOMINUMS (84 TOWNHOMES) IN THE COMMERCIAL MIXED USE City of Lake Elsinore Page 5   Planning Commission Packet - Draft December 16, 2025 City of Lake Elsinore Page 6 (CMU) ZONE FOR THE DEXTER VILLAGE PROJECT LOCATED ON DEXTER AVENUE BETWEEN SECOND STREET AND THIRD STREET (APN: 377-090- 013, 377-090-037, 377-090-039, AND 377-090-040) and; 5. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF RESIDENTIAL DESIGN REVIEW NO. 2024-07 PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS FOR 230 APARTMENT UNITS, 137 SINGLE- FAMILY DWELLING UNITS, 84 TOWNHOMES, AND THREE AMENITY BUILDINGS FOR THE DEXTER VILLAGE PROJECT LOCATED ON DEXTER AVENUE BETWEEN 2ND AND 3RD STREETS (APN: 377-090-013, 377-090- 037, 377-090-039, AND 377-090-040). STAFF COMMENTS CITY ATTORNEY COMMENTS COMMISSIONERS' COMMENTS ADJOURNMENT The Lake Elsinore Planning Commission will adjourn to the next Regular meeting on Tuesday, Month XX, 2024 in the Cultural Center located at 183 N. Main Street at 6:00 p.m. AFFIDAVIT OF POSTING I, Jessica Matie, Administrative Assistant, do hereby affirm that a copy of the foregoing agenda was posted at City Hall at 5:00 p.m. on Thursday, Month XX, 2024. __________________________ Jessica Matie Administrative Assistant Printed on 12/17/2025 11:01:06 AM City of Lake Elsinore Page 6   Page 1 of 1 REPORT TO PLANNING COMMISSION To:Honorable Chair and Members of the Planning Commission From:Damaris Abraham, Community Development Director Prepared by:Jessica Matie, Administrative Assistant Date:December 16, 2025 Subject:Minutes for the Planning Commission Meeting of December 2, 2025 Recommendation Approve the Minutes for the Planning Commission Meeting of December 2, 2025. Attachments Attachment 1 – 12.02.2025 Draft Minutes City of Lake Elsinore Planning Commission Meeting Minutes – Draft John Gray, Chair Jason Devor, Commissioner Jodi Peters, Commissioner Andrew Pease, Commissioner Meeting Date: December 02, 2025 Public Session: 6:00 PM Cultural Center 183 N. Main Street Lake Elsinore, CA 92530 CALL TO ORDER The Regular Meeting of the Planning Commission was called to order at 6:00 p.m. PLEDGE OF ALLEGIANCE Commissioner Pease led the Pledge of Allegiance. ROLL CALL Present:3 - Commissioners Pease and Peters; and Chair Gray Absent:1 - Commissioner Devor PUBLIC COMMENTS - NON-AGENDIZED ITEMS - 3 MINUTES Michael Carroll was called to speak. CONSENT CALENDAR A motion was made by Commissioner Pease, seconded by Commissioner Peters, to approve the consent calendar. The motion carried by the following vote: Aye:3 Commissioners Pease and Peters; and Chair Gray Nay:0 None Absent: 1 Commissioner Devor 1.Minutes for the Planning Commission Meeting of November 4, 2025 Approve the Minutes for the Planning Commission Meeting of November 4, 2025. This item was approved on the Consent Calendar. Planning Commission Minutes - Draft December 02, 2025 City of Lake Elsinore Page 2 PUBLIC HEARINGS 2.Planning Application No. 2025-11 (Tentative Parcel Map No. 39310) – A Request to Subdivide an Existing 81.38-acre Parcel into Two Parcels (35.64 acres and 45.74 acres, respectively) for Financing Purposes Only located South of Sugarbush Lane and East of Cottonwood Canyon Road 1. Find that the proposed project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) (“Common Sense Exemption”); and 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVE TENTATIVE PARCEL MAP NO. 39310 TO SUBDIVIDE 81.38 ACRES INTO TWO PARCELS THAT ARE 35.64 ACRES AND 45.74 ACRES IN SIZE FOR FINANCING PURPOSES WITHIN THE CANYON HILLS ESTATES SPECIFIC PLAN LOCATED AT APN 365-230-001. The Public Hearing was opened at 6:04 p.m. Contract Senior Planner Tatlyan presented the staff report. Denise Williams, Tri Pointe Homes, addressed the Commission. Jim Winkler was called to speak. Jose Gallegos was called to speak. The Public Hearing was closed at 6:16 p.m. A motion was made by Commissioner Peters, seconded by Commissioner Pease to approve staff's recommendations. The motion carried by the following vote: Aye:3 Commissioners Pease and Peters; and Chair Gray Nay:0 None Absent: 1 Commissioner Devor 3.Planning Application No. 2024-04 (Walmart Gasoline Station) – Commercial Design Review and Conditional Use Permit to Establish a New Walmart Gasoline Station and Convenience Store on an Approximately 1.10-Acre Project Site Within the Existing Walmart Supercenter Retail Center Located at 29260 Central Avenue Provide staff with direction to prepare resolution(s) based on the Planning Commission’s action(s) on Conditional Use Permit No. 2024-04 and Commercial Design Review No. 2024-02, and bring back the draft resolution(s) at the next available Planning Commission meeting as a Consent Calendar item of the agenda for adoption. The Public Hearing was opened at 6:18 p.m. Planning Commission Minutes - Draft December 02, 2025 City of Lake Elsinore Page 3 Contract Senior Planner Tatlyan presented the staff report. Ryan Alvarez, Kimley-Horn Associates, addressed the Commission. Lymari Salazar was called to speak. The Public Hearing was closed at 6:44 p.m. A motion was made by Commissioner Pease, seconded by Commissioner Peters, to deny Commercial Design Review No. 2024-02 and Conditional Use Permit No. 2024-04. The motion carried by the following vote: Aye:3 Commissioners Pease and Peters; and Chair Gray Nay:0 None Absent: 1 Commissioner Devor STAFF COMMENTS Staff had no comments. CITY ATTORNEY COMMENTS Assistant City Attorney McClendon had no comments. COMMISSIONERS' COMMENTS Commissioner Peters thanked and congratulated Michael Carroll for his appointment to the City Council, as well as thanked the Public Works Staff for their hard work on bringing the festivity of the holidays to Main Street. Commissioner Pease thanked staff for their thorough work and Public Works for their decorations. ADJOURNMENT The Lake Elsinore Planning Commission adjourned at 6:49 p.m. to the next Regular meeting on Tuesday, December 16, 2025, in the Cultural Center located at 183 N. Main Street at 6:00 p.m. Page 1 of 2 REPORT TO PLANNING COMMISSION To:Honorable Chair and Members of the Planning Commission From:Damaris Abraham, Community Development Director Prepared by:Sophia Tatlyan, Contract Senior Planner Date:December 16, 2025 Subject:Resolutions Denying Request for Conditional Use Permit No. 2024-04 and Commercial Design Review No. 2024-02 and Making Findings in Support Thereof for a new Walmart Gasoline Station and Convenience Store Located at 29260 Central Avenue Applicant:Ryan Alvarez, Kimley Horn & Associates Recommendation 1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DENYING CONDITIONAL USE PERMIT NO. 2024-04 TO PERMIT A WALMART FUELING STATION AND CONVENIENCE STORE LOCATED WITHIN THE WALMART SUPERCENTER RETAIL CENTER (APNs: 377-090-052 AND 377- 090-053); and 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DENYING COMMERCIAL DESIGN REVIEW NO. 2024-02 TO CONSTRUCT A WALMART GASOLINE STATION INCLUDING A 5,419-SQUARE-FOOT OVERHEAD FUELING CANOPY AND A 1,618-SQUARE-FOOT SINGLE-STORY CONVENIENCE STORE ON AN APPROXIMATELY 1.10-ACRE SITE WITHIN THE EXISTING WALMART SUPERCENTER RETAIL CENTER LOCATED AT 29260 CENTRAL AVENUE (APNs: 377-090-052 AND 377-090-053). Background On October 21, 2025, and December 2, 2025, the Planning Commission held a public hearing to consider Commercial Design Review (CDR No. 2024-02) and Conditional Use Permit (CUP No. 2024-04). PA 2024-08 (Walmart Gas Station) Page 2 of 2 2 2 3 4 A copy of the December 2, 2025, Report to the Planning Commission is attached and provides information concerning the project’s background and a discussion of the request. Following the close of the public hearing, the Planning Commission determined to deny the conditional use permit and design review and bring back the resolutions at the next available Planning Commission meeting as a Consent Calendar item of the agenda for adoption. Discussion Staff has prepared the resolutions and included findings for the denial consistent with the Planning Commission’s discussion at the October 21, 2025, and December 2, 2025 hearings. The resolutions with findings are attached to the staff report for consideration by the Planning Commission. Attachments Attachment 1 – CUP Resolution Attachment 2 – CDR Resolution Attachment 3 – December 2, 2025 PC Report [without exhibits] RESOLUTION NO. 2025- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DENYING CONDITIONAL USE PERMIT NO. 2024-04 TO PERMIT A WALMART FUELING STATION AND CONVENIENCE STORE LOCATED WITHIN THE WALMART SUPERCENTER RETAIL CENTER (APNS: 377-090-052 AND 377-090-053) Whereas, Ryan Alvarez, Kimley-Horn & Associates, has filed an application with the City of Lake Elsinore (City) requesting approval of Conditional Use Permit No. 2024-04 (CUP No. 2024-04) and Commercial Design Review (CDR No. 2024-02) to construct a Walmart fueling station with a convenience store; Whereas, the project site is located north of Dexter Avenue and east of Central Avenue/State Route 74 (SR-74), within the Walmart Supercenter retail center. The Walmart Supercenter retail center is approximately 17.66 acres. The proposed fueling station and convenience store will be located on approximately 1.10 acres within the existing Walmart parking lot developed on Assessor Parcel Numbers 377-090-052 and 377-090-053; Whereas, CUP No. 2024-04 proposes to permit a fuel station with 16 positions and convenience store within the General Commercial (C-2) zone; 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; Whereas, on October 21, 2025, the Commission approved a continuance of CUP No. 2024-04 to December 2, 2025 for further consideration; Whereas, on December 2, 2025, at a duly noticed Public Hearing, the Planning Commission considered the evidence presented by the Community Development Department and other interested parties with respect to this item; Whereas, pursuant to and in accordance with the provisions of the California Environmental Quality Act (Public Resources Code Section 21000 et seq., herein referred to as “CEQA”), the State of California Guidelines for Implementation of the California Environmental Quality Act (Title 14 of the California Code of Regulations, herein referred to as the "CEQA Guidelines"), the City is the "lead agency" for the preparation and consideration of environmental documents for the Proposed Project; Whereas, pursuant to Section 15270 of the State CEQA Guidelines (California Code of Regulations, Title 14, Chapter 3, Sections 15000-15387) CEQA does not apply to disapproved projects; Whereas, after consideration, the Commission voted to deny CUP No. 2024-04 based on findings of inconsistency with the General Plan and adverse impacts on public health, safety, and welfare; and Whereas, this Resolution is scheduled for inclusion on the December 16, 2025, Consent Calendar for formal adoption. PC Reso. No. 2025- Page 2 of 3 NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS: Section 1: The Planning Commission has reviewed and analyzed the proposed application for Commercial Design Review (CDR No. 2024-02) and Conditional Use Permit (CUP No. 2024-04) and all of the evidence presented prior to making its decision on the application. Section 2: That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CUP No. 2024-04: 1. That the proposed use, on its own merits and within the context of its setting, is not in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The proposed use is not consistent with the General Plan’s goals and policies related to circulation, land use compatibility, and community character. Although the applicant submitted a Traffic Impact Analysis with recommended mitigation measures, the Commission finds that these measures are insufficient to reduce traffic impacts to an acceptable level. The project would still generate significant congestion at key intersections and along primary access routes, adversely affecting roadway capacity and emergency response times. This outcome conflicts with the Circulation Element of the Lake Elsinore General Plan, which prioritizes safe and efficient traffic flow and protection of public health, safety, and welfare. The Commission further finds that the proposed use would contribute to an overconcentration of similar uses in the vicinity, contrary to General Plan Land Use Element policies promoting balanced development and neighborhood compatibility. The clustering of high-intensity uses would exacerbate traffic congestion and parking demand beyond available capacity, degrading community character and livability. These cumulative impacts cannot be adequately mitigated through the measures proposed by the applicant. 2. The proposed use will be detrimental to the general health, safety, comfort, or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. The proposed use would adversely affect public health, safety, and welfare by contributing to traffic congestion and creating unsafe conditions for motorists, pedestrians, and emergency access. Approving the subject use at this specific location, will create adverse effect on the existing adjacent uses. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Planning Commission hereby affirms its denial of CUP No. 2024-04. Section 4: This Resolution shall take effect immediately upon its adoption. PC Reso. No. 2025- Page 3 of 3 Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman 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 on December 16, 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, DENYING COMMERCIAL DESIGN REVIEW NO. 2024-02 TO CONSTRUCT A WALMART GASOLINE STATION INCLUDING A 5,419-SQUARE-FOOT OVERHEAD FUELING CANOPY AND A 1,618-SQUARE- FOOT SINGLE-STORY CONVENIENCE STORE ON AN APPROXIMATELY 1.10- ACRE SITE WITHIN THE EXISTING WALMART SUPERCENTER RETAIL CENTER LOCATED AT 29260 CENTRAL AVENUE (APNs: 377-090-052 AND 377-090-053) Whereas, Ryan Alvarez, Kimley-Horn & Associates, has filed an application with the City of Lake Elsinore (City) requesting approval of Conditional Use Permit No. 2024-04 (CUP No. 2024-04) and Commercial Design Review (CDR No. 2024-02) to construct a Walmart fueling station with a convenience store; Whereas, the project site is located north of Dexter Avenue and east of Central Avenue/State Route 74 (SR-74), within the Walmart Supercenter retail center. The Walmart Supercenter retail center is approximately 17.66-acres. The proposed fueling station and convenience store will be located on approximately 1.10-acres within the existing Walmart parking lot developed on Assessor Parcel Numbers 377-090-052 and 377-090-053; Whereas, CDR No. 2024-02 proposes to construct a new Walmart brand gasoline station with a 1,618 square-foot convenience store and an approximately 5,400 square-foot overhead fueling canopy, including eight multi-product gasoline pump islands with two dispensers per Pump Island (16 dispensers total); Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying Design Reviews; Whereas, on October 21, 2025, the Commission approved a continuance of CDR No. 2024-02 to December 2, 2025 for further consideration; Whereas, on December 2, 2025, at a duly noticed Public Hearing, the Planning Commission considered the evidence presented by the Community Development Department and other interested parties with respect to this item; Whereas, pursuant to and in accordance with the provisions of the California Environmental Quality Act (Public Resources Code Section 21000 et seq., herein referred to as “CEQA”), the State of California Guidelines for Implementation of the California Environmental Quality Act (Title 14 of the California Code of Regulations, herein referred to as the "CEQA Guidelines"), the City is the "lead agency" for the preparation and consideration of environmental documents for the Proposed Project; Whereas, pursuant to Section 15270 of the State CEQA Guidelines (California Code of Regulations, Title 14, Chapter 3, Sections 15000-15387) CEQA does not apply to disapproved projects; Whereas, after consideration, the Commission voted to deny CDR No. 2024-02 based on findings of inconsistency with the General Plan and adverse impacts on public health, safety, PC Reso. No. 2025- Page 2 of 3 and welfare; and Whereas, this Resolution is scheduled for inclusion on the December 16, 2025 Consent Calendar for formal adoption. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS: Section 1: The Planning Commission has reviewed and analyzed the proposed application for Commercial Design Review (CDR No. 2024-02) and Conditional Use Permit (CUP No. 2024-04) and all of the evidence presented prior to making its decision on the application. Section 2: That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CDR No. 2024-02: 1. The project, as designed, will not comply with the goals and objectives of the General Plan in which the project is located. The proposed use is not consistent with the General Plan’s goals and policies related to circulation, land use compatibility, and community character. Although the applicant submitted a Traffic Impact Analysis with recommended mitigation measures, the Commission finds that these measures are insufficient to reduce traffic impacts to an acceptable level. The project would still generate significant congestion at key intersections and along primary access routes, adversely affecting roadway capacity and emergency response times. This outcome conflicts with the Circulation Element of the Lake Elsinore General Plan, which prioritizes safe and efficient traffic flow and protection of public health, safety, and welfare. The Commission further finds that the proposed use would contribute to an overconcentration of similar uses in the vicinity, contrary to General Plan Land Use Element policies promoting balanced development and neighborhood compatibility. The clustering of high-intensity uses would exacerbate traffic congestion and parking demand beyond available capacity, degrading community character and livability. These cumulative impacts cannot be adequately mitigated through the measures proposed by the applicant. 2. The proposed use will be detrimental to the general health, safety, comfort, or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. The proposed use would adversely affect public health, safety, and welfare by contributing to traffic congestion and creating unsafe conditions for motorists, pedestrians, and emergency access. Approving the subject use at this specific location, will create an adverse effect on the existing adjacent uses. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Planning Commission hereby affirms its denial of CDR No. 2024-02. PC Reso. No. 2025- Page 3 of 3 Section 4: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman 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 on December 16, 2025, and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Damaris Abraham, Community Development Director Page 1 of 8 REPORT TO PLANNING COMMISSION To:Honorable Chair and Members of the Planning Commission From:Damaris Abraham, Community Development Director Prepared by:Sophia Tatlyan, Contract Senior Planner Date:December 2, 2025 Subject:Planning Application No. 2024-04 (Walmart Gasoline Station) – Commercial Design Review and Conditional Use Permit to Establish a New Walmart Gasoline Station and Convenience Store on an Approximately 1.10-Acre Project Site Within the Existing Walmart Supercenter Retail Center Located at 29260 Central Avenue Applicant:Ryan Alvarez, Kimley Horn & Associates Recommendation Provide staff with direction to prepare resolution(s) based on the Planning Commission’s action(s) on Conditional Use Permit No. 2024-04 and Commercial Design Review No. 2024-02 and bring back the draft resolution(s) at the next available Planning Commission meeting as a Consent Calendar item of the agenda for adoption. Planning Commission Actions On October 21, 2025, the Planning Commission (Commission) held a duly noticed public hearing to consider Commercial Design Review (CDR No. 2024-02) and Conditional Use Permit (CUP No. 2024-04). At the public hearing, the Commission heard the staff presentation on the item, took public comments, asked staff and the applicant questions, and deliberated on the proposed project. During deliberations, the Commission expressed the following concerns about the proposed Walmart brand gasoline station with a convenience store: Traffic: The potential to exacerbate existing traffic congestion at major intersections along Central Avenue which currently are impacted e.g. Central Avenue/Cambern Avenue, Central Avenue/Interstate 15 Ramps, Central Avenue/Collier Avenue, and Central Avenue/Dexter Avenue. Land Use: The oversaturation of gasoline stations along this major commercial corridor. PA-2024-08 (Walmart Gas Station) Page 2 of 8 2 0 9 9 Parking: The potential parking impacts to the Walmart parking lot, given that the proposed gasoline station would be located within a portion of the existing parking lot. To allow the applicant time to address these issues, the Commission continued the item to the December 2, 2025, Planning Commission meeting with a 5-0 vote. Discussion During the initial submittal and review of the proposed project, City staff from the Planning Division and Engineering Department expressed concerns with the gasoline station’s design and layout. Staff discussed the proposed layout’s access points and how it may have adverse impacts on the existing internal circulation within the shopping center, in addition to potential impacts to existing traffic along Central Avenue. The applicant understood and heard City staff’s circulation concerns and modified their site layout to create a more “self-contained” gasoline station. The Design Review plans presented to the Planning Commission at the October 21, 2025, public hearing reflected that modification. While the Planning Commission discussed their concerns with the current traffic conditions along Central Avenue, it should be noted that a typical TIA must also consider the current traffic conditions without the project, traffic conditions with the project, and traffic conditions with the project and future buildout. Future buildout would also include any planned roadway and/or freeway interchange improvements. It is anticipated that the traffic conditions with the project and future buildout would improve over time as roadway and freeway improvements are constructed and implemented. In the interim, the project would be required to improve traffic signal timings to address their potential immediate traffic impacts. Planning Division staff also discussed with the applicant the potential parking impacts to the Walmart parking lot. Staff highlighted to the applicant that Walmart is one of the only few major general merchandise retail stores currently in Lake Elsinore that serves the community, and as such, Walmart’s parking lot can get impacted during peak demand times throughout the week, including weekends. Although the proposed gasoline station would remove parking spaces, the applicant was able to relocate these spaces throughout the existing parking lot to ensure the center would still meet its minimum parking requirements. As proposed, the Walmart center would exceed its parking requirements by one space. Planning Division staff also made the applicant aware of the community’s concern with the lack of diverse retail/commercial uses, given the proliferation of gasoline stations in the City’s commercial areas. There are currently three (3) existing gasoline stations with convenience stores along an approximately 0.25-mile stretch on Central Avenue between Dexter Avenue and Cambern Avenue. In addition, a fourth gasoline station with a convenience store is currently under construction at the Evergreen Development adjacent to the Walmart Supercenter retail center. The intent of proposing a Walmart brand gasoline station is to offer customers a convenient and lower-cost gasoline option, especially for the Walmart+ Members. PA-2024-08 (Walmart Gas Station) Page 2 of 8 2 0 9 9 Applicant’s Supplemental Information To address the Commission’s traffic and parking concerns, the applicant prepared a Trip Generation Memorandum (dated November 14, 2025) to further clarify the project’s anticipated traffic impacts as analyzed in the Traffic Impact Analysis (TIA), which was reviewed and approved by the Engineering Department. In addition, the applicant conducted a site survey of the existing Walmart parking lot and included their observations in a photo report. Both the Trip Generation Memorandum and photo report are included as Attachment 6. The Trip Generation Memorandum noted that the characteristics of the proposed project site and the surrounding area may further reduce the number of vehicle trips due to “internal capture.” Since the gasoline station is proposed to be located within the Walmart parking lot alongside other retail, restaurant, and service uses, many vehicle trips are expected to remain internal to the site. Meaning these “internal capture” trips would not add new or more traffic to the existing conditions. Furthermore, the presence of multiple nearby gasoline stations would disperse demand, reducing overall traffic impacts at each location. In summary, while the approved TIA provides a conservative estimate, actual traffic impacts from the Walmart gasoline station are expected to be lower due to internal trip capture and local market conditions. The photo report provides a visual parking survey during peak traffic time(s). Weekday photographs were taken on Friday, November 14, 2025, and weekend photographs on Saturday, November 22, 2025, at multiple locations throughout the Walmart parking lot. According to the applicant, these timeframes were selected based on Walmart’s highest transaction volumes for the Lake Elsinore store. Based on the applicant’s parking survey, there appear to be, on average, three (3) to four (4) spaces available for every 10 spaces on a weekday and one (1) space for every 10 spaces available on the weekend during peak periods. The project location, project description, background, and analysis from the October 21, 2025, Planning Commission staff report are included in this report in the sections below. Project Location The project site is located within an existing retail center with a Walmart Supercenter located at 29620 Central Avenue which is bound by Cambern Avenue to the northeast, Third Street to the southwest, and Central Avenue to the northwest. Other retail businesses within the center include Taco Bell, Raising Cane’s, 7-Eleven, and AutoZone. The entire retail center is 17.66-acres in size; however, the proposed gasoline station and convenience store buildings are located on an approximately 1.10-acre area near the southern portion of the larger retail center which includes Assessor Parcel Numbers (APNs) 377-090-053 and 377-090-052. The property is currently zoned as General Commercial (C-2). PA-2024-08 (Walmart Gas Station) Page 3 of 8 2 0 9 9 Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Commercial General Commercial (GC) / Commercial Mixed Use (CMU) General Commercial (C-2) / Commercial Mixed Use (CMU) North Vacant General Commercial (GC)General Commercial (C-2) South Vacant Commercial Mixed Use (CMU)Commercial Mixed Use (CMU) East Residential Medium Density Residential (MDR)Medium Density Residential (R-2) West Commercial General Commercial (GC)General Commercial (C-2) Table 1: Environmental Setting Background On December 1, 2015, the City Council approved a 17.66-acre commercial retail center which included a 154,487 square-foot Walmart Supercenter and 16,000 square feet of retail/restaurant space for the three outlot pads along Central Avenue. More specifically, the City Council approved the following entitlements: Commercial Design Review (CDR) No. 2013-09 for the design of the retail center’s new commercial/retail buildings; Conditional Use Permit (CUP) No. 2013-06 to allow the Walmart Outdoor Garden Center and Outdoor/Seasonal Display; and CUP Nos. 2013-08 and 2013-09 to allow fast-food restaurants with drive-throughs in the outlot pads. The original entitlements also included an additional CUP (CUP No. 2013-07) for a Walmart brand gasoline station, 3,100 square-foot convenience store, and drive-through carwash that was proposed to be located at the outlot pad along the corner of Central Avenue and Cambern Avenue. However, the City Council denied CUP No. 2013-07 which the Planning Commission had also recommended denial at their meeting on November 3, 2015. The Planning Commission denied said CUP based on their concern as well as the community input during public comments that there is a potential oversaturation of gasoline stations in the City especially along the major commercial corridor on Central Avenue – which the City Council also concurred. The Walmart Supercenter has been fully developed and in operation in the City since March 2021. In addition, the retail center includes two drive-through restaurants that are approximately 5,900 square feet and one retail building approximately 7,500 square feet. The total existing outlot development is approximately 13,400 square feet which leaves about 2,600 square feet of retail uses remaining from the originally entitled 16,000 square feet. Project Description Planning Application No. 2024-08 is a request for a Commercial Design Review (CDR No. 2024- 02) and Conditional Use Permit Review (CUP No. 2024-04) to allow and construct a new Walmart brand gasoline station with a convenience store within the southern portion of the existing PA-2024-08 (Walmart Gas Station) Page 5 of 8 2 0 9 9 Walmart Supercenter parking lot. The proposed project does not include a drive-through carwash, car repair, or other car maintenance related services. The proposed gasoline station features an approximately 5,400 square-foot overhead fueling canopy, including eight multi-product gasoline pump islands with two dispensers per pump island (16 dispensers total). The project proposes utilizing the remaining 2,600 square feet of retail to construct a new 1,618 square-foot convenience store in conjunction with the gasoline station. The convenience store is not proposing to sell offsite alcohol at this time, but a separate review process would be required to request that which may be subject to a future public hearing. The proposed project would also involve minor exterior site improvements such as new trash enclosure, landscaping, and modifications to the on-site circulation and parking to accommodate the new gasoline station and convenience store. The parking lot modifications include removing 61 standard parking spaces, reallocating parking spaces throughout the retail center, re-striping 148 standard spaces to create 172 compact parking spaces, adding 21 new compact parking spaces, and providing additional parking spaces, including accessible spaces near the proposed convenience store entrance. Analysis The analysis below provides a discussion of the proposed project’s consistency with the General Plan and the Lake Elsinore Municipal Code (LEMC) including the nonresidential development standards and requirements. 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 subject site has General Plan Land Use designations of General Commercial (GC) and is in the Business District. The GC designation provides for retail, services, restaurants, professional and administrative offices, hotels, and motels, mixed-use projects, public and quasi- public uses, and similar and compatible uses with a maximum 0.40 floor area ratio (FAR). This designation aligns with the proposed gasoline station with convenience store in that it provides a service compatible with the surrounding retail and commercial uses. The proposed project involves the construction of a gasoline station and convenience store within the existing Walmart Supercenter parking lot, resulting in a project FAR of 0.21. Therefore, the project is consistent with the General Plan Land Use designations. Municipal Code Consistency The current zoning designations of the subject site are C-2 and CMU. The proposed gasoline station and convenience store uses are located entirely within the portion of the property that is within the C-2 zone. Pursuant to LEMC Section 17.124.030 of the C-2 zone, uses subject to a CUP in the C-1 zone also require a CUP in the C-2 zone. Gasoline stations in the C-1 zone are subject to a CUP as indicated in LEMC Section 170.120.030 of the C-1 zone. Pursuant to Section 17.112.090.D, a convenience store in conjunction with a gasoline station is also subject to a PA-2024-08 (Walmart Gas Station) Page 6 of 8 2 0 9 9 CUP. As such, a CUP is required for both the gasoline station and convenience store uses. The proposed uses have been analyzed for consistency and compliance with the C-2 development standards. Staff reviewed the project plans and have determined that the proposed uses would conform to the C-2 development standards and requirements including parking. Although the proposed project would remove parking spaces, the project would continue to comply with the minimum parking requirements for both the Walmart Supercenter and proposed uses. Furthermore, the proposed gasoline station has been designed to comply with the Gasoline Dispensing Establishment standards contained in LEMC Section 17.112.090 including the minimum site size, setbacks for the pump islands and canopy, walls, landscaping, and signage. Refer to Table 2 below for a comparison of the required development standards and proposed project. Development Standard Required Proposed Setbacks Front Yard 20 feet Greater than 30 feet Gasoline Pump Island 30 feet from any property line Greater than 30 feet Fueling Canopy 20 feet from any property line Greater than 30 feet Maximum Building Height Fueling Canopy 45 feet 17 feet 8 inches Convenience Store 45 feet 17 feet 6 inches Parking1 Gasoline Station/Convenience Store One (1) space per 250 SF = 7 parking spaces Existing Walmart Supercenter One (1) space per 250 SF = 618 parking spaces Total Required 625 parking spaces 626 parking spaces 1Parking calculations shown are only for Walmart and proposed uses. Parking requirements for the outlot uses are calculated and provided separately from Walmart. Table 2: Development Standards Architecture and Site Design The architectural design of the proposed gasoline station and convenience store complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The proposed convenience store building elevations feature a contemporary architectural style that complements the existing Walmart Supercenter. The building elevations incorporate horizontal and vertical lines, articulated through a combination of materials, colors, and signage. The exterior façade utilizes both smooth face and split face concrete masonry units, with stucco finishes in cool-toned palettes—primarily grey with blue accents—mirroring the established Walmart color scheme. The fueling canopy is designed to integrate with the convenience store and surrounding development, employing clean lines and consistent branding elements. Lighting fixtures, PA-2024-08 (Walmart Gas Station) Page 7 of 8 2 0 9 9 signage, and architectural detailing are coordinated to ensure visual harmony across the site. Furthermore, the proposed landscaping plan includes drought-tolerant plantings, including trees, shrubs, and ground cover, are strategically placed to soften building edges, provide shade, and break up expanses of pavement. The landscape design supports water-efficient practices and contributes to the overall compatibility of the project with adjacent commercial uses. Traffic Impact Analysis A Traffic Impact Analysis (TIA) was prepared by Kimley-Horn and Associates for the project (Attachment 6) since one was required by the Engineering Division. The purpose of the analysis is to assess the project’s potential traffic impacts, if any, to the surrounding road network including existing intersections and roadway segments. Most intersections are expected to function well, but the following three key locations are projected to experience congestion under future traffic conditions: Cambern Avenue at Central Avenue I-15 Northbound Ramps at Central Avenue I-15 Southbound Ramps at Central Avenue These deficiencies are primarily due to regional growth and impacts from cumulative development projects within the surrounding vicinity. To address the deficiency at the Cambern Avenue and Central Avenue intersection, the project is conditioned and required to adjust traffic signal timing to improve traffic flows and alleviate delays. In terms of the improvements for the freeway ramp intersections, the project is not required to make direct improvements since the planned I-15/State Route 74 Interchange Improvement Project is expected to alleviate congestion at freeway ramp intersections. The TIA also analyzed on-site circulation specifically at the driveway entrances to ensure that any vehicle queuing would not impede on-site circulation flow as well as spill off-site onto the public streets. Driveway queuing analysis indicated that Driveway 4 at Dexter Avenue may experience excessive queuing during peak hours, potentially impacting internal circulation. To address this, the project would also be conditioned and required to adjust traffic signal timing at Dexter Avenue and Central Avenue if the interchange improvements are delayed. In addition, the project has also been conditioned to provide a queuing management plan prior to occupying the building. Should the use result in concerns related to parking and traffic, a condition of approval has been included to refer the CUP back to Planning Commission for a subsequent review at a public hearing. Environmental Determination Pursuant to CEQA Guidelines Section 15162, staff has determined that the proposed project would not have a significant effect on the environment and no new environmental documentation is necessary because all potentially significant effects have been adequately analyzed in an earlier certified Environmental Impact Report (EIR; SCH No. 2014051093). All potentially significant impacts have been avoided or mitigated pursuant to the earlier certified EIR and none PA-2024-08 (Walmart Gas Station) Page 8 of 8 2 0 9 9 of the conditions described in Section 15162 exist. EIR (SCH No. 2014051093) was adopted by the City Council on December 1, 2015. No substantial changes which require major revisions to the certified EIR exist and no new information of substantial importance which requires revisions to the earlier certified EIR exist. Therefore, no further additional environmental documentation is necessary. MSHCP Consistency The Project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The proposed project site is not located in a Criteria Cell and was not required to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) processes. The project complies with all other applicable requirements of the MSHCP. Public Notice Notice of the public hearing has been published in the Press-Enterprise newspaper and mailed to property owners within 500 feet of the subject properties. As of the writing of this report, no written comments concerning these applications have been received by staff. Attachments Attachment 1 – Conditions of Approval Attachment 2 – GIS Exhibits Attachment 3 – Design Review Package Attachment 4 – Traffic Impact Analysis Attachment 5 – CEQA Consistency Analysis Attachment 6 – Applicant Supplemental Info Attachment 7 – Public Notice Package Page 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:December 16, 2025 Subject:Planning Application No. 2023-34 (Corydon Group) – An Industrial Design Review to Construct Two Industrial Buildings on a 3.04-Acre Site Located within Planning Area 3 of the East Lake Specific Plan at 32291 Corydon Street and 32251 Corydon Road Applicant Brad Woods, RD Construction Recommendation 1. Find the project is exempt from further environmental review under the 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.) Section 15332 (Class 32: Infill Development Projects); 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2023-34 (CONDITIONAL USE PERMIT NO. 2023-12 AND INDUSTRIAL DESIGN REVIEW NO. 2023-04) 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. 2023-12 TO ESTABLISH A TWO-UNIT WAREHOUSE FACILITY FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370-080-002 AND 370-080- 003); and 4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2023-04 FOR BUILDING DESIGNS AND RELATED SITE IMPROVEMENTS TO CONSTRUCT TWO INDUSTRIAL BUILDINGS TOTALING 48,592 SQUARE FEET AND RELATED SITE PA 2023-34 (Corydon Group) Page 2 of 6 2 2 1 2 IMPROVEMENTS FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370-080-002 AND 370-080-003). Project Location The project site is a 3.04-acre property consisting of one vacant parcel and one developed parcel located on the northeastern corner of the Corydon Street and Bryant Street intersection within Planning Area 3 of the East Lake Specific Plan (ELSP). The site’s address is 32291 and 32251 Corydon Street and encompasses Assessor’s Parcel Numbers (APNs) 370-080-002 and 370- 080-003. Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant/Single -Family Residence East Lake Specific Plan Action Sports, Tourism, Commercial and Recreation and Airport Overlay North Vacant East Lake Specific Plan Action Sports, Tourism, Commercial and Recreation and Airport Overlay South Industrial City of Wildomar City of Wildomar East Vacant East Lake Specific Plan Action Sports, Tourism, Commercial and Recreation and Airport Overlay West Vacant Public Institutional (P/I)Action Sports, Tourism, Commercial and Recreation and Airport Overlay Table 1: Environmental Setting Project Description The Corydon Group project proposes to develop a two-unit manufacturing warehouse facility totaling 48,592 square feet with 93 parking spaces on an existing 3.04-acre site within the ELSP. Each warehouse building is proposed to be 24,296 square feet in size with a 4,613 square-foot mezzanine and would be approximately 35 feet in height. The design of the buildings is proposed to be a modern industrial architectural style with exposed concrete masonry blocks painted in black and gray, as well as metal and cement accent panels. The project requests include the following: Conditional Use Permit (CUP) No. 2023-12 to establish a warehouse facility with an outdoor storage area; Industrial Design Review (IDR) No. 2023-04 to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet with related onsite improvements, including new parking, wall and fencing, and landscaping; and PA 2023-34 (Corydon Group) Page 3 of 6 2 2 1 2 Project-Related Minor Modification to the ELSP to reallocate 50,000 sq. ft. of allowable industrial development from Planning Area 2 to Planning Area 3 and to expand the Airport Overlay area to include the existing Skylark Airport. Access to the site would be provided by a 30-foot-wide driveway along Corydon Road. In addition to the proposed onsite improvements, the project would also include offsite improvements, such as but not limited to, new sidewalk, driveway approaches, curb cores, parkway landscaping, utility underground and/or relocation, signage relocations, ADA curb ramps, and streetlights. Analysis The analysis below provides a discussion of the proposed project’s consistency with the General Plan, the ELSP, and the Lake Elsinore Municipal Code (LEMC), including the industrial development standards and requirements. In addition, the Design Review Committee, including Staff from Planning, Building and Safety, Fire, and Engineering Departments and the Elsinore Valley Municipal Water District, have reviewed the project and have included recommended conditions of approval to ensure compliance with adopted plans, policies, and regulations. Specific Plan Consistency The proposed development is located within Planning Area 3 of the ELSP and has a land use designation of Action Sports, Tourism, Commercial and Recreation. This designation provides for a wide range of extreme action sports and accessory manufacturing, service and retail uses. The proposed development is also located within the Airport Overlay area which provides for facilities such as warehouses, storage facilities, maintenance and repair facilities, and hangars. The proposed project is an infill development to construct an approximately 48,600 square-foot warehousing facility with outdoor storage. In accordance with Section 2.5.1.b.10 of the ELSP, the Community Development Director has deemed the proposed warehouse facility compatible with the intent of the Action Sports, Tourism, Commercial and Recreation designation subject to a Conditional Use Permit. Staff has reviewed the development plans with respect to the relevant development standards as identified in Table 2-4 of the ELSP and the Lake Elsinore Municipal Code (LEMC) and as shown in Table 2 below, the proposed project would comply with the minimum requirements, including parking. Pursuant to LEMC Section 17.148.030.C, industrial uses require one (1) parking space to be provided for each 500 sq. ft. of unit area up to 20,000 sq. ft., plus one (1) space for each 1,000 square feet of unit area over 20,000 square feet, plus one (1) space for each 1,000 square feet of warehousing space, plus one space for each 1,000 square feet of outside sales, display or storage area. The project is required to provide 90 parking spaces. The project would have sufficient parking, as 93 parking spaces would be provided. PA 2023-34 (Corydon Group) Page 3 of 6 2 2 1 2 Development Standard Required Proposed Front yard Setback (minimum)15 ft.88 ft. – 1/4 in. Rear Yard Setback – Adj. to Street (Minimum)15 ft.78 ft. – 5 1/8 in. Building Height (maximum)45 ft. 34 ft. – 4 in. Landscape improvements Adjacent to Street Min. 15 ft.; Average 20 ft. 20 ft. Landscape coverage 15%26% Parking 90 93 Table 2: ELSP Development Standard Project-Related Minor Modification to the ELSP While the proposed warehousing use complies with the minimum development standards and requirements, a project-related minor modification to the ELSP is necessary to increase the allowable commercial/industrial square footage for Planning Area 3. The minor modification would reallocate 50,000 square feet of allowable commercial/industrial square footage from Planning Area 2 of the ELSP to Planning Area 3. In addition to that, the Airport Overlay would be updated to include the existing Skylark Airport. Pursuant to ELSP Section 10.4.2.4, determinations for project-related minor modifications shall be made in conjunction with the design review or conditional use permit. In this case, the proposed project includes both applications. The reallocation of commercial/industrial square footage from Planning Area 2 to Planning Area 3 would not increase the overall development target for commercial/industrial uses, which is a maximum of 458,000 sq. ft. The reallocation would be to facilitate the development of the proposed warehouse. Any future increases to the ELSP development target would require a Specific Plan Amendment. Since the reallocation does not increase the overall ELSP commercial/industrial development target and the request is being processed concurrently with a design review or conditional use permit, a project-related minor modification is appropriate for the reallocation of square footage within the Planning Areas. Furthermore, the reallocation of square footage would not modify the intent of the land uses in Planning Areas 2 and 3. In addition, the minor modification would also expand the Airport Overlay to include the existing Skylark Airport. The Skylark Airport is already considered a part of the Airport Overlay and is directly mentioned in Section 2.5.6 of the ELSP. As such, the modification to the Airport Overlay area is for consistency with the overlay’s description. The expanded area is shown in Figure 1 below. PA 2023-34 (Corydon Group) Page 5 of 6 2 2 1 2 Figure 1: Expanded Airport Overlay Area Design Review The architectural design of the proposed building complies with the Architectural Guidelines and Development Standards of the ESLP and Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture of the building has been designed to achieve harmony and compatibility with the surrounding area which are also industrial-related uses. The proposed buildings incorporate flat roofs with parapets and building exterior materials will consist of exposed concrete masonry blocks painted in black and gray, with metal and cement accent panels. Each building will feature an all-glass, articulated entry on the front elevation. Loading bays and overhead doors will be provided on the rear and front elevations. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the project site. The proposed landscaping improvements serve to enhance the building designs and soften portions of building elevations, provide shade, and break up expanses of pavement. The project includes approximately 25,226 sq. ft. of landscaping, which is 20 percent landscape coverage. The project provides ample landscaping along Corydon Road and Como Street. This includes PA 2023-34 (Corydon Group) Page 6 of 6 2 2 1 2 trees placed at the entrance of the new development for additional visual diversity to the street frontage. A large number of trees are proposed throughout the site (adding diverse color and shade to the tenant parking areas). In addition, a wide variety of drought-tolerant plant materials have been selected to create a lush outdoor environment while minimizing the amount of water consumption. Environmental Determination 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 15332 (In-Fill Development) because the project (a) is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) the site of the proposed development is within city limits on a project site of less than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services. A categorical exemption checklist documenting project eligibility for the Class 32 exemption is attached to this report (Attachment 5). MSHCP Consistency The proposed project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The project site is completely disturbed and is developed with an existing industrial/commercial development. The subject property is not located in an MSHCP Criteria cell and is not subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) JPR process. The project complies with all other applicable requirements of the MSHCP. Public Notice Notice of the public hearing has been published in the Press-Enterprise newspaper and mailed to property owners within 700 feet of the subject properties. As of the writing of this report, no written comments concerning these have been received by staff. Attachments Attachment 1 – MSHCP Resolution Attachment 2 – CUP Resolution Attachment 3 – IDR Resolution Attachment 4 – Conditions of Approval Attachment 5 – Class 32 Exemption Checklist Attachment 6 – GIS Exhibits Attachment 7 – Design Review Package Attachment 8 – Public Notice Materials RESOLUTION NO. 2025-__ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2023-34 (CONDITIONAL USE PERMIT NO. 2023-12 AND INDUSTRIAL DESIGN REVIEW NO. 2023-04) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) Whereas, Brad Woods, RD Construction, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-34 to develop the existing 3.04-acre vacant site with a two-unit manufacturing warehouse facility totaling 48,592 square feet and related site improvements. The project includes a Conditional Use Permit (CUP 2023-12) to establish a two-unit manufacturing warehouse facility with an outdoor storage area; and an Industrial Design Review (IDR 2023-04) to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet. Each warehouse will be 24,296 square feet and will have two (2) 4,613 square-foot mezzanines and two (2) 14-foot-wide roll-up doors. The site will provide 93 parking spaces and related site improvements, including wall and fencing, landscaping, and on- site stormwater management. The project is located within Planning Area 3 of the East Lake Specific Plan (ELSP) on the northeastern corner of the Corydon Road and Bryant Street intersection and is more generally known as 32291 Corydon Street and 32251 Corydon Road and encompasses Assessor’s Parcel Numbers: 370-080-002 and 370-080-003; 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 Section 17.415.070 (Conditional Use Permits) 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 December 16, 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 prior to making Findings of Consistency with the MSHCP. Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency: PC Reso. No. 2025-____ Page 2 of 4 3 9 6 1 6 1. The Project is a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval. The project site is not located within a MSHCP Criteria Cell. Pursuant to the City’s MSHCP Resolution, the project is required to be reviewed for MSHCP consistency, including consistency with other “Plan Wide Requirements.” These include the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, § 6.1.4), Vegetation Mapping (MSHCP, § 6.3.1) requirements, Fuels Management Guidelines (MSHCP, § 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP Ordinance, § 4). 2. The Project is subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) Joint Project Review processes. As stated above, the project is not located within a Criteria Cell and therefore was not required to go through the LEAP and JPR processes 3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines. The project site does not contain streams or habitats that may be considered riparian/riverine habitat on the project site. 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. The project site is 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 Plant Species Guidelines. The project site is located within the Narrow Endemic Plant Species Survey Areas (NEPSSA) for six plant species: Munz’s onion, San Diego ambrosia, many-stemmed dudleya, California Orcutt grass, spreading navarretia, Hammitt's clay-cress, Wright's trichocoronis. However, the Project site contains disturbed habitat and developed areas, and no habitat suitable for supporting these species occurs on site. Thus, impacts related to NEPSSA would not occur. as shown on Figure 6-1 of the MSHCP. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines as set forth in Section 6.1.3 of the MSHCP. 5. The Project is consistent with the Additional Survey Needs and Procedures. The MSHCP only requires additional surveys for certain species if the Project is located in Criteria Area Species Survey Areas, Amphibian Species Survey Areas, Burrowing Owl Survey Areas, and Mammal Species Survey Areas of the MSHCP. The Project site is not located in additional survey areas for amphibians, mammals, or any special linkage areas. However, the PC Reso. No. 2025-____ Page 3 of 4 3 9 6 1 6 Project site is within plan-defined areas requiring surveys for burrowing owl (Athene cunicularia). Therefore, a survey for burrowing owl was conducted by Hernandez Environmental Services on June 30, 2025 pursuant to the Burrowing Owl Survey Instructions for the Western Riverside County Multiple Species Habitat Conservation Plan Area, which determined that the Project site does not provide suitable burrows/nesting opportunities for burrowing owl. No suitable burrowing owl habitat or burrow surrogates such as cement culverts, or debris piles were found on the site. No signs of ground squirrels were identified on the Project site. The Project site is disturbed by weed abatement and grading. Due to disturbance and lack of ground squirrel activity on the site, the habitat assessment resulted in the finding that there is no suitable habitat for burrowing owl present on the Project site. Thus, impacts related to the burrowing owl would not occur. 6. The Project is consistent with the Urban/Wildlands Interface Guidelines. According to section 6.1.4 of the MSHCP, the Urban/Wildlands Interface Guidelines are intended to address indirect effects associated with locating development in proximity to the MSHCP Conservation Area. The project site is not near a conservation area. Therefore, the Urban/Wildlife Interface Guidelines are not applicable. 7. The Project is consistent with the Vegetation Mapping requirements. There are no resources located on the project sites requiring mapping as set forth in MSHCP Section 6.3.1. 8. The Project is consistent with the Fuels Management Guidelines. The MSHCP acknowledges that brush management to reduce fuel loads and protect urban uses and public health/safety shall occur where development is adjacent to conservation areas. The project is not located within or adjacent to MSHCP Conservation Areas. Since the project site is not immediately adjacent to an MSHCP Conservancy Area, the proposed project does not pose a risk of causing direct or indirect effects to MSHCP Conservancy Areas. Therefore, the project is consistent with the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP. The project will incorporate the BMPs outlined in Volume I, Appendix C of the MSHCP as part of the development. 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. The project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas. As described above, the project complies with all applicable MSHCP requirements. 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. PC Reso. No. 2025-____ Page 4 of 4 3 9 6 1 6 Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman 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 on December 16, 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. 2023-12 TO ESTABLISH A TWO-UNIT WAREHOUSE FACILITY FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370- 080-002 AND 370-080-003) Whereas Brad Woods, RD Construction, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-34 to develop the existing 3.04-acre vacant site with a two-unit manufacturing warehouse facility totaling 48,592 square feet and related site improvements. The project includes a Conditional Use Permit (CUP 2023-12) to establish a two-unit manufacturing warehouse facility with an outdoor storage area; and an Industrial Design Review (IDR 2023-04) to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet. Each warehouse will be 24,296 square feet and will have two (2) 4,613 square-foot mezzanines and two (2) 14-foot-wide roll-up doors. The site will provide 93 parking spaces and related site improvements, including wall and fencing, landscaping, and on- site stormwater management. The project is located within Planning Area 3 of the East Lake Specific Plan (ELSP) on the northeastern corner of the Corydon Road and Bryant Street intersection and is more generally known as 32291 Corydon Street and 32251 Corydon Road and encompasses Assessor’s Parcel Numbers: 370-080-002 and 370-080-003; Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impact; Whereas, pursuant to Section 17.415.070 (Conditional Use Permits) of the LEMC, the Planning Commission (Commission) has been delegated has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying conditional use permits; and, Whereas, on December 16, 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 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 15332 In-Fill Development Projects. The Project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, and is within the City’s boundaries on a site less than five acres surrounded by urban uses. The subject property has no value as habitat for endangered, rare or threatened species. Approval of the Project will not result in any significant PC Reso. No. 2025-____ Page 2 of 4 3 9 6 1 9 effects relating to traffic, noise, air quality, or water quality and the Project is adequately served by all required utilities and public services. Section 3. That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CUP No. 2023-12: 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 proposed development is located within Planning Area 3 of the ELSP and has a land use designation of Action Sports, Tourism, Commercial, and Recreation. This designation provides for a wide range of extreme action sports and accessory manufacturing, service, and retail uses. The project site is located within the Airport Overlay Land Use designation, which provides for facilities such as warehouses, storage facilities, maintenance and repair facilities, and hangars. The proposed project is an infill development project that proposes to construct new warehouse facilities, which is supportive and compatible with other intended uses in this designation. A project-related minor modification to the ELSP is necessary to increase the allowable commercial/industrial square footage for Planning Area 3. The minor modification would reallocate 50,000 square feet of allowable commercial/industrial square footage from Planning Area 2 of the ELSP to Planning Area 3. The reallocation would not increase the overall development target for commercial/industrial uses, which is a maximum of 458,000 sq. ft. Since the reallocation does not increase the overall ELSP commercial/industrial development target, and the request is being processed concurrently with a design review or conditional use permit, a project-related minor modification. Furthermore, the reallocation of square footage would not modify the intent of the land uses in Planning Areas 2 and 3. In addition, the minor modification would also expand the Airport Overlay to include the existing Skylark Airport. The Skylark Airport is already considered a part of the Airport Overlay and is directly mentioned in Section 2.5.6 of the ELSP. As such, the modification to the Airport Overlay area is for consistency with the overlay’s description. The original ELSP and the subsequent amendments were subject to a consistency finding with the General Plan prior to adoption. Therefore, the project is consistent with the General Plan. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. The proposed use does not propose either directly or indirectly any detrimental effects to the existing surrounding community. The Project has been conditioned as such to avoid any possible negative impacts associated with the proposed use. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers, and other features required by this title. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the ELSP and the LEMC and will complement the existing uses, based on the submitted plans and the conditions of approval imposed on the Project. PC Reso. No. 2025-____ Page 3 of 4 3 9 6 1 9 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The project has been conditioned to construct ultimate half-width improvements to the city’s standards on the property's frontage along Corydon Road. These improvements will be sufficient for the type and quantity of traffic generated by the proposed use. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on December 16, 2025, and appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby approves Conditional Use Permit No. 2023-12. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman Attest: ___________________________________ Damaris Abraham, Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) PC Reso. No. 2025-____ Page 4 of 4 3 9 6 1 9 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 on December 16, 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 INDUSTRIAL DESIGN REVIEW NO. 2023- 04 FOR BUILDING DESIGNS AND RELATED SITE IMPROVEMENTS TO CONSTRUCT TWO INDUSTRIAL BUILDINGS TOTALING 48,592 SQUARE FEET AND RELATED SITE IMPROVEMENTS FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370-080-002 AND 370- 080-003) Whereas, Brad Woods, RD Construction, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-34 to develop the existing 3.04-acre vacant site with a two-unit manufacturing warehouse facility totaling 48,592 square feet and related site improvements. The project includes a Conditional Use Permit (CUP 2023-12) to establish a two-unit manufacturing warehouse facility with an outdoor storage area; and an Industrial Design Review (IDR 2023-04) to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet. Each warehouse will be 24,296 square feet and will have two (2) 4,613 square-foot mezzanines and two (2) 14-foot-wide roll-up doors. The site will provide 93 parking spaces and related site improvements, including wall and fencing, landscaping, and on- site stormwater management. The project is located within Planning Area 3 of the East Lake Specific Plan (ELSP) on the northeastern corner of the Corydon Road and Bryant Street intersection and is more generally known as 32291 Corydon Street and 32251 Corydon Road and encompasses Assessor’s Parcel Numbers: 370-080-002 and 370-080-003; Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying design review applications; and Whereas, on December 16, 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 reviewed and analyzed the proposed Project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore General Plan (GP), and the LEMC and finds and determines that the proposed Project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC. Section 2: The Commission 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 15332 In-Fill Development Projects. The Project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, and is within the City’s boundaries on a site less than five acres surrounded by urban uses. The subject property has no value as habitat for endangered, rare or threatened species. Approval of the Project will not result in any significant PC Reso. No. 2025-____ Page 2 of 3 3 9 6 1 3 effects relating to traffic, noise, air quality, or water quality and the Project is adequately served by all required utilities and public services. Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding IDR No. 2023-04: 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 proposed development is located within Planning Area 3 of the ELSP and has a land use designation of Action Sports, Tourism, Commercial, and Recreation. This designation provides for a wide range of extreme action sports and accessory manufacturing, service, and retail uses. The project site is located within the Airport Overlay Land Use designation, which provides for facilities such as warehouses, storage facilities, maintenance and repair facilities, and hangars. The proposed project is an infill development project that proposes to construct new warehouse facilities, which is supportive and compatible with other intended uses in this designation. A project-related minor modification to the ELSP is necessary to increase the allowable commercial/industrial square footage for Planning Area 3. The minor modification would reallocate 50,000 sq. ft. of allowable commercial/industrial square footage from Planning Area 2 of the ELSP to Planning Area 3. The reallocation would not increase the overall development target for commercial/industrial uses, which is a maximum of 458,000 sq. ft. Since the reallocation does not increase the overall ELSP commercial/industrial development target, and the request is being processed concurrently with a design review or conditional use permit, a project-related minor modification. Furthermore, the reallocation of square footage would not modify the intent of the land uses in Planning Areas 2 and 3. In addition, the minor modification would also expand the Airport Overlay to include the existing Skylark Airport. The Skylark Airport is already considered a part of the Airport Overlay and is directly mentioned in Section 2.5.6 of the ELSP. As such, the modification to the Airport Overlay area is for consistency with the overlay’s description. The original ELSP and the subsequent amendments were subject to a consistency finding with the General Plan prior to adoption. Therefore, the project is consistent with the General Plan. 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 building complies with the Architectural Guidelines & Development Standards of the ELSP and the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture has been designed to achieve harmony and compatibility with the surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the Project site. In addition, the site design provides safe and efficient on-site circulation. 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. PC Reso. No. 2025-____ Page 3 of 3 3 9 6 1 3 Pursuant to Section 17.415.050.E of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing held on December 16, 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 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Commission hereby approves IDR No. 2023-04. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman 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 on December 16, 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 17 CONDITIONS OF APPROVAL PROJECT: PA 2023-34 | CUP 2023-12, IDR 2023-04 PROJECT NAME:Corydon Group PROJECT LOCATION:APNs: 370-080-002 and 370-080-003 APPROVAL DATE: EFFECTIVE DATE: EXPIRATION DATE: GENERAL 1. Planning Application No. 2023-34 proposes to develop the existing 3.04-acre vacant site with a two-unit manufacturing warehouse facility totaling 48,592 square feet and related site improvements. The project includes a Conditional Use Permit (CUP 2023-12) to establish a two-unit manufacturing warehouse facility with an outdoor storage area; and Industrial Design Review (IDR 2023-04) to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet. Each warehouse will be 24,296 square feet and will have two (2) 4,613 square-foot mezzanines and two (2) 14-foot-wide roll-up doors. The site will provide 93 parking spaces and related site improvements, including wall and fencing, landscaping, and on-site stormwater management. The project is located within Planning Area 3 of the East Lake Specific Plan (ELSP) on the north-eastern corner of the Corydon Road and Bryant Street intersection and is more generally known as 32291 Corydon Street and 32251 Corydon Road and encompasses Assessor’s Parcel Numbers: 370-080-002 and 370-080-003. 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 2023-12 and IDR 2023-04, 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 2023-12 and IDR 2023-04 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. 2023-12 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 2 of 17 3 8 1 5 1 prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the conditional use permit application. 5. Industrial Design Review No. 2023-04 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. 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. 7. If operation of this use triggers concerns related to parking, noise, traffic, or other impacts, at the discretion of the Community Development Director, this Conditional Use Permit may be referred back to the Planning Commission for subsequent review at a Public Hearing. If necessary, the Commission may modify or add conditions of approval to mitigate such impacts, or may revoke said Conditional Use Permit. 8. All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 9. 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. 10. Any proposed minor revisions to approved plans shall be reviewed and approved by the Community Development Director or designee. Any proposed substantial revisions to the approved plans shall be reviewed according to the provisions of the Municipal Code in a similar manner as a new application. Grading plan revisions shall be reviewed by the City Engineer. 11. The applicant shall provide all project-related on-site and off-site improvements as required by these Conditions of Approval. 12. Provisions of the City’s Noise Ordinance shall be satisfied during all site preparation and construction activity. The applicant shall place a weatherproof 3’ x 3’ sign at the entrance to the project site identifying the approved days and hours of construction activity 7:00 a.m. PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 3 of 17 3 8 1 5 1 – 5:00 p.m., Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 a.m. and shall cease no later than 4:00 p.m., with no construction activity to occur on Sundays or legal holidays. The sign shall identify the name and phone number of the development manager to address any complaints. 13. Outdoor loading and unloading operations shall be restricted to the hours of 7:00 a.m. to 10 p.m., and the provisions of the City’s Noise Ordinance shall be satisfied at all times during business operations. 14. 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. 15. Graffiti shall be removed within 24 hours. 16. 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 17. 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. 18. The outdoor storage area is subject to the following requirements: a. The storage yard shall be enclosed on all sides with a screen a minimum of six feet in height as measured from the highest grade elevation either side of the screen. The screen shall be a decorative, solid masonry wall or chain link with redwood or cedar slats or wood fencing. b. No materials shall be stored higher than the screen. c. Storage areas shall not encroach upon parking, landscaping, drive aisles, required truck loading areas or required yard areas. d. No storage of scrap, waste or other material not utilized in the production process is permitted. 19. 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 20. Vegetation removal or ground disturbing activities shall be conducted outside of the nesting season (February 1 to September 15) for migratory birds to avoid direct impacts. a. If vegetation removal or ground disturbing activities are to occur during the migratory bird nesting season (February 1 to September 15), a pre-construction nesting bird PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 4 of 17 3 8 1 5 1 surveys be performed within three days prior to vegetation removal. b. If active nests are found during nesting bird surveys, they shall be flagged, and a 200- foot buffer shall be fenced around the nests. c. A biological monitor shall visit the site once a week during ground disturbing activities to ensure all fencing is in place and no species are impacted. 21. Prior to issuance of a building permit, the applicant shall pay Development Impact Fees (DIF) and MSHCP Fees per LEMC Section 16.85, at the rate in effect at the time of payment. 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. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed to ensure that all exterior on-site lighting shall be shielded and directed on-site so as not to create glare onto neighboring property and streets or allow illumination above the horizontal plane of the fixture. 24. 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. 25. 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. 26. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors, materials and design of the project architecture. 27. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans shall be submitted along with appropriate fees for review and approval by the Community Development Director or designee. a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method. b. 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. PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 5 of 17 3 8 1 5 1 i. All landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance reviewed by the Landscape Consultant and approved by the Community Development Director or Designee. j. 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. k. Final landscape plan must be consistent with approved site plan. l. Final landscape plans to include planting and irrigation details. m. 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. n. No turf shall be permitted. 28. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Community Development Director. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 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. 30. Prior to the issuance of a building permit, the applicant shall demonstrate compliance with all applicable requirements from the County of Riverside (including but not limited to Transportation, Survey, Flood Control, and Fire) and shall provide evidence of approval(s) to the Director of Community Development or designee. BUILDING DIVISION General Conditions 31. 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. 32. 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. 33. Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2022 California Green Building Standards. PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 6 of 17 3 8 1 5 1 34. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. All ground floor units to be adaptable. b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as club house, trach enclosure tot lots and picnic areas. 35. 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 Jonathan Oronia at joronia@lake-elsinore.org or 951-667-4558. 36. 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. 37. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 38. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 39. 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. 40. 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 41. 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. PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 6 of 17 3 8 1 5 1 PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 7 of 17 3 8 1 5 1 Prior to Issuance of Grading Permit(s) 42. 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. 43. 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) 44. 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 45. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. ENGINEERING DEPARTMENT GENERAL 46. All new submittals for plan check or permit shall be made using the City’s online Citizen Service Portal (CSSP). 47. All engineering plans shall be prepared by a registered Civil Engineer using the City’s standard title block. 48. All required engineering reports shall be prepared by a registered Civil Engineer and Soils Engineer, as applicable. 49. 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. 50. All open space and slopes except for public parks and schools and flood control district facilities, outside the public right-of-way shall be owned and maintained by the property owner or property owner’s association. 51. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the applicant shall be required to contract with CR&R, Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated both during cleaning, demolition, clear and grubbing or all other phases of construction and during occupancy. 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. PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 8 of 17 3 8 1 5 1 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. a. Master Drainage Plan Fee – Due prior to grading permit issuance. b. Traffic Infrastructure Fee (TIF) – Due prior to building permit issuance. c. Transportation Uniform Mitigation Fee (TUMF) – Due prior to occupancy. 57. Project is required to provide cash-in-lieu for the following improvements prior to grading permit issuance: a. Ultimate half-width improvements along Como Street, which include 12’ past the centerline, per City Local Road Standard. LAND DIVISION 58. A right-of-way dedication will be required on Corydon Drive such that the centerline of Corydon Drive to the property frontage is 50 feet. Corydon Drive is classified as a Major Arterial Highway in the General Plan Circulation Element with 100 ft. full-width right-of-way and 80 ft. curb to curb. 59. Project is required to complete a parcel merger for lot APNs 370-080-002 and 370-080-003. Parcel merger is required prior to building permit issuance. 60. All required public right-of-way dedications and parcel mergers shall be prepared by the applicant or his agent and shall be submitted to the Engineering Department for review and approval. All required public right-of-way dedications and mergers shall be recorded prior to issuance of the Building Permit. STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES Design 61. The project is responsible for complying with the latest Santa Ana Region National Pollutant Discharge Elimination System (NPDES) permits as warranted based on the nature of development and/or activity. 62. Final Water Quality Management Plan (WQMP) shall be approved prior to scheduling City Council for Final Map approval, grading plan approval, or issuance of any permit for construction, whichever is first. PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 9 of 17 3 8 1 5 1 63. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff. 64. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape. 65. Project trash enclosure shall be covered, bermed, and designed to divert drainage from adjoining paved areas and regularly maintained. 66. 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. 67. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City-authorized marker. 68. The project site shall implement full trash capture methods/devices approved by the Regional Water Quality Control Board. This shall include installation of connector pipe screens on all onsite and offsite catch basins to which the project discharges. Construction 69. 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. 70. 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. 71. 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 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 72. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include: Demonstrate that the project has complied with all non-structural BMPs described in the project’s WQMP. Provide signed, notarized certification from the Engineer of Work that the structural PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 10 of 17 3 8 1 5 1 BMPs identified in the project’s WQMP are installed in conformance with approved plans and specifications and operational. Submit a copy of the fully executed, recorded City approved Operations and Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the recorded City approved CC&R. The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall: (1) describe the long-term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation and maintenance of the referenced BMPs; (3) describe the mechanism for funding the long-term operation and maintenance of the referenced BMPs; and (4) provide for annual certification for water quality facilities by a Registered Civil Engineer. The City format shall be used. Provide documentation of annexation into a CFD for funding facilities to be maintained by the City. Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or CC&R’s attached) are available for each of the initial occupants. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the Engineer of Work dated 12 months after the Certificate of Occupancy will be considered in lieu of a Special Investigation by the City. UTILITIES 73. 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 their agent. Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Section 16.64). 74. 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 the grading permit. 75. 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 the issuance of the grading permit. IMPROVEMENTS 76. Construction of ultimate half-width street improvements of Corydon Road along property frontage per the Major Highway City Standard. Improvements shall include but not limited to widened section of AC pavement, base material, curb and gutter, sidewalks, parkway landscaping, pavement tapering, medians as applicable, utility relocations/under, signage relocations, and streetlight construction. 77. Sight distance into and out and throughout the project location shall comply with City Standard 125/126 or Caltrans standards. Project shall ensure above surface facilities and landscape features are installed outside the line of sight of drivers. PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 11 of 17 3 8 1 5 1 78. If existing improvements are to be modified, existing improvement plans on file shall be revised accordingly and approved by the City Engineer prior to issuance of a building permit. 79. Streetlight system shall be designed as LS-2B system. Streetlight plans shall include but are not limited to details such as location, pole and luminaire type, and pull box design. Streetlight plans may be included as part of the Street Improvement plan set. 80. 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. 81. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 82. A final drainage study shall be provided for review and approval. 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. 83. 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. 84. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area to maximum extent possible. 85. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 86. 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. 87. A registered Civil Engineer shall prepare the improvement (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). Signing, Striping and Traffic signal plans shall be submitted separately from improvement plans. Permitting/Construction 88. 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. 89. All compaction reports, grade certification, and 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. PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 12 of 17 3 8 1 5 1 90. All streets shall be constructed per Lake Elsinore City Standards and/or applicable specific plan. PRIOR TO GRADING PERMIT 91. A grading plan signed and stamped by a registered Civil Engineer shall be submitted for City review and approval for all additions and/or movement of soil (grading) on site. The plan shall include separate sheets for erosion control, haul route and traffic control. The grading submittal shall include all supporting documentation and be prepared using the City standard title block, standard drawings and design manual. 92. All grading plan contours shall extend to a minimum of 50 feet beyond property lines to indicate the existing drainage pattern. 93. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 94. 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 Engineer. 95. A geotechnical investigation shall be performed on the site to identify any hidden earthquake faults, liquefaction and/or subsidence zones present on-site. A certified letter from a registered geologist or geotechnical engineer shall be submitted confirming the absence of this hazard prior to grading permit. The location of faults, active or inactive shall be shown on the plan sets. A certified geotechnical engineer and/or licensed geologist shall verify compliance with geotechnical recommendations and confirm that geotechnical conditions are consistent with findings in the geotechnical investigation. 96. 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. 97. Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and/or diversion of drainage. 98. All natural drainage traversing the site (historic flow) shall be conveyed through the site in a manner consistent with the historic flow or to one or a combination of the following: to a public facility; accepted by adjacent property owners by a letter of drainage acceptance; or conveyed to a drainage easement as approved by the City Engineer. Permitting/Construction 99. Applicant shall execute and submit a grading and erosion control agreement, post-grading security and pay permit fees as a condition of grading permit issuance. 100. Any grading that affects “waters of the United States”, wetlands or jurisdictional streambeds requires approval and necessary permits from respective Federal and/or State Agencies. 101. No grading shall be performed without first having obtained a Grading Permit. A grading PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 13 of 17 3 8 1 5 1 permit does not include the construction of retaining walls or other structures for which a Building Permit is required. 102. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. 103. 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, the applicant shall provide to the City a map of all proposed haul routes to be used for the movement of export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit. 104. 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. 105. 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. 106. Approval of the project Final Water Quality Management Plan (WQMP) for post-construction shall be received prior to issuance of a grading permit. 107. 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 all required environmental mitigation triggered by the proposed grading activity. PRIOR TO BUILDING PERMIT 108. Provide soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 109. All public improvement plans shall be completed and approved by the City Engineer. 110. All required parcel mergers, public right-of-way dedications and easements prepared by separate instruments shall be recorded prior to issuance of a building permit. PRIOR TO OCCUPANCY / FINAL APPROVAL / PROJECT CLOSEOUT 111. All public improvements shall be constructed in accordance with the approved plans or as condition of this development to the satisfaction of the City Engineer prior to issuance of occupancy. 112. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 113. Applicant shall provide a digital copy of the recorded Covenants, Conditions, and Restrictions (CC&Rs) to the Engineering Department prior to first occupancy. 114. In the event of damage to City roads from hauling or other construction-related activity, the PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 14 of 17 3 8 1 5 1 applicant shall pay full cost of restoring public roads to the baseline condition. 115. Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval. 116. Applicant shall submit documentation pursuant to the City’s Security Release handout. 117. Applicant shall submit as-built all Engineering Department approved project plan sets. After City approval of the paper copy, the developer/owner is responsible for revising the original mylar plans. Once the original mylars have been approved, the developer shall provide the City with a digital copy of the “as-built” plans in .tif format. 