Lake Elsinore City Council
April 25, 2023

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PLANNING+ ENYIRONMENIAL
Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration

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 (2012) 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 and projects that generate fewer than 110 net new daily vehicle trips (or 11 single-family residences) are presumed to have a less than significant impact on VMT.

As noted in the City Guidelines, residential and office projects located within a low VMTgenerating area may be presumed to have a less than significant impact absent substantial evidence to the contrary. Low VMT Area screening process has been conducted with using the Western Riverside Council of Governments (WRCOG) VMT Screening Tool (Screening Tool), which uses screening criteria consistent with the screening thresholds recommended in the City Guidelines. The Screening Tool uses the sub- regional travel demand model RIVTAM to estimate VMT for individual traffic analysis zones (TAZ’s) for areas throughout the WRCOG region. A low VMT area is defined as an individual TAZ where total daily VMT per service population (SP) is below baseline VMT per SP. City Guidelines state that the baseline project generated VMT per SP that exceeds the City’s baseline VMT per SP would result in a significant VMT impact.

The parcel containing the proposed Project was selected and measure of VMT used is VMT per SP. The Project resides within TAZ 3,570 and based on the screening tool was found to generate

36.33 VMT per SP, whereas the City’s impact threshold (i.e., City of Lake Elsinore VMT per SP) is

37.87 VMT per SP. As a secondary check, the underlying land use assumptions contained within TAZ 3,570 were also reviewed to ensure that the Project’s land use is consistent with that modeled within its respective TAZ. TAZ 3,570 includes population and employment, which is consistent with the Project's intended retail land use.

Based on the review of applicable VMT screening thresholds, the Project meets the Low VMT Area Screening. Therefore, the Project can be presumed to result in a less than significant VMT impact. Project impacts are less than significant as the Project does not conflict or is inconsistent with CEQA Guidelines section 15064.3, subdivision (b).

Mitigation Measures: No mitigation measures are required.

Source: City of Lake Elsinore, 2019 CEQA Guidelines
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Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration
c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less Than Significant Impact. The Proposed Project would not increase hazards due to design features or incompatible uses. The Proposed Project would be consistent with the on-site and surrounding zoning designations, and implementation of the Proposed Project would not introduce incompatible uses to the Project Area. The Proposed Project would include improvements onsite and in the public right-of-way which allow for adequate access and circulation for the proposed uses. Therefore, potential impacts associated with hazardous geometric design features would be less than significant.

Mitigation Measures: No mitigation measures would be required.

Source: Figure 5 – Conceptual Site Plan
d) Result in inadequate emergency access?
Less Than Significant Impact. The Proposed Project would include improvements to the right-ofway along the frontage of the Project Site as part of the Proposed Project. The Project Site would be accessible by emergency vehicles at the onsite access driveways located on SR-74 and Cambern Avenue. An emergency-only access gate is also planned for the end of Allan Street (Figure 5). As stated above, the Proposed Project would include improvements onsite and in the public right-of-way which allow for adequate access and circulation for the proposed uses.

Therefore, potential impacts to emergency access would be less than significant.

Mitigation Measures: No mitigation measures would be required.

Source: Figure 5 – Conceptual Site Plan
137 | Page

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PLANNING+ ENYIRONMENIAL
Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration
XVIII. TRIBAL CULTURAL RESOURCES
Is the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project cause a substantial adverse
change in the significance of a tribal cultural
resource, defined in Public Resources Code
section 21074 as either a site, feature, place,
cultural landscape that is geographically
defined in terms of the size and scope of the
landscape, sacred place, or object with cultural
value to a California Native American tribe, and
that is:
a) Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
historical resources as defined in
Public Resources Code section
5020.1(k)?
☐ ☒ ☐ ☐
b) A resource determined by the lead
agency, in its discretion and
supported by substantial evidence, to
be significant pursuant to criteria set
forth in subdivision (c) of Public
Resources Code Section 5024.1. In
applying the criteria set forth in
subdivision (c) of Public Resources
Code Section 5024.1, the lead agency
shall consider the significance of the
resource to a California Native
American tribe?
☐ ☒ ☐ ☐
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? Less than Significant Impact with Mitigation Incorporated: According to PRC Chapter 2.5, Section 21074, Tribal Cultural Resources are sites, features, places, cultural landscapes, sacred places, and items with cultural value to a California Native American tribe that are either included or determined to be eligible for inclusion in the California Register of Historical Resources or included in a local register of historical resources as defined in Section 5020.1. 138 | Page

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Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration
No resources are listed on or have been identified as eligible for listing on the California Register of Historic Places within or near the Project Site and no known potential impacts to Tribal Cultural Resources would occur. However, Project-specific mitigation measure MM CUL-1 would be implemented to require monitoring during any ground disturbing activities on the Project Site and to avoid potential impacts to tribal cultural resources that may be unearthed by construction activities. Project-specific mitigation measures MM CUL-6 and MM CUL-7 would be implemented if any human remains – including Native American human remains – are unearthed by Project construction activities. Implementation of these measures will ensure that Project-specific impacts will be less than significant.

Mitigation Measures: MM CUL-1, MM CUL-6, and MM CUL-7.

Sources: Cultural Resources Assessment (Appendix D)
b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe?
Less than Significant Impact with Mitigation Incorporated:

Tribal Cultural Resources are those resources with inherent tribal values that are difficult to identify through the same means as archaeological resources. These resources can be identified and understood through direct consultation with the tribes who attach tribal value to the resource. Tribal cultural resources may include Native American archaeological sites, but they may also include other types of resources such as cultural landscapes or sacred places. The appropriate treatment of tribal cultural resources is determined through consultation with tribes.

Assembly Bill 52 (AB 52), signed into law in 2014, amended CEQA and established new requirements for tribal notification and consultation. AB 52 applies to all projects for which a notice of preparation or notice of intent to adopt a negative declaration/mitigated negative declaration is issued after July 1, 2015. AB 52 also broadly defines a new resource category of tribal cultural resources and established a more robust process for meaningful consultation that includes:
• Prescribed notification and response timelines;
• Consultation on alternatives, resource identification, significance determinations, impact evaluation, and mitigation measures; and
• Documentation of all consultation efforts to support CEQA findings.

A tribe must submit a written request to the relevant lead agency if it wishes to be notified of projects within its traditionally and culturally affiliated area. The lead agency must provide 139 | Page

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Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration
written, formal notification to the tribes that have requested it within 14 days of determining that a project application is complete or deciding to undertake a project. The tribe must respond to the lead agency within 30 days of receipt of the notification if it wishes to engage in consultation on the Proposed Project, and the lead agency must begin the consultation process within 30 days of receiving the request for consultation. Consultation concludes when either 1) the parties agree to mitigation measures to avoid a significant effect, if one exists, on a tribal cultural resource, or 2) a party, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached. AB 52 also addresses confidentiality during tribal consultation per Public Resources Code §21082.3(c).