118. Applicant shall provide AutoCAD and GIS Shape files of all Street and Storm Drain plans. All data must be in projected coordinate system: NAD 83 State Plane California Zone VI U.S. Fleet. All parts and elements of the designed system shall be represented discretely. Include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes include material (PVC, RCP, etc.) and slope. 119. All final studies and reports, final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be submitted in .tif format on a USB flash drive or electronically to the Engineering Department before final inspection is scheduled. CITY OF LAKE ELSINORE FIRE MARSHAL 120. 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) 951-395-1759 121. Hazardous Fire Area: APN 377 190 002 This project is in a Very High Fire Hazard Severity Zone of Riverside County as shown on a map on file with the Clerk of the Board of Supervisors. Any building constructed within this area shall comply with the special construction provision contained in Lake Elsinore Municipal Code and the California Building Code 7A. Plans must reflect this. A Fire Permit will be required for a Technical Report for Fuel Modification and a Fire Protection Plan review. 122. The Applicant or developer will need to provide a Fire Flow Test report for the proposed project. Elsinore Valley Municipal Water District will conduct the Fire Flow testing and determine the nearest fire hydrant to the proposed project for review, submit current (within one year) Fire Flow test results letter at time of applying for a building permit. 123. The applicant must provide a Fire hydrant system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Based on current standards, the required fire flow is estimated to be 1,250 GPM at 20 PSI for a 2-hour duration. Estimated fire flow is based on an 8,875 square foot building V-B Construction type per 2022 California Fire Code. 124. Roads and gates must meet Engineering Department and Fire Department standards at the time of building permit application. Current standards require that dead-end roads do not exceed 600 feet in length. Electric gates must have a Knox rapid entry system and an PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 15 of 17 3 8 1 5 1 infrared opening device. Gates must be set back up to 46 feet from any major street to allow emergency vehicles to safely stop away from traffic flow. (OFM-01A Riverside County Fire Department Access Requirements for Commercial or Residential Development). 125. Prior to placing any combustibles on site. Fire apparatus access roads serving commercial or residential development shall be designed, constructed, and maintained to support the imposed loads of RVC fire apparatus with a total weight of 80,000 pounds. Apparatus weight is distributed as 55,000 pounds on tandem rear axles and 25,000 pounds on the front axle 126. Prior to issuance of Building Permits, the applicant/ developer shall provide the Office of the Fire Marshal with a Truck Turning site map with road widths and turning radius throughout the proposed project site. 127. Prior to issuance of Building Permits, the applicant/ developer shall provide the Office of the Fire Marshal with a site plan for Fire Lanes and signage. (CFC 501.3) 128. 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 requirement shall take precedence. NFPA 13 Deferred Submittal. 129. In all buildings that have a NFPA 13 Fire sprinkler system a NFPA 72 Fire Alarm Sprinkler Monitoring system is required. Deferred Submittal. 130. Prior to building permit issuance, install the approved water system and contact the Fire Department for a verification inspection. Deferred Submittal for NFPA 24 Private Underground Fire Main, hydrants, riser sweep, PIV and FDC. 131. The Applicant or developer will need to provide a Fire Flow Test report letter for the proposed project. Elsinore Valley Municipal Water District will conduct the Fire Flow testing and determine the nearest Fire hydrant to the proposed project for review, submit current (within one year) Fire Flow test results letter during building permit application. 132. If construction is phased, each phase shall provide an approved emergency vehicular access way for fire protection prior to any building construction. (CFC 501.4) 133. Outdoor storage must comply with California Fire Code requirements at the time of permit application. Pallet storage must comply with Riverside County Fire Department Technical Policy. (OFM TP22-001) 134. The applicant or developer shall provide Fire hydrants in accordance with the following: a. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes. b. Prior to building permit issuance, submit plans to the water district for a water system capable of delivering Fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Hydrants must produce the required fire flow per the California Fire Code. PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 16 of 17 3 8 1 5 1 DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services) 135. Prior to issuance of a building permit, the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public right- of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services. Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable. PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 16 of 17 3 8 1 5 1 PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 17 of 17 3 8 1 5 1 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: CORYDON GROUP PROJECT CLASS 32 EXEMPTION CHECKLIST Planning Application No. 2023-34 Industrial Design Review No. 2023-04 Conditional Use Permit No. 2023-12 Lead Agency: City of Lake Elsinore Community Development Department 130 S Main Street Lake Elsinore, CA 92530 Project Contact: Carlos I. Serna, MPP, Associate Planner cserna@Lake-Elsinore.org 951-674-3124 ext. 916 CEQA Consultant: renee@renvconsulting.com December 2025 Page Intentionally Left Blank Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore i Table of Contents 1 INTRODUCTION ......................................................................................................................................................... 1 1.1 PURPOSE OF THE NOTICE OF EXEMPTION ................................................................................................... 1 1.2 DOCUMENT ORGANIZATION ............................................................................................................................. 2 2 PROJECT SETTING ................................................................................................................................................... 3 2.1 PROJECT LOCATION ........................................................................................................................................... 3 2.2 EXISTING PROJECT SITE ................................................................................................................................... 3 2.2 EXISTING LAND USE AND REGULATORY SETTING OF THE PROJECT SITE ........................................... 3 2.4 SURROUNDING LAND USES .............................................................................................................................. 3 3 PROJECT DESCRIPTION ......................................................................................................................................... 7 3.1 PROJECT OVERVIEW .......................................................................................................................................... 7 3.2 PROJECT FEATURES .......................................................................................................................................... 7 3.3 PROJECT OPERATIONS ..................................................................................................................................... 8 3.4 GENERAL PLAN LAND USE AND ZONING ....................................................................................................... 9 3.5 PROJECT CONSTRUCTION ................................................................................................................................ 9 3.6 DISCRETIONARY APPROVALS AND PERMITS ............................................................................................... 9 4 CLASS 32 INFILL EXEMPTION REQUIREMENTS ............................................................................................... 15 5 PROPOSED PROJECT CEQA EXEMPTION COMPLIANCE ANALYSIS ............................................................ 17 a. CRITERION SECTION 15332(a): GENERAL PLAN AND ZONING CONSISTENCY .................................... 17 b. CRITERION SECTION 15332(b): PROJECT LOCATION, SIZE, AND CONTEXT ......................................... 18 c. CRITERION SECTION 15332(c): ENDANGERED, RARE, OR THREATENED SPECIES ............................ 18 d. CRITERION SECTION 15332(d): SIGNIFICANT EFFECTS ............................................................................ 19 TRAFFIC ............................................................................................................................................................... 19 NOISE ................................................................................................................................................................... 23 AIR QUALITY ....................................................................................................................................................... 28 WATER QUALITY ................................................................................................................................................ 36 e. CRITERION SECTION 15332(e): UTILITIES ..................................................................................................... 38 5.1 EXCEPTIONS FOR EXEMPTIONS ......................................................................................................................... 42 a. CRITERION SECTION 15300.2(a): LOCATION ................................................................................................ 42 b. CRITERION SECTION 15300.2(b): CUMULATIVE IMPACT ........................................................................... 43 c. CRITERION SECTION 15300.2(c): SIGNIFICANT EFFECTS ......................................................................... 44 d. CRITERION SECTION 15300.2(d): SCENIC HIGHWAYS ............................................................................... 44 e. CRITERION SECTION 15300.2(e): HAZARDOUS WASTE SITES ................................................................. 45 f. CRITERION SECTION 15300.2(f): HISTORICAL RESOURCES..................................................................... 45 6 REFERENCES .......................................................................................................................................................... 47 Corydon Group Project Class 32 Exemption Checklist City of lake Elsinore ii Appendices APPENDIX A: GENERAL BIOLOGICAL ASSESSMENT AND WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) CONSISTENCY ANALYSIS APPENDIX B: VEHICLE MILES TRAVELED (VMT) SCREENING ANALYSIS APPENDIX C: ACOUSTICAL ANALYSIS REPORT APPENDIX D: AIR QUALITY AND GREENHOUSE GAS STUDY APPENDIX E: PRELIMINARY WQMP Figures FIGURE 1. REGIONAL LOCATION . ........................................................................................................5 FIGURE 2. AERIAL VIEW ....................................................................................................................6 FIGURE 3. CONCEPTUAL SITE PLAN ………………………………………………………………………………..11 FIGURE 4A. BUILDING ELEVATIONS.….………………………….…………………………………………………..12 FIGURE 4B. BUILDING ELEVATIONS.….………………………….…………………………………………………..13 FIGURE 5. CONCEPTUAL LANDSCAPE PLAN......................................................................................... 14 Tables TABLE 1 SURROUNDING EXISTING LAND USES AND DESIGNATIONS ........................................................3 TABLE 2 CONSTRUCTION SCHEDULE ................................................................................................9 TABLE 3 CONSISTENCY WITH APPLICABLE LAND USE AND ZONING DEVELOPMENT STANDARDS ................. 17 TABLE T-1 PROJECT TRIP GENERATION ............................................................................................ 22 TABLE N-1 LAKE ELSINORE MUNICIPAL CODE RESIDENTIAL EXTERIOR NOISE LEVEL STANDARDS ................ 24 TABLE N-2 CALTRANS CONSTRUCTION VIBRATION DAMAGE CRITERIA .................................................... 25 TABLE N-3 PROJECT CONSTRUCTION NOISE LEVELS AT NEAREST NOISE RECEPTORS ............................... 26 TABLE N-4 PROJECT OPERATIONAL NOISE LEVELS AT NEAREST NOISE RECEPTORS ................................. 27 TABLE N-5 CONSTRUCTION EQUIPMENT VIBRATION SOURCE LEVELS ...................................................... 28 TABLE AQ-1 REGIONAL CONSTRUCTION EMISSIONS SUMMARY ................................................................ 30 TABLE AQ-2 SUMMARY OF REGIONAL OPERATIONAL EMISSIONS .............................................................. 30 TABLE AQ-3 LOCALIZED MAXIMUM CONSTRUCTION EMISSIONS ................................................................ 31 TABLE AQ-4 LOCALIZED MAXIMUM OPERATIONAL EMISSIONS .................................................................. 31 TABLE AQ-5 PROJECT CONSTRUCTION GHG EMISSIONS ....................................................................... 33 TABLE AQ-6 PROJECT TOTAL GHG EMISSIONS .................................................................................... 33 TABLE AQ-7 PROJECT CONSISTENCY WITH THE CITY’S CLIMATE ACTION PLAN ........................................... 34 TABLE PS-1 FIRE STATIONS SERVING PROJECT AREA ........................................................................... 41 Acronym List ADA Americans with Disabilities Act ADT Average Daily Trips AQMP Air Quality Management Plan AB Assembly Bill ADT Average Daily Trips Corydon Group Project Class 32 Exemption Checklist City of lake Elsinore iii AFY Acre-Feet Yearly AMSL Above Mean Sea Level APN Assessor Parcel Number AQMP Air Quality Management Plan BMPs Best Management Practices CAA Clean Air Act CAAQS California Ambient Air Quality Standards CAP Climate Action Plan CalEEMod California Emissions Estimator Model CARB California Air Resources Board CBC California Building Code CCR California Code of Regulations CDFW California Department of Fish and Wildlife CEQA California Environmental Quality Act CFR Code of Federal Regulations CNEL Community Noise Equivalent Level CNPS California Native Plant Society CMU Concrete Masonry Unit CO Carbon Monoxide CUP Conditional Use Permit CWA Clean Water Act CY Cubic Yards dBA A-weighted decibel DIF Development Impact Fee EIR Environmental Impact Report EPA Environmental Protection Agency EVMWD Elsinore Valley Municipal Water District FAR Floor Area Ratio FEMA Federal Emergency Management Agency FIRM Flood Insurance Rate Maps ft Feet FTA Federal Transit Administration GPCD Gallons per day per capita GHG Greenhouse Gas HVAC Heating, Ventilation and Air Conditioning I Interstate IDR Industrial Design Review ITE Institute of Transportation Engineers kBTU thousand British thermal units kWh kilowatt-hour lbs pounds LCFS Low Carbon Fuel Standard LED Low Emitting Diode LEMC Lake Elsinore Municipal Code LID Low Impact Development LOS Level of Service LST Local Significance Thresholds MBTA Migratory Bird Treaty Act MG Million Gallons mgd million gallons per day MLD Most Likely Descendant Corydon Group Project Class 32 Exemption Checklist City of lake Elsinore iv MSHCP Multiple Species Habitat Conservation Plan MTCO2e metric tons carbon dioxide equivalent NAAQS National Ambient Air Quality Standards NEPSSA narrow endemic plant species NPDES National Pollutant Discharge Elimination System NAHC Native American Heritage Commission NOx Nitrous Oxides OPR Governor’s Office of Planning and Research PM Particulate Matter ppm parts per million PPV peak particle velocity PRC Public Resources Code QSD qualified SWPPP developer RWQCB Regional Water Quality Control Board SB Senate Bill SCAB South Coast Air Basin SCAG Southern California Association of Governments SCAQMD South Coast Air Quality Management District SCH State Clearinghouse SLF Sacred Lands File SOx Oxides of Sulfur SP Specific Plan SR State Route SRA Source Receptor Area SWPPP Storm Water Pollution Prevention Plan TAC Toxic Air Contaminant TAZ Traffic Analysis Zone VdB velocity in decibels VMT Vehicle Miles Traveled TIA Traffic Impact Analysis USACE United States Army Corps of Engineers USFWS U.S. Fish and Wildlife Service USGS U.S. Geologic Survey UWMP Urban Water Management Plan WDRs Waste Discharge Requirements WQMP Water Quality Management Plan WRCOG Western Riverside Council of Governments Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 1 1.0 INTRODUCTION The applicant for the proposed Project is requesting approval from the City of Lake Elsinore to construct two industrial warehouses that would each be 24,296 square feet and have a 4,613 square-foot mezzanine. The buildings would be a maximum height of 34 feet 4 inches in height. Each building would have two 14-foot-wide roll -up dock doors. In addition, parking for 93 vehicles would be provided along with site landscaping. The Project would be accessed from Corydon Road by a proposed 30-foot-wide full-access driveway. Other improvements include installation of bioretention basins to capture, filter, and infiltrate stormwater, and half- width improvements to Corydon Road, including curb, gutter, sidewalk, and undergrounding the existing telephone/power poles and lines fronting the site. The City of Lake Elsinore is the Lead Agency for the proposed Project. The Lead Agency will utilize this document as evidence that the proposed Project qualifies for a Class 32 Infill Exemption, which is further described below. 1.1 PURPOSE OF THE NOTICE OF EXEMPTION This Class 32 Infill Exemption has been prepared in accordance with the following: • California Environmental Quality Act (CEQA) of 1970 (Public Resources Code Sections 21000 et seq.) • California Code of Regulations, Title 14, Division 6, Chapter 3 (CEQA Guidelines, Sections 15000 et seq.). Article 19 of the California Environmental Quality Act (CEQA) Guidelines includes, as required by Public Resources Code Section 21084, a list of classes of projects which have been determined not to have a significant effect on the environment. This document demonstrates that the proposed Project qualifies for a CEQA Exemption as an Infill Development Project (Class 32 Exemption), consistent with the provisions of CEQA Guidelines Sections 15332 and 15300.2 and provides information for City decision-makers to find that the proposed Project is exempt under CEQA. Pursuant to CEQA Guidelines Section 15332, the Project qualifies for a Class 32 Exemption because it is: (1) consistent with the General Plan designation and policies and zoning regulations; (2) is located within the City limits, surrounded by urban uses and is less than 5 acres in size; (3) has no value for endangered, rare or threatened species; (4) would not result in any significant effects related to traffic, noise, air quality or water quality; and (5) can be adequately served by all required utilities and public services. Additionally, this document demonstrates that the Project and its circumstances would not result in any exceptions identified in CEQA Guidelines Section 15300.2. Existing Regulations that Reduce Potential Impacts Throughout the analysis in this Class 32 Exemption Checklist, reference is made to requirements that are applied to all development on the basis of federal, state, or local law, which effectively reduce the potential for environmental impacts to occur. Where applicable, these existing regulations are listed to show their effect in reducing potential environmental impacts. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 2 1.2 DOCUMENT ORGANIZATION This Class 32 Exemption Checklist includes the flowing sections: Section 1.0 Introduction Provides information about CEQA, its requirements for environmental review, and explains the exemption criteria that evaluates the potential impacts of the proposed Project to the physical environment. Section 2.0 Project Setting Provides information about the Project’s location, a description of existing site uses, and identifies the existing General Plan and zoning designations. Section 3.0 Project Description Includes a description of the Project’s physical features, along with construction and operational activities. Describes anticipated approvals and permits needed for implementation of the proposed Project. Section 4.0 Class 32 Infill Exemption Requirements Provides the CEQA Guidelines detailing the types of projects exempt from CEQA review related to urban infill development and exceptions to the exemptions. Section 5.0 Proposed Project CEQA Exemption Compliance Analysis Evaluates the Project’s potential to result in significant adverse effects to the physical environment as required by CEQA Guidelines Section 15332 and identifies applicable regulations. In addition, Section 5.0 analyzes whether the proposed Project would result in any of the exceptions in the criteria of CEQA Guidelines Section 15300.2(b)-(f) (Exceptions) to the Project . Section 6.0 References Includes a list of sources that were used in preparation of this CEQA document. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 3 2.0 PROJECT SETTING 2.1 PROJECT LOCATION The Project site is located at 32251 and 32291 Corydon Road (APNs 370-080-002 and 003) (also identified as Corydon Street by parcel mapping) in the southern portion of the City of Lake Elsinore, as shown in Figure 1, Project Location. Regional access to the site is provided by Interstate 15 (I-15) and the Bundy Canyon Road interchange, which is located approximately 1.8 miles east of the site. Local access to the site is provided by Bundy Canyon Road, Mission Trail, Palomar Street, and Corydon Road. The Project site is located within the Lake Elsinore and Wildomar United States Geological Survey (USGS) 7.5’ topographic quadrangles. The center point latitude and longitude for the Project site are 33° 37' 30.1211” North, 117° 17' 56.4071” West . 2.2 EXISTING PROJECT SITE The 3.04-acre Project site is an undeveloped rectangular shaped parcel that is surrounded by chain linked fencing. The site includes disturbed areas that are dominated by non-native scattered vegetation. The site is located adjacent to undeveloped land and light industrial warehousing uses, as shown in Figure 2, Aerial View. The site is relatively flat with elevations ranging from 1,246 feet to 1,279 feet above mean sea level (AMSL). 2.3 EXISTING LAND USES AND REGULATORY SETTING OF THE PROJECT SITE The Project site is located within Planning Area 3 of the East Lake Specific Plan. The Project site has a City of Lake Elsinore General Plan Land Use designation of East Lake Specific Plan and an East Lake Specific Plan designation of Action Sports, Tourism, Commercial and Recreation and has an Airport Overlay designation. The Action Sports, Tourism, Commercial and Recreation designation provides for a wide range of extreme action sports and accessory manufacturing, service and retail uses. The Airport Overlay designation provides for facilities such as warehouses, storages facilities, maintenance and repair facilities, and hangars. 2.4 SURROUNDING LAND USES The Project site is located within an urban area. The surrounding land uses and zoning are described in Table 1. Table 1: Surrounding Existing Land Uses and Designations Direction Existing Land Use General Plan Land Use Designation Zoning Designations North Light industrial / Warehousing and undeveloped parcel Specific Plan (SP) East Lake Specific Plan East Corydon Road followed by Bryant Street, undeveloped parcels, and residential Specific Plan (SP) East Lake Specific Plan Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 4 Direction Existing Land Use General Plan Land Use Designation Zoning Designations South Undeveloped parcel and Corydon Road City of Wildomar. North of Bryant Street is LI – Light Industrial. South of Bryant Street is LDR – Low Density Residential City of Wildomar. North of Bryant Street is M-1 (Manufacturing/Industrial). South of Bryant Street is R-R (Rural Residential) West Undeveloped parcels Specific Plan (SP) East Lake Specific Plan Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 5 Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 6 Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 7 3.0 PROJECT DESCRIPTION 3.1 PROJECT OVERVIEW The proposed Project would develop the site with two industrial warehouses that would each be 24,296 square feet and have two 4,613 square-foot mezzanines. The buildings would be a maximum height of 34 feet 4 inches. Each building would have two 14-foot -wide roll-up dock doors. In addition, parking for 93 vehicles would be provided along with site landscaping. The Project would be accessed from Corydon Road by a proposed 30- foot -wide full-access driveway. Other improvements include installation of a bioretention basin to capture, filter, and infiltrate stormwater, and half-width improvements along Corydon Road that include curb, gutter, sidewalk, and undergrounding the telephone/power poles and lines fronting the site. The Project requires approval of a Conditional Use Permit (CUP) and Industrial Design Review (IDR). The Project also proposes a Project-Related Minor Modification to the East Lake Specific Plan to reallocate approximately 50,000 square feet of the Industrial Development Target allocated from Specific Plan Area 2 to Specific Plan Area 3; and a Minor Modification to expand the Airport Overlay designation to include the existing Skylark Airport. As detailed in Section 10.4.2.2 of the East Lake Specific Plan, these Minor Modifications do not require an amendment to the Specific Plan and are processed in conjunction with implementing development projects and corresponding applications. 3.2 PROJECT FEATURES Building Structures The proposed Project would develop the site with two unrefrigerated warehouses that would each be 24,296 square feet and have two 4,613 square-foot mezzanines and two 14-foot -wide roll-up dock doors, as shown in Figure 3, Conceptual Site Plan. The buildings would have a maximum height of 34 feet 4 inches. The buildings would be constructed with concrete masonry unit (cmu) walls and would have a modern industrial architectural style with flat roofs with parapets. Building exterior materials would be painted in shades of gray, with metal and painted cement accent panels. Windows and doors would be inset, and business signage would be provided on the south sides of the buildings, toward Corydon Road, as shown in Figures 4 and 5, Building Elevations. The proposed building would have a front setback of 88.6 feet, which exceeds the requirements as identified in Table 2-4 of the East Lake Specific Plan. Off-Street Parking The Project includes 93 total parking spaces, including 4 ADA spaces and 4 electric vehicle parking spaces. This exceeds the municipal code requirements of 1 parking space per 500 square feet, which equates to 90 total parking spaces. The Project includes both long-term (at a minimum of 5 percent of employee parking) and short-term bicycle parking (at a minimum of 5 percent of the total parking), that would be located at the front of each building toward Corydon Road. Access and Circulation The proposed Project would be accessed through a 30-foot-wide driveway along Corydon Road that provides direct access to parking spaces that would be adjacent to both of the proposed buildings. An interior driveway would provide circulation between the proposed buildings and would be a minimum of 26 feet wide and meet Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 8 emergency access requirements. The Project would install onsite pedestrian walkways on the site and would install offsite sidewalks along the Project frontage of Corydon Road along with landscaping. Lighting Outdoor lighting included as part of the Project would be typical of light industrial uses and would consist of primarily wall-mounted lighting and parking lot lighting. All the Project’s outdoor lighting would be directed downward and shielded to minimize off -site spill in compliance with LEMC Section 17.112.040. Landscaping The proposed Project would include approximately 25,226 square feet (20% of the site) of landscaping around the proposed building, parking areas, and driveways. The majority of the landscaping would be located along the Project site frontage of Corydon Road and along the western boundary of the sit e, as shown on Figure 6, Conceptual Landscaping Plan. The landscaping would include 24-inch box trees, various 5-gallon shrubs, and ground cover per LEMC Section 17.136.100. Landscaping would be drought tolerant, in compliance with the City’s landscaping regulations. Fencing and Gates The Project includes installation of a 6-foot -high chain linked fencing to be located along the north and eastern boundaries of the site; and 6-foot -high wrought iron fencing would be located along the western boundary of the site and southern boundary of the site along Corydon Road. Infrastructure Improvements The proposed Project would install new utilities on the Project site that would serve the Project and connect to existing offsite infrastructure. Water and Sewer: The proposed Project would install onsite water lines and sewer lines that would connect to the existing 21-inch water main and 18-inch sewer main in Corydon Road. Drainage: The proposed Project would install an onsite drainage and bioretention system to capture and treat stormwater. Stormwater on the Project sit e would be conveyed to landscape areas and onsite storm drains that would drain to two proposed bioretention basins that would collect, treat, and infiltrate runoff into the site soils. Roadway Improvements: The proposed Project would remove and replace the existing roadway pavement along the street frontage of Corydon Road and would provide half-width improvements that include landscaping, sidewalk, curb, gutter, and undergrounding the telephone/power poles and lines fronting the site. 3.3 PROJECT OPERATIONS The proposed Project would operate two industrial warehouses. No cold storage is proposed as part of this Project. Typical operational characteristics include employees traveling to and from the site, delivery of materials and supplies to the site, and truck loading and unloading. The Project Applicant states that operation of the Project would be limited to the daytime. Thus, f or purposes of evaluation, the proposed development is assumed to be operational between 7:00 a.m. to 10:00 p.m., 7 days a week. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 9 3.4 GENERAL PLAN LAND USE AND ZONING The Project site has City of Lake Elsinore General Plan land use designation of East Lake Specific Plan and an East Lake Specific Plan designation of Action Sports, Tourism, Commercial and Recreation and an Airport Overlay designation. The Project site is located within Planning Area 3 of the East Lake Specific Plan. The Action Sports, Tourism, Commercial and Recreation designation provides for a wide range of extreme action sports and accessory manufacturing, service and retail uses. Table 2-4 of the East Lake Specific Plan details that the Action Sports, Tourism, Commercial and Recreation designation provides for a minimum lot width of 100 feet, setbacks of 15-feet from non-residential uses and a maximum building height of 45 feet. The Airport Overlay designation provides for facilities such as warehouses, storages facilities, maintenance and repair facilities, and hangars. Table 2-11 of the East Lake Specific Plan details that the Airport Overlay Development Standards provides for setbacks of 35 feet from major and collector streets and 45 feet from urban arterials, and a maximum building height of 45 feet. As further detailed herein, the Project is consistent with the East Lake Specific Plan development standards that are applicable to the site. Thus, the proposed Project is consistent with the existing land use and zoning designations of the Project site. 3.5 PROJECT CONSTRUCTION Construction activities for the Project would occur over one phase lasting approximately 13 months and in the following stages: (1) site preparation; (2) grading and excavation; (3) building construction; (4) paving; and (5) application of architectural coatings. The proposed grading plan estimates a cut of 1,538 cubic yards (cy) of soils and fill of 6,314 cy of soils, which would result in an import of approximately 4,776 cy. The Project would utilize construction equipment with engines meeting Tier 4 Interim standards. Table 2 details total working days for each phase of construction for analytical purposes. Construction activities would be limited to the hours allowable by LEMC Section 17.176.080, which prohibits construction activities between the hours of 7:00 p.m. and 7:00 a.m. or at any time on weekends or on holidays. Table 2: Construction Schedule Construction Phase Working Days Equipment Types Used Site Preparation 24 Graders, scrapers, tractors, loaders, backhoes Grading 44 Graders, rubber tired dozers, tractors, loaders, backhoes Building Construction 194 Cranes, forklifts, tractors, loaders, backhoes, generator sets, welders Paving 19 Cement and mortar mixers, pavers, rollers, tractors, loaders, backhoes, paving equipment Architectural Coating 19 Air compressors 3.6 DISCRETIONARY APPROVALS AND PERMITS The following discretionary approval and permits are anticipated from the City of Lake Elsinore to be necessary for implementation of the proposed Project: • Approval of a Conditional Use Permit (CUP) to establish and operate a two-unit industrial complex • Approval of an Industrial Design Review (IDR) for construction of two industrial buildings Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 10 • Approval of a Minor Modification to the East Lake Specific Plan to reallocate approximately 50,000 square feet of the Industrial Development Target allocated from Specific Plan Area 2 to Specific Plan Area 3 • Approval of a Minor Modification to expand the Airport Overlay designation to include the existing Skylark Airport • Adoption of this Class 32 Exemption with the determination that the exemption has been prepared in compliance with the requirements of CEQA • Approvals and permits necessary to execute the proposed Project, including but not limited to, grading permit, building permit, etc. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 11 Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 12 Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 13 Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 14 Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 15 4.0 CLASS 32 INFILL EXEMPTION REQUIREMENTS Article 19 of the California Environmental Quality Act (CEQA Guidelines Sections 15300 to 15333), includes a list of classes of projects that have been determined to not have a significant effect on the environment and as a result, are exempt from review under CEQA. Class 32 Infill Exemption One of the classes of projects exempt from CEQA review are projects that are specified as urban infill development. CEQA Guidelines Section 15332 defines the Class 32 Infill Exemption as a project that meets the following five requirements: a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. c) The project site has no value as habitat for endangered, rare, or threatened species. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. e) The site can be adequately served by all required utilities and public services. Exceptions In addition to meeting the requirements listed above, the CEQA Guidelines Section 15300.2 provides specific instances where exceptions apply to a project that would otherwise meet the requirements for an exemption. These exceptions are: a) Location: Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. b) Cumulative Impact: All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. c) Significant Effects: A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. d) Scenic Highways: A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR. e) Hazardous Waste Sites: A categorical exemption shall not be used for a project located on a site which is included on any list complied pursuant to Section 65962.5 of the Government Code. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 16 f) Historical Resources: A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 17 5.0 PROPOSED PROJECT CEQA EXEMPTION COMPLIANCE ANALYSIS The analysis below provides substantial evidence that the Project properly qualifies for an exemption under CEQA Guidelines Section 15332 (i.e., Class 32) and, as a result, would not have a significant effect on the environment. Additionally, the analysis shows there are no exceptions to qualifying for the categorical exemption, as identified in CEQA Guidelines Section 15300.2. a. Criterion Section 15332(a): General Plan and Zoning Consistency: The Project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations. The Project site has a City of Lake Elsinore General Plan land use designation of East Lake Specific Plan and an East Lake Specific Plan designation of Action Sports, Tourism, Commercial and Recreation and an Airport Overlay designation, which allows for a variety of uses, including manufacturing and warehousing with buildings up to 45-feet in height. Table 3 shows the Project’s consistency with the Action Sports, Tourism, Commercial and Recreation and the Airport Overlay development standards. As shown, the proposed Project would meet all of the proposed development standards, including lot frontage, setbacks, building height, and landscape buffer requirements. Therefore, the Project would be consistent with the applicable zoning regulations. Table 3: Consistency with Applicable East Lake Specific Plan Development Standards Development Feature General Plan or Zoning Requirement Proposed Project Consistency Action Sports, Tourism, Commercial and Recreation Designation Minimum Lot Width / Street Frontage (ft) 100 Consistent. The proposed Project would have a street frontage of 250 feet. The site has a lot width of 250 feet. Maximum Building Height (ft) 45 feet Consistent. The proposed buildings would be 34 feet 4 inches high. Front Setback 15 feet Consistent. The proposed Project has a front setback of 20 feet of landscaping from the sidewalk to the parking lot. The proposed buildings would be setback approximately 82 feet from the proposed sidewalk along Corydon. Side Setback Adjacent to Right-of-Way 15 feet Consistent. The proposed Project would be setback 20 feet from the Como Street right-of-way along the western boundary of the Project site. Parking Front Setback Average of 25-feet, no less than 20-feet Consistent. The proposed Project has a minimum front setback of 20 feet of landscaping from the sidewalk to the parking lot. Landscaping Minimum of 15 percent of the lot and along the public right- of-way Consistent. The Project would install approximately 25,225 square feet (20% of the site) of landscaping. The majority of the landscaping would be located along the Project site frontage of Corydon Road and along the western boundary of the site. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 18 b. Criterion Section 15332(b): Project Location, Size, and Context: The proposed development occurs within City limits on a Project site of no more than five acres substantially surrounded by urban uses. The Project is within the City limits of the City of Lake Elsinore, on an approximately 3.04acre site. As shown in Figure 3 and detailed in Section 2.4, the site is surrounded by a roadway to the south and east, warehouse and light industrial uses to the north, and undeveloped parcels followed by light industrial warehousing buildings to the west. As the Project site is less than five acres and substantially surrounded by urban uses, it meets the criteria of CEQA Guidelines Section 15332(b). c. Criterion Section 15332(c): Endangered, Rare, or Threatened Species: The Project site was determined to have no value as habitat for endangered, rare, or threatened species. A General Biological Assessment and Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Consistency Analysis was prepared for the Project site, which is included as Appendix A. The 3.04- acre Project site is undeveloped, and the site consists of disturbed/developed habitat. The General Biological Assessment describes that approximately half of the site is sparsely covered in non-native disturbed habitat, and the other half is developed with sparse non-native ornamental species. The General Biological Assessment did not identify any sensitive plant or wildlife species on the site or with the potential to be present on the site and determined that impacts to sensitive species would not occur from implementation of the Project. The General Biological Assessment also determined that the Project site does not contain any streams or drainages or riparian habitat. There are no California Department of Fish and Wildlife (CDFW), United States Army Corps of Engineers (USACE), or Regional Water Quality Control Board (RWQCB) jurisdictional waters within the Project site boundaries; and that the site does not contain any wetlands or vernal pools. Thus, no aquatic, riparian, or wetland related resources would be impacted by the proposed Project. The General Biological Assessment (Appendix A) details that the Project site is not located within a designated wildlife corridor or linkage. The Project site was evaluated for its function as a wildlife corridor that species use to move between wildlife habitat zones. The site consists of flat, disturbed and developed land that is fenced and surrounded by industrial development, Corydon Street, and residential development. No wildlife movement corridors were found to be present on the Project site, and none would be impacted by implementation of the proposed Project. In addition, as a standard condition of approval, the Applicant is required to comply with Sections 3503, 3503.5, and 3513 of the California Fish and Game Code and the Migratory Bird Treaty Act (MBTA). Compliance with the California Fish and Game Code and MBTA would ensure that impacts to nesting birds and raptors, which Development Feature General Plan or Zoning Requirement Proposed Project Consistency Airport Overlay Minimum Building Setbacks • Adjacent to Urban Arterial 45 feet Consistent. The proposed buildings would be setback approximately 82 feet from the proposed sidewalk along Corydon. • Adjacent to Major or Collector Street 35 feet Building Height 45 feet maximum Consistent. The proposed buildings would be 34 feet 4 inches high. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 19 may use vegetation, including existing scattered non-native trees, on or near the Project site for nesting, during construction would not occur. The MSHCP Consistency Analysis (Appendix A) determined that the Project site is located within the Elsinore Area Plan but outside of a MSHCP Criteria Cell. The Project site is not located within a Cell Group, or within plan-defined areas requiring surveys for criteria species, invertebrate species, amphibian species or mammalian species. However, the Project site is within plan-defined areas requiring surveys for burrowing owl (Athene cunicularia), and narrow endemic plant species (NEPSSA). Therefore, a survey for burrowing owl was conducted pursuant to the Burrowing Owl Survey Instructions for the Western Riverside County Multiple Species Habitat Conservation Plan Area, which determined that the Project site does not provide suitable burrows/nesting opportunities for burrowing owl. No suitable burrowing owl habitat or burrow surrogates such as cement culverts, or debris piles were found on the site. No signs of ground squirrels were identified on the Project site. The Project site is disturbed by weed abatement and grading. Due to disturbance and lack of ground squirrel activity on the site, the habitat assessment resulted in the finding that there is no suitable habitat for burrowing owl present on the Project site. Thus, impacts related to burrowing owl would not occur. The MSHCP Consistency Analysis (Appendix A) describes that the Project site is within a NEPSSA-designated area for six plant species: Munz’s onion, San Diego ambrosia, many-stemmed dudleya, California Orcutt grass, spreading navarretia, Hammitt's clay-cress, Wright's trichocoronis. However, the Project site contains disturbed habitat and developed areas, and no habitat suitable for supporting these species occurs on site. Thus, impacts related to NEPSSA would not occur. The Project site does not contain any habitat that would be considered riparian/riverine areas as defined in Section 6.1.2 of the Western Riverside MSHCP, and no vernal pools were observed within the Project boundaries. Thus, no impacts related to MSHCP compliance would occur from implementation of the Project. The Project site is not located on or adjacent to a Western Riverside County MSHCP Conservation Area. Therefore, the Urban/Wildlands Interface Guidelines (Section 6.14 of the MSHCP) are not applicable to the Project. Overall, the proposed Project site has no value as habitat for endangered, rare, or threatened species and meets the criteria of CEQA Guidelines Section 15332(c). d. Criterion Section 15332(d): Significant Effects: Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. TRAFFIC Circulation System Program, Plan, Ordinance or Policy Roadway Construction. Construction activities associated with the Project would generate vehicular trips from construction workers traveling to and from the Project site and delivery and hauling of construction supplies to, and debris and recyclable solid waste from, the Project site. The CalEEMod modeling completed for the Project shows that construction would generate up to 30 workers generating vehicular trips and up to 8 vendors generating trips per day. This is a total of 76 round-trips per day. Should all of the workers arrive and leave the site during the AM and PM peak hours, it would result in 30 trips per peak hour trips during maximum Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 20 construction activity, which is a limited number of trips on the arterial roadway. Typically, congestion management programs require evaluation of developments that are expected to generate 50 or more peak- hour trips, and Projects generating fewer than 50 peak-hour trips are generally exempt from further analysis. As Project construction would result in less than 50 peak hour trips, it would not conflict with a circulation system program, plan, ordinance or policy. In addition, the construction related trips would generally travel from I-15 and the Bundy Canyon Road interchange, which connects to Mission Trail and then Corydon Road. Direct access from the freeway and arterial streets to the site would provide for efficient construction trips on existing roadway facilities. Impacts would be less than significant. Operation. Operation of two warehouses would result in a limited number of vehicle trips (with a maximum of 9 trips in the PM peak hour) that would have access to and from the freeway using arterial streets providing for efficient operational trips on existing roadway facilities. Access to the proposed Project would be provided via a 30-foot-wide driveway along Corydon Road that would lead to 24-foot-wide minimum drive isles that would provide access to the roll-up doors and parking. The central drive aisle would serve as a fire lane. Thus, the Project would not result in an impact related to roadway circulation programs, plan, ordinance, or policy. Transit The Riverside Transit Agency provides public transportation to the general public throughout the City. The bus route closest to the Project site is Route 8 that provides a loop around the Cities of Lake Elsinore and Wildomar. Buses are equipped with wheelchair lifts, tie-downs and folding seats to accommodate most wheelchair configurations and are equipped with bicycle racks. The closest bus stops are located at the corner or Corydon Road and Grand Avenue, approximately 0.8-mile southwest from the Project site, and at Corydon Road and Mission Trail, approximately 0.7-mile northeast of the Project site. The existing bus services would provide efficient transportation to and from the site for employees and has the potential to reduce vehicle miles traveled. Implementation of the two new warehouse buildings on the site would not alter or conflict with existing transit stops and schedules, and impacts related to transit services would not occur. Bicycle There is no existing bicycle lane located along Corydon Road and the Project does not involve changes to the existing bicycle lanes. The Project includes installation of bicycle racks to encourage bicycle transportation. The Project includes both long-term (at a minimum of 5 percent of employee parking) and short-term bicycle parking (at a minimum of 5 percent of the total parking), that would be located at the front of each building toward Corydon Road. As a result, the Project would support bicycling circulation and would not result in conflict related to bicycle circulation or policies related to bicycle facilities. Pedestrian Facilities The Project includes installation of a new sidewalk along the site frontage and would provide pedestrian ADA compliant walkways from C orydon Road to access the Project site buildings. The proposed Project would provide for both on and off-site pedestrian circulation; and therefore, potential impacts related to pedestrian facilities or a conflict with any program, plan, ordinance, or policy related to provision of pedestrian facilities would not occur. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 21 Vehicle Miles Traveled Senate Bill (SB) 743 was signed by Governor Brown in 2013 and required the Governor’s Office of Planning and Research (OPR) to amend the CEQA Guidelines to provide an alternative to level of service (LOS) for evaluating transportation impacts, aiming to promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks and a diversity of land uses. In response, Section 15064.3, Determining the Significance of Transportation Impacts, was added to the CEQA Guidelines which states that vehicle miles traveled (VMT) is the most appropriate measure of transportation impacts and provides lead agencies with the discretion to choose the most appropriate methodology and thresholds for evaluating VMT. The City of Lake Elsinore’s criteria to identify projects that would have a less-than significant impact on VMT and therefore could be screened out from further analysis includes the following: 1. Transit Priority Area (TPA) Screening: Projects which are located within a TPA are presumed to have a less than significant impact on VMT. 2. Low VMT Area Screening: This screening threshold applies to residential or office projects that are located within a low VMT-generating area, which are identified by WRCOG as traffic analysis zones (TAZ) where total daily VMT per service population performs at or below the jurisdictional average of total VMT per service population under base year conditions. Projects which are located within a low VMT-generating area are presumed to have a less than significant impact on VMT. 3. Project Type Screening: Local serving projects listed in the TIA Guidelines (including unrefrigerated warehouses that are less than 258,000 square feet) and projects that generate fewer than 110 net new daily vehicle trips are presumed to have a less than significant impact on VMT. Also, projects that generate less than 3,000 MTCO2e per year are considered to have a less than significant impact related to VMT. A VMT Screening Analysis was prepared (included in Appendix B) pursuant to the City of Lake Elsinore Traffic Impact Analysis Guidelines for Vehicle Miles Traveled and Level of Service Assessment (2022). The applicability of each of the City’s VMT screening criterion to the proposed Project is described below. Screening Criteria 1 – TPA Screening: According to the City’s guidelines, projects located in a TPA may be presumed to have a less than significant impact if the floor area ratio (FAR) is 0.75 or higher, includes no more parking for residents, customers, or employees than the City code mandates, and is consistent with the Sustainable Communities Strategy (SCS). The proposed Project is not located in a TPA. The proposed Project site is not located within 0.5 mile of an existing major transit stop or an existing stop along a high-quality transit corridor. Therefore, the Project would not meet the TPA Screening Criteria. Screening Criteria 2 - Low VMT Area Screening: The City Guidelines states that “Residential and office projects located within a low VMT- generating area are presumed to have a less than significant impact absent substantial evidence to the contrary. In addition, other employment-related and mixed-use land use projects may qualify for the use of screening if the project can reasonably be expected to generate VMT per service population that is similar to the existing land uses in the low VMT area.” City Guidelines identifies low VMT generating traffic analysis zones as those that generate VMT per service population below the City of Lake Elsinore’s baseline’s VMT per service population. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 22 The Western Riverside Council of Governments (WRCOG) Transportation VMT Tool was used to determine if the site is located within a low VMT generating area. The WRCOG VMT Tool found that the Project is not located in a low VMT-generating area. Therefore, the proposed Project would not meet Screening Criteria 2. Screening Criteria 3 – Project Type Screening: The City’s guidelines state that specific projects have a less than significant impact absent substantial evidence to the contrary. This includes local serving retail projects less than 50,000 square feet, local serving projects, unrefrigerated warehouses that are less than 258,000 square feet, and projects generating fewer than 110 daily vehicle trips. The proposed Project consists of two unrefrigerated warehouses that would each be 24,296 square feet. Thus, the Project would result in 48,592 square feet of unrefrigerated warehouse area, which would be less than 258,000 square feet. Thus, the Project would meet the Project type screening and would be less than significant. In addition, using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation, 11th Edition (2021), Table T-1 identifies that operation of the proposed Project would generate 83 daily trips including 8 trips during the AM peak hour and 9 trips during the PM peak hour. This is less than 110 daily trips; therefore, the Project would also meet the number of trips for Screening Criteria 3, and impacts related to VMT would be less than significant. Table T-1: Project Trip Generation ITE Code Description Daily Traffic AM Peak Hour PM Peak Hour In Out Total In Out Total Project Trip Rates 150 Warehouse (per 1,000 sf) 1.71 77% 23% 0.17 28% 72% 0.18 Proposed Project 150 Warehouses 48,592 sf 83 6 2 8 3 6 9 Source: VMT Screening Analysis, Appendix B. Hazards Due to a Design Feature or Incompatible Uses The Project includes development of two warehouses with landscaping, circulation, and parking. The Project includes only light industrial warehousing uses and does not include any incompatible uses, such as farm equipment. The proposed Project site would be accessed from Corydon Road through a 30-foot-wide driveway and by a 24-foot-wide minimum drive isle, which is consistent with City circulation safety design standards. The Project would provide pedestrian circulation through walkways on the site and the Project would install offsite sidewalks along the Project frontage of Corydon Road. The Project would not increase any hazards related to a design feature. The City’s construction permitting process includes review of Project plans to ensure that no potentially hazardous transportation design features would be introduced by the Project. As a result, impacts related to hazardous vehicular circulation design features would not occur. Emergency Access Construction. The proposed construction activities, including equipment and supply staging and storage, would occur within the Project site, and therefore would not require roadway lane closures that could restrict Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 23 access of emergency vehicles to the Project site or adjacent areas. The installation of new the driveway and sidewalk, and connections to existing infrastructure systems that would be implemented during construction of the proposed Project would not require closure of Corydon Road. Any temporary lane closures needed for utility connections or driveway access construction would be implemented consistent with the recommendations of the California Joint Utility Traffic Control Manual (Caltrans 2014), as required by construction permits. Thus, implementation of the Project through the City’s permitting process would ensure existing regulations are adhered to and that potential construction related emergency access impacts would not occur. Operation. Operation of the Project would also not result in inadequate emergency access. The Project driveway and internal access would be required through the City’s permitting procedures to meet the City’s design standards and provides adequate turning space for passenger cars, fire trucks, and delivery trucks. The Project provides a 30-foot-wide driveway and minimum of a 24-foot wide drive isle. Also, the Project would meet all fire and emergency access requirements. The City would review the development plans as part of the permitting procedures to ensure adequate emergency access pursuant to the requirements in Section 503 of the California Fire Code (Title 24, California Code of Regulations, Part 9). As a result, impacts related to inadequate emergency access would not occur. The proposed Project would not result in any significant effects relating to traffic; therefore, the proposed Project meets the traffic related criteria of CEQA Guidelines Section 15332(d). NOISE An Acoustical Analysis Report (Appendix C) was prepared for the proposed Project to assess the Project’s potential noise and vibration related impacts. The following analysis incorporates information from the study. Noise Terminology Various noise descriptors are utilized in this noise analysis, and are summarized as follows: • Leq: The equivalent sound level, which is used to describe noise over a specified period of time, typically 1-hour, in terms of a single numerical value. The Leq of a time-varying signal and that of a steady signal are the same if they deliver the same acoustic energy over a given time. The Leq may also be referred to as the average sound level. • Lmax: The instantaneous maximum noise level experienced during a given period of time. • Lmin: The instantaneous minimum noise level experienced during a given period of time. • CNEL: The Community Noise Equivalent Level, which, similar to the Ldn, is the average A-weighted noise level during a 24-hour day that is obtained after an addition of 5 dBA to measured noise levels between the hours of 7:00 pm to 10:00 pm and after an addition of 10 dBA to noise levels between the hours of 10:00 pm to 7:00 am to account for noise sensitivity in the evening and nighttime, respectively. • Ambient Noise: The “ambient noise level” is the background noise level associated with a given environment at a specified time and is usually a composite of sound from many sources from many directions. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 24 Noise Regulations General Plan The City’s General Plan Public Safety and Welfare Element includes a compatibility matrix (Table 3-1) to determine if new land uses are compatible with the existing noise environment. The table identifies noise environments that are less than 70 dBA CNEL to be normally compatible with residential uses, and areas that have existing ambient noise levels above 75 dBA CNEL are considered clearly incompatible with residential uses. Commercial and industrial uses are normally compatible with noise levels up to 85 dBA CNEL. Lake Elsinore Municipal Code Section 17.176.060, Exterior Noise Limits, identifies the maximum permissible sound levels by receiving land use. For light industrial uses, noise levels can be 70 dBA at any time. For residential land uses, the noise level limits for the daytime (7:00 a.m. to 10:00 p.m.) hours of 50 dBA L50 and 40 dBA L50 during the nighttime (10:00 p.m. to 7:00 a.m.) hours for: • a cumulative period of 30 minutes in any hour (L₅₀); or • the standard plus 5 dBA for a cumulative period of more than 15 minutes in any hour (L₂₅); or • the standard plus 10 dBA for a cumulative period of more than 5 minutes in any hour (L8); or • the standard plus 15 dBA for a cumulative period of more than 1 minute in any hour (L2); or • the standard plus 20 dBA for any period of time (Lmax). LEMC Section 17.176.060 for residential and light industrial uses are detailed in Table N-1. Table N-1: LEMC Residential Exterior Noise Level Standards Receiving Land Use Condition Based Exterior Noise Level Standards (dBA) L50 L25 L8 L2 Lmax (30 mins) (15 mins) (5 mins) (1 min) (Anytime) Single-Family Residential Daytime 50 55 60 65 70 Nighttime 40 45 50 55 60 General Commercial Daytime 65 70 75 80 85 Nighttime 60 65 70 75 80 Light Industrial Anytime 70 75 80 85 90 Additionally, the LEMC states that, on the boundary between two different zones, the noise level limit applicable to the lower noise zone plus six decibels shall apply. Thus, operational noise limits were applied as 56 dBA at single-family residential properties and 65 dBA at commercial properties. Section 17.176.080.F, Construction/Demolition, states that the following is prohibited: 1. Operating or causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work between weekday hours of 7:00 p.m. and 7:00 a.m., or at any time on weekends or holidays, such that the sound therefrom creates a noise disturbance across a residential or commercial real property line, except for emergency work of public service utilities or by variance issued by the City. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 25 2. Noise Restrictions at Affected Properties. Where technically and economically feasible, construction activities shall be conducted in such a manner that the maximum noise levels at affected residential properties will not exceed those listed in the following schedule: Mobile Equipment: Maximum noise levels for nonscheduled, intermittent, short‐term operation (less than 10 days) of mobile equipment: Type I Areas Single‐Family Residential Type II Areas Multifamily Residential Type III Areas Semi‐Residential/ Commercial Daily, except Sundays and Legal Holidays 7:00 a.m. to 7:00 p.m. 75 dBA 80 dBA 85 dBA Daily, 7:00 p.m. to 7:00 a.m. and all day Sunday and Legal Holidays 60 dBA 65 dBA 70 dBA Stationary Equipment: Maximum noise levels for repetitively scheduled and relatively long‐term operation (period of 10 days or more) of stationary equipment: Type I Areas Single‐Family Residential Type II Areas Multifamily Residential Type III Areas Semi‐Residential/ Commercial Daily, except Sundays and Legal Holidays 7:00 a.m. to 7:00 p.m. 60 dBA 65 dBA 70 dBA Daily,7:00 p.m. to 7:00 a.m. and all day Sunday and Legal Holidays 50 dBA 55 dBA 60 dBA Section 17.176.080.G, Vibration, states that it is prohibited to operate any device that creates a vibration which is above the vibration perception threshold of any individual at or beyond the property boundary of the source if on private property or at 150 feet (46 meters) from the source if on public space or public right-of-way. However, the LEMC does not define a quantitative vibration threshold. The California Department of Transportation (Caltrans) has published thresholds that are used for construction analyses. As shown in Table N-2, the threshold at which there is a risk to older residential structures is a peak particle velocity (PPV) of 0.3 (Caltrans, 2020). Table N-2: Caltrans Construction Vibration Damage Criteria Building Category PPV (in/sec) Extremely fragile historic buildings, ruins, ancient monuments 0.08 Fragile buildings 0.10 Historic and some old buildings 0.25 Older residential structures 0.30 Source: Transportation and Construction Vibration Guidance Manual (Caltrans 2020). Sensitive Receivers Noise sensitive receivers are defined as locations where people reside or where the presence of unwanted sound could otherwise adversely affect the use of the land, including: residences, schools, hospitals, churches, libraries, and recreation areas. The closest noise sensitive receptors to the Project site are the existing residences that are across Corydon Road to the east of the site, as close as approximately 109 feet. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 26 Construction Noise Impacts The construction noise from the proposed Project would occur throughout various portions of the Project site over a 13-month period. Noise generated by construction equipment would include a combination of trucks, power tools, concrete mixers, and portable generators that when combined can reach high levels. Construction is expected to occur in the following stages: site preparation, grading, building construction, paving, and architectural coating. Construction noise would not be stationary, as construction equipment would move throughout the site during various stages of each activity. Thus, mobile construction noise sources were evaluated as point sources moving within an area to approximate noise impacts to off-site receivers as equipment moves around the Project site. Mobile equipment noise calculations also consider typical duty cycles of equipment to account for periods of activity and inactivity on the site. The closest point on the Project site to a residential receptor is approximately 109 feet. In addition, the half-width roadway improvements would be as close as approximately 50 feet from the closest residence, which is across Corydon Road from the Project site. Calculated construction noise levels for both mobile and stationary equipment at the site property lines adjacent to the closest land uses are listed in Table N-3. Table N-3: Project Construction Noise Levels at Nearest Noise Receptors Stage Receiver Location Average Noise Level (dBA) Site Preparation R1 (North Property Line 1) 79.5 (All Mobile Sources) R2 (North Property Line 2) 81.2 (All Mobile Sources) R5 (East Residential Property Line) 64.8 (All Mobile Sources) R6 (East Residential Property Line) 71.9 (All Mobile Sources) Grading R1 (North Property Line 1) 79.0 (All Mobile Sources) R2 (North Property Line 2) 80.7 (All Mobile Sources) R5 (East Residential Property Line) 64.3 (All Mobile Sources) R6 (East Residential Property Line) 71.4 (All Mobile Sources) Building Construction R1 (North Property Line 1) 74.2 (All Sources) / 55.6 (Stationary Only) R2 (North Property Line 2) 75.9 (All Sources) / 56.4 (Stationary Only) R5 (East Residential Property Line) 59.8 (All Sources) / 47.8 (Stationary Only) R6 (East Residential Property Line) 66.8 (All Sources) / 52.7 (Stationary Only) Paving R1 (North Property Line 1) 76.1 (All Mobile Sources) R2 (North Property Line 2) 77.8 (All Mobile Sources) R5 (East Residential Property Line) 61.6 (All Mobile Sources) R6 (East Residential Property Line) 68.7 (All Mobile Sources) Architectural Coating R1 (North Property Line 1) 63.0 (Stationary Only) R2 (North Property Line 2) 63.8 (Stationary Only) R5 (East Residential Property Line) 55.3 (Stationary Only) R6 (East Residential Property Line) 60.0 (Stationary Only) Source: Acoustical Analysis, Appendix C. As shown in Table N-3, the modeled construction noise levels from mobile sources reach up to 71.9 dBA Leq and the noise levels from stationary equipment would reach up to 60.0 dBA Leq at the nearest residential property line to the east (R6). This is below the allowable construction noise level of 75 dBA in residential areas Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 27 per LEMC Section 17.167.080(f). In addition, the mobile construction noise levels at the closest commercial property lines would reach up to 81.2 dBA and the stationary construction equipment noise levels would reach up to 63.8 dBA at the closest commercial uses, which is below the 85 dBA threshold. Therefore, impacts related to construction noise would be less than significant. Furthermore, construction noise would be temporary in nature as the operation of each piece of construction equipment would not be constant throughout the construction day, and equipment would be turned off when not in use. Further, per LEMC Section 17.176.080, construction activities are prohibited between the hours of 7:00 p.m. and 7:00 a.m. or at any time on weekend or on holidays. The construction activities would be in compliance with the City’s construction-related noise standards. Operation Noise Impacts Onsite Operational Noise. Onsite operational noise would largely be generated by vehicles, trucks, and forklifts moving on the site and from heating and air conditioning units. The Acoustical Analysis also assumes one forklift will be operating behind each building, with five truck deliveries per hour (to account for activity at each of the four loading areas, and an average based on the anticipated 29 truck trips per day). As shown on Table N-4, the Project generated noise volumes would range from 40.5 dBA to 54.0 dBA, which is less than the LEMC standards of 56 dBA at single-family residential properties and 65 dBA at commercial properties. Therefore, onsite operational noise impact s would be less than significant. Table N-4: Project Operational Noise Levels at Nearest Noise Receptors Receiver Description Noise Threshold (dBA) Noise Level (dBA) R1 North Non-Residential Property Line 1 65 54.0 R2 North Non-Residential Property Line 2 65 53.1 R3 South Non-Residential Property Line 1 65 50.1 R4 South Non-Residential Property Line 2 65 52.3 R5 East Residential Property Line 1 56 40.5 R6 East Residential Property Line 2 56 47.1 R7 West Non-Residential Property Line 65 52.7 Source: Acoustical Analysis, Appendix C. Traffic Noise. Vehicle and truck trips from operation of the Project would generate offsite noise. During operation, the proposed Project is expected to generate approximately 83 average daily trips with 8 trips during the a.m. peak hour and 9 trips during the p.m. peak hour. A significant direct impact occurs when project traffic combines with existing traffic and causes a doubling of sound energy, which is an increase of 3 dB. The existing traffic volume of Corydon Road was shown to be 15,630 average daily trips (ADT) in the East Lake Specific Plan Amendment EIR. The additional 83 trips per day from the proposed Project (as detailed in Table T-1) would result in an increase of 0.5 percent per day, which would result in a less than significant and inaudible increase in vehicle noise. In addition, the increase in 8 trips during the a.m. peak hour and 9 trips during the p.m. peak hour would not result in a significant increase in traffic noise. Therefore, impacts related to operational traffic noise would be less than significant. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 28 Vibration Impacts Construction Vibration. Construction activities for development of the Project would include excavation and grading, which have the potential to generate low levels of groundborne vibration. People residing in close proximity to the construction could be exposed to the generation of excessive groundborne vibration or groundborne noise levels related to construction activities. The results from vibration can range from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibrations at moderate levels, to slight structural damage at the highest levels. As shown in Table N-5, a vibratory roller could generate up to 0.21 in/sec PPV at and operation of a large bulldozer could generate up to 0.089 PPV at a distance of 25 feet (two of the most vibratory pieces of construction equipment), and would not exceed the damage threshold for older residential structures of 0.30 in/sec PPV. Groundborne vibration at sensitive receptors associated with this equipment would drop off as the equipment moves away. For example, as the vibratory roller moves further than 100 feet from the sensitive receptors, the vibration associated with it would drop below 0.0026 in/sec PPV. Table N-5: Construction Equipment Vibration Source Levels Equipment PPV at 25 ft, in/sec Vibratory Roller 0.210 Hoe Ram 0.089 Large Bulldozer 0.089 Loaded Trucks 0.076 Jackhammer 0.035 Small Bulldozer 0.003 Source: Transportation and Construction Vibration Guidance Manual (Caltrans 2020). The closest residence is approximately 109 feet from the Project site boundary, at which equipment vibrations would be approximately 0.0026 in/sec PPV from vibratory equipment used during construction, which is less than the threshold of 0.3 PPV. Hence, impacts related to construction vibration would be less than significant. Overall, the proposed Project would not result in any significant effects relating to noise or vibration; therefore, the proposed Project meets the noise related criteria of CEQA Guidelines Section 15332(d). AIR QUALITY This section is based on the Air Quality and Greenhouse Gas Technical Study that was prepared for the proposed Project that is provided in Appendix D. The Project’s construction and operational emissions were calculated using the California Emissions Estimator Model (CalEEMod) Version 2022.1.1.32 pursuant to the South Coast Air Quality Management District (SCAQMD) methodology criteria. Air Quality Management Plan Consistency The Project site is located in the South Coast Air Basin, which is under the jurisdictional boundaries of the SCAQMD. The SCAQMD and Southern California Association of Governments (SCAG) are responsible for preparing the Air Quality Management Plan (AQMP), which addresses federal and state Clean Air Act (CAA) requirements. The AQMP details goals, policies, and programs for air quality in the Basin and uses SCAQMD Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 29 and SCAG land use designations contained in General Plan documents to forecast, inventory, and allocate regional emissions from land use and development-related sources. As described in Chapter 12, Section 12.2 and Section 12.3 of the SCAQMD’s CEQA Air Quality Handbook (1993), for purposes of analyzing consistency with the AQMP, if a proposed project would have a development density and vehicle trip generation that is substantially greater than what was anticipated in the General Plan, then the proposed project would conflict with the AQMP. On the other hand, if a project’s density is consistent with the General Plan, its emissions would be consistent with the assumptions in the AQMP, and the project would not conflict with SCAQMD’s attainment plans. In addition, the SCAQMD considers projects consistent with the AQMP if the project would not result in an increase in the frequency or severity of existing air quality violations or cause a new violation. The Project site has a General Plan land use designation of East Lake Specific Plan and an East Lake Specific Plan designation of Action Sports, Tourism, Commercial and Recreation and has an Airport Overlay designation, which allows development of warehouses. The Project includes a Minor Modification to the East Lake Specific Plan to reallocate approximately 50,000 square feet of the Industrial Development Target allocated from Specific Plan Area 2 to Specific Plan Area 3, where the proposed Project is located. With the Minor Modification of the Specific Plan, the proposed Project would be within the anticipated industrial development buildout anticipated by the East Lake Specific Plan. Therefore, the Project is consistent with the buildout density of the Specific Plan area and would not conflict with the AQMP. Also, as described in the analysis below, emissions generated by construction and operation of the proposed Project would not exceed thresholds. Thus, the Project would not result in an increase in the frequency or severity of existing air quality violations or cause a new violation, and no impacts would occur. Regional Construction Emissions Construction activities associated with the proposed Project would generate pollutant emissions from the following construction activities: site preparation, grading, building construction, paving, and architectural coating. The volume of emissions generated on a daily basis would vary, depending on the intensity and types of construction activities occurring. Construction activities would generate emissions from onsite construction equipment, haul of soils export and import of construction materials, and construction worker vehicle trips to and from the Project site during the estimated eight months of construction. It is mandatory for all construction projects to comply with several SCAQMD Rules, including Rule 403 for controlling fugitive dust, PM10, and PM2.5 emissions from construction activities. Rule 403 requirements include, but are not limited to, applying water in sufficient quantities to prevent the generation of visible dust plumes, applying soil binders to uncovered areas, reestablishing ground cover as quickly as possible, utilizing a wheel washing system to remove bulk material from tires and vehicle undercarriages before vehicles exit the proposed project site, covering all trucks hauling soil with a fabric cover and maintaining a freeboard height of 12-inches, and maintaining effective cover over exposed areas. Compliance with Rule 403 was accounted for in the construction emissions modeling and is ensured through the City’s development permitting process. In addition, implementation of SCAQMD Rule 1113 that governs the volatile organic compounds (VOC) content in architectural coating, paint, thinners, and solvents, would be required and is also ensured through the City’s development permitting process. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 30 As shown in Table AQ-1, CalEEMod modeling details that construction emissions generated by the proposed Project would not exceed SCAQMD regional thresholds. Therefore, construction activities would result in a less than significant impact. Table AQ-1: Regional Construction Emissions Summary Construction Year Maximum Day Maximum Daily Emissions (lbs/day) VOC NOx CO SO2 PM10 PM2.5 2025 0.74 16.0 31.0 0.050 1.13 0.24 2026 10.6 19.1 30.9 0.050 4.30 2.02 2027 10.6 14.0 20.3 0.027 0.67 0.31 Maximum Daily Emissions 10.6 19.1 31.0 0.050 4.30 2.02 SCAQMD Regional Threshold 75 100 550 150 150 55 Threshold Exceeded? No No No No No No Source: Air Quality and Greenhouse Gas Study, Appendix D Regional Operational Emissions Implementation of the Project would result in long-term regional emissions of criteria air pollutants and ozone precursors associated with area sources, such as natural gas and electricity consumption, landscaping, applications of architectural coatings, and consumer products. However, vehicular emissions would generate a majority of the emissions generated from the Project. Operational emissions associated with the proposed Project were modeled using CalEEMod and are presented in Table AQ-2. As shown, the proposed Project would result in long-term regional emissions of the criteria pollutants that would be below the SCAQMD’s applicable thresholds. Therefore, the Project’s operational emissions would not exceed the national ambient air quality standards (NAAQS) or the California Ambient Air Quality Standards (CAAQS) and would not result in a cumulatively considerable net increase of any criteria pollutant. Impacts would be less than significant. Table AQ-2: Summary of Regional Operational Emissions Operational Source Maximum Daily Emissions (lbs/day) VOC NOx CO SOx PM10 PM2.5 Mobile 0.37 0.48 4.38 0.01 1.08 0.28 Area 1.10 0 0 0 0 0 Energy 0.01 0.25 0.21 <0.005 0.02 0.02 Off-Road 0.28 2.50 16.4 0.03 0.05 0.05 Total Maximum Daily Emissions 1.76 3.23 21.0 0.04 1.15 0.35 SCAQMD Significance Thresholds 55 55 550 150 150 55 Threshold Exceeded? No No No No No No Source: Air Quality and Greenhouse Gas Study, Appendix D Localized Significant Thresholds (LST) The SCAQMD recommends the evaluation of localized NOx, CO, PM10, and PM2.5 construction-related impacts to sensitive receptors in the immediate vicinity of the Project site. Such an evaluation is referred to as a localized significance threshold (LST) analysis. The impacts were analyzed pursuant to the SCAQMD’s Final Localized Significance Threshold Methodology. According to the LST Methodology, off-site mobile emissions from the Project should not be included in the emissions compared to the LSTs. SCAQMD has developed LSTs that Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 31 represent the maximum emissions from a project that are not expected to cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standards, and thus would not cause or contribute to localized air quality impacts. LSTs are developed based on the ambient concentrations of NOx, CO, PM10, and PM 2.5 pollutants for each of the 38 source receptor areas (SRAs) in the SCAB. The Project site is located in SRA 25, Lake Elsinore. Sensitive receptors include uses such as residences, schools, playgrounds, childcare centers, and athletic facilities. The nearest LST sensitive receptors to the Project site are the residences approximately 30 feet (9.1 meters) east of the site. Construction LST. The localized thresholds from the mass rate look-up tables in SCAQMD’s Final Localized Significance Threshold Methodology document, were developed for use on projects that are less than or equal to 5-acres in size or have a disturbance of less than or equal to 5 acres daily and were used to evaluate LSTs. The maximum number of acres disturbed on the peak day of construction was calculated from the CalEEMod model construction equipment list, which identifies that crawler tractors, graders, and rubber-tired dozers would disturb 2.0-acres in an 8-hour day. As shown in Table AQ-3, with implementation of SCAQMD Rules 403 and 1113, the maximum daily construction emissions from the proposed Project would not exceed the applicable SCAQMD LST thresholds. Therefore, construction LST impacts would be less than significant. Table AQ-3: Localized Maximum Construction Emissions Emissions Maximum Daily Emissions (lbs/day) NOx CO PM10 PM2.5 Maximum Daily Emissions 18.8 30.1 3.78 1.87 SCAQMD Significance Thresholds 234 1,100 7 4 Threshold Exceeded? No No No No Source: Air Quality and Greenhouse Gas Study, Appendix D Operational LST. According to the SCAQMD LST methodology, LSTs apply to a project’s stationary and on- site mobile sources. Projects that involve mobile sources that spend long periods queuing and idling at a site, such as transfer facilities, have the potential to exceed the operational LSTs. The proposed Project consists of two warehouses that would generate 8 AM peak hour trips and 9 PM peak hour trips as shown on Table T-1 and is not anticipated to result in significant vehicle idling or queuing activity. However, because the proposed warehouses involve truck traffic and idling emissions, operational LST emissions were calculated. As detailed in Table AQ-4, the maximum daily operational emissions from the proposed Project would not exceed the applicable SCAQMD LST thresholds. Therefore, operational LST impacts would be less than significant. Table AQ-4: Localized Maximum Operational Emissions Emissions Maximum Emissions (lbs/day) NOX CO PM10 PM2.5 Maximum Daily Emissions 3.23 23.1 1.15 0.35 SCAQMD Significance Thresholds 234 1,100 2 1 Threshold Exceeded? No No No No Source: Air Quality and Greenhouse Gas Study, Appendix D Odors The proposed Project would not emit other emissions, such as those generating objectionable odors, that would affect a substantial number of people. The threshold for odor is identified by SCAQMD Rule 402, Nuisance, which states: Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 32 A person shall not discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property. The provisions of this rule shall not apply to odors emanating from agricultural operations necessary for the growing of crops or the raising of fowl or animals. The type of facilities that are considered to result in other emissions, such as objectionable odors, include wastewater treatments plants, compost facilities, landfills, solid waste transfer stations, fiberglass manufacturing facilities, paint/coating operations (e.g., auto body shops), dairy farms, petroleum refineries, asphalt batch plants, chemical manufacturing, and food manufacturing facilities. The proposed Project would implement warehouse development that does not involve the types of uses that would emit objectionable odors affecting a substantial number of people. In addition, odors generated by the Project are required to be in compliance with SCAQMD Rule 402, which would prevent nuisance odors. During construction, emissions from construction equipment, architectural coatings, and paving activities may generate odors. However, these odors would be temporary, intermittent in nature, and would not affect a substantial number of people. Any potential noxious odors would be confined to the immediate vicinity of the construction equipment. Also, the short-term construction-related odors would cease upon the drying or hardening of the odor-producing materials. Therefore, impacts associated with other emissions, such as odors, would not adversely affect a substantial number of people. Greenhouse Gas Emissions The City of Lake Elsinore has not adopted a numerical significance threshold to evaluate greenhouse gas (GHG) impacts. SCAQMD does not have approved thresholds; however, it does have draft thresholds that provides a tiered approach to evaluate GHG impacts, which includes the following: • Tier 1 consists of evaluating whether or not the project qualifies for any applicable exemption under CEQA. • Tier 2 consists of determining whether the project is consistent with a GHG reduction plan. If a project is consistent with a qualifying local GHG reduction plan, it does not have significant GHG emissions. • Tier 3 consists of screening values, which the lead agency can choose, but must be consistent with all projects within its jurisdiction. A project’s construction emissions are averaged over 30 years and are added to the project’s operational emissions. If a project’s emissions are below one of the following screening thresholds, then the project is less than significant: o Residential and Commercial land use: 3,000 metric tons of carbon dioxide equivalent (MTCO2e) per year o Industrial land use: 10,000 MTCO2e per year o Based on land use type: residential: 3,500 MTCO2e per year; commercial: 1,400 MTCO2e per year; or mixed use: 3,000 MTCO2e per year The SCAQMD’s draft threshold uses the Executive Order S-3-05 year 2050 goal as the basis for the Tier 3 screening level. Achieving the Executive Order’s objective would contribute to worldwide efforts to cap CO2 Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 33 concentrations at 450 parts per million (ppm), thus stabilizing global climate. Therefore, for purposes of examining potential GHG impacts from implementation of the proposed Project, and to provide a conservative analysis of potential impacts, the Tier 3 screening level for all land use projects of 3,000 MTCO2e was selected as the significance threshold. In addition, SCAQMD methodology for evaluating a project’s construction emissions are to amortize them over 30-years and then add them to the project’s operational emissions to determine if the project would exceed the screening values listed above. Project GHG Emissions. Construction activities generate sources of GHG emissions from construction equipment and workers’ commutes to and from the site. The combustion of fossil-based fuels creates GHGs such as CO2, CH4, and N2O. As shown on Table AQ-5, construction of the Project is estimated to generate 21.5 MTCO2e per year from construction emissions amortized over 30 years per SCAQMD methodology. Table AQ-5: Project Construction GHG Emissions Year Annual Emissions (Metric Tons CO2e) 2025 54.9 2026 587 2027 2.07 Total Construction Emissions 644 Amortized Over 30 years 21.5 Source: Air Quality and Greenhouse Gas Study, Appendix D During operations, the proposed Project would generate long-term GHG emissions from vehicular/truck trips, mechanical operations related to truck maintenance; water, natural gas, and electricity consumption; and solid waste generation. Water use results in indirect GHG emissions from the energy required to transport water from its source. Natural gas use results in the emission of two GHGs: CH4 (the major component of natural gas) and CO2 (from the combustion of natural gas). Electricity use can result in GHG production if the electricity is generated by combusting fossil fuel. As shown in Table AQ-6, the Project would generate approximately 703 MTCO2e per year, which is less than the SCAQMD threshold of 3,000 MTCO2e. Therefore, impacts would be less than significant. Table AQ-6: Project Total GHG Emissions Emission Source Annual Emissions (Metric Tons CO2e) Mobile Source 195 Area < 1 Energy 115 Water Use 34.3 Solid Waste 14.3 Off-Road 323 Total Operational 681 Construction (amortized) 21.5 Total 703 SCAQMD Threshold 3,000 Exceeds Threshold? No Source: Air Quality and Greenhouse Gas Study, Appendix D Project Compliance with Applicable GHG Policies. The proposed development Project would comply with state programs that are designed to be energy efficient. The proposed