In accordance with the requirements of Assembly Bill (AB) 52, on November 24, 2021, the City sent letters to the following Native American tribes that may have knowledge regarding tribal cultural resources in the project vicinity.
• Agua Caliente Band of Cahuilla Indians
• Morongo Band of Mission Indians
• Pechanga Band of Mission Indians
• Rincon Band of Luiseño Indians
• Soboba Band of Luiseño Indians
• Torres Martinez Desert Cahuilla Indians
Of the tribes notified, the Rincon Band of Luiseño Indians, the Pechanga Band of Mission Indians, and the Soboba Band of Luiseño Indians requested formal government-to-government consultation under AB 52. Consultation meetings were held on January 4, 2022 with the Rincon Band of Luiseño Indians, on January 13, 2022 with the Soboba Band of Luiseño Indians, and on January 27, 2022 with the Pechanga Band of Luiseño Indians. The City concluded consultation with the Rincon Band of Luiseño Indians on January 6, 2022, the Soboba Band of Luiseño Indians on January 13, 2022, and with e Pechanga Band of Luiseño Indians on August 15, 2022.

Although the cultural survey was negative for prehistoric resources and the cultural resources consultant did not recommend any type of monitoring for the project, the information provided by the Tribes regarding tribal cultural resources supports that the Project maintains sensitivity for tribal cultural resources to which the Tribes ascribe tribal value. In addition, the consulting tribes expressed concern that the project area is sensitive for cultural resources and there is the possibility that previously unidentified resources might be found during ground disturbing activities. 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.

MM CUL-1 has been included to address inadvertent discovery of archaeological resources during ground disturbing activities. In addition, MM CUL-2 through MM CUL-5 have been agreed upon through consultation between the City and Tribes to further address unanticipated subsurface tribal cultural resource discoveries during Project construction. Mitigation includes preparation of a Cultural Resource Monitoring Program (CRMP) to provide monitoring by a 140 | Page

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Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration
qualified archaeologist and construction staff training, retention of tribal cultural monitoring during ground disturbing activities, and preparation of a Phase IV report after conclusion of onsite archaeological monitoring. Furthermore, MM CUL-6 and MM CUL-7 address treatment of discovery of human remains and reburial of any Native American human remains and associated grave goods with the requirement for consideration for cultural practices and anonymity.

Mitigation Measures:

With implementation of MM CUL-1 through MM CUL-7, potential impacts associated with archeological resources would be less than significant.

Sources: Cultural Resources Assessment (Appendix D), City of Lake Elsinore 141 | Page

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Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration
XIX. UTILITIES AND SERVICE SYSTEMS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water drainage,
electric power, natural gas, or
telecommunications facilities, the construction
or relocation of which could cause significant
environmental effects?
☐ ☐ ☒ ☐
b) Have sufficient water supplies available to serve
the project and reasonably foreseeable future
development during normal, dry, and multiple
dry years?
☐ ☐ ☒ ☐
c) Result in a determination by the wastewater
treatment provider, which serves or may serve
the project that it has adequate capacity to serve
the project’s projected demand in addition to the
provider’s existing commitments?
☐ ☐ ☒ ☐
d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the
attainment of solid waste reduction goals?
☐ ☐ ☒ ☐
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
☐ ☐ ☒ ☐
The Applicant was issued a Will Serve letter by the Elsinore Valley Municipal Water District (Appendix J – Service Planning Letter #3557-0, Elsinore Valley Municipal Water District, November 11, 2021).
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Less Than Significant Impact:

Water and Wastewater
Water and wastewater services are provided by the Elsinore Valley Municipal Water District (EVMWD). The Applicant has obtained “will serve” letters from EVMWD (Appendix J) indicating it can serve the water and sewer needs of the Proposed Project without impacts to their systems.

Therefore, potential impacts associated with water and wastewater would be less than 142 | Page

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Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration
significant, and no mitigation would be required.

Storm Drainage
According to the Project Specific Water Quality Management Plan (Appendix G), the impervious area would be 7.38 acres impervious, and the balance of the Project Site of 1.50 acres would be pervious with the use of landscape areas. All drainage flows would be captured by a private underground storm drain system with five separate underground detention systems and five separate proprietary water quality treatment units dedicated to each of the separate parcels. A proposed headwall and City storm drain pipe would be designed and constructed to intercept the specific portion of stormwater from the existing natural drainage course that drained onto the Project Site in the existing condition. Stormwater would drain into the existing underground RCFC&WCD 78-inch storm drain pipe on Cambern Avenue.

Electric, Natural Gas, Telecommunications
The Project Site is located within an urban area with existing electric power, natural gas, and telecommunications. The Proposed Project is consistent with the City’s zoning and land use designation for the site, and the Proposed Project will operate within the expected utility demands anticipated in the City’s General Plan Public Safety and Welfare Element for the proposed land use mix.

Based on the utilities’ ability to serve the Proposed Project, and that the Proposed Project is designed consistent with existing drainage plans, the Proposed Project would not require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects. Impacts to utilities would be less than significant, and no mitigation would be required.

Mitigation Measures: No mitigation measures are required.

Sources: EVMWD, General Plan EIR, and LEMC
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? Less Than Significant Impact: EVMWD obtains its potable water supplies from imported water from Metropolitan Water District (MWD), local surface water from Canyon Lake, and local groundwater from the Elsinore Basin. According to EVMWD’s 2015 Urban Water Management Plan (UWMP), EVMWD has determined that its current and anticipated future supplies are sufficient to meet the projected dry-year and multiple dry-year demand. The EVMWD issued Service Planning Letter #3557-0 (Appendix J) to the Applicant on November 19, 2019, in which the EVMWD determined that water is available to serve the Proposed Project. There are sufficient water supplies as well as water shortage contingency plans to protect existing and 143 | Page

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Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration
future water needs within the EVMWD service area. Therefore, potential impacts associated with water supplies would be less than significant.

Mitigation Measures: No mitigation measures are required.

Sources: EVMWD, General Plan EIR, Service Planning Letter (Appendix J) c) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
Less Than Significant Impact: The Project applicant has obtained a “will serve” letter from the EVMWD which indicates there is sufficient wastewater capacity to serve the Proposed Project (Appendix J). Therefore, potential impacts associated with the wastewater treatment provider’s capacity would be less than significant, and no mitigation would be required.

Mitigation Measures: No mitigation measures are required.

Sources: EVMWD, General Plan EIR, and LEMC
d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Less Than Significant Impact. CR&R, Inc. Environmental Services is the solid waste disposal service provider for the City of Lake Elsinore and parts of Riverside County. Riverside County Department of Waste Resources (RCDWR) facilitates waste management services for Riverside County. These services are provided on a countywide basis, and each private or public entity determines which landfill or transfer station to use, which is mostly based on geographic proximity. The landfills typically used by the City of Lake Elsinore are the El Sobrante, Badlands, and Lamb Canyon Landfills. All three of the landfills are Class III municipal solid waste landfills. El Sobrante Landfill is expected to reach capacity by 2045. Badlands Landfill is expected to reach capacity by 2024 and Lamb Canyon Landfill by 2021. Both Badlands and Lamb Canyon Landfills have the potential to expand their facilities and capacity. Chapter 14.12 of the LEMC requires that project applicant divert a minimum of 50 percent of construction and demolition debris, and the Property Owner/Developer would meet this requirement. The existing landfills have sufficient capacity to serve the Proposed Project, and recycling and green waste collection would reduce overall solid waste generated. Therefore, potential impacts associated with solid waste disposal would be less than significant.

Mitigation Measures: No mitigation measures are required.

Sources: General Plan EIR, LEMC
e) Comply with federal, state, and local statutes and regulations related to solid waste? Less Than Significant Impact: The California Integrated Waste Management Act of 1989 (AB 939, 144 | Page

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Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration
Sher, Chapter 1095, Statutes of 1989 as amended [IWMA]) under the Public Resource Code requires that local jurisdictions divert at least 50 percent of all solid waste generated by January 1, 2000, and 50% diversion each year following. As of 2006, the City achieved a 50 percent waste diversion rate. In addition, Chapter 14.12 of the LEMC requires that project applicant divert a minimum of 50 percent of construction and demolition debris, and the Property Owner/Developer would meet this requirement. The Proposed Project would comply with federal, state, and local statutes and regulations related to solid waste. Therefore, potential impacts associated with solid waste would be less than significant.

Mitigation Measures: No mitigation measures are required.

Sources: General Plan EIR, PRC, LEMC
145 | Page

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Evergreen Commercial Development Project
Initial Study/Mitigated Negative Declaration
XX. WILDFIRE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones,
would the project:
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan? ☐ ☐ ☒ ☐
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose
project occupants to, pollutant concentrations
from a wildfire or the uncontrolled spread of a
wildfire?
☐ ☐ ☒ ☐
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines or
other utilities) that may exacerbate fire risk or
that may result in temporary or ongoing impacts
to the environment?
☐ ☐ ☒ ☐
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
☐ ☐ ☒ ☐
a) Substantially impair an adopted emergency response plan or emergency evacuation plan? Less Than Significant Impact: A significant impact would occur if the Proposed Project would be located in or near a state responsibility area or land classified as a Very High Fire Hazard Severity zone and would substantially impair an adopted emergency response plan or emergency evacuation plan. A fire hazard severity zone is a mapped area developed by CalFire that designates zones with varying degrees of fire hazard (i.e., moderate, high, and very high). Areas that are designated as Very High or High Fire Hazard Severity Zones are the most likely to experience wildfire. The Project Site is located in an urbanized area of the City and is not located in or near a state responsibility area or in a Very High Fire Hazard Severity zone as identified by CalFire. The Proposed Project would not involve activities that would expose people or structures to the risk of loss, injury, or death involving wildland fires. The I-15 and SR-74 are designated disaster routes in the City. The Proposed Project would not impede use of any disaster routes in the City, as all off-site right-of-way improvements shall comply with City engineering standards to ensure that adequate emergency access and/or emergency response would be maintained.

Additionally, the Proposed Project would be required to comply with all applicable fire code requirements for construction and access to the Project Site and would be reviewed by the City Fire Department to determine the specific fire requirements applicable to ensure compliance 146 | Page

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Initial Study/Mitigated Negative Declaration
with these requirements. This review would ensure that the Proposed Project would provide adequate emergency access to and from the Project Site. The City Engineer and the City Fire Department would review any modifications to existing roadways to ensure that adequate emergency access and/or emergency response would be maintained. The Proposed Project does not propose any changes that would impact the City’s Emergency Preparedness Plan or the Riverside County Operational Area Multi-Jurisdictional Local Hazard Mitigation Plan. Therefore, potential impacts associated with impairing an adopted emergency response or evacuation plan would be less than significant.

Mitigation Measures: No mitigation measures are required.

Sources: General Plan EIR
b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
Less Than Significant Impact: A significant impact would occur if the proposed project would be located in or near a state responsibility area or land classified as Very High Fire Hazard Severity Zones and would exacerbate wildfire risks that would expose project occupants to pollutant concentrations for a wildfire or the uncontrolled spread of a wildfire. According to the California Department of Forestry and Fire Protection and the City of Lake Elsinore General Plan EIR Figure

3.10-2 - City of Lake Elsinore Wildfire Susceptibility, the Project Site is in a Moderate Fire Hazard Severity Zone. The site is located in an urbanized area of the City surrounded by commercial and residential uses. The majority of the Project Site is flat and is not adjacent to slopes. The Proposed Project would be required to comply with applicable sections of the City’s Fire Code and would not involve activities that would expose people or structures to the risk of loss, injury, or death involving wildland fires.

The Proposed Project would be subject to the plan check process and would undergo a fire, life, and safety review by the City Fire Department to determine the specific fire requirements applicable to ensure compliance with Fire Department requirements. The Proposed Project would not involve the construction or operation of a use which involves open flame or a fire related use. The proposed site plan would include landscaped areas with irrigation to ensure vegetation does not dry out and become susceptible to immediate combustion. Therefore, potential impacts associated with wildland fires due to slopes or prevailing winds would be less than significant.

Mitigation Measures: No mitigation measures are required.

Sources: California Department of Forestry and Fire Protection, General Plan EIR Figure 3.10-2 - City of Lake Elsinore Wildfire Susceptibility
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Initial Study/Mitigated Negative Declaration
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? Less Than Significant Impact: While the Project Site is located within a Moderate Fire Hazard Severity Zone. The site is located in an urbanized area of the City surrounded by commercial and residential uses. The project site is adequately served by existing facilities and utilities and would not require additional installation or maintenance of roads, fuel breaks, emergency water sources, or power lines. Thus, the proposed project would not require installation or maintenance of associated structures that may exacerbate fire risk or that may require in temporary or ongoing impacts to the environment.

At the time of construction appropriate measures for removal and installation of the any permanent or temporary power pole(s) would be taken to reduce the potential for wildfire risk (e.g., sparks). During construction, temporary power pole(s) may be used until permanent means of electricity is established to connect the Project Site with that of the existing infrastructure. Any request for temporary power is required to comply with the building code and would be subject to a building permit through the City’s Building Division. Therefore, potential impacts associated with exacerbating fire risk would be less than significant.

Mitigation Measures: No mitigation measures are required.

Sources: California Department of Forestry and Fire Protection, General Plan EIR d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? Less Than Significant Impact: The Project Site is flat and vacant and would employ infiltration BMPs to retain the Proposed Project’s BMP volume and also retain the difference in pre and developed condition project runoff, up to the 100-year event. Therefore, potential impacts associated with downslope or downstream flooding or landslides, post-fire slope instability, or drainage changes would be less than significant.

Mitigation Measures: No mitigation measures are required.

Sources: General Plan EIR, Appendix G
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Initial Study/Mitigated Negative Declaration
XXI. MANDATORY FINDINGS OF SIGNIFICANCE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
a) Does the project have 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 a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or prehistory?
☐ X ☐ ☐
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively considerable”
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects)?
☐ X ☐ ☐
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
☐ X ☐ ☐
The following are Mandatory Findings of Significance in accordance with Section 21083 of CEQA and Section 15065 of the CEQA Guidelines.
a) Does the project have the potential to 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 a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant with Mitigation Incorporated: The Proposed Project would be consistent with local policies and ordinances related to biological resources, including the MSHCP. The MSHCP contains a list of standard measures to minimize direct and indirect impacts on biological resources within and adjacent to Project Sites. These measures are related to protecting water quality, controlling dust, minimizing the spread of invasive plant species, minimizing fire hazards, and other measures. Incorporation of MM BIO-1 and MM BIO-2 would ensure that the Proposed Project would not degrade the quality of the environment, substantially reduce the habitat of wildlife species, cause wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, or substantially reduce the number or restrict the range 149 | Page

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of a rare or endangered plant or animal.