Project would comply with all mandatory Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 34 measures under the California Title 24, California Energy Code, and the CalGreen Code, which would provide efficient energy and water consumption. The City’s administration of the requirements includes review of the energy conservation measures during the permitting process, which ensures that all requirements are met. The City of Lake Elsinore adopted a Climate Action Plan (CAP) in 2011. Table AQ-7 provides an analysis of the proposed Project’s consistency with the policies in the City’s CAP. Table AQ-7: Project Consistency with the City’s Climate Action Plan CAP Measure Consistency Measure T-1.2: Pedestrian Infrastructure Consistent. This measure requires the installation of sidewalks along new and reconstructed streets and sidewalks or paths to internally link all uses and provide connections to neighborhood activity centers, major destinations, and transit facilities contiguous with the project site. The Project site is located within a light industrial and rural residential area that does not include neighborhood activity centers, major destinations, and transit facilities contiguous with the site. However, the Project includes installation of a new sidewalk along the site frontage and would provide pedestrian ADA compliant walkways from Corydon Road to access the Project site buildings. As such, the proposed Project would be consistent with this measure. Measure T-1.4: Bicycle Infrastructure Consistent. This measure requires new development to implement and connect to the network of Class I, II and III bikeways, trails and safety features identified in the General Plan, Bike Lane Master Plan, Trails Master Plan and Western Riverside County Non- Motorized Transportation plan. The General Plan EIR Figure 3.4-11 identifies a planned bicycle lane along Corydon Road. The Project does not involve installation of a bicycle lane, but does include both long-term (at a minimum of 5 percent of employee parking) and short-term bicycle parking (at a minimum of 5 percent of the total parking), that would be located at the front of each building toward Corydon Road. As such, the proposed Project would be consistent with this measure. Measure T-1.5: Bicycle Parking Standards Consistent. This measure requires the City to enforce short-term and long-term bicycle parking standards for new non-residential developments. The Project includes installation of bicycle racks to encourage bicycle transportation. The Project includes both long-term (at a minimum of 5 percent of employee parking) and short-term bicycle parking (at a minimum of 5 percent of the total parking), that would be located at the front of each building toward Corydon Road. As such, the proposed Project would be consistent with this measure. Measure T-2.1: Designated Parking for Fuel Efficient Vehicles Consistent. This measure requires new non-residential developments to designate parking spaces for low -emitting, fuel-efficient vehicles. The Project includes 4 EV parking spaces. As such, the proposed Project would be consistent with this measure. Measure T-4.1: Commute Trip Reduction Program Consistent. This measure requires the City to institute a commute trip reduction program for employers with fewer than 100 employees. This measure would be Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 35 CAP Measure Consistency implemented with the Project’s occupancy permits. As such, the proposed Project would not conflict with this measure. Measure E -1.1: Tree Planting Requirements Consistent. This measure requires new developments to plant trees along property lines and in parking areas. The Project would comply with this measure as shown on Figure 5, Conceptual Landscaping Plan. This measure is implemented by the City through the development review process, and conditions of approval. As such, the proposed Project would not conflict with this measure. Measure E -1.2: Cool Roof Requirements Consistent. This measure requires new non-residential development to use roofing materials having solar reflectance, thermal emittance, or Solar Reflectance Index consistent with CALGreen Tier 1 values. This measure would be implemented by the proposed Project and verified during the development permitting process. Measure E -1.3: Energy Efficient Building Standards Consistent. This measure requires that new construction exceed the California Energy Code requirements through either the performance-based or prescriptive approach described in the California Green Building Code. This measure is implemented by the Departments of Planning, Public Works, and Building through the development review process, and conditions of approval. As such, the proposed Project would not conflict with this measure. Measure E -3.2: Energy Efficient Street and Traffic Signal Lights Consistent. This measure requires the City to work with Southern California Edison to replace existing high-pressure sodium streetlights and traffic lights with high efficiency alternatives, such as Low Emitting Diode (LED) lights; replace existing City owned traffic lights with LED lights; require any new street and traffic lights to be LED. This measure is currently being implemented by the Department of Public Works through renovation. This measure would apply to any street and/or traffic lights replaced or installed as part of the Project. This measure is implemented by the Departments of Planning, Public Works, and Building through the development review process, and conditions of approval. As such, the proposed Project would not conflict with this measure. Measure E -4.1: Landscaping Ordinance Consistent. This measure requires the City to enforce the City’s AB 1881 Landscaping Ordinance, which requires that landscaping be water efficient, thereby consuming less energy and reducing emissions. The proposed Project is consistent with the City’s landscaping and irrigation requirements. This measure is verified by the Departments of Planning, Public Works, and Building through the development review process, and conditions of approval. As such, the proposed Project would not conflict with this measure. Measure E -4.2: Indoor Water Conservation Requirements Consistent. This measure requires that development projects reduce indoor water consumption. The proposed Project is designed to be consistent with the Title 24 water conservation requirements. This measure would be verified by the Departments of Building and Planning through project permitting. As such, the proposed Project would not conflict with this measure. Measure E -5.1: Renewable Energy Incentives Consistent. This measure facilitates the voluntary installation of small-scale renewable energy systems, such as solar photovoltaic and solar hot water systems, by connecting residents and businesses with technical and financial assistance through the City website. This measure is implemented by the Departments of Building and Planning Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 36 CAP Measure Consistency through outreach and incentive programs. The proposed Project is designed to be consistent with the Title 24 energy requirements. The proposed Project would not conflict with this measure. Measure S -1.4: Construction and Demolition Waste Diversion Consistent. This measure requires development projects to divert, recycle or salvage nonhazardous construction and demolition debris generated at the site, and requires all construction and demolition projects to be accompanied by a waste management plan for the project. This measure is implemented by the Departments of Planning and Building through City contracts, LEMC amendments, development and review process, and conditions of approval. The proposed Project would implement construction and demolition waste diversion, as required by Section 5.408.1 of the California Green Building Standards Code. As such, the proposed Project would not conflict with this measure. Overall, the proposed Project would not result in any significant effects relating to air quality emissions; therefore, the proposed Project meets the air quality related criteria of CEQA Guidelines Section 15332(d). WATER QUALITY The Project site is located within the Santa Ana River Watershed, which includes the approximately 100-mile- long Santa Ana River and more than 50 tributaries, making it the largest river basin in Southern California. The City of Lake Elsinore is underlain by the Elsinore Groundwater Basin, which covers 40.2 square miles in western Riverside County. The City is within the jurisdiction of the Santa Ana Regional Water Quality Control Board (RWQCB), which sets water quality standards for all ground and surface waters within its region. Water quality standards are defined under the Clean Water Act (CWA) to include both the beneficial uses of specific water bodies and the levels of water quality that must be met and maintained to protect those uses (water quality objectives). Water quality standards for all ground and surface waters overseen by the RWQCB are documented in its Basin Plan, and the regulatory program of the RWQCB is designed to minimize and control discharges to surface and groundwater, largely through permitting, such that water quality standards are effectively attained. Construction. Construction of the proposed Project would require grading and excavation of soils, which would loosen sediment, and then have the potential to mix with surface water runoff and degrade water quality. Additionally, construction would use heavy equipment and construction-related chemicals, such as concrete, cement, asphalt, fuels, oils, antifreeze, transmission fluid, grease, solvents, and paints. These potentially harmful materials could be accidentally spilled or improperly disposed of during construction and, if mixed with surface water runoff could wash into and pollute waters. These types of water quality impacts during construction of the Project would be prevented through implementation of a stormwater pollution prevention plant (SWPPP). Construction of the Project would disturb more than one acre of soil; therefore, the proposed Project would be required to obtain coverage under the NPDES General Permit for Discharges of Storm Water Associated with Construction Activity (and LEMC Section 14.08). Construction activity subject to this permit includes clearing, grading, and ground disturbances such as trenching, stockpiling, or excavation. The Construction General Permit requires implementation of a SWPPP that is required to identify all potential sources of pollution that are reasonably expected to affect the quality of storm water discharges from the construction site. The SWPPP would generally contain a site map Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 37 showing the construction perimeter, proposed buildings, stormwater collection and discharge points, general pre- and post-construction topography, drainage patterns across the site, and adjacent roadways. An Erosion and Sediment Transport Control Plan is also required to be prepared by a qualified SWPPP developer (QSD) to be included in the SWPPP for the Project with construction Best Management Practices (BMPs) such as: • Prompt revegetation of proposed landscaped areas; • Perimeter gravel bags or silt fences to prevent off-site transport of sediment; • Storm drain inlet protection (filter fabric gravel bags and straw wattles), with gravel bag check dams within paved roadways; • Regular sprinkling of exposed soils to control dust during construction and soil binders for forecasted wind storms; • Specifications for construction waste handling and disposal; • Contained equipment wash-out and vehicle maintenance areas; • Erosion control measures including soil binders, hydro mulch, geotextiles, and hydro seeding of disturbed areas ahead of forecasted storms; • Construction of stabilized construction entry/exits to prevent trucks from tracking sediment on City roadways; • Construction timing to minimize soil exposure to storm events; and • Training of subcontractors on general site housekeeping. Adherence to the existing requirements and implementation of the appropriate BMPs as ensured through the City’s construction permitting process would ensure that the Project would not violate any water quality standards or waste discharge requirements, potential water quality degradation associated with construction activities would be minimized, and impacts (including those to Lake Elsinore) would be less than significant. Operations. As detailed in the Preliminary WQMP (Appendix E), the Project site naturally drains south to Lake Elsinore. The proposed Project includes operation of warehouse uses, including loading docks, vehicle parking, and landscaping. Potential pollutants associated with the proposed uses include various chemicals from cleaners; sediment from landscaping; trash debris; and oil and grease from vehicles in the parking lots. If these pollutants discharge into surface waters, it could result in degradation of water quality. However, operation of the proposed Project would be required to comply with the requirements of the Santa Ana Regional MS4 Permit through preparation of a project-specific Hydrology Study and Water Quality Management Plan (WQMP) that describes the low-impact development (LID) infrastructure and non-structural, structural, and source control and treatment control BMPs that are included in the Project’s design to protect water quality. The Santa Ana Regional MS4 Permit regulations are included in the LEMC in Chapter 14.08. The MS4 Permit: • Provides the framework for the program management activities and plan development; • Provides the legal authority for prohibiting unpermitted discharges into the storm drain system and for requiring BMPs in new development and significant redevelopment; Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 38 • Ensures that all new development and significant redevelopment incorporates appropriate Site Design, Source Control, and Treatment Control BMPs to address specific water quality issues; and • Ensures that construction sites implement control practices that address construction related pollutants including erosion and sediment control and onsite hazardous materials and waste management. The Santa Ana Regional MS4 Permit requires that new development and significant redevelopment projects (or priority projects), such as the proposed Project, develop and implement a WQMP that includes BMPs and LID design features that would provide onsite treatment of stormwater to prevent pollutants from onsite uses from leaving the site. A WQMP is required to be approved prior to the issuance of a building or grading permit. The proposed Project would install an onsite drainage and bioretention system to capture and treat stormwater. Stormwater on the Project site would be conveyed to landscape areas and onsite storm drains that would drain to two proposed bioretention basins that would collect, treat, and infiltrate runoff into the site soils. The system is required to be sized to treat runoff from the Design Capture Storm (85th percentile, 24-hour) from the Project site. The Project’s WQMP would be reviewed and approved by the City to ensure it complies with the Santa Ana RWQCB MS4 Permit regulations. In addition, the City’s permitting process would ensure that all BMPs in the WQMP would be implemented with the Project. Overall, implementation of the WQMP pursuant to the exist ing regulations would ensure that operation of the proposed Project would not violate any water quality standards, waste discharge requirements, or otherwise degrade water quality; and no new impacts would occur. The proposed Project would not result in any significant effects relating to water quality; therefore, the proposed Project meets the water quality related criteria of CEQA Guidelines Section 15332(d). e. Criterion Section 15332(e): Utilities: The site can be adequately served by all required utilities and public services. The utilities necessary to construct and operate the proposed Project (electric, trash, water, and sewage) would be adequately provided by existing utility service systems. The Project site is located in an urbanized and developed area. The proposed Project would connect to existing utility service lines adjacent to the Project site. The proposed Project would install onsite water lines and sewer lines that would connect to the existing 21- inch water main and 18-inch sewer line in Corydon Road. Similarly, onsite electrical systems would be installed on the site and would connect to existing infrastructure within Corydon Road that would be undergrounded along the site frontage as part of the Project. Trash collection services would be arranged prior to the issuance of building permits. All service confirmations would be addressed prior to occupancy. Given the Project size and its location within an area that is currently served by utilities, the site can be adequately served by all required utilities and public services, as detailed below. Therefore, the proposed Project meets the criteria of CEQA Guidelines Section 15332(e). Water Utility The proposed Project would install on-site water lines that would connect to the existing 21-inch water main in Corydon Road. The new onsite water system would convey water supplies to the proposed residences and landscaping through plumbing/landscape feat ures that are compliant with the CalGreen Plumbing Code for efficient use of water. The impacts related to installation of the new water lines are included in the analysis herein, such as within the construction traffic, construction air quality, and construction noise analysis. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 39 Water to the City is provided by the Elsinore Valley Municipal Water District (EVMWD). The proposed project would result in an increased demand for water supplies from the two new warehouses and associated landscaping. The EVMWD 2020 Urban Water Management Plan (UWMP) details that demands for water in the EVMWD service area is projected to grow from 29,825 acre feet yearly (AFY) in 2025 to 40,170 AFY in 2045, which is an increase of 10,345 AFY or 34.7 percent. In addition, the UWMP details that water suppli es are anticipated to increase from 47,219 AFY in 2025 to 55,328 AFY in 2045, which is an increase of 8,109 AFY of water supply. The City’s General Plan EIR (Table 3.16-9) identifies that limited industrial uses, such as warehousing, would generate a water demand of 900 gallons per acre per day. The Project site is 3.04 acres; thus, the estimated water demand is 2,736 gallons per day, which equates to 3.07 AFY. The Project would limit water demand by inclusion of low-flow plumbing and irrigation fixtures pursuant to the California Title 24 requirements. The EVMWD’s 2020 UWMP estimates water supply of 47,219 AFY and total water demand of 29,825 AFY in 2025, provides for an additional supply of 17,394 AFY. The Project’s demand of 3.07 AFY equates to 0.02 percent of the difference in the 2025 supply and demand and equates to 0.03 percent of the increase in water demand between 2025 and 2045. Therefore, the City would have water supplies available to serve the Project. Furthermore, because the Project’s uses are consistent with the existing Specific Plan land use designations for the site and buildout of the Specific Plan, which are used to project future water demands. Thus, the demand from the Project is included in the UWMP demand projections. Potential impacts related to water utilities would not occur. Sewer Utility The proposed Project would install sewer lines on the site that would connect to the existing 18-inch sewer main in Corydon Road, which has adequate capacity to serve the new residences on the site. The impacts related to installation of the new sewer lines are included in the analysis herein, such as within the construction traffic, construction air quality, and construction noise analysis. The proposed warehouses would generate new wastewater, which would be conveyed through existing sewer facilities to the Regional Water Reclamation Facility that is located at 31315 Chaney Street in Lake Elsinore. The facility has a regular capacity of 8.0 million gallons per day (MGD) and is going through an expansion to provide an additional 4 MGD of treatment capacity with a projected completion in 2027. The Regional Water Reclamation Facility operated at approximately 81% of its 8 MGD of capacity at the end of FY 2024 (EVMWD Budget FY 2026-2027), which results in an additional capacity of 1.52 MGD. The City’s General Plan EIR (Table 3.16-4) identifies that limited industrial uses, such as warehousing, would generate a wastewater demand of 550 gallons per acre per day. The Project site is 3.04 acres; thus, the estimated water demand for the proposed Project is 1,689 gallons per day, which equates to 0.0017 MGD, and would be accommodated by the current Regional Water Reclamation Plant excess capacity of 1.52 MGD and expanded capacity of 4 MGD more in 2027 when the treatment plant expansion is completed. Therefore, the Project would be adequately served by the existing wastewater system, and no impacts would occur. Electric The proposed Project would not utilize natural gas and would be all electric. The Project served by Southern California Edison would connect to the electrical infrastructure in Corydon Road. The Project includes Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 40 undergrounding the existing overhead power lines along the site frontage. The impacts related to installation of the new electric lines are included in the analysis herein, such as within the construction traffic, construction air quality, and construction noise analysis. The existing electric utilities would be able adequately serve the Project. All service confirmations would be confirmed by the City prior to issuance of occupancy permits. Landfills In 2024, approximately 78 percent of the solid waste from the City of Lake Elsinore, which was disposed of in landfills, went to the El Sobrante Landfill and approximately 17 percent went to the Badlands Sanitary Landfill. The El Sobrante Landfill is permitted to accept 16,054 tons per day of solid waste and is permitted to operate through 2051. In August 2025, a maximum of 12,843 tons in a day was disposed at the El Sobrante Landfill, which provides for a remaining capacity of 3,211 tons per day. The Badlands Sanitary Landfill is permitted to accept 5,000 tons per day of solid waste and is permitted to operate through 2058. In August 2025, a maximum of 3,065.5 tons in a day was disposed at the Badlands Sanitary Landfill, which provides for a remaining capacity of 1,934.5 tons per day. Construction. Project construction would generate solid waste in the form of packaging and discarded materials. Section 5.408.1 of the California Green Building Standards Code requires demolition and construction activities to recycle or reuse a minimum of 65 percent of the nonhazardous construction and demolition waste. Thus, the demolition and construction solid waste that would be disposed of at the landfill would be approximately 35 percent of the waste generated. As project construction does not require demolition of any structure, solid waste generated would be limited in comparison to operation wastes. As described above, the El Sobrante Landfill has a remaining capacity of approximately 3,211 tons per day and Badlands Sanitary Landfill has a remaining capacity of 3,065 tons per day. Therefore, the facility would be able to accommodate the limited construction waste generated by the project, and impacts related to landfills during construction would be less than significant. Operation. The CalEEMod modeling information for the Project (Appendix D) identifies that operation of the Project would generate 45.7 tons of solid waste per year, or 0.88 tons per week. However, at least 75 percent of the solid waste is required by AB 341 to be recycled, which would reduce the volume of landfilled solid waste to approximately 0.22 tons per week. As the El Sobrante Landfill has additional capacity of approximately 3,211 tons per day and Badlands Sanitary Landfill has a remaining capacity of 3,065 tons per day, the solid waste generated by the Project would be within the capacity of the landfill. Thus, the proposed Project would be served by a landfill with sufficient permitted capacity to accommodate the Project’s solid waste disposal needs and the Project would result in less than significant operational impacts to landfills. Fire Services The Riverside County Fire Department provides fire protection services throughout the City of Lake Elsinore. The Fire Department has four fire stations within 5 roadway miles of the Project site, as listed in Table PS-1. The closest station is Station 61 that is 2.2 miles from the site. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 41 Table PS-1: Fire Stations Serving Project Area Station Address Distance from Site (roadway miles) #61 32637 Gruwell Street, Wildomar, CA 92595 2.2 miles #11 33020 Maiden Lane, Lake Elsinore, CA 92530 3.8 miles #10 410 W. Graham Ave, Lake Elsinore, CA 92530 4.9 miles #94 22770 Railroad Canyon Rd, Lake Elsinore, CA 92532 5.0 miles The proposed Project would develop two unrefrigerated warehouses that would each be 24,296 square feet and would have a maximum height of 34 feet 4 inches. The buildings would be constructed with non-flammable cmu walls. Implementation of the project would be required to adhere to the California Fire Code, as included in the City’s Municipal Code Chapter 15.56. As part of the permitting process the project plans would be reviewed by the City’s Building and Safety Division to ensure that project plans meet the fire protection requirements. Due to the increase in onsite people that would occur from implementation of the two new warehouses on an undeveloped site, an incremental increase in demand for fire protection and emergency medical services would occur. However, the increase in persons onsite is limited, as the Project is anticipated to generate 13 employees (Appendix D) and would not increase demands such that the four fire stations would not be able to accommodate servicing the Project in addition to its existing commitments. Further, per the Riverside County Fire Department Master Plan, the City falls into the Urban category (GPU EIR). This classification requires a fire station be within three roadway miles of the Project site and have a response time goal of 7 minutes. As shown in Table PS-1, Riverside County Fire Department Station 61 is approximately 2.2 roadway miles from the site. Based on the travel distance from the station to the site, the approximate response time would be four minutes. In addition, The City’s Fiscal Year 2025-2026 Operating Budget describes that in Fiscal Year 2024- 25 the Fire Department had an average response time of 4.4 minutes, which is under the City’s goal of 5 minutes. As such, per the Riverside County Fire Department Master Plan, the Project site would have adequate fire service. Provision of a new or physically altered fire station would not be required that could cause environmental impacts. Police Services The City of Lake Elsinore contracts with the County of Riverside Sheriff’s Department for police services. The Sheriff Station serving the Project area is the Lake Elsinore Station, located at 333 W. Limited Avenue, Lake Elsinore, CA 92530. The Station is located approximately 4.7 roadway miles from the Project site. Because the Project site is currently vacant, development of the proposed warehouses would result in an incremental increase in demand for law enforcement services. However, the increase would not be significant when compared to current demand levels in the City and would not require the construction or expansion of the City’s existing policing facilities. Thus, no impact would occur. In addition, the Project would be required to comply with the City of Lake Elsinore Municipal Code, which requires a development impact fee (DIF) payment to the City for impacts to public services and facilities, Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 42 including sheriff facilities and services. Payment of the DIF fee would ensure that funds are available for either the purchase of new equipment and/or the hiring of additional sheriff personnel to maintain the County’s desired level of service for sheriff protection. Therefore, no impacts related to police services would occur. School Services The Project site is located within the Lake Elsinore Unified School District that serves over 144 square miles throughout Southwest Riverside County, including the Cities of Lake Elsinore, Canyon Lake, and Wildomar, and several unincorporated County communities. The Lake Elsinore Unified School District operates 12 elementary schools, four middle schools, three comprehensive high schools, two K-through-8 schools, and four alternative education programs. The Project site is currently within the attendance boundary of the following schools: William Collier Elementary (TK-5) located at 20150 Mayhall Drive, approximately 0.8 miles south of the Project site; Brown Middle School (6-8) located at 21861 Grand Avenue, approximately 3.5 miles southeast of the Project site; and Elsinore High School (9-12) located at 21800 Canyon Drive, approximately 2.2 miles east of the Project site. The proposed warehouses Project would not generate new housing, and the addition of approximately 13 new employees for the proposed warehouses (per Appendix D) would not generate a substantial increase in population within the City. Future employees of the proposed Project are anticipated to come from the City and surrounding area, children of new employees are expected to already attend schools within the Lake Elsinore Unified School District. Therefore, the increase of approximately 13 employees from the Project would not substantially increase demand on schools and would not result in a need for new or expanded school facilities. Additionally, pursuant to Government Code Section 65995 et seq., the need for additional school facilities is addressed through compliance with school impact fee assessment. SB 50 (Chapter 407 of Statutes of 1998) sets forth a state school facilities construction program that includes restrictions on a local jurisdiction’s ability to condition a project on mitigation of a project’s impacts on school facilities in excess of fees set forth in the Government Code. These fees are collected by school districts at the time of issuance of building permits for development projects. Pursuant to Government Code Section 65995 applicants shall pay developer fees to the appropriate school districts at the time building permits are issued; and payment of the adopted fees provides full and complete mitigation of school impacts. As a result, impacts related to school facilities would not occur with the Government Code required fee payments. Utilities Conclusion Given the Project size and its location within an area that is currently served by utilities and the information provided above, the Project would be adequately served by all required utilities and public services. Therefore, the proposed Project meets the criteria of CEQA Guidelines Section 15332(e). 5.1 EXCEPTIONS FOR EXEMPTIONS In addition to investigating the applicability of CEQA Guidelines Section 15332 (Class 32), this CEQA document also assesses whether any of the exceptions to qualifying for the Class 32 categorical exemption for an Infill Project are present. The following analysis compares the criteria of CEQA Guidelines Section 15300.2 (Exceptions) to the Project. a. Criterion 15300.2(a): Location: Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 43 sensitive environment be significant. Therefore, these classes are considered to apply all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The Project does not qualify for an exemption under Classes 3, 4, 5, 6 or 11. The Project is located within an urban area, and as detailed previously, is not located within a sensitive environment. In addition, the Project would not result in any impacts on an environmental resource of hazardous or critical concern, as described throughout this Exemption Checklist document. Therefore, the exception under criterion 15300.2(a) is not applicable. b. Criterion 15300.2(b): Cumulative Impact: All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The proposed Project would develop a site that is disturbed, adjacent to similar land uses, and is already served by utilities, public services, and transportation infrastructure. Any construction effects would be temporary, confined to the Project vicinity, and with compliance with existing applicable regulatory requirements, such as SCAQMD Rules and RWQCB regulations that are implemented and verified through the City’s development permitting process, impacts would be less than significant. As explained previously, the Project would generate a limited number of vehicular traffic trips that do not exceed the City’s screening threshold. And pursuant to the City’s VMT criteria, the Project type (small unrefrigerated warehouses) that would generate less than 110 daily trips would result in impacts related to transportation are less than cumulatively considerable. Similarly, the noise analysis details the limited construction noise and vibration that would be generated during construction activities that would occur within the LEMC Section 17.176.080 allowable times. The Project is not located adjacent to any other identified construction project that could result in a cumulative construction noise impact. Thus, cumulative construction noise impacts would be less than significant. Also, the operational noise and vibration that would be generated by the Project would not be cumulatively considerable. The 8 a.m. and 9 p.m. peak hour vehicle trips generated by the Project would equate to less than one trips per minute within the p.m. peak hour, which would not generate noise that could be cumulatively considerable. Further, as show previously in Table N-4, the worst case operational noise would generate 54 dBA at a non-residential receptor, which is below the standard of 65. At the closest residence, the Project would generate 45.6, which is below the threshold of 56 dBA. The Project would not generate noise volumes that could be cumulatively considerable; therefore, the Project would result in a less than significant cumulative noise impact. The SCAQMD’s CEQA air quality methodology provides that projects that result in daily emissions that exceed any of the thresholds would have both an individually (project -level) and cumulatively significant air quality impact. As evaluated previously in Tables AQ-1 through AQ-5, the proposed Project would not exceed the SCAQMD’s applicable thresholds. Therefore, the Project’s operational emissions would not exceed the NAAQS and CAAQS, would not result in a cumulatively considerable net increase of any criteria pollutants or GHG emissions. Thus, the Project would have a less than significant cumulative impact. The Project would develop the site consistent with the East Lake Specific Plan and would reallocate approximately 50,000 square feet of the Industrial Development Target from Specific Plan Area 2 to Specific Plan Area 3 where the proposed warehouses are to be located. Thus, the growth related to the proposed Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 44 Project is consistent with the development assumed by the East Lake Specific Plan and would not be cumulatively considerable. Further, as detailed herein, the proposed Project would not result in any potentially significant impacts that have the potential to cumulatively combine. No potential cumulative impacts would result from the Project. Therefore, the exception under CEQA Guidelines Section 15300.2 (b) does not apply to the Project. c. Criterion 15300.2(c): Significant Effects: A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. There are no known unusual circumstances that are applicable to the Project, and which may result in a significant effect on the environment. The proposed Project consists of the development of the site for light industrial/ warehousing uses, adjacent to existing similar uses, within a developed area that is served by utilities and transportation. The Project would be consistent with the City’s East Lake Specific Plan designation of allowable uses and requirements, as detailed in previous responses. The Project also proposes a Minor Modification to the East Lake Specific Plan to reallocate approximately 50,000 square feet of the Industrial Development Target allocated from Specific Plan Area 2 to Specific Plan Area 3. This would ensure that the total square footage of the Specific Plan buildout would be maintained as intended. Also, the Project includes a Minor Modification to expand the Airport Overlay designation to include the existing Skylark Airport. This overlay extension would provide that development within the Skylark Airport would be consistent with the surrounding overlay area, which would reduce the potential of future unusual circumstances. Overall, the Project would be Implemented in a manner consistent with existing City planning and would not introduce a new activity to the area that could result in a significant effect on the environment. Therefore, the exception under CEQA Guidelines Section 15300.2(c) does not apply to the Project. d. Criterion 15300.2(d): Scenic Highways: A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR. The Project site is not located within a state scenic highway. The closest scenically identified roadway is I-15, which is an Eligible State Scenic Highway and is located over 1.3 miles east of the Project site. Due to the distance between the site and I-15, there are no potential views of the Project site from motorists on the I-15. The proposed Project would develop the undeveloped site with two warehouse buildings that would be 34 feet 4 inches high, and consistent with adjacent and nearby industrial/warehousing developments. The proposed size and height of the building would blend into the existing views of the urban area and would not encroach into views related to I-15. The buildings would be consistent with the height of existing nearby buildings in the area. Thus, views from the I-15 of the Project site would not change; and the proposed Project would not result in damage to scenic resources related to the Eligible State Scenic Highway. In addition, the Project site is undeveloped and does not contain any historic-period structures. Similarly, the developed areas surrounding the Project site contain modern structures, and industrial facilities that are not historic buildings. Therefore, the proposed Project would not cause damage to historic buildings within a state scenic highway. In addition, the Project site and surrounding areas are developed and do not contain rock Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 45 outcroppings. Thus, scenic resources related to rock outcroppings would not occur from implementation of the Project. The trees that are located within and surrounding the Project site are non-native ornamental landscaping, which do not consist of significant scenic resources. The Project would install new drought tolerant low water use ornamental landscaping that would include groundcovers, shrubs, and trees that would be consistent with the City’s landscaping requirements. The Project would not damage scenic resources related to trees within a state scenic highway. As such, no impacts to scenic resources within a state scenic highway would occur from implementation of the proposed Project. Therefore, the exception under CEQA Guidelines Section 15300.2(d) does not apply to the Project. e. Criterion 15300.2(e): Hazardous Waste Sites: A categorical exemption shall not be used for a project located on a site which is included on any list complied pursuant to Section 65962.5 of the Government Code. The Project site is a vacant undeveloped site that does not contain any identified hazardous waste. A review of the California Department of Toxic Substances Control EnviroStor database identifies that the Project site and adjacent areas do not contain hazardous waste sites and are not on any list complied pursuant to Section 65962.5 of the Government Code. Therefore, this exception is not applicable. f. Criterion 15300.2(f): Historical Resources: A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resources. CEQA defines a historical resource as something that meets one or more of the following criteria: (1) listed in, or determined eligible for listing in, the California Register of Historical Resources; (2) listed in a local register of historical resources as defined in Public Resources Code (PRC) Section 5020.1(k); (3) identified as significant in a historical resource survey meeting the requirements of PRC Section 5024.1(g); or (4) determined to be a historical resource by a project’s Lead Agency (PRC Section 21084.1 and CEQA Guidelines Section 15064.5[a]). The California Register defines a “historical resource” as a resource that meets one or more of the following criteria: (1) associated with events that have made a significant contribution to the broad patterns or local or regional history of the cultural heritage of California or the United States; (2) associated with the lives of persons important to local, California, or national history; (3) embodies the distinctive characteristics of a type, period, region, or method of construction or represents the work of a master or possesses high artistic values; or (4) has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation. The Project site is a vacant undeveloped site that does not contain any structures or historic resources. The site is surrounded by a chain linked fence and comprised of sparse non-native vegetation. The site is adjacent to undeveloped parcels and modern industrial warehousing buildings on the northwest side of Corydon Road. Thus, there are no historic or potentially historic resources on the Project site that could be impacted. Neither the site or the surrounding properties are strongly associated with events that have made a significant contribution to the broad patterns of national or state history or with significant persons from the past. The site does not contain historic resources or yield information important to history of prehistory. As a result, the Project would not result in impacts to historic resources; and this exception under CEQA Guidelines Section 15300.2(e) does not apply to the Project. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 46 Conclusion On the basis of the evidence provided above, the Project is eligible for a Class 32 Categorical Exemption in accordance with Section 15332, Infill Development Projects, of the CEQA Guidelines. Because the proposed Project meets the criteria for categorically exempt infill development projects listed in CEQA Guidelines Section 15332 and it would not have a significant effect on the environment, this analysis finds that a Notice of Exemption may be prepared for the proposed Project. Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 47 6.0 REFERENCES Acoustical Analysis Report, 2025. Prepared by Eilar Associates, Inc. Appendix C. Air Quality and Greenhouse Gas Technical Study, 2025. Prepared by BlueScape Environmental. Appendix D. CalRecycle, 2025. Jurisdiction Disposal and Beneficial Reuse by Destination database. Accessed: https://www2.calrecycle.ca.gov/RecyclingDisposalReporting/Reports/JurisdictionDisposalAndBeneficial CalRecycle, 2025. Solid Waste Information System (SWIS) database. Accessed: https://www2.calrecycle.ca.gov/SolidWaste/Site/Search CalTrans (2014). California Manual on Uniform Traffic Control Devices 2014. Accessed: https://dot.ca.gov/programs/safety-programs/camutcd CalTrans. California State Scenic Highway System Map. Accessed: https://experience.arcgis.com/experience/47e2009986264718a5a13a2c81382774 Caltrans (2025). Transportation and Construction Vibration Guidance Manual. Accessed: https://dot.ca.gov/- /media/dot-media/programs/environmental-analysis/documents/env/tcvgm-apr2020-a11y.pdf City of Lake Elsinore East Lake Specific Plan. Accessed: https://www.lake- elsinore.org/DocumentCenter/View/2335/East -Lake-Specific-Plan-Amendment-Number-11-PDF City of Lake Elsinore Fiscal Year 2025-2026 Operating Budget. Accessed: https://www.lake- elsinore.org/DocumentCenter/View/4946/FY-2025-25-Annual -Operating-Budget City of Lake Elsinore General Plan. Accessed: https://www.lake-elsinore.org/465/Lake-Elsinore-General -Plan City of Lake Elsinore General Plan EIR (SCH Number 2005121019). Accessed: https://www.lake- elsinore.org/467/General -Plan---Certified-EIR City of Lake Elsinore Municipal Code. Accessed: https://www.lake-elsinore.org/252/Municipal -Code City of Lake Elsinore Planning Dept. APN / Address Lookup Mapping. Accessed: https://davis.lake- elsinore.org/portal/apps/webappviewer/index.html?id=d78b8d4d4fd24df1b864fd0538e83019 City of Lake Elsinore Existing Conditions Atlas Lake Elsinore General Plan Update, February 2024. Accessed: https://www.lake-elsinore.org/DocumentCenter/View/3596/Lake-Elsinore-Existing-Conditions-Atlas---Final Department of Toxic Substances Control EnviroStor, October 2025. Accessed: https://www.envirostor.dtsc.ca.gov/ Elsinore Valley Municipal Water District 2020 Urban Water Management Plan. Accessed: https://evmwd.com/wp-content/uploads/2022/09/EVMWD-UWMP-Report_Final.pdf Corydon Group Project Class 32 Exemption Checklist City of Lake Elsinore 48 Elsinore Valley Municipal Water District (EVMWD). EVMWD Undergoes Regional Water Reclamation Facility Expansion. June 30, 2023. Website: https://evmwd.com/evmwd-undergoes-regional-water-reclamation-facility- expansion/. General Biological Assessment for Assessor’s Parcel Number 370-080-002 & 003, prepared by Hernandez Environmental Services, 2025. Appendix A. Lake Elsinore Unified School District, 2025. https://www.leusd.k12.ca.us/ Lake Elsinore Unified School District School Locator, 2025. https://www.schoolsitelocator.com/apps/lakeelsinore/ Riverside County Fire Department Fire Station Locator. Accessed: https://www.rvcfire.org/resources/fire- stations Riverside County Sheriff Department Lake Elsinore Station. Accessed: https://www.riversidesheriff.org/directory.aspx?did=14 Vehicle Miles Traveled Screening, 2025. Prepared by Overland Traffic Consultants. Appendix B. 0 200100 US Feet ± Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2023-34 CUP No. 2023-12 and IDR No. 2023-04 Aerial Map Earthstar Geographics BR Y A N T S T PA L O M A R S T CA T H Y S L N HALLIE STME L I N D A L N CORYDON STCO M O S T Vantor 0 375187.5 US Feet ± Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2023-34 CUP No. 2023-12 and, IDR No. 2023-04 Vicinity Map PA L O M A R S T AL B E R T S T RICKS DRRACQUETCLUB WAYG U F F Y L N LA K E S I D E DR CR E S T W O O D D R CORYDON STBEECHER STBILTONWAYMCRAE LNBR Y A N T S T BE E C H CR A F T W A Y CAPE DRCE R E A L S T CAPE COD DRCA T H Y S L N HALLIE STGRIFFITH LNBLUETERRACE STGA R D E N S T M E L I N D A L N SOMERSET DRCO M O S T 0 310155 US Feet ± Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2023-34 CUP No. 2023-12, IDR No. 2023-04 General Plan Exhibit LI - Limited Industrial LI - Limited Industrial SP - Specific Plan CORYDON STBR Y A N T S T CAPEDRLA K E S I D E DR GA R D E N ST BEECHER STBE E C H CR A F T W A Y G U F F Y L N GRIFFITH LNCA T H Y S L N HALLIE STPA L O M A R S TRACQUETCLUB WAYM E L I N D A L N SOMERSET DRCO M O S T CODE INFORMATIONTITLESHEETG 1.0CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.DRAWING INDEXSITE DATA CORYDON GROUPW/ RD CONSTRUCTIONPROJECT TEAMARCHITECT / EXHIBIT PREPAREREMPIRE DESIGN GROUP, INC.511 N MAIN STREETLAKE ELSINORE, CA 92530PHONE: (951) 696-1490CELL PHONE: (951) 809-7601E-MAIL: ghann@empiregr.bizCONTACT: GREGORY HANN, ARCHITECTOWNER / APPLICANTCIVIL: VENTURA ENGINEERING INLAND, INC.27393 YNEZ ROAD, SUITE 159TEMECULA, CALIFORNIA 92591P: 951-252-7632LANDSCAPE:COMMUNITY WORKS DESIGN GROUP7111 INDIANA AVENUE, SUITE 300RIVERSIDE, CA 92504P: 951-369-0700GEOTECHNICAL:SOUTH SHORE TESTING & ENVIRONMENTAL23811 WASHINGTON AVENUE, SUITE C110, #112MURRIETA, CA 92562P: 951-239-3008PHOTOMETRIC:CREE LIGHTING9201 WASHINGTON AVE.RACINE, WI 53406P: 714-812-8182ARCHITECTURALG 1.0TITLE SHEETAS 1.0CONCEPTUAL SITE PLANAS 1.1CONCEPTUAL FENCING PLANAS 1.2CONCEPTUAL STREET SCENE PERSPECTIVESA 1.0BUILDING 1 CONCEPTUAL FLOOR PLANA 1.1 BUILDING 1 CONCEPTUAL MEZZANINE FLOOR PLANA 1.2BUILDING 1 CONCEPTUAL ROOF PLANA 1.3BUILDING 2 CONCEPTUAL FLOOR PLANA 1.4 BUILDING 2 CONCEPTUAL MEZZANINE FLOOR PLANA 1.5BUILDING 2 CONCEPTUAL ROOF PLANA 2.0BUILDING 1 CONCEPTUAL COLORED ELEVATIONSA 2.1BUILDING 2 CONCEPTUAL COLORED ELEVATIONSA 3.0 CONCEPTUAL BUILDING SECTIONSTE 1.0CONCEPTUAL TRASH ENCLOSURE PLANCIVILSHEET 1CONCEPTUAL GRADING AND DRAINAGE PLANSHEET 2SECTIONSLANDSCAPESHEET 1CONCEPTUAL LANDSCAPE PLANPHOTOMETRICSHEET 1 PHOTOMETRIC1.THE PROJECT INVOLVES (2) TWO PARCELS TO BE MERGED.2.THE PROJECT PROPOSES (2) TWO IDENTICAL INDUSTRIAL BUILDINGS, EACHWITH OFFICE MEZZANINES.3.A PROPOSED (2) TWO IDENTICAL TRASH ENCLOSURES.4.ONSITE IMPROVEMENTS CONSIST OF ONSITE PARKING, WQMP AREAS, SITECIRCULATION, LANDSCAPING, AND SITE LIGHTING.5.OFFSITE IMPROVEMENTS CONSIST OF NEW UTILITY CONNECTIONS, RIGHT OFWAY DEDICATIONS, DRIVEWAY APPROACH, AND UNDERGROUNDING OFEXISTING TELEPHONE/POWER POLES FRONTING PROJECT SITE.PROJECT DESCRIPTION (SOW)ALL CONSTRUCTION TO COMPLY WITH:BUILDING CODE:2022 CALIFORNIA BUILDING CODEPLUMBING CODE:2022 CALIFORNIA PLUMBING CODEELECTRICAL CODE:2022 CALIFORNIA ELECTRIC CODEMECHANICAL CODE:2022 CALIFORNIA MECHANICAL CODEENERGY CODE:2022 CALIFORNIA ENERGY CODEGREEN BUILDING:2022 CALIFORNIA GREEN BUILDING CODEFIRE CODE:2022 CALIFORNIA FIRE CODE (2021 IFC)*THE PROJECT SHALL COMPLY WITH THE DEVELOPMENT STANDARDSAS OUTLINED IN THE THE LEMCNOT TO SCALEVICINITY MAPPETER DELATORRERD CONSTRUCTION38850 CALLE DE COMPANEROMURRIETA, CA 92562PHONE: (818) 625-1011E-MAIL: peter@rdconstructioncorp.comADDRESS:CORYDON RD.LAKE ELSINORE, CA 92530APN:370-080-002, 370-080-003COUNTY: RIVERSIDEEXISTING NET: 2.30 ACRES (99,981 S.F.)LOT SIZE:SPECIFIC PLAN:PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLANCONSTRUCTION TYPE:OCCUPANCYS:III-B/SPRINKLEREDB & S1WAREHOUSE 1: 24,296 S.F.BUILDING AREAS:WAREHOUSE 1 & 2: 34'-4" HIGHBUILDING HEIGHT:LOT COVERAGE:BUILDING: 48,952 S.F. (39%)LANDSCAPING: 25,226 S.F. (20%)IMPERVIOUS: 51,353 S.F. (41%)TOTAL: 125,531 S.F. (100%)PARKING REQUIREMENTS:SURROUNDING LANDNORTH: EAST LAKE SPECIFIC PLANSOUTH: CITY OF WILDOMAREAST: EAST LAKE SPECIFIC PLANWEST: EAST LAKE SPECIFIC PLANUSE AND ZONING:PERMIT NUMBER:TBDLAND USE: ACTION SPORTS, TOURISM AND COMMERCIAL,TRASH ENCLOSURE: 180 S.F. (TYP. OF 2).38FLOOR AREA RATIO:AND RECREATIONALIN MANUFACTURING DISTRICT: 1 PARKING SPACEPER 500 SF OF UNIT AREA FOR UP TO 20,000 S.F.+ PARKING SPACE PER 1,000 SFTOTAL STALLS REQUIRED: 90 PER WAREHOUSETOTAL STALLS PROVIDED: 93 TOTALWAREHOUSE 2: 24,296 S.F.(INCLUDING 4 ADA & 4 EVCS)PROPOSED NET: 1.52 ACRES (66,250 S.F.)370-080-002EXISTING NET: 0.74 ACRES (32,155 S.F.)PROPOSED NET: 1.36 ACRES (59,281 S.F.)370-080-003DEFERRED SUBMITTALS1.UNDERGROUND FIRE MAIN AND EQUIPMENT, BACKFLOW, RISERS, PIVs,FDCs, ETC.2.ON-SITE HYDRANTS3.2022 NFPA 13 FIRE SPRINKLER SYSTEMS4.NFPA 72 FIRE ALARM49/26/2025 6:26:09 PM, AHann PROPOSEDBUILDING 1115'-4" X 210'-8"24,296 S.F.45 SEVCSNOPARKINGEVCSEVCSEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLECONCRETE WALKWAY CONCRETE WALKWAY EVCS124'32R20' 20'24'32RMEZZANINE115'-4" X 40'4,613 S.F.PROPOSEDBUILDING 2115'-4" X 210'-8"24,296 S.F.45 SEVCS NO PARKINGEVCS EVCSEVCSCLEAN AIR/ VANPOOL/EV CLEAN AIR/ VANPOOL/EV CLEAN AIR/ VANPOOL/EV CLEAN AIR/ VANPOOL/EV CLEAN AIR/ VANPOOL/EVCLEAN AIR/VANPOOL/EVEXISTING PROPERTY LINEWQMPPROPOSED LEVEL 2 EV CHARGINGSTATIONS, TYP. OF 2, SERVICING 4STALLS (10% OF EV CAPABLE STALLS)DASHED LINE OF START OF GRADECHANGE AT VEHICULAR DRIVE ISLEPROPOSED WROUGHT IRON RAILINGSTARTING AT GRADE CHANGE ANDCONTINUING TO RAMP, TYP.PROPOSED EV CAPABLESTALLS (25% OF TOTAL)PROPOSEDACCESSIBLE PARKINGSTALLS, (TYP. OF 4)PROPOSED TOW-AWAYWARNING SIGNAGE ATDRIVEWAY GATELANDSCAPECONCRETE SIDEWALKVEHICULAR TURNING RADII,PER AASHTO WB-20 (30' BOXTRUCK), 42' OUTSIDE RADIIAND 28.3' INSIDE RADII, TYP.HATCHED AREA OF FIREHAMMERHEAD TURNAROUND PER OFM -01A - FIREDEPARTMENT REQUIREMENTSPROPOSED ELECTRICALTRANSFORMER,COORDINATE WITH SCEFOR EXACT LOCATIONGRAVEL AREAPROPOSED SHORT-TERMBICYCLE PARKING, MIN 5% OFTOTAL PARKING, BARCOPRODUCTS OR EQUALPROPOSED LONG-TERM BICYCLEPARKING, MIN 5% OF EMPLOYEEPARKING, CYCLESAFE OR EQUALPROPOSED OFFSITEIMPROVEMENTS, SEE CIVILOWNER TO MAINTAIN ALLLANDSCAPE IN PUBLIC R.O.W.EXISTINGADJACENTDEVELOPMENTN.A.P.T.E.T.E.CONCRETE SIDEWALKWQMPGRAVEL AREALANDSCAPELANDSCAPE EV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLE EXISTING PROPERTY LINEEXISTING PROPERTY LINEEXISTING PROPERTY LINELANDSCAPELANDSCAPE SEE SHEET AS1.1 FORFENCING PLANSYMBOL PROVIDESNUMBER OF PARKINGSTALLS PER CLUSTEREXISTING PROPERTY LINE TO BE REMOVED,PROPERTIES TO BE MERGED, SEE CIVILMEZZANINE115'-4" X 40'4,613 S.F.MEZZANINE115'-4" X 40'4,613 S.F.MEZZANINE115'-4" X 40'4,613 S.F.NOPARKINGNOPARKINGNOT TO SCALEVICINITY MAPCORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.SITE DATAARCHITECT / EXHIBIT PREPAREREMPIRE DESIGN GROUP, INC.511 N MAIN STREETLAKE ELSINORE, CA 92530PHONE: (951) 696-1490CELL PHONE: (951) 809-7601E-MAIL: ghann@empiregr.bizCONTACT: GREGORY HANN, ARCHITECTADDRESS:CORYDON RD.LAKE ELSINORE, CA 92530PETER DELATORRERD CONSTRUCTION38850 CALLE DE COMPANEROMURRIETA, CA 92562PHONE: (818) 625-1011E-MAIL: peter@rdconstructioncorp.comAPN:370-080-002, 370-080-003COUNTY: RIVERSIDEEXISTING NET: 2.30 ACRES (99,981 S.F.)LOT SIZE:SPECIFIC PLAN:PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLANCONSTRUCTION TYPE:OCCUPANCYS:III-B/SPRINKLEREDB & S1WAREHOUSE 1: 24,296 S.F.BUILDING AREAS:WAREHOUSE 1 & 2: 34'-4" HIGHBUILDING HEIGHT:LOT COVERAGE:BUILDING: 48,952 S.F. (39%)LANDSCAPING: 25,226 S.F. (20%)IMPERVIOUS: 51,353 S.F. (41%)TOTAL: 125,531 S.F. (100%)APPLICANT / OWNERPARKING REQUIREMENTS:SURROUNDING LANDNORTH: EAST LAKE SPECIFIC PLANSOUTH: CITY OF WILDOMAREAST: EAST LAKE SPECIFIC PLANWEST: EAST LAKE SPECIFIC PLANUSE AND ZONING:PERMIT NUMBER:TBDCONCEPTUAL SITE PLANAS 1.0LAND USE: ACTION SPORTS, TOURISM AND COMMERCIAL,TRASH ENCLOSURE: 180 S.F. (TYP. OF 2).38FLOOR AREA RATIO:AND RECREATIONALIN MANUFACTURING DISTRICT: 1 PARKING SPACEPER 500 SF OF UNIT AREA FOR UP TO 20,000 S.F.+ PARKING SPACE PER 1,000 SFTOTAL STALLS REQUIRED: 90 PER WAREHOUSETOTAL STALLS PROVIDED: 93 TOTALWAREHOUSE 2: 24,296 S.F.(INCLUDING 4 ADA & 4 EVCS)PROPOSED NET: 1.52 ACRES (66,250 S.F.)CONCEPTUAL SITE PLANPLANNING NOTES1.PROJECTS SHOULD DEMONSTRATE A RESPECT FOR A NEIGHBORINGPROPERTY'S PRIVACY, QUIET, FUNCTION, OR VIEWS, AND ELEMENTS OF THEDESIGN INCLUDING, BUT NOT LIMITED TO, OPENINGS, DOCKS, ANDEQUIPMENT PLACEMENT SHOULD NOT BE LOCATED IN SUCH A WAY AS TOCREATE A NUISANCE FOR AN ADJOINING PROPERTY. (LAKE ELSINOREMUNICIPAL CODE (LEMC) SECTION 17.415.050.F.6)370-080-002EXISTING NET: 0.74 ACRES (32,155 S.F.)PROPOSED NET: 1.36 ACRES (59,281 S.F.)370-080-0039/26/2025 6:25:41 PM, AHann PROPOSEDBUILDING 1115'-4" X 210'-8"24,296 S.F.45 SEVCSNOPARKINGEVCSEVCSEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEVCS124'32R20' 20'24'32RPROPOSEDBUILDING 2115'-4" X 210'-8"24,296 S.F.45 ST.E.T.E.EV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLE UP UP UPUP UP UP UP UPNOPARKINGNOPARKING CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.CONCEPTUAL FENCINGPLANAS 1.1CONCEPTUAL FENCE SITE PLANWROUGHT IRON FENCECHAIN LINK FENCE PROPOSEDBUILDING 1115'-4" X 210'-8"24,296 S.F.45 SEVCSNOPARKINGEVCSEVCSEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEVCS124'32R20'20'24'32RPROPOSEDBUILDING 2115'-4" X 210'-8"24,296 S.F.45 ST.E.EV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLE UP UP UPUPUPUPNOPARKINGNOPARKING CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.CONCEPTUAL STREETSCENE PERSPECTIVESAS 1.2CORYDON & COMO PERSPECTIVECORYDON ENTRANCE PERSPECTIVECORYDON PERSPECTIVEKEYED SITE PLAN UPUPUPUP4'-8"4'-8"12'-0"4'-8"12'-0"4'-8"12'-0"1'-4"12'-0"1'-4"210'-8"5'-4"14'-0"9'-4"4'-0"5'-4"12'-0"5'-4"15'-4"1'-4"115'-4"40'-0"40'-0"210'-8"10'-10"36'-4"9'-2"10'-0"31'-10"87'-4"76'-6"28'-0" 36'-4"9'-2"10'-0"31'-10" 87'-4" 26'-4" 28'-0" 12'-0"4'-0"4'-0"4'-0"12'-0"3'-4"4'-0" 5'-4"14'-0"9'-4"4'-0"5'-4"12'-0"5'-4"15'-4"1'-4" 115'-4" 12'-0"4'-0"4'-0"4'-0"12'-0"3'-4"4'-0"130'-8"5'-0"14'-4"19'-4"6'-0"6'-0"14'-0"32'-8"3'-4"2'-8"3'-4"10'-8"3'-4"4'-0"3'-4"32'-8"3'-4"24'-8"3'-4"9'-1 1/2"9'-1 1/2"9'-1 1/2"26'-4"BUILDING 1CONCEPTUALFLOOR PLANA 1.0CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.EXTERIOR CMU WALLINTERIOR CMU WALLINTERIOR STUD WALLWALL LEGEND:BUILDING 1 CONCEPTUAL FLOOR PLAN1A2.04A2.02A2.03A2.0ENTRY'A'SMALLWAREHOUSE'A'ENTRY'B'SMALLWAREHOUSE'B'WAREHOUSELOADING/UNLOADINGAREA'A'LOADING/UNLOADINGAREA'B'ALL GENDERRESTROOM 1ALL GENDERRESTROOM 2STAIR'A'FIRERISERELECTRICALROOMALL GENDERRESTROOM 3STAIR'B' OPENTOBELOWDNDNDNDN4'-8"4'-8"12'-0"4'-8"12'-0"4'-8"12'-0"1'-4"12'-0"1'-4"210'-8"6'-0"12'-0"5'-4"12'-0"5'-4"15'-4"1'-4"115'-4"40'-0"210'-8"31'-10" 24'-4" 31'-10"10'-8"3'-4"10'-8"3'-4"10'-0"3'-4"10'-0"3'-4"9'-4"3'-4"5'-4"3'-4"10'-0"3'-4"3'-4"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0" 6'-0"12'-0"5'-4"12'-0"5'-4"15'-4"1'-4" 115'-4" 9'-4"3'-4"5'-4"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"130'-8"40'-0"24'-4"10'-8"3'-4"10'-8"3'-4"10'-8"3'-4"10'-8"3'-4"10'-8"10'-0"9'-2"30'-0"9'-1 1/4"30'-0" 10'-0"9'-2"9'-1 1/2"11'-4"12'-0"BUILDING 1CONCEPTUALMEZZANINEFLOOR PLANA 1.1CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.EXTERIOR CMU WALLINTERIOR CMU WALLINTERIOR STUD WALLWALL LEGEND:BUILDING 1 CONCEPTUAL MEZZANINE FLOOR PLANMEZZANINE'A'STAIR'A'MEZZANINE'B'STAIR'B'ALL GENDERRESTROOM 4ALL GENDERRESTROOM 5 BUILDING 1CONCEPTUALROOF PLANA 1.2CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.BUILDING 1 CONCEPTUAL ROOF PLANROOF KEYED NOTES:ROOFING:36"x30" ROOF ACCESS HATCHROOF DRAIN THRU PARAPET WALL & SCUPPERTAPERED INSULATION CRICKETSHOP FORMED PRE-FINISHED METAL COPINGo/ PARAPET WALLLINE OF EXTERIOR WALLS BELOWULTRAPLY TPO - 60 MILFIRESTONEASTM D6878ICC-ESR-2831REPORT # UL ER9516-01OVER RIGID INSULATIONREFER TO SPECIFICATIONS1ROOF SLOPE1/4" : 12" ROOF SLOPE 1/4" : 12"234512222334444445555 UPUPUPUP4'-8"4'-8"12'-0"4'-8"12'-0"4'-8"12'-0"1'-4"12'-0"1'-4"210'-8"5'-4"14'-0"9'-4"4'-0"5'-4"12'-0"5'-4"15'-4"1'-4"115'-4"40'-0"40'-0"210'-8"10'-10"50'-2"36'-4"9'-2"10'-0"31'-10"87'-4"26'-4"28'-0" 36'-4"9'-2"10'-0"31'-10" 87'-4" 26'-4" 28'-0" 12'-0"4'-0"4'-0"4'-0"12'-0"3'-4"4'-0" 5'-4"14'-0"9'-4"4'-0"5'-4"12'-0"5'-4"15'-4"1'-4" 115'-4" 12'-0"4'-0"4'-0"4'-0"12'-0"3'-4"4'-0"130'-8"5'-0"14'-4"19'-4"6'-0"6'-0"14'-0"32'-8"3'-4"2'-8"3'-4"10'-8"3'-4"4'-0"3'-4"32'-8"3'-4"24'-8"3'-4"9'-1 1/2"9'-1 1/2"9'-1 1/2"BUILDING 2CONCEPTUALFLOOR PLANA 1.3CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.EXTERIOR CMU WALLINTERIOR CMU WALLINTERIOR STUD WALLWALL LEGEND:BUILDING 2 CONCEPTUAL FLOOR PLANENTRY'A'SMALLWAREHOUSE'A'ENTRY'B'SMALLWAREHOUSE'B'WAREHOUSELOADING/UNLOADINGAREA'A'LOADING/UNLOADINGAREA'B'ALL GENDERRESTROOM 1ALL GENDERRESTROOM 2STAIR'A'FIRERISERELECTRICALROOMALL GENDERRESTROOM 32A2.14A2.11A2.13A2.1STAIR'B' OPENTOBELOWDNDNDNDN4'-8"4'-8"12'-0"4'-8"12'-0"4'-8"12'-0"1'-4"12'-0"1'-4"210'-8"6'-0"12'-0"5'-4"12'-0"5'-4"15'-4"1'-4"115'-4"40'-0"210'-8"31'-10" 24'-4" 31'-10"10'-8"3'-4"10'-8"3'-4"10'-0"3'-4"10'-0"3'-4"9'-4"3'-4"5'-4"3'-4"10'-0"3'-4"3'-4"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0" 6'-0"12'-0"5'-4"12'-0"5'-4"15'-4"1'-4" 115'-4" 9'-4"3'-4"5'-4"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"4'-0"130'-8"40'-0"24'-4"10'-8"3'-4"10'-8"3'-4"10'-8"3'-4"10'-8"3'-4"10'-8"10'-0"3'-4"16'-8"3'-4"16'-8"3'-4"16'-8"3'-4"16'-8"3'-4"24'-0"3'-4"16'-8"3'-4"16'-8"3'-4"16'-8"3'-4"16'-8"3'-4"10'-0"10'-0"9'-1 1/4"9'-1 1/2"10'-0" 30'-0" 30'-0" 9'-2" 9'-2"BUILDING 2CONCEPTUALMEZZANINEFLOOR PLANA 1.4CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.EXTERIOR CMU WALLINTERIOR CMU WALLINTERIOR STUD WALLWALL LEGEND:BUILDING 2 CONCEPTUAL MEZZANINE FLOOR PLANMEZZANINE'A'STAIR'A'STAIR'B'MEZZANINE'B' BUILDING 2CONCEPTUALROOF PLANA 1.5CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.BUILDING 2 CONCEPTUAL ROOF PLANROOF KEYED NOTES:ROOFING:36"x30" ROOF ACCESS HATCHROOF DRAIN THRU PARAPET WALL & SCUPPERTAPERED INSULATION CRICKETSHOP FORMED PRE-FINISHED METAL COPINGo/ PARAPET WALLLINE OF EXTERIOR WALLS BELOWULTRAPLY TPO - 60 MILFIRESTONEASTM D6878ICC-ESR-2831REPORT # UL ER9516-01OVER RIGID INSULATIONREFER TO SPECIFICATIONS1ROOF SLOPE1/4" : 12" ROOF SLOPE 1/4" : 12"234512222334444445555 +0'-0"FIN. FLR.+12'-0"2ND FIN. FLR.+32'-4"T.O. PARAPET+34'-4"T.O. PARAPET+22'-0"T.O. WINELECTRICALROOM+0'-0"FIN. FLR.+12'-0"2ND FIN. FLR.+32'-4"T.O. PARAPET+0'-0"FIN. FLR.+12'-0"2ND FIN. FLR.+32'-4"T.O. PARAPET+34'-4"T.O. PARAPETACCESSIBLE +22'-0"T.O. WIN+0'-0"FIN. FLR.+12'-0"2ND FIN. FLR.+32'-4"T.O. PARAPET+34'-4"T.O. PARAPETACCESSIBLE +22'-0"T.O. WINBUILDING 1CONCEPTUALEXTERIOR ELAVATIONSA 2.0CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.WEST EXTERIOR ELEVATIONEAST EXTERIOR ELEVATIONNORTH (REAR) EXTERIOR ELEVATIONSOUTH (STREET) EXTERIOR ELEVATIONEXTERIOR FINISHES:EXTERIOR PAINTS +0'-0"FIN. FLR.+12'-0"2ND FIN. FLR.+32'-4"T.O. PARAPET+34'-4"T.O. PARAPET+22'-0"T.O. WINACCESS IB LE +0'-0"FIN. FLR.+12'-0"2ND FIN. FLR.+32'-4"T.O. PARAPET+34'-4"T.O. PARAPET+22'-0"T.O. WINACCESSIBLE+0'-0"FIN. FLR.+12'-0"2ND FIN. FLR.+32'-4"T.O. PARAPET+0'-0"FIN. FLR.+12'-0"2ND FIN. FLR.+32'-4"T.O. PARAPET+34'-4"T.O. PARAPET+22'-0"T.O. WINELECTRICALROOMBUILDING 2CONCEPTUALEXTERIOR ELAVATIONSA 2.1CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.EAST EXTERIOR ELEVATIONWEST EXTERIOR ELEVATIONNORTH (REAR) EXTERIOR ELEVATIONSOUTH (STREET) EXTERIOR ELEVATIONEXTERIOR FINISHES:EXTERIOR PAINTS CONCEPTUALBUILDING SECTIONSA 3.0CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.BUILDING SECTIONBUILDING SECTIONBUILDING SECTIONBUILDING SECTION RECYCLE ONLYTRASH ONLYCONCEPTUAL TRASH ENCLOSURE PLANTE 1.0CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHEMPIREDESIGNGROUPInc.EXTERIOR FINISHES:BLOCK-1EXTERIOR PAINTS:P-01ICI #A0070, "SOUTHERN SHADOW"COLOR SPECIFY #40YY 74/056DECKING:R-01VERCO DECKSERIES: HSB-36 16 GAGECOLOR: PAINT TO MATCH PARAPETICC-ES #: UES-217GENERAL NOTESA.REVEAL LOCATIONS IN FINISH SYSTEM SHOWN ARE TO ALIGNAS CLOSELY AS POSSIBLE TO ELEVATIONS.B.PRE-FABRICATED METAL ACCENTS BETWEEN CMU WALL ANDTOP COVER TO SECURE OPEN AREAS TO PREVENT ILLEGALDUMPING.CONCEPTUAL SOUTH ELEVATIONCONCEPTUAL NORTH ELEVATIONCONCEPTUAL WEST ELEVATIONCONCEPTUAL EAST ELEVATIONTRASH ENCLOSURE FLOOR PLAN PLANT PALETTE SIZECOMMON NAMEBOTANIC NAMEWUCOLSQTY.SHRUBSTREESGROUND COVER5 GALLOWBaccharis 'Centennial'CENTENNIAL BACCHARIS5 GALLOW14Caesalpinia pulcherrimaRED BIRD OF PARADISE1081 GALLOWBaccharis pilularis 'PigeonPoint'PIGEON POINTCOYOTE BRUSH1 GALLOW67Salvia 'Mrs. Beard'MRS. BEARD SAGE13BCCPBPSBSG5 GALLOW115Leucophyllum frutescens'Compacta'COMPACT TEXAS SAGELC5 GALLOW26Salvia clevelandiiCLEVELAND SAGESC5 GALLOW60Salvia greggiiAUTUMN SAGEMOD12Platanus racemosaCALIFORNIA SYCAMORELOW6Quercus engelmanniMESA OAK24" BOX (STD.)24 BOX(STD.)TYPEDECIDUOUSEVERGREENNOTES:·ALL TREES WITHIN 6' OF HARDSCAPE TO RECEIVE ROOTBARRIER·ALL PLANTER AREAS TO RECEIVE A 3" MINIMUM DEPTH LAYER OF 'FOREST FLOOR MULCH' OR EQUAL, AVAILABLE FROMAGUINAGA GREEN (714) 283-2572, UNLESS OTHERWISE NOTED·PLANT WATER USE VALUES ARE PER WUCOLS IV PLANT LISTSIZECOMMON NAMEBOTANIC NAMEWUCOLSQTY.SIZECOMMON NAMEBOTANIC NAMEWUCOLSQTY.MOD11Pistacia x ''Red Push''RED PUSH PISTACHE24" BOX DECIDUOUSBASIN PLANTING3661 GALLOWJuncus patensCALIFORNIA GRAY RUSH1 GALLOW104Leymus condensatus‘Canyon Prince’CANYON PRINCE WILD RYEJLPSIZECOMMON NAMEBOTANIC NAMEWUCOLSQTY.1 GALV. LOW4Romneya coulteriMATILIJA POPPYRC5 GALLOW4Distictis buccinatoriaBLOOD-RED TRUMPET VINE621 GALLOWSenecio talinoides ssp.mandraliscaeBLUE FINGERSTDSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTWB-20WB-20PROPOSEDBUILDING 1115'-4" X 210'-8"24,296 S.F.45 SEVCSNOPARKINGEVCSEVCSEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEVCS124'32R20' 20'24'32RMEZZANINE115'-4" X 40'4,613 S.F.PROPOSEDBUILDING 2115'-4" X 210'-8"24,296 S.F.45 SCLEAN AIR/VANPOOL/EVEXISTING PROPERTY LINEPROPOSED LEVEL 2 EV CHARGINGSTATIONS, TYP. OF 2, SERVICING 4STALLS (10% OF EV CAPABLE STALLS)DASHED LINE OF START OF GRADECHANGE AT VEHICULAR DRIVE ISLEPROPOSED WROUGHT IRON RAILINGSTARTING AT GRADE CHANGE ANDCONTINUING TO RAMP, TYP.PROPOSED EV CAPABLESTALLS (25% OF TOTAL)PROPOSEDACCESSIBLE PARKINGSTALLS, (TYP. OF 4)VEHICULAR TURNING RADII,PER AASHTO WB-20 (30' BOXTRUCK), 42' OUTSIDE RADIIAND 28.3' INSIDE RADII, TYP.HATCHED AREA OF FIREHAMMERHEAD TURNAROUND PER OFM -01A - FIREDEPARTMENT REQUIREMENTSPROPOSED ELECTRICALTRANSFORMER,COORDINATE WITH SCEFOR EXACT LOCATIONPROPOSED SHORT-TERMBICYCLE PARKING, MIN 5% OFTOTAL PARKING, BARCOPRODUCTS OR EQUALPROPOSED LONG-TERM BICYCLEPARKING, MIN 5% OF EMPLOYEEPARKING, CYCLESAFE OR EQUALPROPOSED OFFSITEIMPROVEMENTS, SEE CIVILOWNER TO MAINTAIN ALLLANDSCAPE IN PUBLIC R.O.W.EXISTINGADJACENTDEVELOPMENTN.A.P.T.E.T.E.EV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLEEV CAPABLE EV CAPABLE EXISTING PROPERTY LINE EXISTING PROPERTY LINE WB-20WB-20 WB-20WB-20 SEE SHEET AS1.1 FORFENCING PLANSYMBOL PROVIDESNUMBER OF PARKINGSTALLS PER CLUSTEREXISTING PROPERTY LINE TO BE REMOVED,PROPERTIES TO BE MERGED, SEE CIVILMEZZANINE115'-4" X 40'4,613 S.F.MEZZANINE115'-4" X 40'4,613 S.F.MEZZANINE115'-4" X 40'4,613 S.F.NOPARKINGNOPARKINGCORYDON ROADCOMO STREETEXISTING PROPERTYLINEJRCCPCPCPCPCPCPCPCPCPLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCCPLCSBSBSBSBSBSBSBSBBPSBSBSBSBSBSBSBSCBPBCBCBCBCBCBCSCSCBCBCBCBCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCLCBCBCBCBPLPLPLPLPLPLPLPLPLPLPLPJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJRCBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPSGSGSBSBSGSGSBSBJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPLPRCRCBPJSBSBSBSBSBSBSBBPBPSGSGSGSBSBBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPSBSCSCSCSCSCSCSCBPBPBPBPBPBPBPBPBPBPBPBPBPSCSCSCSCSCSCSCBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPSBCPCPCPLCLCLCLCLCLCSBSBSBSBSGSGSGSGSGSBSBBPBPBPBPBPBPBPBPBPBPSBSBSBSBSBSBSBSCSCSCSCSCSCBPBPBPBPBPBPBPBPBPSBSBSBSBSBSBSBSBSCSCBPBPBPSCLPLPLPLPLPLPSGSGSGSGD LCJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJLPLPLPLPLPLPLPLPLPLPLPLPLPBPBPBPBPBPLPLPLCLCLCLCLCLCLCLCLCLCBPBPBPSGSGSGSGSGSGSGSGSGSGSGSBSBSGSGSGSGSGSGSGSBSBSGSGSGSGSGSGSGBPJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJBPBPBPLPLPLPLPLPLPLPLPLPJJJJJJJJJJJJJBPBPBPLPLPLPLPBPLPSGSGSGSGSGSGSGSGSBDDDSBSBSBSGSGSGSGSGSBSBSGBPBPSBSBSBSGSGSBLCLCLCLCLCLCLCLCLCLCSGSBSGSGSBLCLCLCLCLCLCLCLCLCLCLCPROPOSED 6" DEEP GRAVELSELF-RETAINING AREAPROPOSED LOADING ZONEPROPOSED LOADINGZONESCREENING LANDSCAPEFOR LOADING ZONESCREENING LANDSCAPEFOR PARKINGPROPOSEDLOADING ZONESCREENING LANDSCAPEFOR LOADING ZONEWQMP PER CIVILWQMP PER CIVIL30' O.C.SHEET NO:DRAWING TITLE:DESIGNED BY:CHECKED BY:DRAWN BY:Date:Project Number:NO.REVISION DESCRIPTIONDATE3-19-24 1ST CUP CORRECTIONSFEBRUARY 23, 2024EDG#04793CORYDON RD. LAKE ELSINORE, CA 92530 APN'S: 370-080-002, 370-080-003 RDCONSTRUCTIONCORYDON GROUP GHGHAHGREGORY S. HANN, AIA511 N MAIN STREETLAKE ELSINORE, CA 92530TEL: 951-696-1490CELL: 951-809-7601E-MAIL: ghann@empiregr.bizAll ideas, designs and layouts shown on thesedrawings, including all documents on electronicmedia are the property of empire design group, andare intended to be used in connection with thisspecific project only and shall not otherwise be usedfor any purpose whatsoever without the writtenconsent. and may not be reproduced or usedwithout the written permission of empire designgroup.All rights reservedCLIENT:L a k e E l s i n o r e , C A 9 2 5 3 05 1 1 N M a i n S t .9 5 1 - 6 9 6 - 1 4 9 0EMPIREDESIGNGROUPInc.E m p i r e D e s i g n G r o u p . b i z1-24-25 2ND CUP CORRECTIONS6-2-25ADDITIONAL PARCELADDED TO PROJECT SCOPE020' 40'80'Date: JULY 3, 2025NSignatureRenewal DateDate12/31/2607/03/25LANDSCAPECUPPLANLP-1 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 December 16, 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. 2021-34 (Corydon Group): The proposed project is an Industrial Design Review (IDR No. 2023-04) to construct two industrial buildings totaling 48,592 sq. ft. and related site improvements, in conjunction with a request for a Conditional Use Permit (CUP No. 2023-12) to establish a two-unit warehouse facility and an outdoor storage area on a 3.04 acre property located in the Action Sports, Tourism, Commercial, and Recreational as well as Airport Overlay districts of the East Lake Specific Plan (ELSP). The project also includes a minor modification to the ELSP to reallocate 50,000 sq. ft. of the allowable industrial square footage from Planning Area 2 to Planning Area 3 and to expand the Airport Overlay to include the existing Skylark Airport. The project is located at 32291 and 32251 Corydon Street (APNs: 370-080-002 and 370-080-003). 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 15332 (Class 32 – In-Fill Development Projects). 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) 848-0493. 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) 824-7415. Damaris Abraham, Community Development Director 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: 0011767794 FILE NO. 0011767794 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: 12/04/2025 I certify (or declare) under the penalty of perjury that the foregoing is true and correct. Date: December 4, 2025. At: Riverside, California ______________________________ Signature PC NOPH PA 2023-34 (Corydon Group) - Page 1 of 1 NOTIFICATION PACKAGE 32291 CORYDON RD, Lake Elsinore CA 92530 APNs 370-080-002 and 370-080-003 INCLUDES: 700' OWNER LIST 700' RADIUS MAP* *Expanded to include 30 unique min owners EXCEL FILE NOTARIZED CERTIFICATION COUNT: 34 (duplicates consolidated) PREPARED 08/22/2025 FILE #350535 4000 Barranca Pkwy #250 Irvine CA 92604 (949) 494-6105 orders@susancaseinc.com Affidavit of Notification List Application No. _________________________________________________________________ Applicant Name _________________________________________________________________ Project Name/Location _________________________________________________________________ I certify that on _____________ day of _________________, 20___ , we prepared a notification list and a radius map, including properties entirely and partially within __________ feet of the most exterior boundaries of the property being considered in the above referenced project known as (Property Address) _______________________________________________________. The property owner names and addresses listed on the notification list, provided in an excel spreadsheet on a CD or external hard drive, were taken from the latest records of the Riverside County Assessor. Such names are recorded in the records of the Riverside County Assessor as being the present owner or owners of both the subject property and the property/properties within the required mailing radius of the subject property. ________________________________________ __________________________ Applicant/Representative Signature Date This instrument was acknowledged before me on this __________ day of ____________ , 20 ____ , by In witness whereof I hereunto set my hand and official seal. ________________________________________ Notary Public My Commission expires on: _________________ Pursuant to Government Code Sections 65090-65096 notification lists shall be from the most recent Accessor Tax rolls. In order for the application to be deemed complete please return the completed, notarized affidavit to the assigned case planner at your earliest convenience. 32291 CORYDON RD, Lake Elsinore CA 92530 APNs 370-080-002 and 370-080-003 22nd August 25 700 32291 CORYDON RD, Lake Elsinore CA 92530 APNs 370-080-002 and 370-080-003 08/22/2025 22nd August 25 July 18 2026 370-070-010 Elsinore Airport Lake 5451 Lockhaven Dr Buena Park CA 90621 370-080-002 Hadley Family Trust Dtd 3/10/2004 31902 Avenida Evita San Juan Capistra CA 92675 370-080-003 Lori G Lachance 108 Townsend St Lake Elsinore CA 92530 370-080-029 De La Torre Family Trust Dated 38850 Calle De Companero Murrieta CA 92562 370-080-030 Peter De La Torre 23905 Clinton Keith Rd #114 Wildomar CA 92595 370-090-031 Herman Dejong 31910 Corydon St Wildomar CA 92595 370-120-058,63 Elsinore Skydive 20701 Cereal St Lake Elsinore CA 92530 370-120-061 Rd Corydon 32371 Corydon Rd Lake Elsinore CA 92532 370-120-062 Lake Elsinore Realty No 1 3835 E Thousand Oaks Blvd #R269 Westlake Village CA 91362 370-120-076 Lake Elsinore Realty No 2 3835 E Thousand Oaks Blvd Westlake Village CA 91362 370-320-015 Leasing Kc 5781 Vallecito Dr Westminster CA 92683 370-320-016 Tavares Family Trust Dated 5/28/2019 20040 Cathy Ln Wildomar CA 92595 370-330-001 John Lotfi Nadrous 608 Fountain Springs Ln Glendora CA 91741 370-330-002 Johan Wilhelm Wintersberger 32290 Corydon St Wildomar CA 92595 370-330-003 Jose Rodolfo Diaz 650 Elliot Peak Las Vegas NV 89183 370-330-004 Bess Family Trust 1930 Shadle Rd Poolville TX 76487 370-330-005 Paulino Castanon 20050 Plessner Way Wildomar CA 92595 370-330-006 German Ustariz 34520 Monte Vista Dr Wildomar CA 92595 370-330-007 Armando Ramos Madrigal 20080 Plessner Way Wildomar CA 92595 370-330-008 San Judas Tadeo 20080 Plessner Way Wildomar CA 92595 370-330-018 Francisco Rodriguez 20085 Plessner Way Wildomar CA 92595 370-330-019 Tony Cornejo 20075 Plessner Way Wildomar CA 92595 370-330-020 Anna Monge P O Box 658 Lake Elsinore CA 92531 370-330-021 Cft Revocable Trust Dtd 5/10/22 217 N Roosevelt Ave Fullerton CA 92832 370-330-022 Trevor Allen 20045 Plessner Way Wildomar CA 92595 370-330-023 Randall Bess 20035 Plessner Way Wildomar CA 92595 370-330-024,25 Carols F Arroyo 22740 Lemon St Wildomar CA 92595 370-340-001 Brumleu Family Trust Dtd 10/15/1987 19355 Via Diana Murrieta CA 92562 370-340-002 Jeremiah Harrison 20085 Melinda Ln Wildomar CA 92595 370-340-003 Andrew T Nishi 20115 Melinda Ln Wildomar CA 92595 370-340-004 Miguel Mejia Escamilla 20145 Melinda Ln Wildomar CA 92595 370-340-005 Isaac Acosta 20040 Bryant St Wildomar CA 92595 370-340-006 Shiu Shao 1568 Scenic Dr Pasadena CA 91103 370-340-007 Prisciliano Madrigal 20070 Bryant St Wildomar CA 92595 Page 1 of 8 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:December 16, 2025 Subject:Planning Application No. 2021-22 (Collier Commercial Properties) – A Proposal to Develop a 3,000 Square-Foot Office Building and an 8,975 Square-Foot Warehouse located on a 2.64-acre Vacant Site bound by Collier Avenue to the North and Minthorn Street to the South Applicant:Troy Chislock Recommendation 1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION (ER-2023-03; SCH NO. 2025100377) FOR PLANNING APPLICATION NO. 2021-22 (GENERAL PLAN AMENDMENT NO. 2021-02, ZONE CHANGE NO. 2021-02, CONDITIONAL USE PERMIT NO. 2022-25, AND INDUSTRIAL DESIGN REVIEW NO. 2021- 03); 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING APPLICATION NO. 2021-22 (GENERAL PLAN AMENDMENT NO. 2021-02, ZONE CHANGE NO. 2021-02, CONDITIONAL USE PERMIT NO. 2022-25, AND INDUSTRIAL DESIGN REVIEW NO. 2021-03) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); 3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2021-02 AMENDING THE LAND USE DESIGNATION FROM GENERAL COMMERCIAL (GC) TO LIMITED INDUSTRIAL (LI) FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004; 4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF ZONE CHANGE NO. 2021- PA 2021-22 (Collier Commercial Properties) Page 2 of 8 2 2 2 0 02 CHANGING THE ZONING DESIGNATION FROM GENERAL COMMERCIAL (C-2) TO LIMITED MANUFACTURING (M-1) FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004; 5. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2022-25 TO ESTABLISH AND OPERATE AN 8,975 SQUARE-FOOT WAREHOUSE WITH A 3,000 SQUARE-FOOT OFFICE BUILDING AND AN OUTDOOR STORAGE AREA FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190- 002, 377-190-003, AND 377-190-004; and 6. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF INDUSTRIAL DESIGN REVIEW NO. 2021-03 PROVIDING BUILDING DESIGN AND RELATED SITE IMPROVEMENTS FOR A 3,000 SQUARE-FOOT OFFICE BUILDING AND AN 8,975 SQUARE-FOOT WAREHOUSE FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004. Project Location The project site is located approximately 1,533 feet northwest of the West Minthorn Street and North Riley Street intersection and is bound by Collier Avenue on the north and West Minthorn on the south. The project site consists of an approximately 2.64-acre undeveloped area and currently has a General Plan land use designation of General Commercial (GC) and is zoned General Commercial (C-2). The project site encompasses Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004. Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant General Commercial (GC)General Commercial (C-2) North Vacant Business Professional (BP)Commercial Office (C-O) South Industrial Limited Industrial (LI)Limited Manufacturing (M-1) East Industrial Limited Industrial (LI)Limited Manufacturing (M-1) West Flood Channel Public Institutional (P/I)Public Institutional (PI) Table 1: Environmental Setting Project Description The proposed project, Collier Commercial Properties, is a small industrial development located on an existing 2.64-acre site, which consists of a 3,000 square-foot office building, an 8,975 square-foot warehouse building, 17,896 square-foot outdoor storage area, and related site improvements, including new landscaping and 33 parking spaces. The proposed buildings would have a maximum height of 30 feet, and the proposed design would feature a modern industrial architectural style with grey colored stucco, large glass windows, and black metal canopies. PA 2021-22 (Collier Commercial Properties) Page 3 of 8 2 2 2 0 The project’s requests include the following applications: General Plan Amendment (GPA) No. 2021-02: To amend the project site’s General Plan land use designation from General Commercial (GC) to Limited Industrial (LI); Zone Change (ZC) No. 2021-02: To change the project site’s current zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1); Conditional Use Permit (CUP) No. 2022-25: To establish a warehouse facility with an outdoor storage area; and Industrial Design Review (IDR) No. 2021-03: To construct a 3,000 square-foot office building and an 8,975 square-foot warehouse building and related site improvements, including parking, wall/fencing, and landscaping. The project also includes off-site improvements along its frontage on West Minthorn Street, such as but not limited to, new sidewalk, driveway approaches, curb cores, parkway landscaping, utility undergrounding and/or relocation, signage relocations, accessible curb ramps, and streetlights. Access to the development would be provided by two new 40-foot wide driveways along West Minthorn Street. While the property also has frontage on Collier Avenue, the site will only be accessible via West Minthorn Street. Analysis The analysis below provides a discussion of the proposed project’s consistency with the General Plan and the Lake Elsinore Municipal Code (LEMC), including the industrial development standards and requirements. In addition, the Design Review Committee, including Staff from Planning, Building and Safety, Fire, and Engineering Departments, and the Elsinore Valley Municipal Water District, have reviewed the project and have included recommended conditions of approval to ensure compliance with adopted plans, policies, and regulations. General Plan Consistency The project proposes to amend the site’s General Plan land use designation from General Commercial (GC) to Limited Industrial (LI). Below is a discussion of the project’s consistency with the Community Form Chapter (Chapter 2.0), including each Element of the General Plan, as well as consistency with the Business District: 1.Community Form – Land Use Element. The General Plan currently designates this site as General Commercial (GC). The project proposes to develop the site with a warehouse and an office building, including outdoor storage. Environmental impacts associated with GPA No. 2021-02 have been evaluated under the relevant issue areas throughout the Initial Study/Mitigated Negative Declaration (IS/MND) for this project, and it was determined that impacts would be reduced to less than significant levels through applicable mitigation measures. In addition, the project has been designed to meet the non-residential development standards as identified in the LEMC, including but not limited to setbacks, building heights, parking spaces, drive aisles, and FAR, and to be consistent with the applicable land use policies and regulations of the General Plan. Review of the PA 2021-22 (Collier Commercial Properties) Page 4 of 8 2 2 2 0 project for consistency with applicable zoning regulations as part of the approval process would ensure that the project would not conflict with applicable land use plans, policies, or regulations adopted for the purpose of avoiding or mitigating an environmental impact. The proposed uses would also help the City achieve its goal of developing a mix of industrial uses, including light industrial, clean manufacturing, technology, research and development, and medium industrial uses. The project would be consistent with the policies contained within the Land Use Element. 2.Community Form – Circulation Element. The various roadway improvements and extensions contemplated by the Circulation Element are reflected in Figure 2.3 of the Community Form Chapter of the General Plan. The Circulation Element also contemplates improvements to bicycle and pedestrian facilities, which are reflected in Figures 2.5 and 2.6 of the Community Form Chapter, respectively. The project includes frontage improvements on West Minthorn Street, which will enhance pedestrian movement through the provision of sidewalks. The project would be fully consistent with Figures 2.3, 2.5, and 2.6 of the Community Form Chapter. 3.Community Form – Growth Management Element. The Growth Management Element provides goals and policies to ensure that public services do not lag behind population growth and the associated demands created by a larger population. The project’s impacts on public services have been evaluated in Section XV of the project’s IS/MND. Based on the proposed project, it was determined that an estimated 21 jobs would be created, with a high likelihood that these jobs would be filled by local residents, and as such, would not have a negative impact on public services. The project would be consistent with or otherwise would not conflict with the goals and policies of the Growth Management Element. 4.Community Form – Housing Element. GPA No. 2021-22 proposes to change the site’s Land Use Designation from General Commercial (GC) to Limited Industrial (LI). The amendment would not result in a reduction in housing capacity and would be consistent with or otherwise would not conflict with any of the adopted Housing Element Goals. 5.Community Form – Parks and Recreation Element. The Parks and Recreation Element includes goals and polices designed to provide the City with the tools and opportunities necessary to create a recreational destination and foster community building. The proposed project does not propose residential uses. However, the project would be required to pay park fees to the City for the purpose of establishing, improving, and maintaining parkland. Therefore, a direct increase in park use is not expected as a result of project implementation. 6.Business District. The project site is within the Business District of the General Plan. The Business District is located within the central area of the City. The main focus of the Business District is to support its position as the industrial and commercial hub of the City while ensuring that new development does not encroach upon the floodway and that development maintains an orientation towards this natural resource as a pedestrian corridor. The project would be consistent with the goals of the Business District, PA 2021-22 (Collier Commercial Properties) Page 5 of 8 2 2 2 0 including the goal to strengthen its position as the industrial and commercial hub of the City while being sensitive to the natural wetlands, floodway, and floodplain. The proposed project would contribute to the commercial vitality of the Business District as well as the City in general. Municipal Code Consistency The project site has a zoning designation of General Commercial (C-2). A Zone Change (ZC 2021-02) is proposed to change the project site’s current zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1). With the implementation of the Zone Change and the issuance of a Conditional Use Permit for the proposed outdoor storage area, the proposed use would be consistent with the land use plan. Staff has reviewed the proposed project with respect to the relevant development standards as identified in the M-1 zone as contained in Lake Elsinore Municipal Code (LEMC) Section 17.136. As shown in Table 2 below, the project complies with the applicable development standards, including parking. Pursuant to LEMC Section 17.148.030.C, the parking requirements for an industrial use is one (1) parking space for each 500 sq. ft. of unit area up to 20,000 sq. ft., plus one (1) space for each 1,000 square feet of unit area over 20,000 square feet, plus one (1) space for each 1,000 square feet of warehousing space, plus one space for each 1,000 square feet of outside sales, display or storage area. The project is required to provide 33 parking spaces. The project will have sufficient parking, as 33 parking spaces will be provided. DEVELOPMENT STANDARD REQUIRED PROPOSED Floor Area Ratio (FAR)0.45 Maximum 0.10 Front Yard Setback 15 ft. Minimum 88 ft. – 1/4 in. Rear Yard Setback – Adjacent to Street 15 ft. Minimum 78 ft. – 5 1/8 in. Building Height 40 ft. Maximum Warehouse Building: 30 ft. Office Building: 20 ft. Landscape Improvements Adjacent to Street 15 ft. 20 ft. Landscape Coverage 12%26% Parking 33 33 Table 2: Development Standards Design Review The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture of the building has been designed to achieve harmony and compatibility with the surrounding area, which include similar office and light industrial related uses. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the project site. The office building’s exterior would be treated with grey colored stucco, large glass windows, black metal canopies, standing seam metal roof and with split-face stone veneers on the lower third of the structure to break up the façade and create visual interest along the frontage. The warehouse building’s exterior would also be treated with the same exterior treatments as the office building, but it will also include black metal loading doors to the PA 2021-22 (Collier Commercial Properties) Page 6 of 8 2 2 2 0 east and south. As proposed, the office building is oriented towards West Minthorn Street with the larger warehouse oriented to the rear. The proposed landscaping plan has been designed to complement the modern industrial architectural style for the proposed buildings. The project includes approximately 30,000 sq. ft. of landscaping, which is 26 percent of landscape coverage. The project provides ample landscaping along Collier Avenue and West Minthorn Street. This includes trees placed at the entrance of the new development for additional visual diversity to the street frontage. A large number of trees are proposed throughout the site (adding diverse color and shade to the parking areas). In addition, a wide variety of drought-tolerant plant materials have been selected to create a lush outdoor environment while minimizing the amount of water consumption. An eight-foot-high split-face block wall would be constructed along the north, east, and west perimeter to screen the project site from adjacent properties and the public right-of-way. The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the proposed project, and have conditioned the project to ensure compliance with the General Plan, the LEMC, and the related environmental document. SB 18 and AB 52 Tribal Consultations Pursuant to SB 18 requirements, the city requested a list from the Native American Heritage Commission (NAHC) of Native American Tribes with possible traditional or cultural affiliation to the area. Based on the list of tribes provided by the NAHC, the city provided a 90-day notification to potentially affected tribes on January 26, 2023. Staff received notification from Rincon, Soboba and Pechanga Tribes within the 90 days with requests to meet. SB 18 consultation meetings were combined with the required AB 52 consultation process. The full AB 52 consultation process is documented below. AB 52 provides for a 30-day period during which all Tribes that have been notified of the Project may request to consult on the project. Staff received requests from Rincon, Pechanga, and Soboba Tribes within the 30-day period, requesting to initiate consultation. Consultation was concluded on June 25, 2025, with the Rincon Band of Luiseño Indians, on July 28, 2025, with the Pechanga Band of Indians, and on July 2, 2025, with the Soboba Band of Luiseño Indians. Mitigation measures have been added to address a concern over the potential for uncovering tribal cultural resources (TCRs) or other tribal-affiliated resources during construction of the project. Environmental Determination Pursuant to CEQA Guidelines Section 15063, an Initial Study (Environmental Review No. 2023- 03) was prepared for the project to assess potential environmental impacts. The Initial Study revealed that the Project would have potentially significant environmental impacts, but those potentially significant impacts could be mitigated to less than significant levels. A Mitigated Negative Declaration (MND; SCH No. 2025100377) was prepared and was made available for public review and comment for a 30-day review period from October 31, 2025, to December 1, 2025. The MND determined that the proposed project would have potentially significant PA 2021-22 (Collier Commercial Properties) Page 7 of 8 2 2 2 0 environmental impacts upon Biological Resources, Cultural and Tribal Resources, Greenhouse Gas Emissions, and Land Use/Planning. These impacts will be mitigated to below a level of significance through compliance with the mitigation measures set forth in the MND. Notice to all interested persons and agencies inviting comments on the MND was published in accordance with the provisions of CEQA, and posted at the Office of the County Clerk of Riverside County and at the State Clearinghouse. During the 30-day public comment period, there were no written public comments received concerning the MND document. There was a general comment received from Riverside County Flood Control concerning the project’s proximity to the Wasson Canyon Channel. The comment letter stated an encroachment permit would be required for any construction-related activities occurring within the Riverside County Flood Control right-of-way. In its current configuration, all construction related to the project will be situated on site or on the city’s right-of-way, with no construction anticipated to occur in the Wasson Canyon Channel. Furthermore, the project has been conditioned to comply with all applicable requirements of the County of Riverside (including but not limited to Transportation, Survey, Flood Control, and Fire (Condition of Approval Nos. 28 and 29). MSHCP Consistency The project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The project site is heavily disturbed and devoid of vegetation. The project site is not located in a Criteria Cell and was not required to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) processes. The project complies with all other applicable requirements of the MSHCP. Public Notice Notice of the public hearing has been published in the Press-Enterprise newspaper and mailed to property owners within 700 feet of the subject properties. As of the writing of this report, no written comments concerning this project have been received by staff. Attachments Attachment 1 – CEQA Resolution Attachment 2 – MSCHP Resolution Attachment 3 – GPA Resolution Attachment 4 – ZC Resolution Attachment 5 – CUP Resolution Attachment 6 – IDR Resolution Attachment 7 – Conditions of Approval Attachment 8 – IS/MND Attachment 9 – GIS Exhibits Attachment 10 – Design Review Package Attachment 11 – Public Notice Materials RESOLUTION NO. 2025-__ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION (ER-2023-03; SCH NO. 2025100377) FOR PLANNING APPLICATION NO. 2021-22 (GENERAL PLAN AMENDMENT NO. 2021-02, ZONE CHANGE NO. 2021-02, CONDITIONAL USE PERMIT NO. 2022-25, AND INDUSTRIAL DESIGN REVIEW NO. 2021-03) Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, the project is subject to the provisions of the California Environmental Quality Act (Public Resources Code §§ 21000, et seq.: “CEQA”) and the State Implementation Guidelines for CEQA (14 California Code of Regulations Sections 15000, et seq.: “CEQA Guidelines”) because the project involves an activity which may cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and involves the issuance of a lease, permit license, certificate, or other entitlement for use by one or more public agencies (Public Resources Code Section 21065); Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the project would have a significant effect on the environment. The Initial Study revealed that the project would have potentially significant environmental impacts, but those potentially significant impacts could be mitigated to less than significant levels; Whereas, based upon the results of the Initial Study (Environmental Review No. 2023-03, and based upon the standards set forth in CEQA Guidelines Section 15070, it was determined that it was appropriate to prepare and circulate a Mitigated Negative Declaration (MND) for the project; Whereas, pursuant to CEQA Guidelines Section 15072, on October 31, 2025, the City duly issued a notice of intent to adopt the MND; Whereas, in accordance with CEQA Guidelines Section 15073, the MND was made available for public review and comment for a minimum of 30 days beginning on October 31, 2025, and ending on December 1, 2025; Whereas, a Mitigation Monitoring and Reporting Program (MMRP) for the project has been prepared in accordance with Section 21081.6 of CEQA; Margins are set at .05 on all sides. Please do not expand the margins as the left side may be too wide to punch for binding without punching part of the text. Use 11 pt Arial font, full justification and spacing is to be exactly 11 pt. To change this spacing, go to Format/ Paragraph/ Line Spacing – Exactly - 11pt. Please note that some titles of the report are bold and some are in regular print. If your report is 2 or more pages, a header must be inserted, in the upper left hand corner, on subsequent pages. The header must contain a shortened version of the title of the report, the meeting date and page number: Ex: Washington Firehouse May 16, 2001 Page 2 The report should be saved on the F Drive under Agendas and the appropriate meeting date. This template is available at f:/Wsforms/agenda report with descriptions.doc PC Reso. No. 2025-____ Page 2 of 3 3 9 9 2 1 Whereas, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) for adopting MNDs; and, Whereas, on December 16, 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 foregoing recitals are true and correct and are hereby incorporated into these findings by this reference. Section 2: The Commission has evaluated all comments, written and oral, received from persons who have reviewed the MND. The Commission hereby finds and determines that all public comments have been adequately addressed in good faith. Section 3: The Commission hereby finds that the MND for the project is adequate and has been completed in accordance with the CEQA Guidelines and the City’s procedures for implementation of CEQA; and recommends to the Council that it make the same finding. The Commission has reviewed and considered the information contained in the MND and finds that the MND represents the independent judgment of the City. Section 4: The Commission further finds and determines that none of the circumstances listed in CEQA Guidelines Section 15073.5 requiring recirculation of the MND are present and that it would be appropriate to recommend adoption of the MND as proposed to the Council. Section 5: The Commission hereby makes, adopts, and incorporates the following findings regarding the potential environmental impacts of the project and the analysis and conclusions set forth in the MND: 1. Revisions in the Project plans or proposals made by or agreed to by the applicant before a Mitigated Negative Declaration and Initial Study was released for public review and mitigation measures set forth in the Initial Study would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur. Based upon the Initial Study conducted for the project, there is substantial evidence suggesting that all potential impacts to the environment resulting from the project can be mitigated to less than significant levels. All appropriate and feasible mitigation has been incorporated into the project design. The Mitigation Monitoring and Reporting Plan (MMRP) contains an implementation program for each mitigation measure. After implementation of the mitigation contained in the MMRP, potential environmental impacts are effectively reduced to less than significant levels. 2. There is no substantial evidence, in the light of the whole record before the agency including the initial study and any comments received, that there is no substantial evidence that the project will have significant effect on the environment. Pursuant to the evidence received and in the light of the whole record presented, the project will not have a significant effect on the environment. PC Reso. No. 2025-____ Page 3 of 3 3 9 9 2 1 Section 6: Based upon the evidence presented, the above findings, and the conditions of approval imposed upon the project, the Commission recommends that the Council adopt the MND (ER-2023-03; SCH No. 2025100377) and MMRP for Planning Application No. 2021-22 (General Plan Amendment No. 2021-02, Zone Change No. 2021-02, Conditional Use Permit No. 2022-25, and Industrial Design Review No. 2021-03). Section 7: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman 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 on December 16, 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, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING APPLICATION NO. 2021-22 (GENERAL PLAN AMENDMENT NO. 2021- 02, ZONE CHANGE NO. 2021-02, CONDITIONAL USE PERMIT NO. 2022-25, AND INDUSTRIAL DESIGN REVIEW NO. 2021-03) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; 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 17.415.020 (General Plan Amendments), Section 17.415.040 (Zoning Amendments), Section 17.415.070 (Conditional Use Permits), Section 17.415.050 (Major Design Review), Section 17.415.080 (Variances), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to general plan amendments, zone changes, conditional use permits, design reviews, and variances; Whereas, on December 16, 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 recommending that the Council adopt Findings of Consistency with the MSHCP. PC Reso. No. 2025-____ Page 2 of 4 3 9 9 2 2 Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency: 1. The Project is a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval. The project site is not located within a MSHCP Criteria Cell. Pursuant to the City’s MSHCP Resolution, the project is required to be reviewed for MSHCP consistency, including consistency with other “Plan Wide Requirements.” These include the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, § 6.1.4), Vegetation Mapping (MSHCP, § 6.3.1) requirements, Fuels Management Guidelines (MSHCP, § 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP Ordinance, § 4). 2. The Project is subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) Joint Project Review processes. As stated above, the project is not located within a Criteria Cell and therefore was not required to go through the LEAP and JPR processes 3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines. The project site is flat and heavily disturbed, and devoid of vegetation. In addition, no riparian vegetation or riverine features are present on the project site, and impacts to these resources are not anticipated as a result of the project. The project is therefore consistent with the Riparian/Riverine Areas and Vernal Pool Guidelines set forth in Section 6.1.2 of the MSHCP. No further action regarding this section of the MSHCP is required. 4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines. The project site is not located within the Narrow Endemic Plant Species Survey Areas as shown on Figure 6-1 of the MSHCP. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines as set forth in Section 6.1.3 of the MSHCP. 5. The Project is consistent with the Additional Survey Needs and Procedures. The MSHCP only requires additional surveys for certain species if the project is located in a Criteria Area Species Survey Areas, Amphibian Species Survey Areas, Burrowing Owl Survey Areas, and Mammal Species Survey Areas of the MSHCP. The project site is not located in additional survey areas for amphibians, mammals borrowing owl survey, or any special linkage areas; however, the project site is located within the burrowing owl survey area. 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. According to Section 6.1.4 of the MSHCP, the Urban/Wildlands Interface Guidelines are intended to address indirect effects associated with locating development in proximity to the PC Reso. No. 2025-____ Page 3 of 4 3 9 9 2 2 MSHCP Conservation Area. The project site is not near a conservation area. Therefore, the Urban/Wildlife Interface Guidelines are not applicable. 7. The Project is consistent with the Vegetation Mapping requirements. There are no resources located on the project sites requiring mapping as set forth in MSHCP Section 6.3.1. 8. The Project is consistent with the Fuels Management Guidelines. The MSHCP acknowledges that brush management to reduce fuel loads and protect urban uses and public health/safety shall occur where development is adjacent to conservation areas. The project is not located within or adjacent to MSHCP Conservation Areas. Since the project site is not immediately adjacent to a MSHCP Conservancy Area, the proposed project does not pose a risk of causing direct or indirect effects to MSHCP Conservancy Areas. Therefore, the project is consistent with the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP. The project will incorporate the BMPs outlined in Volume I, Appendix C of the MSHCP as part of the development. 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. The project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas. As described above, the project complies with all applicable MSHCP requirements. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby recommends that the Council find that the project is consistent with the MSHCP. Section 4: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman PC Reso. No. 2025-____ Page 4 of 4 3 9 9 2 2 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 on December 16, 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, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2021-02 AMENDING THE LAND USE DESIGNATION FROM GENERAL COMMERCIAL (GC) TO LIMITED INDUSTRIAL (LI) FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190- 002, 377-190-003, AND 377-190-004 Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, General Plan Amendment (GPA) No. 2021-02 proposes to amend the site’s land use designation from General Commercial (GC) to Limited Industrial (LI); Whereas, Government Code Section 65358 empowers the legislative body to amend all or part of an adopted general plan if to do so would be in the public interest, and so long as no mandatory element of the general plan is amended more frequently than four (4) times during any calendar year; Whereas, GPA No. 2021-02 is part of the City’s Second (2nd) Cycle amendments to the Lake Elsinore General Plan Land Use Map and Circulation Element Map for the 2025 calendar year; Whereas, pursuant to LEMC Section 17.415.020 (General Plan Amendments), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to general plan amendments; Whereas, on December 16, 2025, at a duly noticed Public Hearing the Commission has considered the 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 AS FOLLOWS: Section 1: The Commission has reviewed and analyzed proposed GPA No. 2021-02 pursuant to the California Planning and Zoning Laws (Cal. Gov. Code Sec 65000 et. seq.), the Lake Elsinore General Plan (GP) and the Lake Elsinore Municipal Code (LEMC) and finds that the proposed GPA No. 2021-02 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-___ Page 2 of 4 3 9 9 2 3 Section 2: That in accordance with California Planning and Zoning Law, and the LEMC, the Commission makes the following findings for the approval of GPA No. 2022-01: 1. The proposed GPA, will not be a) detrimental to the health, safety, comfort or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City, or b) injurious to the property or improvements in the neighborhood or within the City. a.The proposed GPA from commercial to industrial would be consistent with the existing surrounding developments which include other light industrial related uses. The project site is not adjacent or in close proximity to residential uses. Therefore, the land use designation change is not anticipated to create adverse impacts for persons residing or working within the neighborhood. b.The proposed GPA would not be injurious to the property or improvements in the neighborhood because the land use designation change from commercial to industrial would be more in line with the existing industrial developments adjacent to the site and within the vicinity. The project would further enhance and contribute towards the growth and development of the industrial hub within this neighborhood. 2. The proposed GPA would establish a land use density, intensity and usage more in character with the subject property’s location, access and constraints. The project site is within the Business District of the General Plan. The Business District is located within the central area of the city. The main focus of the Business District is to support its position as the industrial and commercial hub of the City while ensuring that new development does not encroach upon the floodway and that development maintains an orientation towards this natural resource as a pedestrian corridor. The project would be consistent with the goals of the Business District, including the goal to strengthen its position as the industrial and commercial hub of the city while being sensitive to the natural wetlands, floodway, and floodplain. The proposed project would contribute to the commercial vitality of the Business District as well as the City in general. Furthermore, the amendment from commercial to industrial land use would be consistent with the surrounding developments which are also include other existing light to medium industrial uses. The proposed office and warehouse uses would help the City achieve its goal of developing a mix of industrial uses, including light industrial, clean manufacturing, technology, research and development, and medium industrial uses. 3. In accordance with the requirements of the California Environmental Quality Act (CEQA), impacts have been reduced to a less than significant level, or in the case where impacts remain, a statement of overriding considerations must be adopted to justify the merits of project implementation. The effects of the proposed GPA have been analyzed in the Mitigated Negative Declaration (ER-2023-03; SCH No. 2025100377) prepared for the project. All potential impacts to the environment resulting from the project could be mitigated to less than significant levels. All appropriate and feasible mitigation has been incorporated into the project design. The Mitigation Monitoring and Reporting Plan contains an implementation program for each mitigation measure. After implementation of the mitigation contained in the MMRP, potential environmental impacts would effectively be reduced to less than significant levels. PC Reso No. 2025-___ Page 3 of 4 3 9 9 2 3 Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby recommends approval of General Plan Amendment No. 2021-02. Section 4: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman Attest: ___________________________________ Damaris Abraham, Community Development Director PC Reso No. 2025-___ Page 3 of 4 3 9 9 2 3 PC Reso No. 2025-___ Page 4 of 4 3 9 9 2 3 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 on December 16, 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, RECOMMENDING APPROVAL OF ZONE CHANGE NO. 2021-02 CHANGING THE ZONING DESIGNATION FROM GENERAL COMMERCIAL (C-2) TO LIMITED MANUFACTURING (M-1) FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004 Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, Zone Change (ZC) No. 2021-02 proposes to change the project site’s current zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1); Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.415.040 (Zoning Amendments), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to zone changes, Whereas, on December 16, 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 AS FOLLOWS: Section 1: The Commission has reviewed and analyzed proposed ZC No. 2021-02, pursuant to the California Planning and Zoning Laws (Cal. Gov. Code Sec 65000 et. seq.), the Lake Elsinore General Plan (GP), and the LEMC and finds that ZC No. 2021-02 is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC. Section 2: That in accordance with LEMC Section 17.415.040.F. Findings, the Commission makes the following findings regarding findings regarding ZC No. 2021-02: 1. The proposed amendment will not be (a) detrimental to the health, safety, comfort, or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City, (b) injurious to property or improvements in the neighborhood or within the City PC Reso No. 2025-___ Page 2 of 3 3 9 9 2 4 a.The proposed zone change from commercial to industrial would be consistent with the existing surrounding developments, which include other light industrial-related uses. The project site is not adjacent or in close proximity to residential uses. Therefore, the zone change is not anticipated to create adverse impacts for persons residing or working within the neighborhood. b.The application to change the zoning designation would not be injurious to the property or improvements in the neighborhood because the land use designation change from commercial to industrial would be more in line with the existing industrial developments adjacent to the site and within the vicinity. Furthermore, the proposed industrial project would contribute to the industrial vitality of the corridor along Collier Avenue and West Minthorn Street as well as the City in general. 2. The proposed amendment will be consistent with the latest General Plan. ZC No. 2021-02 proposes to change the project site’s current zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1). The project would also concurrently amend the site’s current General Plan land use designation to an industrial designation to ensure that the zone change would be consistent with the General Plan. Therefore, upon approval of General Plan Amendment No. 2021-02 and the proposed zone change, the zoning would be consistent with the latest General Plan. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby recommends approval of Zone Change No. 2021-02. Section 4: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman PC Reso No. 2025-___ Page 2 of 3 3 9 9 2 4 PC Reso No. 2025-___ Page 3 of 3 3 9 9 2 4 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 on December 16, 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, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2022-25 TO ESTABLISH AND OPERATE AN 8,975 SQUARE-FOOT WAREHOUSE WITH A 3,000 SQUARE-FOOT OFFICE BUILDING AND AN OUTDOOR STORAGE AREA FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190- 002, 377-190-003, AND 377-190-004 Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, Conditional Use Permit (CUP) No. 2022-25 proposes to establish and operate an 8,975 square-foot warehouse with a 3,000 square-foot office building and outdoor storage; Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impact; Whereas, pursuant to Section 17.415.070 (Conditional Use Permits), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to conditional use permits; and Whereas, on December 16, 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 prior to making a recommendation to the Council and has found it acceptable. Section 2: On December 16, 2025, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission PC Reso. No. 2025-____ Page 2 of 4 3 9 9 2 5 adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2023- 03; SCH No. 2025100377) is adequate and is prepared in accordance with the requirements of CEQA. Section 3: That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CUP No. 2022-25: 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 proposed office/warehouse with outdoor storage use is consistent with the proposed General Plan Land Use designation of Limited Industrial (LI). The LI Land Use designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi-public uses, and similar and compatible uses with a maximum 0.45 Floor Area Ratio (FAR). The project is proposing to develop a light industrial complex with 0.10 FAR, which is under the maximum allowed. The project site is also within the Business District of the General Plan. The Business District is located within the central area of the city. The main focus of the Business District is to support its position as the industrial and commercial hub of the city while ensuring that new development does not encroach upon the floodway and that development maintains an orientation towards this natural resource as a pedestrian corridor. The project would be consistent with the goals of the Business District, including the goal to strengthen its position as the industrial and commercial hub of the city while being sensitive to the natural wetlands, floodway, and floodplain. The proposed project would contribute to the commercial vitality of the Business District as well as the City in general. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. The proposed use would not cause either directly or indirectly any detrimental effects to the existing surrounding community. The project has been thoroughly reviewed by all departments and conditioned as such to avoid any possible negative 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 has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC including building setbacks, parking, landscaping, and site access. Further, the project would complement the existing uses which include other existing light to medium industrial uses. 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. PC Reso. No. 2025-____ Page 3 of 4 3 9 9 2 5 The project has been conditioned to construct ultimate half-width improvements to the City’s standards on the property's frontage along West Minthorn Street. These improvements would be sufficient for the type and quantity of traffic generated by the proposed use. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. Furthermore, the project would be surrounded by other similar and existing industrial developments and is not adjacent to sensitive uses such as residential. 6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. Pursuant to Section 17.415.070.B of the LEMC, the project was considered by the Planning Commission at a duly noticed Public Hearing on December 16, 2025, and appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby recommends that the Council approve Conditional Use Permit No. 2022-25. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman Attest: ___________________________________ Damaris Abraham, Community Development Director PC Reso. No. 2025-____ Page 3 of 4 3 9 9 2 5 PC Reso. No. 2025-____ Page 4 of 4 3 9 9 2 5 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 on December 16, 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, RECOMMENDING APPROVAL OF INDUSTRIAL DESIGN REVIEW NO. 2021-03 PROVIDING BUILDING DESIGNS AND RELATED SITE IMPROVEMENTS FOR A 3,000 SQUARE-FOOT OFFICE BUILDING AND 8,975 SQUARE-FOOT WAREHOUSE FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004 Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, Industrial Design Review (IDR) No. 2021-03 proposes to construct an 8,975 square-foot warehouse with a 3,000 square-foot office building totaling 11,975 sq. ft. with 33 parking spaces, and related site improvements; Whereas, pursuant to Section 17.415.050 (Major Design Review), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to design review applications; and Whereas, on December 16, 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 reviewed and analyzed the proposed Project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore General Plan (GP), and the LEMC and finds and determines that the proposed Project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC. Section 2: On December 16, 2025, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Mitigated Negative Declaration (ER-2023- 03; SCH No. 2025100377) is adequate and is prepared in accordance with the requirements of CEQA. PC Reso. No. 2025-____ Page 2 of 3 3 9 9 2 6 Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding IDR No. 2021-03: 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 proposed office/warehouse with outdoor storage use is consistent with the proposed General Plan Land Use designation of Limited Industrial (LI). The LI Land Use designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi-public uses, and similar and compatible uses with a maximum 0.45 Floor Area Ratio (FAR). The project is proposing to develop a light industrial complex with 0.10 FAR which is under the maximum allowed. The proposed zoning for the subject site Limited Manufacturing (M-1). The proposed office/warehouse use is identified as a permitted use while the proposed outdoor storage area is subject to the approval of a Conditional Use Permit within the M-1 zone. The project has been reviewed for consistency with the M-1 zone and it has been determined that the proposed light industrial project would assist in achieving the development of a well- balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. 2. The 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 building complies with 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 project would create a visually pleasing, non-detractive relationship between the proposed development and existing projects using modern industrial architectural design that is similar to existing developments in the vicinity. In addition, safe and efficient circulation has been achieved onsite. 3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Section 17.415.050. Pursuant to Section 17.415.050.E of the LEMC, the project was considered by the Planning Commission at a duly noticed Public Hearing held on December 16, 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 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Commission hereby recommends that the Council approve IDR No. 2021-03. Section 5: This Resolution shall take effect immediately upon its adoption. PC Reso. No. 2025-____ Page 3 of 3 3 9 9 2 6 Passed and Adopted on this 16th day of December, 2025. John Gray, Chairman 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 on December 16, 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 17 CONDITIONS OF APPROVAL PROJECT: PA 2021-22 | GPA 2021-02, ZC 2021-02, CUP 2022-25, IDR 2021-03 PROJECT NAME:Collier Commercial Properties PROJECT LOCATION:APNs: 377-190-002, 377-190-003, and 377-190-004 APPROVAL DATE: EFFECTIVE DATE: EXPIRATION DATE: GENERAL 1. Planning Application No. 2021-22 proposes to develop the existing 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377- 190-003, and 377-190-004. 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 GPA 2021-02, ZC 2021-02, CUP 2022-25 and IDR 2021-03, 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 GPA 2021-02, ZC 2021-02, CUP 2022-25 and IDR 2021-03 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. PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 2 of 17 3 8 1 5 1 PLANNING DIVISION 4. Conditional Use Permit No. 2022-25 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the conditional use permit application. 5. Industrial Design Review No. 2021-03 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. 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. 7. If operation of this use triggers concerns related to parking, noise, traffic, or other impacts, at the discretion of the Community Development Director, this Conditional Use Permit may be referred back to the Planning Commission for subsequent review at a Public Hearing. If necessary, the Commission may modify or add conditions of approval to mitigate such impacts, or may revoke said Conditional Use Permit. 8. All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 9. 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. 10. Any proposed minor revisions to approved plans shall be reviewed and approved by the Community Development Director or designee. Any proposed substantial revisions to the approved plans shall be reviewed according to the provisions of the Municipal Code in a similar manner as a new application. Grading plan revisions shall be reviewed by the City Engineer. 11. The applicant shall provide all project-related on-site and off-site improvements as required PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 3 of 17 3 8 1 5 1 by these Conditions of Approval. 12. Provisions of the City’s Noise Ordinance shall be satisfied during all site preparation and construction activity. The applicant shall place a weatherproof 3’ x 3’ sign at the entrance to the project site identifying the approved days and hours of construction activity 7:00 a.m. – 5:00 p.m., Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 a.m. and shall cease no later than 4:00 p.m. with no construction activity to occur on Sundays or legal holidays. The sign shall identify the name and phone number of the development manager to address any complaints. The project shall also comply with the following requirements to minimize noise caused by construction activities: a. Staging areas should be placed as far as possible from residential receivers. b. Turn off equipment when not in use. c. Limit the use of enunciators or public address systems, except for emergency notifications. d. Equipment used in construction should be maintained in proper operating condition, and all loads should be properly secured, to prevent rattling and banging. e. Schedule work to avoid simultaneous construction activities that both generate high noise levels. f. Use equipment with effective mufflers. g. Minimize the use of backup alarms. 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. 14. Graffiti shall be removed within 24 hours. 15. 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 16. 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. 17. The outdoor storage area is subject to the following requirements: a. The storage yard shall be enclosed on all sides with a screen a minimum of six feet in height as measured from the highest grade elevation either side of the screen. The screen shall be a decorative, solid masonry wall or chain link with redwood or cedar slats or wood fencing. b. No materials shall be stored higher than the screen. c. Storage areas shall not encroach upon parking, landscaping, drive aisles, required truck loading areas or required yard areas. d. No storage of scrap, waste or other material not utilized in the production process is permitted. 18. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms, PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 4 of 17 3 8 1 5 1 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 19. Prior to issuance of a building permit, the applicant shall pay Development Impact Fees (DIF) and MSHCP Fees per LEMC Section 16.85, at the rate in effect at the time of payment. 20. 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. 21. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed to ensure that all exterior on-site lighting shall be shielded and directed on-site so as not to create glare onto neighboring property and streets or allow illumination above the horizontal plane of the fixture. 22. 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. 23. The property address (in numerals at least six inches high) shall be displayed near the entrance and be easily visible from the front of the subject property and public right-of-way. 24. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors, materials and design of the project architecture. 25. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans shall be submitted along with appropriate fees for review and approval by the Community Development Director or designee. a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method. b. 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. PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 5 of 17 3 8 1 5 1 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 landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance reviewed by the Landscape Consultant and approved by the Community Development Director or Designee. j. 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. k. Final landscape plan must be consistent with approved site plan. l. Final landscape plans to include planting and irrigation details. m. 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. n. No turf shall be permitted. 26. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Community Development Director. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 27. 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. 28. Prior to the issuance of a building permit, the applicant shall demonstrate compliance with all applicable requirements from the County of Riverside (including but not limited to Transportation, Survey, Flood Control, and Fire) and shall provide evidence of approval(s) to the Director of Community Development or designee. BUILDING DIVISION General Conditions 29. 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. 30. 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 PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 6 of 17 3 8 1 5 1 Lake Elsinore Municipal Code. 31. Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2022 California Green Building Standards. 32. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. All ground floor units to be adaptable. b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as club house, trach enclosure tot lots and picnic areas. 33. 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 Jonathan Oronia at joronia@lake-elsinore.org or 951-667-4558. 34. 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. 35. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 36. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 37. 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. 38. 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 39. 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 PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 7 of 17 3 8 1 5 1 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) 40. 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. 41. 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) 42. 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 43. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. ENGEERING DEPARTMENT GENERAL 44. All new submittals for plan check or permit shall be made using the City’s online Citizen Service Portal (CSSP). 45. All engineering plans shall be prepared by a California registered Civil Engineer using the City’s standard title block. 46. All required engineering reports shall be prepared by a registered Civil Engineer and Soils Engineer, as applicable. 47. 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. 48. All open space and slopes except for public parks and schools and flood control district facilities, outside the public right-of-way shall be owned and maintained by the property owner or property owner’s association. 49. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the applicant shall be required to contract with CR&R, Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated both during cleaning, demolition, clear and grubbing or all other phases of construction and during occupancy. PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 8 of 17 3 8 1 5 1 50. 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. 51. 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. 52. Minimum good housekeeping and erosion and sediment control Best Management Practices (BMPs) shall be implemented. FEES 53. 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. 54. 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. a. Master Plan of Drainage Fee – Due prior to Grading Permit issuance 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 Fee (K-Rat) – Due prior to Grading Permit issuance LAND DIVISION 55. Applicant shall submit and complete plan check review and approval for a parcel merger for APNs 377-190-002, 377-190-003, and 377-190-004. Parcel merger shall be recorded prior to issuance of the building permit. STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES Design 56. The project is responsible for complying with the latest Santa Ana Region National Pollutant Discharge Elimination System (NPDES) permits as warranted based on the nature of development and/or activity. 57. Final Water Quality Management Plan (WQMP) shall be approved prior to grading plan approval, or issuance of any permit for construction, whichever is first. 58. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff. 59. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape. 60. Project trash enclosure shall be covered, bermed, and designed to divert drainage from adjoining paved areas and regularly maintained. PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 9 of 17 3 8 1 5 1 61. 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. 62. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City authorized marker. 63. The project site shall implement full trash capture methods/devices approved by the Regional Water Quality Control Board. This shall include installation of connector pipe screens on all onsite and offsite catch basins to which the project discharges. Construction 64. 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. 65. 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. 66. 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 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 67. 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 complied 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 or a copy of the recorded City approved CC&R. d. The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall: (1) describe the long-term operation and maintenance requirements for BMPs identified PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 10 of 17 3 8 1 5 1 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 or CC&R’s 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. UTILITIES 68. 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 their agent. Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Section 16.64). 69. 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 the issuance of the grading permit. 70. 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. 71. 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 72. Construction of ultimate half-width improvements along the property frontage on Minthorn Avenue. Improvements shall include AC pavement construction and base material, curb and gutter, driveway approaches, curb cores, parkway landscaping, utility undergrounding and/or relocation, signage relocations, ADA curb ramps, and streetlights. 73. Sight distance into and out of and throughout the project location shall comply with City Standard 125/126 or Caltrans standards. Project shall ensure above surface facilities and landscape features are installed outside the line of sight of drivers. 74. If existing improvements are to be modified, existing improvement plans on file shall be revised accordingly and approved by the City Engineer prior to issuance of a building permit. 75. Streetlight system shall be designed as an LS-2B system. Streetlight plans shall include, PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 11 of 17 3 8 1 5 1 but are not limited to, details such as location, pole and luminaire type, and pull box design. Streetlight plans may be included as part of the Street Improvement plan set. 76. 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 is exceeded, drainage facilities shall be provided. 77. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 78. A final 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 conditions is equal to or less than the runoff under existing conditions of the same storm frequency. Both 6-hour and 24-hour storm durations shall be analyzed to determine the detention requirements to accomplish the desired results. 79. 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. 80. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area to the maximum extent possible. 81. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 82. 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. 83. A registered Civil Engineer shall prepare the improvement (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). Signing, Striping, and Traffic signal plans shall be submitted separately from improvement plans. Permitting/Construction 84. An Encroachment Permit shall be obtained prior to any work on the City right-of-way. The developer shall submit the permit application, required fees, executed agreements, security, and other required documentation prior to issuance. 85. 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 86. A grading plan signed and stamped by a registered Civil Engineer shall be submitted for PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 12 of 17 3 8 1 5 1 City review and approval for all additions and/or movement of soil (grading) on site. The plan shall include separate sheets for erosion control, haul route, and traffic control. The grading submittal shall include all supporting documentation and be prepared using the City standard title block, standard drawings and design manual. 