According to the cultural resources assessment prepared for the Proposed Project, no cultural resources have been recorded within the Project Site, and the Project Site does not contain any resources that are important to major periods of California history or prehistory. In the event that cultural resources (including historical, archaeological, and tribal cultural resources) are inadvertently discovered during ground-disturbing activities, MM CUL-1 requires work to be halted within 100 feet of the discovery until it can be evaluated by a qualified archaeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), and the Community Development Director or their designee to discuss the significance of the find. Construction activities may continue in other areas. If the discovery proves to be significant, additional work, such as data recovery excavation or resource recovery, may be warranted and would be discussed in consultation with the appropriate regulatory agency and/or tribal group. MM CUL-2 through MM CUL-5 provides for archaeological and tribal cultural monitoring during ground disturbing activities, and MM CUL-6 and MM CUL-7 provides guidance for the unanticipated discovery of human remains. With implementation of MM BIO-1, MM BIO-2, and MM CUL-1 through MM CUL-7, potential impacts would be less than significant.

Mitigation Measures: MM BIO-1, MM BIO-2, MM CUL-1, MM CUL-2. MM CUL-3, MM CUL-4, MM CUL-5, MM CUL-6, MM CUL-7
Sources: Evergreen Commercial Development Project Initial Study b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less Than Significant with Mitigation Incorporated: The Proposed Project does not have impacts which are individually limited, but cumulatively considerable. The Proposed Project would result in potentially significant project-specific impacts to biological resources, cultural resources, noise impacts, and tribal cultural resources. However, mitigation measures MM BIO-1, MM BIO-2, MM CUL-1 through MM CUL-7, MM NOI_1 and MM NOI-2 have been identified that would reduce these impacts to less than significant levels. Air pollutant and greenhouse gas emissions are less than significant, as described in Appendix A. There are no other projects whose impacts would comingle with the Proposed Project resulting in a cumulatively significant impact identified in this Initial Study. No additional mitigation measures would be required to reduce cumulative impacts to less than significant levels.

Mitigation Measures: No additional mitigation measures would be required.

Sources: Evergreen Commercial Development Project Initial Study 150 | Page

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Initial Study/Mitigated Negative Declaration
c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
Less Than Significant with Mitigation Incorporated: MM NOI-1 and MM NOI-2 would require the Property Owner/Developer to provide for attenuation of vibrations during construction activities on the site and provide a 12-foot-tall sound wall to reduce operational noise impacts to adjacent residential uses due to the proposed car wash at the northeast corner of the Proposed Project. With implementation of MM NOI-1 and MM NOI-2, potential impacts associated with the noise would be less than significant.

All potential impacts of the Proposed Project have been identified, and mitigation measures have been provided, where applicable, to reduce potential impacts to less than significant levels. Upon implementation of mitigation measures, the Proposed Project would not have the potential to result in substantial adverse impacts on human beings either directly or indirectly.

Mitigation Measures: No additional mitigation measures would be required.

Sources: Evergreen Commercial Development Project Initial Study 151 | Page

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V. PERSONS AND ORGANIZATIONS CONSULTED
This section identifies those persons who prepared or contributed to the preparation of this document. This section is prepared in accordance with Section 15129 of the CEQA Guidelines.

City of Lake Elsinore
Damaris Abraham, Planning Manager
Bradley Brophy, Traffic Engineer
Nick Lowe, PE|MS, Consultant Traffic Engineer
Sagecrest Planning and Environmental
Christine Saunders, Director of Environmental Services
Kelly Ribuffo, Project Manager
Julie Gilbert, Planning Consultant
DRC Engineering, Inc.

Christopher McKee, PE, Project Manager
Environmental Science Associates (ESA)
JK Consulting Group, LLC
Jason Ellard
Paleowest
Roberta Thomas, MA, RPA
Dennis McDougall
Rincon Consultants, Inc.

Salem Engineering Group, Inc.

Maria G. Ruvalcaba, EP, Project Manager
Ibrahim Foud Ibrahim, PE, Senior Managing Engineer
Clarence Jiang, GE, Senior Geotechnical Engineer
Riley Rivera, Environmental Project Manager
James S. Robert, LG, LHG, Senior Hydrogeologist
Urban Crossroads
Aric Evatt, PTP
Carlene So, PE
Jared Brawner
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VI. REFERENCES
The following documents were used as information sources during preparation of this document.

Except as noted, they are available for public review at the City of Lake Elsinore, Community Development Department, 130 South Main Street, Lake Elsinore, CA 92530, ph. (951) 674-3124.

Appendix A – Air Quality and Greenhouse Gas Assessment, Proposed Commercial Development SE Corner of Cambern Ave and Central Ave, Lake Elsinore, Salem Engineering Group, May 20, 2022 Appendix B – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022
Appendix B-1 - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022
Appendix C – Cultural Resources Assessment for the Evergreen Commercial Project, Riverside County, California, Paleowest Archaeology, June 2022
Appendix D – Evergreen Development Energy Assessment, JK Consulting Group, December 21, 2021
Appendix E – Geotechnical Engineering Investigation With Geologic Hazard Study, Salem Engineering Group, Inc., April 22, 2021
Appendix F - Phase I Environmental Site Assessment Report, Proposed Commercial Development, East Corner of Central Avenue and Cambern Avenue, Lake Elsinore, California 92530, Salem Engineering Group, March 11,2022
Appendix F-1 – Geophysical Investigation Report, Proposed Commercial Development, NEC Central Avenue and Cambern Avenue, Lake Elsinore, California, Salem Engineering Group, May 14, 2021
Appendix G –Preliminary Water Quality Management Plan, Evergreen Development – Cambern & Central, DRC Engineering Inc., July 26, 2022
Appendix G-1 – Preliminary Hydrology Study, Evergreen Development – Cambern & Central, DRC Engineering, Inc., December 17, 2021
Appendix H – Noise and Vibration Study, Salem Engineering Group, Inc., May 16, 2022 Appendix I – Traffic Analysis, Central & Cambern Retail, Urban Crossroads, July 27, 2022 Appendix J – Will Serve Letter, Elsinore Valley Municipal Water District, December 10, 2021 California Department of Conservation. (2017). Important Farmland Data Availability. Retrieved July 16, 2019, from (https://www.conservation.ca.gov/dlrp/fmmp/Pages/Riverside.aspx) 153 | Page

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California Department of Forestry and Fire Protection. (2009). Very High Fire Hazard Severity Zones in LRA. Retrieved from (https://osfm.fire.ca.gov/media/5915/lake_elsinore.pdf) California Department of Transportation. (2019). California Scenic Highway Mapping System.

Retrieved July 16, 2019, from
(https://web.archive.org/web/20190601183434/https://dot.ca.gov/hq/LandArch/16_livability/ scenic_highways/)
California Environmental Protection Agency. 2019. Cortese List Data Resources. Retrieved November 27, 2019, from (https://calepa.ca.gov/sitecleanup/corteselist/) City of Lake Elsinore. (2019). Adopted Specific Plans. Alberhill Ranch Specific Plan. Retrieved from (http://www.lake-elsinore.org/city-hall/city-departments/communitydevelopment/planning/adopted-specific-plans) City of Lake Elsinore. (2019). City of Lake Elsinore Zoning Map [PDF]. Retrieved from (http://www.lake-elsinore.org/home/showdocument?id=15059) City of Lake Elsinore. (2019). Municipal Code. Retrieved from (https://www.codepublishing.com/CA/LakeElsinore/)
City of Lake Elsinore General Plan. (2011). Retrieved from (http://www.lake-elsinore.org/cityhall/city-departments/community-development/planning/lake-elsinore-general-plan) City of Lake Elsinore General Plan EIR. (2011). Retrieved from (http://www.lakeelsinore.org/city-hall/city-departments/community-development/planning/lake-elsinoregeneral-plan/general-plan-certified-eir) Federal Emergency Management Agency. (2019). Flood Map Service Center: Search by address.

Retrieved from (https://msc.fema.gov/portal/search#searchresultsanchor) Google. (2019). Google Earth. Retrieved July 16, 2019, from (https://earth.google.com/web/@33.72818142,-
117.39031063,379.52370707a,1450.35023958d,35y,0h,0t,0r/data=ChQaEgoKL20vMDl2NTZfMx gBIAEoAg)
Southern California Association of Governments. (2012). Regional Transportation Plan and Sustainable Communities Strategy 2012-2035. Retrieved July 5, 2019, from (http://rtpscs.scag.ca.gov/Documents/2012/final/f2012RTPSCS.pdf) Southern California Association of Governments. (2017). U.S. Census Urbanized Areas.

Retrieved July 16, 2019, from (http://gisdatascag.opendata.arcgis.com/datasets/197b33d52add4c73b6fd3bad46cff0c0_0?geometry=- 128.330%2C32.511%2C-107.423%2C35.694)
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Western Riverside County Multiple Species Habitat Conservation Plan. (2003). Retrieved July 5, 2019, from (http://www.wrc-rca.org/about-rca/multiple-species-habitat-conservation-plan/) 155 | Page

EVERGREEN COMMERCIAL DEVELOPMENT PROJECT
Planning Application No.2021-34
Tentative Parcel Map No. 38195 and 38281
Conditional Use Permit (CUP) No. 2021-10, 2021-11 and 2021-12 Commercial Design Review (CDR) No. 2021-17
Public Convenience and Necessity (PCN) No. 2021-01 and 2021-02 Uniform Sign Program (SIGN) No. 2021-25
Response to Comments/Errata

DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Prepared for:

The City Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Contact: Damaris Abraham, Planning Manager
Applicant:

Evergreen Devco, Inc.
2390 E. Camelback Road, Suite 410
Phienix, AZ 85106
Prepared By:
27128 Paseo Espada, Suite #1524
San Juan Capistrano, CA 92675
(949) 996-7243
Contact: Kelly Ribuffo, Project Manager
March 2023
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2 Evergreen Commercial Development Project
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TABLE OF CONTENTS
TABLE OF CONTENTS..........................................................................................................................................iii

1. INTRODUCTION ......................................................................................................................................... 1

2. RESPONSES TO COMMENTS ....................................................................................................................... 2 a) Comment Letter A – County of Riverside Department of Environmental Health..............................................3 Response to Comment Letter A – Riverside County Department of Environmental Health ......................................7 b) Comment Letter B – California Department of Fish and Wildlife, Inland Desert Region ..................................8 Response to Comment Letter B – California Department of Fish and Wildlife (CDFW), Inland Deserts Region......22 c) Comment Letter C – Riverside County Flood Control District..........................................................................28 Response to Comment Letter C – Riverside County Flood Control District..............................................................31

3. REVISIONS TO THE IS/MND AND ERRATA..................................................................................................32

4. ATTACHMENT A – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023...................................................................................................................40

5. ATTACHMENT B - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023......................................................................................................................41 iii
Evergreen Commercial Development Project
Draft IS/MND
Response to Comments/Errata

1. INTRODUCTION
A Draft Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the proposed Evergreen Commercial Development Project (Proposed Project) and made available for public comment for a 30-day public review period from September 12, 2022 through October 12, 2022.

Three comment letters were received on the document that were considered by the Lead Agency before it acted on the Proposed Project.

In accordance with the California Environmental Quality Act (CEQA) Guidelines, Section 15074(b) (14 CCR 15074(b)), before approving the Proposed Project, the City of Lake Elsinore, as the lead agency under CEQA, will consider the MND with any comments received during this public review period. Specifically, Section 15074(b) of the CEQA Guidelines (14 CCR 15074(b)) states the following:
“Prior to approving a project, the decision-making body of the lead agency shall consider the proposed negative declaration or mitigated negative declaration together with any comments received during the public review process. The decision-making body shall adopt the proposed negative declaration or mitigated negative declaration only if it finds on the basis of the whole record before it (including the initial study and any comments received), that there is no substantial evidence that the project will have a significant effect on the environment and that the negative declaration or mitigated negative declaration reflects the lead agency’s independent judgment and analysis.”
Pursuant to CEQA Guidelines Section 15073.5 – Recirculation of a Negative Declaration Prior to Adoption…
(a) A lead agency is required to recirculate a negative declaration when the document must be substantially revised after public notice of its availability has previously been given pursuant to Section 15072, but prior to its adoption. Notice of recirculation shall comply with Sections 15072 and 15073.
(b) A “substantial revision” of the negative declaration shall mean:
(1) A new, avoidable significant effect is identified and mitigation measures or project revisions must be added in order to reduce the effect to insignificance, or (2) The lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required.
(c) Recirculation is not required under the following circumstances:
(1) Mitigation measures are replaced with equal or more effective measures pursuant to Section 15074.1.
(2) New project revisions are added in response to written or verbal comments on the project’s effects identified in the proposed negative declaration which are not new avoidable significant effects.
(3) Measures or conditions of project approval are added after circulation of the 1 | P a g e
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negative declaration which are not required by CEQA, which do not create new significant environmental effects and are not necessary to mitigate an avoidable significant effect. (4) New information is added to the negative declaration which merely clarifies, amplifies, or makes insignificant modifications to the negative declaration.

Responses to the comments and revisions to the Draft IS/MND contained herein do not meet any of the circumstances in 15073.5(b), therefore, recirculation of the Draft IS/MND is not required.

2. RESPONSES TO COMMENTS
The agencies that provided substantive written comments on the environmental issues addressed within the IS/MND are listed in Table 1. Although CEQA (California Public Resources Code, Section 21000 et seq.) and the CEQA Guidelines (14 CCR 15000 et seq.) do not explicitly require a lead agency to provide written responses to comments received on a proposed IS/MND, the lead agency may do so voluntarily. A copy of each letter with bracketed comment numbers on the right margin is followed by the response for each comment as indexed in the letter.

Comment letters and specific comments are given letters and numbers for reference purposes.

Table 1 – Organizations, Persons, and Public Agencies that Commented on the IS/MND Comment Letter Commenting Organization, Person, or Public Agency Date September 15,
2022 A County of Riverside Department of Health
California Department of Fish and Wildlife, Inland
Deserts Region B
C
October 7, 2022
Riverside County Flood Control District October 11, 2022 2 | P a g e
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a) Comment Letter A – County of Riverside Department of Environmental Health 3 | P a g e
County of Riverside

DEPARTMENT OF ENVIRONMENTAL HEALTH
P.O. BOX 7909 ● RIVERSIDE, CA 92513-7909

JEFF JOHNSON, DIRECTOR
September 15, 2022
City of Lake Elsinore
Attn: Community Development Department/Damaris Abraham
130 S. Main Street
Lake Elsinore CA 92530
SUBJECT: EVERGREEN DEVELOPMENT PROJECT
PA2021-013 TPM38124 IDR2021-01
Dear Ms. Abraham:

The City of Lake Elsinore Community Development Department is responsible for implementing the requirements of CEQA[1] for planning projects within their jurisdiction. To ensure compliance with CEQA[2], City of Lake Elsinore Planners distribute projects to the appropriate Agencies/Departments for review by staff with the specific knowledge and experience to evaluate projects for compliance with State and Local laws/regulations specific to their department and areas of expertise.