87. All grading plan contours shall extend to a minimum of 50 feet beyond property lines to indicate the existing drainage pattern. 88. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 89. 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 the 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 Engineer. 90. A geotechnical investigation shall be performed on the site to identify any hidden earthquake faults, liquefaction and/or subsidence zones present on-site. A certified letter from a registered geologist or geotechnical engineer shall be submitted confirming the absence of this hazard prior to grading permit. The location of faults, active or inactive shall be shown on the plan sets. A certified geotechnical engineer and/or licensed geologist shall verify compliance with geotechnical recommendations and confirm that geotechnical conditions are consistent with finding in the geotechnical investigation. 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 a drainage easement as approved by the City Engineer. Permitting/Construction 94. Applicant shall execute and submit a grading and erosion control agreement, post-grading security, and pay permit fees as a condition of grading permit issuance. 95. Any grading that affects “waters of the United States”, wetlands, or jurisdictional streambeds requires approval and necessary permits from respective Federal and/or State Agencies. 96. No grading shall be performed without first having obtained a Grading Permit. A grading permit does not include the construction of retaining walls or other structures for which a Building Permit is required. 97. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 13 of 17 3 8 1 5 1 98. 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, the applicant shall provide to the City a map of all proposed haul routes to be used for the movement of export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit. 99. 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. 100. 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. 101. Approval of the project Final Water Quality Management Plan (WQMP) for post-construction shall be received prior to issuance of a grading permit. 102. Applicant shall obtain applicable environmental clearance from the Planning Department and submit the applicable clearance document to the Engineering Department. This approval shall specify that the project complies with all required environmental mitigation triggered by the proposed grading activity. PRIOR TO BUILDING PERMIT 103. Provide soils, geology, and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 104. All public improvement plans shall be completed and approved by the City Engineer. 105. All required parcel mergers shall be recorded prior to issuance of a building permit. PRIOR TO OCCUPANCY / FINAL APPROVAL / PROJECT CLOSEOUT 106. All public improvements shall be constructed in accordance with the approved plans or as a condition of this development, to the satisfaction of the City Engineer prior to issuance of occupancy. 107. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 108. Applicant shall provide a digital copy of the recorded Covenants, Conditions, and Restrictions (CC&Rs) to the Engineering Department prior to first occupancy. 109. In the event of damage to City roads from hauling or other construction-related activity, the applicant shall pay the full cost of restoring public roads to the baseline condition. 110. Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval. PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 14 of 17 3 8 1 5 1 111. Applicant shall submit documentation pursuant to City’s Security Release handout. 112. Applicant shall submit as-built all Engineering Department approved project plan sets. After City approval of paper copy, the developer/owner is responsible for revising the original mylar plans. Once the original mylars have been approved, the developer shall provide the City with a digital copy of the “as-built” plans in .tif format. 113. Applicant shall provide AutoCAD and GIS Shape files of all Street and Storm Drain plans. All data must be in the projected coordinate system: NAD 83 State Plane California Zone VI U.S. Fleet. All parts and elements of the designed system shall be represented discretely. Include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes, include material (PVC, RCP, etc.) and slope. CITY OF LAKE ELSINORE CODE ENFORCEMENT 114. Prior to the issuance of the grading permit, all outstanding administrative citations must be paid in full. Questions should be directed to City of Lake Elsinore’s Code Enforcement Manager Fred Lopez at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 674-3124 Ext. 275. CITY OF LAKE ELSINORE FIRE MARSHAL 115. 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) 951-395-1759 116. Hazardous Fire Area: APN 377 190 002 This project is in a Very High Fire Hazard Severity Zone of Riverside County as shown on a map on file with the Clerk of the Board of Supervisors. Any building constructed within this area shall comply with the special construction provision contained in Lake Elsinore Municipal Code and the California Building Code 7A. Plans must reflect this. A Fire Permit will be required for a Technical Report for Fuel Modification and a Fire Protection Plan review. 117. The applicant must provide a Fire hydrant system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Based on current standards, the required fire flow is estimated to be 1,250 GPM at 20 PSI for a 2-hour duration. Estimated fire flow is based on an 8,875 square foot building V-B Construction type per 2022 California Fire Code. 118. Roads and gates must meet Engineering Department and Fire Department standards at the time of building permit application. Current standards require that dead-end roads do not exceed 600 feet in length. Electric gates must have a Knox rapid entry system and an infrared opening device. Gates must be set back up to 46 feet from any major street to allow emergency vehicles to safely stop away from traffic flow. (OFM-01A Riverside County Fire Department Access Requirements for Commercial or Residential Development). 119. Prior to placing any combustibles on site. Fire apparatus access roads serving commercial or residential development shall be designed, constructed, and maintained to support the imposed loads of RVC fire apparatus with a total weight of 80,000 pounds. Apparatus PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 15 of 17 3 8 1 5 1 weight is distributed as 55,000 pounds on tandem rear axles and 25,000 pounds on the front axle 120. Prior to issuance of Building Permits, the applicant/ developer shall provide the Office of the Fire Marshal with a Truck Turning site map with road widths and turning radius throughout the proposed project site. 121. Prior to issuance of Building Permits, the applicant/ developer shall provide the Office of the Fire Marshal with a site plan for Fire Lanes and signage. (CFC 501.3) 122. 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 requirement shall take precedence. NFPA 13 Deferred Submittal. 123. In all buildings that have a NFPA 13 Fire sprinkler system a NFPA 72 Fire Alarm Sprinkler Monitoring system is required. Deferred Submittal. 124. Prior to building permit issuance, install the approved water system and contact the Fire Department for a verification inspection. Deferred Submittal for NFPA 24 Private Underground Fire Main, hydrants, riser sweep, PIV and FDC. 125. The Applicant or developer will need to provide a Fire Flow Test report letter for the proposed project. Elsinore Valley Municipal Water District will conduct the Fire Flow testing and determine the nearest Fire hydrant to the proposed project for review, submit current (within one year) Fire Flow test results letter during building permit application. 126. If construction is phased, each phase shall provide an approved emergency vehicular access way for fire protection prior to any building construction. (CFC 501.4) 127. Outdoor storage must comply with California Fire Code requirements at the time of permit application. Pallet storage must comply with Riverside County Fire Department Technical Policy. (OFM TP22-001) 128. The applicant or developer shall provide Fire hydrants in accordance with the following: a. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes. b. Prior to building permit issuance, submit plans to the water district for a water system capable of delivering Fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Hydrants must produce the required fire flow per the California Fire Code. PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 15 of 17 3 8 1 5 1 PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 16 of 17 3 8 1 5 1 DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services) 129. Prior to issuance of a building permit, the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public right- of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services. Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable. MITIGATION MONITORING AND REPORTING PROGRAM 130. The applicant shall comply will all mitigation measures identified in the Mitigation Monitoring & Reporting Program for the Mitigated Negative Declaration (Environmental Review No. 2023-03; SCH No. 2025100377) prepared for the project. PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 16 of 17 3 8 1 5 1 PA 2021-22 | GPA 2021-02, ZC 2021-02 CUP 2022-25, IDR 2021-03 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD Applicant’s Initials: _____Page 17 of 17 3 8 1 5 1 I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above- named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the City Council of the City of Lake Elsinore on . I also acknowledge that all conditions shall be met as indicated. Date: Applicant’s Signature: Print Name: Address: Phone Number: COLLIER COMMERCIAL PROPERTIES PLANNING APPLICATION NO. 2021-22 GENERAL PLAN AMENDMENT NO. 2021-02 ZONING CHANGE NO. 2021-02 INDUSTRIAL DESIGN REVIEW NO. 2021-03 CONDITIONAL USE PERMIT NO. 2022-25 ENVIRONMENTAL REVIEW NO. 2023-03 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Prepared By: CITY OF LAKE ELSINORE 130 South Main Street Lake Elsinore, CA 92530 Applicant: COLLIER COMMERCIAL PROPERTIES, LLC 29400 Enterprise Way Lake Elsinore, CA 92530 Environmental Consultant: HELIX ENVIRONMENTAL PLANNING, INC. 7578 El Cajon Boulevard La Mesa, CA 91942 October 2025 This page intentionally left blank i Table of Contents Section Page I. INTRODUCTION ........................................................................................................................... 1 A. Purpose ...................................................................................................................................... 1 B. California Environmental Quality Act ...................................................................................... 1 C. Intended Uses of Initial Study and Mitigated Negative Declaration ......................................... 2 D. Contents of Initial Study ............................................................................................................ 2 E. Scope of Environmental Analysis ............................................................................................. 3 F. Tiered Documents, Incorporation by Reference, and Technical Studies .................................. 3 II. PROJECT DESCRIPTION .............................................................................................................. 7 A. Project Location and Setting ..................................................................................................... 7 B. Project Description .................................................................................................................... 7 III. ENVIRONMENTAL CHECKLIST ................................................................................................ 9 A. Background ............................................................................................................................... 9 B. Environmental Factors Potentially Affected ........................................................................... 10 C. Determination .......................................................................................................................... 10 IV. ENVIRONMENTAL ANALYSIS ................................................................................................ 20 I. Aesthetics ................................................................................................................... 20 II. Agriculture and Forestry Resources ........................................................................... 23 III. Air Quality .................................................................................................................. 25 IV. Biological Resources .................................................................................................. 33 V. Cultural Resources ..................................................................................................... 38 VI. Energy ........................................................................................................................ 43 VII. Geology and Soils ...................................................................................................... 45 VIII. Greenhouse Gas Emissions ........................................................................................ 48 IX. Hazards and Hazardous Materials .............................................................................. 55 X. Hydrology and Water Quality .................................................................................... 56 XI. Land Use and Planning............................................................................................... 62 XII. Mineral Resources ...................................................................................................... 63 XIII. Noise........................................................................................................................... 64 XIV. Population and Housing ............................................................................................. 68 XV. Public Services ........................................................................................................... 68 XVI. Recreation ................................................................................................................... 71 XVII. Transportation ............................................................................................................ 71 XVIII. Tribal Cultural Resources ........................................................................................... 73 XIX. Utilities and Service Systems ..................................................................................... 74 XX. Wildfire ...................................................................................................................... 77 V. MANDATORY FINDINGS OF SIGNIFICANCE ....................................................................... 77 VI. PERSONS AND ORGANIZATIONS CONSULTED .................................................................. 79 VII. REFERENCES .............................................................................................................................. 80 ii Table of Contents (cont.) LIST OF APPENDICES A Air Quality & Greenhouse Gas Emissions Assessment, Collier Commercial Properties Project B Biological Technical Report and Multiple Species Habitat Conservation Plan Consistency Analysis for the Collier Commercial Properties C Cultural Resources Inventory for the Collier Commercial Properties Project D Preliminary Geotechnical Investigation, Proposed Commercial Development, Collier Avenue E Phase One Environmental Site Assessment, APNS 377-190-002, 377-190-003, 377-190-004, Collier Avenue F Hydrology and Hydraulic Calculations, Collier Commercial Properties G Preliminary Project Specific Water Quality Management Plan H Noise Impact Assessment, Collier Commercial Properties I Trip Generation and VMT Screening Memo, Construction Equipment Rental Facility, 29400 Enterprise Way, Lake Elsinore LIST OF FIGURES No. Title Follows Page 1 Regional Location ............................................................................................................................ 7 2 Project Vicinity (USGS Topography) .............................................................................................. 7 3 Project Vicinity (Aerial Photograph) ............................................................................................... 7 4 Site Plan ........................................................................................................................................... 7 5a Building Elevations .......................................................................................................................... 7 5b Building Elevations .......................................................................................................................... 7 6 Proposed Landscape Plan ................................................................................................................ 8 LIST OF TABLES No. Title Page 1 Maximum Daily Emissions Thresholds (pounds per day) ............................................................. 28 2 Maximum Daily Construction Emissions (pounds per day) .......................................................... 28 3 Summary of Project Operational Emissions (pounds per day) ...................................................... 29 4 Maximum Localized Daily Emissions (pounds per day) ............................................................... 30 5 Estimated Construction Greenhouse Gas Emissions ..................................................................... 50 6 Estimated Annual Operational Greenhouse Gas Emissions .......................................................... 51 7 Project Consistency with the City’s CAP ...................................................................................... 51 8 Project Consistency with Applicable Connect SoCal Strategies ................................................... 55 9 Construction Noise Levels at Off-Site Receivers .......................................................................... 65 10 Operational Noise Levels at Off-Site Receivers ............................................................................ 66 Collier Commercial Properties Project – IS/MND Page 1 I. INTRODUCTION A. PURPOSE This document is an Initial Study for evaluation of environmental impacts resulting from implementation of the Collier Commercial Properties project. For purposes of this document, this application will be called the “project” or “proposed project.” B. CALIFORNIA ENVIRONMENTAL QUALITY ACT As defined by Section 15063 of the California Environmental Quality Act (CEQA) Guidelines, an Initial Study is prepared primarily to provide the Lead Agency with information to use as the basis for determining whether an Environmental Impact Report (EIR), Negative Declaration, or Mitigated Negative Declaration would be appropriate for providing the necessary environmental documentation and clearance for any proposed project. According to CEQA Guidelines Section 15065, an EIR is deemed appropriate for a particular proposal if the following conditions occur:  The project has the potential to substantially degrade the quality of the environment; substantially reduce the habitat of a fish or wildlife species; cause a fish or wildlife population to drop below self-sustaining levels; threaten to eliminate a plant or animal community; substantially reduce the number or restrict the range of an endangered, rare or threatened species; or eliminate important examples of the major periods of California history or prehistory.  The project has the potential to achieve short-term environmental goals to the disadvantage of long- term environmental goals.  The project has possible environmental effects that are individually limited but cumulatively considerable.  The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. According to CEQA Section 21080(c)(1) and CEQA Guidelines Section 15070(a), a Negative Declaration can be adopted if it can be determined that the project will not have a significant effect on the environment. According to CEQA Section 21080(c)(2) and CEQA Guidelines Section 15070(b), a Mitigated Negative Declaration can be adopted if it is determined that although the Initial Study identifies that the project may have potentially significant effects on the environment, revisions in the project plans and/or mitigation measures, which would avoid or mitigate the effects to below the level of significance, have been made or agreed to by the applicant. This Initial Study has determined that the proposed project may result in potentially significant environmental effects but that said effects can be reduced to below the level of significance through the implementation of mitigation measures and therefore, a Mitigated Negative Declaration is deemed the appropriate document to provide the necessary environmental evaluations and clearance. This Initial Study and Mitigated Negative Declaration are prepared in conformance with the California Environmental Quality Act of 1970 , as amended (Public Resources Code, Section 21000 et seq.); the State Guidelines for Implementation of the California Environmental Quality Act (“CEQA Guidelines”), as Collier Commercial Properties Project – IS/MND Page 2 amended (California Code of Regulations, Title 14, Division 6, Chapter 3, Section 15000, et seq.); applicable requirements of the City of Lake Elsinore; and the regulations, requirements, and procedures of other responsible public agencies or agencies with jurisdiction by law. The City of Lake Elsinore is designated the Lead Agency, in accordance with Section 15050 of the CEQA Guidelines. The Lead Agency is the public agency which has the principal responsibility for carrying out or approving a project which may have significant effects upon the environment. C. INTENDED USES OF INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION This Initial Study and Mitigated Negative Declaration are informational documents which are intended to inform the City of Lake Elsinore decision-makers, other responsible or interested agencies, and the general public of the potential environmental effects of the proposed project. The environmental review process has been established to enable public agencies to evaluate environmental consequences and to examine and implement methods of eliminating or reducing any potentially adverse impacts. While CEQA requires that consideration be given to avoiding environmental damage, the Lead Agency and other responsible agencies must balance adverse environmental effects against other public objectives, including economic and social goals (CEQA Guidelines Section 15021). The City of Lake Elsinore, as Lead Agency, has determined that environmental clearance for the proposed project can be provided with a Mitigated Negative Declaration. The Initial Study and Notice of Availability and Intent to Adopt prepared for the Mitigated (Negative Declaration will be circulated for a period of 30 days for public and agency review. Comments received on the document will be considered by the Lead Agency before it acts on the proposed project. D. CONTENTS OF INITIAL STUDY This Initial Study is organized to facilitate a basic understanding of the existing setting and environmental implications of the proposed project. I. INTRODUCTION presents an introduction to the entire report. This section identifies City of Lake Elsinore contact persons involved in the process, scope of environmental review, environmental procedures, and incorporation by reference documents. II. PROJECT DESCRIPTION describes the proposed project. A description of discretionary approvals and permits required for project implementation is also included. III. ENVIRONMENTAL CHECKLIST contains the City’s Environmental Checklist Form. The checklist form presents results of the environmental evaluation for the proposed project and those areas that would have either a potentially significant impact, a less than significant impact with mitigation incorporated, a less than significant impact, or no impact. IV. ENVIRONMENTAL ANALYSIS provides the background analysis supporting each response provided in the environmental checklist form. Each response checked in the checklist form is discussed and supported with sufficient data and analysis. As appropriate, each response discussion describes and identifies specific impacts anticipated with project implementation. In this section, mitigation measures are also set forth, as appropriate, that would reduce potentially significant adverse impacts to levels of less than significance. Collier Commercial Properties Project – IS/MND Page 3 V. MANDATORY FINDINGS presents the background analysis supporting each response provided in the environmental checklist form for the Mandatory Findings of Significance set forth in Section 21083(b) of CEQA and Section 15065 of the CEQA Guidelines. VI. PERSONS AND ORGANIZATIONS CONSULTED identifies those individuals consulted and involved in the preparation of this Initial Study and Mitigated Negative Declaration. VII. REFERENCES lists bibliographical materials used in preparation of this document. E. SCOPE OF ENVIRONMENTAL ANALYSIS For evaluation of environmental impacts, each question from the Environmental Checklist Form is stated and responses are provided according to the analysis undertaken as part of the Initial Study. Responses will consider the whole action involved, including off site as well as on site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. Project impacts and effects will be evaluated and quantified, when appropriate. To each question, there are four possible responses, including: 1. No Impact: A “No Impact” response is adequately supported if the referenced information sources show that the impact simply does not apply to the proposed project. A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. Less Than Significant Impact: Development associated with project implementation will have the potential to impact the environment. These impacts, however, will be less than the levels of thresholds that are considered significant and no additional analysis is required. 3. Less Than Significant With Mitigation Incorporated: This applies where incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact”. The Lead Agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level. 4. Potentially Significant Impact: There is substantial evidence that the proposed project may have impacts that are considered potentially significant and an EIR is required. F. TIERED DOCUMENTS, INCORPORATION BY REFERENCE, AND TECHNICAL STUDIES Information, findings, and conclusions contained in this document are based on the incorporation by reference of tiered documentation and technical studies that have been prepared for the proposed project which are discussed in the following section. 1. Tiered Documents As permitted in CEQA Guidelines Section 15152(a), the analysis of general matters contained in a broader EIR (such as one prepared for a general plan or policy statement) with later EIRs and negative declarations on narrower projects; incorporating by reference the general discussions from the broader EIR; and concentrating the later EIR or negative declaration solely on the issues specific to the later project. Collier Commercial Properties Project – IS/MND Page 4 Tiering is defined in CEQA Guidelines Section 15385 as follows: “Tiering” refers to the coverage of general matters in broader EIRs (such as on general plans or policy statements) with subsequent narrower EIRs or ultimately site-specific EIRs incorporating by reference the general discussions and concentrating solely on the issues specific to the EIR subsequently prepared. Tiering is appropriate when the sequence of EIRs is: (a) From a general plan, policy, or program EIR to a program, plan, or policy EIR of lesser scope or to a site-specific EIR; (b) From an EIR on a specific action at an early stage to a subsequent EIR or a supplement to an EIR at a later stage. Tiering in such cases is appropriate when it helps the Lead Agency to focus on the issues which are ripe for decision and exclude from consideration issues already decided or not yet ripe. Tiering also allows this document to comply with Section 15152(b) of the CEQA Guidelines, which discourages repetitive analyses, as follows: “Agencies are encouraged to tier the environmental analyses which they prepare for separate but related projects including general plans, zoning changes, and development projects. This approach can eliminate repetitive discussions of the same issues and focus the later EIR or negative declaration on the actual issues ripe for decision at each level of environmental review. Tiering is appropriate when the sequence of analysis is from an EIR prepared for a general plan, policy or program to an EIR or negative declaration for another plan, policy, or program of lesser scope, or to a site-specific EIR or negative declaration.” Further, Section 15152(d) of the CEQA Guidelines states: “Where an EIR has been prepared and certified for a program, plan, policy, or ordinance consistent with the requirements of this section, any lead agency for a later project pursuant to or consistent with the program, plan, policy, or ordinance should limit the EIR or negative declaration on the later project to effects which: (1) Were not examined as significant effects on the environment in the prior EIR; or (2) Are susceptible to substantial reduction or avoidance by the choice of specific revisions in the project, by the imposition of conditions or other means.” For this document, the “City of Lake Elsinore General Plan Update Final Recirculated Program Environmental Impact Report” certified December 13, 2011 (State Clearinghouse [SCH] #2005121019) serves as the broader document, since it analyzes the entire City area, which includes the proposed project site. However, as discussed, site-specific impacts, which the broader document (City of Lake Elsinore General Plan Update Final Recirculated Program Environmental Impact Report) cannot adequately address, may occur for certain issue areas. This document, therefore, evaluates each environmental issue alone and will rely upon the analysis contained within the Lake Elsinore General Plan Final EIR, as applicable. This document, therefore, evaluates site-specific impacts where possible and relies upon the analysis contained within the Lake Elsinore General Plan Final EIR for broader issue areas. Collier Commercial Properties Project – IS/MND Page 5 2. Incorporation by Reference An EIR or Negative Declaration may incorporate by reference all or portions of another document which is a matter of public record or is generally available to the public. Where all or part of another document is incorporated by reference, the incorporated language shall be considered to be set forth in full as part of the text of the EIR or Negative Declaration. (CEQA Guidelines Section 15150[a]) Incorporation by reference is a procedure for reducing the size of EIRs/Negative Declaration and is most appropriate for including long, descriptive, or technical materials that provide general background information, but do not contribute directly to the specific analysis of the project itself. This procedure is particularly useful when an EIR or Negative Declaration relies on a broadly drafted EIR for its evaluation of cumulative impacts of related projects (Las Virgenes Homeowners Federation v. County of Los Angeles [1986, 177 Ca.3d 300]). If an EIR or Negative Declaration relies on information from a supporting study that is available to the public, the EIR or Negative Declaration cannot be deemed unsupported by evidence or analysis (San Francisco Ecology Center v. City and County of San Francisco [1975, 48 Ca.3d 584, 595]). When an EIR or Negative Declaration incorporates a document by reference, the incorporation must comply with CEQA Guidelines Section 15150 as follows:  Where part of another document is incorporated by reference, such other document shall be made available to the public for inspection at a public place or public building. The EIR or Negative Declaration shall state where the incorporated documents will be available for inspection. At a minimum, the incorporated document shall be made available to the public in an office of the Lead Agency. (CEQA Guidelines Section 15150[b])  The incorporated part of the referenced document shall be briefly summarized where possible or briefly described if the data or information cannot be summarized. The relationship between the incorporated part of the referenced document and the EIR shall be described. (CEQA Guidelines Section 15150[c])  This document must include the State identification number of the incorporated document (CEQA Guidelines Section 15150[d]). 3. Documents Incorporated by Reference/Technical Studies a. The following document(s) is/are incorporated by reference:  City of Lake Elsinore General Plan Update Final Recirculated Program Environmental Impact Report (“General Plan EIR”) (SCH #2005121019), certified December 13, 2011. The General Plan EIR, from which this document is tiered, addresses the entire City of Lake Elsinore and provides background and inventory information and data which apply to the project site. Incorporated information and/or data will be cited in the appropriate sections. b. Various technical reports have been prepared to assess specific issues that may result from the construction and operation of the proposed project. As relevant, information from these technical reports has been incorporated into the Initial Study. The following technical reports are included as appendices to this Initial Study:  Appendix A: Air Quality & Greenhouse Gas Emissions Assessment, Collier Commercial Properties Project, Lake Elsinore, California. ECORP Consulting, Inc. Revised December 2024. Collier Commercial Properties Project – IS/MND Page 6  Appendix B: Biological Technical Report and Multiple Species Habitat Conservation Plan Consistency Analysis for the Collier Commercial Properties, Riverside County, California. ECORP Consulting, Inc. Revised December 2024.  Appendix C: Cultural Resources Inventory for the Collier Commercial Properties Project, City of Lake Elsinore, California. ECORP Consulting, Inc. Revised August 2024.  Appendix D: Preliminary Geotechnical Investigation, Proposed Commercial Development, Collier Avenue, APN’s 377-190-002, 377-190-003, 377-190-004, Lake Elsinore, California 92530. SoCal Professional Engineers. April 25, 2021.  Appendix E: Phase One Environmental Site Assessment, APNS 377-190-002, 377-190-003, 377-190-004 Collier Avenue, Lake Elsinore, California 92530. S & S Commercial Environmental Services, Inc. October 28, 2024.  Appendix F: Hydrology and Hydraulic Calculations, Collier Commercial Properties, City of Lake Elsinore, CA 92530. NM Civil Engineering, Inc., January 16, 2023.  Appendix G: Preliminary Project Specific Water Quality Management Plan, A Template for Projects located within the Santa Ana Watershed Region of Riverside County, COLLIER COMMERCIAL PROPERTIES (Collier Ave. & Minthorn St.). NM Civil Engineering, Inc. January 16, 2023.  Appendix H: Noise Impact Assessment, Collier Commercial Properties, Lake Elsinore, California, ECORP Consulting, Inc., Revised August 2024.  Appendix I: Trip Generation and VMT Screening Memo, Construction Equipment Rental Facility, 29400 Enterprise Way, Lake Elsinore. K2 Traffic Engineering, Inc., March 25, 2022. c. The above-listed documents and technical studies are available for review at: City of Lake Elsinore Planning Division 130 S. Main Street Lake Elsinore, California 92530 Hours: Monday - Thursday: 8 a.m. - 5 p.m. Friday: 8 a.m. - 4 p.m. Closed Holidays Collier Commercial Properties Project – IS/MND Page 7 II. PROJECT DESCRIPTION A. PROJECT LOCATION AND SETTING The proposed Collier Commercial Properties Project (project) is located in the City of Lake Elsinore (City), in the western portion of Riverside County, California (see Figure 1, Regional Location). The approximately 2.64-acre project site consists of three parcels (APNs 3737-190-002, -003, and -004) bound by Collier Avenue on the north and West Minthorn Street on the south (see Figure 2, USGS Topography, and Figure 3, Aerial Photograph). The project is within Section 6 within Township 6 South, Range 4 West, as shown on the Lake Elsinore U.S. Geologic Survey (USGS) 7.5' quadrangles. The project site is located within the Business District (City 2011a) with a General Plan land use designation of General Commercial and a corresponding zone classification of General Commercial (C2; City 2025). The site is currently vacant and disturbed with a gravel construction storage lot and scattered weedy vegetation. Overhead utility lines and poles occur along the northern and southern site boundaries. The site is fenced around the perimeter. Surrounding uses include Collier Avenue and Interstate (I-) 15 to the north, a tow yard to the east, West Minthorn Street and an industrial storage yard to the south, and a stormwater detention basin to the west. I-15 is located approximately 220 feet to the northeast and State Route (SR) 74 is approximately 4,200 feet to the northwest. Lake Elsinore is located approximately one mile to the southwest. Topographically, the project site is flat with an average elevation of 1,290 feet above mean sea level. The project site is primarily underlain by Holocene and late Pleistocene-aged young alluvial fan deposits and young alluvial-channel deposits. According to the Natural Resource Conservation Service soil mapping (Natural Resource Conservation Service 2025), on-site soils consist of Arbuckle gravelly loam (15 to 25 percent slopes); Cortina gravelly coarse sandy loam (2 to 8 percent slopes); and Waukena loamy fine sand, saline-alkali. The biological setting in the general area is largely disturbed, having been cleared and repeatedly treaded by vehicles. No vegetation communities are present on the site; the entire site is disturbed. Immediately west of the project, a Riverside County Flood Control and Water Conservation District drainage channel passes through a detention basin on a heavily disturbed lot as it drains south towards Lake Elsinore. B. PROJECT DESCRIPTION The project entails the construction of a new one-story office building, one-story warehouse building, outdoor storage yard, and associated improvements. See Figure 4, Site Plan. The project also proposes a General Plan Amendment and Zone Change to change the site’s General Plan land use designation from General Commercial (GC) to Limited Industrial (LI) and zoning from C2 to Limited Manufacturing (M1). Project Components The project would involve a 3,000-square foot (sf) office building and an 8,975-sf warehouse building on approximately 0.3 acres of the site’s 2.64 acres. The one-story office building and a surface parking lot would occupy the southern portion of the property, while the warehouse and an outdoor storage yard would occupy the northern portion of the property. The proposed office and warehouse buildings would have light gray stucco walls, dark grey metal roofs and canopies, and outdoor wall lights with charcoal-colored fixtures. The office building would also include grey stone veneer facing and glass windows and doors. The office building would reach a maximum height of 20 feet and the warehouse building would reach a maximum height of 30 feet (See Figures 5a and 5b, Building Elevations). The outdoor storage yard would encompass 17,896 sf. Collier Commercial Properties I I.. I.. 0NTARIO HELIX Environmental Planning Lake ~ ews CAMP PENDLETON ~ Perris T Reservoir PERRIS / Big Bear Lake ~ T:HEMa _j ..::,~;~~ .Ii ~ Skinner Reservoir Ul:'A ,I\ Vail ""-LaketJl RIVERSIDE COUN 1Y .·-··-··------------------------------SAN DIEGO COUN TY ' Coyote ,..-Lake Lake ~ esquite Source: Base Map Laye rs (ESRI, 2013) Regional Location Figure 1 • • erties ~ "-0 ~ ~ "'"'c:a: :;; S'2 Q 0:;; I l -~ ~ E E ~ E L s I N 0 R E~ 8~' 8 c:, c:, K" ~ c:, c:, J 0 ~ C R E A T I 0 N0 ~ A R E A "' ~ ~ f u "' a L A K E"' ~ ---_:,--;......,.;.__D..:::: Source: Lak e El sinore 7.5' Quad (USGS)0 2,000 Feet ;I I I I I HELIX USGS Topography Environmental Planning ____________________________________________::___---==--------'=-------=- Figure 2 Collier Commercial Properties I ----rB 0;~~ ( -\ N E 421 . . . . . . . . . . . . . I I I I .--------------L -+ -~ ---➔--➔ H~~!!anning -------------------PROPERTY LINE DRIVEWAY APPROACH 40'-0"(6) S T A N D A R D DRIVE ISLE 20'-0 "26'-0"SET B A C K MINTHORN ST. 26'-0 "DRIV E I S L E (11) STANDARD SPACES(1) VAN ACCESSIBLE (1) STANDARD &COLLIER AVE. DRIVEWAY APPROACH 10'-0 " 20'-0 "SET B A C K 40'-0"DRIVE ISLE 26'-0"(9) S T A N D A R D PROPERTY LINE Collier Commercial Properties (E) POWER POLE TO BE RELOCATED. 8'-0" HT. SPLIT-FACED OUTDOOR STORAGE YARD CMU WALL. TOTAL AREA: 17,896 SF (N) LANDSCAPE, SEE LANDSCAPE DWGS. 102'-7 7/8"1 & 2 1 & 2 (N) ASPHALT CONC.A1.01 A1.01(N) 40' POWER GATES. DRIVEWAY (A/C). SEELINE OF SIGHT LINE OF SIGHT8'-0" HT. 26'-0"DRIVE ISLEADJACENTCIVIL DWGS.(FROM MINTHORN ST TO I-15 (FROM MINTHORN ST TO I-15 FREEWAY SEE SHT. A1.01) ZONE #2 PROPERTY: VACANT(N) CONC. APRON,FREEWAY SEE SHT. A1.01) AREA: 13,414 SFSEE CIVIL DWGS. 8'-0" HT. SPLIT-FACED (N) CONC. SIDEWALK, CMU WALL.88'-0 1/4" 78'-5 1/8" 65'-7 1/2"40'-0" 30'-0" 119'-8" SEE CIVIL DWGS. 15'-0"ZONE #5 AREA: 3,618 SF ZONE #3 AREA: 6,000 SF(N) LANDSCAPE AREA. 15'-0" 26'-0" CANOPY (ABOVE) BUILDING 'B' DRIVE ISLE BUILDING 'A' CANOPY (ABOVE) 86'-0" 75'-0"ADJACENT PROPERTY: VACANT 15'-0" CANOPY PLANTING AREA. (ABOVE) 26'-0"DRIVE ISLE(N) CONC. APRON, SEE CIVIL DWGS.(N) ASPHALT CONC. 26'-0"DRIVE ISLEDRIVEWAY (A/C). SEE CIVIL DWGS. (N) CONC. SIDEWALK, (N) ASPHALT CONC.(N) 40' POWER GATES. SEE CIVIL DWGS. DRIVEWAY (A/C). SEE8'-0" HT. (N) LANDSCAPE, SEECIVIL DWGS. N(5) STANDARD LANDSCAPE DWGS. 8'-0" HT. SPLIT-FACED OUTDOOR STORAGE YARD 8'-0" HT. SPLIT-FACED ADJACENTCMU WALL. TOTAL AREA: 17,896 SF CMU WALL. PROPERTY: VACANT(N) TRASH ENCLOSURE. STONE VENEER OVER CMU BLOCK TO(N) LANDSCAPE, SEE LANDSCAPE DWGS. MATCH BUILDING.(E) POWER POLE 9'-0" (E) 6'-0" CONC. BLOCK WALL. ZONE #4 AREA: 4,931 SF ACCESSIBLE PATH TO TRASH ENCLOSURE (E) 6'-0" CONC. BLOCK WALL. (N) PANTING AREA. ADJACENT PROPERTY: TOW YARD (N) BIORETENTION AREA, LANDSCAPED. SEE CIVIL DRAWINGS. PROPERTY LINE (E) 6'-0" CONC. BLOCK WALL. SITE PLAN - SYMBOL LEGEND SYMBOL DESCRIPTION LANDSCAPE AREA - SEE LANDSCAPE DRAWINGS FOR MORE INFO. CONCRETE SURFACE - REFER TO CIVIL DRAWINGS. (E) POWER POLE OUTDOOR STORAGE AREA ACCESSIBLE PATH OF TRAVEL. DASHED LINE INDICATES ACCESSIBLE ROUTE FROM PUBLIC WAY AND PARKING. SLOPES NOT TO EXCEED 4.99% WITH 2% CROSS SLOPE EXCEPT AT RAMPS WHERE OCCURS PER PLANS.I:\PROJECTS\L\LakeElsinoreCity_00987\00011_CollierCommercialProperties\Map\ISMND\Fig4_SitePlan.indd 00987.00010.001 02/05/25 -RK Source: ZANE ARCHITECTURE 2023 Site Plan Figure 4 ADJACENT PROPERTY: RETENTION BAY (E) 6'-0" CHAIN LINK FENCE. 2 A1.10 WALL/FENCE PLAN - ENLARGED (E) 6'-0" CHAIN LINK FENCE. (N) LANDSCAPE, SEE LANDSCAPE DWGS. WALL/FENCE PLAN - ENLARGED 1 A1.10 (E) 6'-0" CHAIN LINK FENCE. ZONE #1 (N) CONC. SIDEWALK, SEE CIVIL DWGS. PROPERTY LINE AREA: 1,956 SF HELIX G) ~c~~,~.:,.;.LEVATION (SOUT~)-B;DG :s• ~-- CD ~~~1~·:,;.LEVATION (SOUT~) -B;DG :A' '-=-- CD ~~.~-T-~.~EVATION (EAS T) O • 8 '-=-- 16' 16' I ----._ _ J BUILOING'B'(Bf YOt<l) 0 ----- Ci et; 9 I;, ::~ mt~ COLOR AND MATERIAL LEGEND NOTE SEE SHEET A3 30 FOR MATERIAL SAMP LE BOARD MARK MATERIA L COLOR/SPEC. REMARKS 0 EIFS / STUCCO FINISH COLOR: DUNN ·E DWARDS BY: DRYVIT "DOLPHIN TALES" DET600 -- 0 STANDING SEAM METAL ROOF SLATE GREY/ FACTORY APPLIED COLOR BY: ASC BUILDING PRODUCTS DESIGN SPAN HP 0 WINDOWS AND STOREFRONT COLOR TO MATCH FACTORY APPLIED COLOR BY : ARCADIA OR EQUAL DUNN •EDWARDS -DE6322 0 EXTERIOR DOORS AND COLOR TO MATCH FACTORY APPLIED COLOR OVERHEAD DOOR DUNN -ED WARDS -DE6322 0 METAL CANOPY COLOR TO MATCH -· DUNN •EDWARDS -DE6322 0 METAL PLANT ERS BY : TBD FINISH: CHARCOAL SIZE PER PLANS 0 OUTDOOR WALL LIGHT FINISH: CHARCOAL 12" HIGH INTEGRATED LED BY : TECH LIGHTING OR EQ WALL SCONCE 0 STON E VENEER -SPLIT FAC E CANNOND E (GREY)/ --BY : EL DORADO CUT COARSE STONE En vironmental Plann ing--------------------------------------------------------------------------------------------------------------------------- Collier Commercial Properties I:\PROJECTS\L\LakeElsinoreCity_00987\00011_CollierCommercialProperties\Map\ISMND\Fig5a_BuildingElevations.indd 00987.00010.001 02/05/25 -RK Source: ZANE ARCHITECTURE 2023 Building Elevations Figure 5a