Proper review of proposed projects by appropriate staff ensures compliance with state and ` laws and regulations as well as provides protection for the citizens of Riverside County and the environment from potential adverse effects of a project.

Based on the project description, Department of Environmental Health (DEH) has the following comments:

REVIEW FEES
Please refer to the attached “Environmental Health Review Fees” Tier chart for the appropriate fees. A minimum initial deposit will be required to conduct reviews. Additional fees may be [1] The California Environmental Quality Act (CEQA) CCR Title 14 15065 is a statute that requires state and local agencies to determine whether a project may have a significant effect on the environment.
[2] A project is an activity which must receive some discretionary approval (meaning that the agency has the authority to deny the requested permit or approval) from a government agency which may cause either a direct physical change in the environment or a reasonably foreseeable indirect change in the environment.

Office Locations ● Blythe ● Corona ● Hemet ● Indio ● Murrieta ● Palm Springs ● Riverside Phone (888)722-4234
www.rivcoeh.org
required depending on time spent on the project. These fees will need to be collected prior to this Department issuing a final project comments letter.

WATER AND WASTEWATER:

DEH will request information to evaluate a project’s water source and method of sewage disposal. Information should be included in exhibits so that DEH can provide further comments as to what will be required for the project.

ENVIRONMENTAL CLEANUPS PROGRAM (ECP)
ECP conducts environmental reviews on planning projects to ensure that existing site conditions will not negatively affect human health or the environment. The intent of the environmental reviews is: to determine if there are potential sources of environmental and/or human exposures associated with the project, identify the significance of potential adverse effects from the contaminants, and evaluate the adequacy of mitigation measures for minimizing exposures and potential adverse effects from existing contamination and/or hazardous substance handling.

HAZARDOUS MATERIALS MANAGEMENT BRANCH (HMMB)
HMMB will review projects to determine if hazardous materials are being handled and will provide further comments as part of the review process as it relates to the project.

DISTRICT ENVIRONMENTAL SERVICES (DES)
DES will review and provide comments on projects that include the following:
• Food Facilities
• Pools/Spas/Water Features
• Facilities that sell tobacco

LOCAL ENFORCEMENT AGENCY (LEA)
LEA will review and provide comments on projects the following projects:
• Landfills, transfer stations, composting sites, and other specific solid waste activities • Facilities that handle medical waste
• Body art facilities
Should you have any questions regarding this letter, please contact me at (951) 955-8980.

Sincerely,
Kristine Kim, Supervising REHS
County of Riverside, Department of Environmental Health Environmental Protection and Oversight Division
3880 North Lemon Street, Suite 200
Riverside, CA 92501
City of Lake Elsinore PA2021-13 TPM38124 IDR 2021-01
County of Riverside

DEPARTMENT OF ENVIRONMENTAL HEALTH
P.O. BOX 7909 ● RIVERSIDE, CA 92513-7909

JEFF JOHNSON, DIRECTOR
Environmental Health Review Fees
(Planning Case Transmittals for Contracted Cities)

DESCRIPTION FEE
Tier 1 - Water and Sewer verification review $597.00
•
•
•
•
•
•
Will Serve Letter
Onsite Wastewater Treatment Systems
Advance Treatment Units
Solis Percolation Report
Issuance of a SAN 53 and/or Comments Letter
Wells
Average time 3 hours for review
$1393.00
$1990.00
Tier 2 - Phase I Environmental Site Assessment
(ESA) review or additional report reviews,
• Review of items aforementioned in Tier 1
Average time 7 hours for review
Tier 3 - Phase II Environmental Site Assessment
(ESA) review and additional report reviews,
• Review of items aforementioned in Tier 1 and Tier 2
Average time 10 hours for review
NOTES TO FEE SCHEDULE:
• The fees noted in the fee schedule are minimum fees to be paid at the time of application filing to cover the average Department cost of review. Should actual costs exceed the amount of the fee, the applicant will be billed for additional costs. Services are charged at a rate of $199/hour.
• An hourly rate of $199 shall be charged for other development-related fees which may be required, but are not necessarily limited to, well, and septic system fees.
• An application shall be filled with the Planning Department of the Contracted city prior to submitting any items listed above to this Department for Review. Please provide a copy of the Planning Case transmittal to this Department.

Rev 07/01/22
Office Locations ● Blythe ● Corona ● Hemet ● Indio ● Murrieta ● Palm Springs ● Riverside Phone (888)722-4234
www.rivcoeh.org
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Response to Comment Letter A – Riverside County Department of Environmental Health The comments are acknowleged. The Applicant/Developer will apply for all applicable permits and pay all required fees for construction of the Proposed Project. This comment does not question the content or conclusions of the IS/MND. No additional response is required. 7 | P a g e
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b) Comment Letter B – California Department of Fish and Wildlife, Inland Desert Region 8 | P a g e
State of California – Natural Resources Agency

DEPARTMENT OF FISH AND WILDLIFE
Inland Deserts Region
GAVIN NEWSOM, Governor
CHARLTON H. BONHAM, Director
3602 Inland Empire Boulevard, Suite C-220
Ontario, CA 91764
www.wildlife.ca.gov
October 7, 2022
Damaris Abraham, Planning Manager
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
[email protected]
Subject: Mitigated Negative Declaration
Evergreen Commercial Development Project
State Clearinghouse No. 2022090133
Dear Damaris Abraham:

The California Department of Fish and Wildlife (CDFW) received a Mitigated Negative Declaration (MND) from the City of Lake Elsinore (City) for the Evergreen Commercial Development Project (Project) for Evergreen Devco, Inc. (Project Applicant/Proponent) pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines.1 Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife.

Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code.

CDFW ROLE
CDFW is California’s Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd. (a) & 1802; Pub. Resources Code, § 21070; CEQA Guidelines § 15386, subd. (a)) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species (Fish & G. Code, § 1802.). Similarly, for purposes of CEQA, CDFW provides, as available, biological expertise during public agency environmental review efforts, focusing specifically on projects and related activities that have the potential to adversely affect fish and wildlife resources.

CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub.

Resources Code, § 21069; CEQA Guidelines, § 15381.) CDFW expects that it may 1 CEQA is codified in the California Public Resources Code in section 21000 et seq. The “CEQA Guidelines” are found in Title 14 of the California Code of Regulations, commencing with section 15000.

Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW’s lake and streambed alteration regulatory authority. (Fish & G. Code, § 1600 et seq.). Likewise, to the extent implementation of the Project as proposed may result in “take” as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the project proponent may seek related take authorization as provided by the Fish and Game Code.

CDFW issued Natural Community Conservation Plan approval and take authorization in 2004 for the Western Riverside Multiple Species Habitat Conservation Plan (MSHCP), as per Section 2800, et seq., of the California Fish and Game Code. The MSHCP established a multiple species conservation program to minimize and mitigate habitat loss and the incidental take of covered species in association with activities covered under the permit. The City of Lake Elsinore is a permittee to the MSHCP and is responsible for implementation of the MSHCP and its associated Implementation Agreement. CDFW is providing the following comments as they relate to the Project’s consistency with the MSHCP and CEQA.

PROJECT DESCRIPTION SUMMARY
Project Location
The Project site comprises approximately 8.86 acres in the City of Lake Elsinore within Riverside County, California, in Section 31, Township 5 South, Range 4 West, of the U.S. Geological Survey (USGS) 7.5” Lake Elsinore, California topographic quadrangle map. The Project is located northeast of Cambern Avenue, southeast of Central Avenue, northwest of 3rd Street, and southwest of Conard Avenue. The Project is located within Assessor’s Parcel Numbers (APN) 377-020-014, 377-020-016, 377-020- 017, 377-020-018, and 377-020-019.
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Project Description
The proposed Project would consist of the construction of 57,254 square foot (1.31 acres) commercial center, composed of a grocery store, several restaurants, gas station and attached convenience store, and a drive through car wash on approximately 8.863 acres. In addition, 1.29 acres of landscaping would be installed, and 5.69 acres would be designated as paved areas for parking and circulation within the Project Site. Other Project activities would include on-site stormwater management improvements, lighting, walls and fencing, and a security gate for the emergency vehicle access at Allan Street.

The Project also would require the approval of Tentative Parcel Map (TPM) No. 38195 and TPM No. 38281 to subdivide the existing five lots into five lots with different sizes as well as approval for several conditional use permits.

Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

COMMENTS AND RECOMMENDATIONS
To assist the City of Lake Elsinore in adequately mitigating the Project’s potentially significant impacts to biological resources, CDFW offers the comments and recommendations presented below, and in Attachment 1 “Mitigation Monitoring and Reporting Program” for consideration by the City of Lake Elsinore prior to adoption of the MND for the Project.

Western Riverside County Multiple Species Habitat Conservation Plan Western Riverside MSHCP Implementation:

Compliance with approved habitat plans, such as the MSHCP, is discussed in CEQA.

Specifically, Section 15125(d) of the CEQA Guidelines requires that the CEQA document discuss any inconsistencies between a proposed project and applicable general plans and regional plans, including habitat conservation plans and natural community conservation plans. An assessment of the impacts to the MSHCP as a result of this Project is necessary to address CEQA requirements. ꢀͲϮ
The proposed Project occurs within the MSHCP area and is subject to the provisions and policies of the MSHCP. To be considered a covered activity, Permittees need to demonstrate that proposed actions are consistent with the MSHCP, the Permits, and the Implementing Agreement. The City of Lake Elsinore the Lead Agency and is signatory to the Implementing Agreement of the MSHCP. To demonstrate consistency with the MSHCP, as part of the CEQA review, per City Resolution Number 3162 Sections 3-5, the City shall ensure the Project implements the following:

1. Pays Local Development Mitigation Fees and other relevant fees as set forth in Section 8.5 of the MSHCP.

2. Demonstrates compliance with: 1) the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools, set forth in Section 6.1.2 of the MSHCP; 2) the Urban/Wildlands Interface Guidelines as set forth in Section 6.1.4 of the MSHCP; 3) the policies set forth in Section 6.3.2 and associated vegetation survey requirements identified in Section 6.3.1; and 4) the Best Management Practices and the siting, construction, design, operation and maintenance guidelines as set forth in Section 7.0 and Appendix C of the MSHCP.

The MSHCP identifies that the California Department of Fish and Wildlife and the U. S.

Fish and Wildlife Service (collectively known as the Wildlife Agencies) shall be notified in advance of approval of public and private projects for the identified MSHCP activities which includes the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools (Section 6.11 of the MSHCP). Additionally, the City's MSHCP Implementation Resolution Number 3162 Sections 3-5 states that the City “shall be required to comply with the procedures set forth in the MSHCP Implementation Policy” Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

and “no project requiring a discretionary, or certain ministerial permits or approvals that could have adverse impacts to species covered under the MSHCP shall be approved by the City, unless the project is consistent with the MSHCP”. CDFW requests that to demonstrate compliance with the MSHCP, the City complete MSHCP implementation prior to adoption of the MND for the Project.
ꢀͲϮ
ꢀͲϯ
Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools The MSHCP Protection of Species Associated with Riparian/Riverine and Vernal Pool Resources, Section 6.1.2, indicates that if avoidance of onsite impacts to Section 6.1.2 resources is not feasible, then the impacts should be identified and mitigated for through a Determination of Biologically Equivalent or Superior Preservation (DBESP) process prior to or in parallel to CEQA. The assessment of Riparian/Riverine and Vernal Pool Resources should include mapping of riparian/riverine areas and vernal pools, species composition, topography/hydrology, and soil analysis which may be completed during the CEQA process (Section 6.1.2 of the MSHCP). If the mapping noted above identifies suitable Habitat for the species listed in the MSHCP and the proposed project design does not incorporate avoidance of the identified Habitat, focused surveys for those species shall be conducted, and avoidance and minimization measures implemented in accordance with the species-specific objectives for those species. The MSHCP identifies that the Wildlife Agencies shall be notified in advance of approval of public or private projects of draft determinations for the biologically equivalent or superior determination findings associated with the Protection of Wetland Habitats and Species policies presented in Section 6.1.2 of the MSHCP (MSHCP Section 6.11). As required by MSHCP, completion of the DBESP process prior to adoption of the environmental document ensures that the project is consistent with the MSHCP and provides public disclosure and transparency during the CEQA process by identifying the project impacts and mitigation for wetland habitat, a requirement of CEQA Guidelines, §§ 15071, subds. (a)-(e).

The MND and accompanying General Biological Resource Assessment (located in Appendix C) indicate that 0.26 acres of riparian/riverine or vernal pool resources are located with the proposed Project area. CDFW appreciates the analysis of impacts provided within the MND and General Biological Resource Assessment. However, the MSHCP implementation process is not complete because a DBESP has not been prepared, and has not been submitted to the Wildlife Agencies for review and response, to determine if the mitigation proposed for the impacts to riparian/riverine resources is biologically equivalent or superior preservation to avoidance. It is not appropriate for the City to adopt the MND until the DBESP is complete because the City is required to notify the Wildlife Agencies in advance of approval of public and private projects for identified MSHCP activities, such as completion of the DBESP for the riparian/riverine policy. CDFW requests that to demonstrate implementation of the MSHCP, the City of Lake Elsinore complete the DBESP process and once the DBESP is complete, revise the Biological Mitigation Measure 1 (MM BIO 1) and update with the mitigation measures identified in the DBESP. In addition, the proposed mitigation should identify Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

mitigation options within the Western Riverside County MSHCP to ensure riparian/riverine resources are replaced within the plan area. CDFW recommends revising MM BIO 1 in the MND per the edits below (edits are in strikethrough and bold), and also included in Attachment 1 “Mitigation Monitoring and Reporting Program”.:

MM Bio 1: Mitigation for the permanent removal of 0.10 acre (469 linear feet) of ꢀͲϯ potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.26 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits from the Soquel Canyon Mitigation Bank, or other agencyapproved mitigation bank or inlieu fee program, at a minimum of 1:1 impactto-replacement ratio. BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. As identified in the DBESP report, as described in Section 6.1.2 of the MSHCP, the proposed impacts are [update with numbers] of acres, and the proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas is [Update with DBESP results and findings] Lake and Streambed Alteration Program
Based on review of material submitted with the MND and review of aerial photography the Project has the potential to impact of fish and wildlife resources subject to Fish and Game Code section 1600 et seq. Depending on how the Project is designed and constructed, it is likely that the Project applicant will need to notify CDFW per Fish and Game Code section 1602. To ensure compliance with Fish and Game Code section 1602 CDFW recommends that the County condition the MND to include a mitigation measure for consultation with CDFW to determine if Fish and Game Code section 1600 et seq. resources may occur within the proposed Project alignment. Fish and Game Code section 1602 requires an entity to notify CDFW prior to commencing any activity that may do one or more of the following: substantially divert or obstruct the natural flow of any river, stream or lake; substantially change or use any material from the bed, channel or bank of any river, stream, or lake; or deposit debris, waste or other materials that could pass into any river, stream or lake. Please note that “any river, stream or lake” includes those that are episodic (i.e., those that are dry for periods of time) as well as those that are perennial (i.e., those that flow year-round). This includes ephemeral streams, desert washes, and watercourses with a subsurface flow. ꢀͲϰ
Upon receipt of a complete notification, CDFW determines if the proposed Project activities may substantially adversely affect existing fish and wildlife resources and whether a Lake and Streambed Alteration (LSA) Agreement is required. An LSA Agreement includes measures necessary to protect existing fish and wildlife resources.

Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

CDFW may suggest ways to modify the project that would eliminate or reduce harmful impacts to fish and wildlife resources.
ꢀͲϰ CDFW’s issuance of an LSA Agreement is a “project” subject to CEQA (see Pub.

Resources Code, § 21065). To facilitate issuance of an LSA Agreement, if necessary, the MND should fully identify the potential impacts to the lake, stream, or riparian resources, and provide adequate avoidance, mitigation, and monitoring and reporting commitments. Early consultation with CDFW is recommended, since modification of the proposed Project may be required to avoid or reduce impacts to fish and wildlife resources. To obtain a Lake or Streambed Alteration notification package, please go to https://www.wildlife.ca.gov/Conservation/LSA/Forms.

CDFW recommends the inclusion of the following measure in the MND per the edits below (edits are in bold), and also included in Attachment 1 “Mitigation Monitoring and Reporting Program”.:

MM Bio XX: Prior to the City’s issuance of a grading permit for the Project site and prior to the start of Project activities, the Applicant shall notify the California Department of Fish and Wildlife (CDFW) for impacts to Fish and Game Code section 1602 resources. The applicant shall either receive a Streambed Alteration Agreement or written documentation from CDFW that a Streamed Alteration Agreement is not needed.

Nesting Birds
It is the Project proponent’s responsibility to avoid Take of all nesting birds. Fish and Game Code section 3503 makes it unlawful to take, possess, or needlessly destroy the nest or eggs of any bird, except as otherwise provided by Fish and Game Code or any regulation made pursuant thereto. Fish and Game Code section 3513 makes it unlawful to take or possess any migratory nongame bird except as provided by the rules and regulations adopted by the Secretary of the Interior under provisions of the Migratory Bird Treaty Act of 1918, as amended (16 U.S.C. § 703 et seq.). Fish and Game Code section 3503.5 makes it unlawful to take, possess, or destroy any birds in the orders Falconiformes or Strigiformes (birds-of-prey) to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by Fish and Game Code or any regulation adopted pursuant thereto. These regulations apply anytime nests or eggs exist on the Project site.
ꢀͲϱ
The timing of the nesting season varies greatly depending on several factors, such as the bird species, weather conditions in any given year, and long-term climate changes (e.g., drought, warming, etc.). CDFW staff have observed that changing climate conditions may result in the nesting bird season occurring earlier and later in the year than historical nesting season dates. CDFW recommends the completion of nesting bird survey regardless of time of year to ensure compliance with all applicable laws pertaining to nesting.

Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

The duration of a pair to build a nest and incubate eggs varies considerably, therefore, CDFW recommends surveying for nesting behavior and/or nests and construction within three days prior to start of Project construction.
ꢀͲϱ
CDFW strongly suggests the City evaluate the direct, indirect, and cumulative impacts to nesting birds, before approval and certification of the MND. Appropriate analysis would include conducting focused nesting bird surveys throughout the project site. To address the above issues and help the Project applicant avoid unlawfully taking of nests and eggs, CDFW requests the City revise the following mitigation measures included from the MND, as per below (edits are in strikethrough and bold), and also included in Attachment 1 “Mitigation Monitoring and Reporting Program”.

MM BIO-2: Nesting Bird Survey. If construction Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation) is scheduled to commence during the avian nesting season (February 1–August 31), a qualified biologist should shall conduct a nesting bird survey within 3 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits:

1. Applicant shall designate a biologist (Designated Biologist) experienced in: identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and
minimization measures; and monitoring the efficacy of
implemented avoidance and minimization measures.

2. Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities.

Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate.

If an active nest is detected, a suitable avoidance buffer will be established by the Designated Biologist biologist in the field based on their best professional judgement and experience. Construction activities will remain Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

outside of the buffer until a qualified biologist Designated Biologist determines that the nest is no longer active (e.g., chicks have fledged) (i.e., the juveniles are surviving independent from the nest). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of ꢀͲϱ
construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished.

If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Following the initial construction (clearing and grubbing), if there is no longer suitable habitat for nesting birds within the project area, a nesting bird survey shall no longer be required. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to City for mitigation monitoring compliance record keeping.

ENVIRONMENTAL DATA
CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report any special status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link: https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link:
https://www.wildlife.ca.gov/Data/CNDDB/Plants-and-Animals. ꢀͲϲ
Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

ENVIRONMENTAL DOCUMENT FILING FEES
The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.)
ꢀͲϳ

CONCLUSION
CDFW appreciates the opportunity to comment on the MND for the Evergreen Commercial Development Project, State Clearinghouse No. 2022090133 to assist in identifying and mitigating Project impacts on biological resources. CDFW personnel are available for consultation regarding biological resources and strategies to minimize impacts. CDFW recommends that the City of Lake Elsinore addresses CDFW’s comments and concerns, which includes completion of the DBESP, prior to adoption of the MND for the Project.

Questions regarding this letter or further coordination should be directed to Katrina Rehrer, Environmental Scientist, at [email protected].

Sincerely,
Kim Freeburn,
Environmental Program Manager
ec: California Department of Fish and Wildlife
Heather Pert, Senior Environmental Scientist Supervisory [email protected]
U.S. Fish and Wildlife Service
Karin Cleary-Rose
[email protected]
Western Riverside County Regional Conservation Authority Tricia Campbell
[email protected]
State Clearinghouse
Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

Office of Planning and Research, State Clearinghouse, Sacramento [email protected]

ATTACHMENTS
Attachment 1: MMRP for CDFW-Proposed Mitigation Measures Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

ATTACHMENT 1: MITIGATION MONITORING AND REPORTING PROGRAM (MMRP)

PURPOSE OF THE MMRP
The purpose of the MMRP is to ensure compliance with mitigation measures during Project implementation. Mitigation measures must be implemented within the time periods indicated in the table below.

TABLE OF MITIGATION MEASURES
The following items are identified for each mitigation measure: Mitigation Measure, Implementation Schedule, and Responsible Party for implementing the mitigation measure. The Mitigation Measure column summarizes the mitigation requirements. The Implementation Schedule column shows the date or phase when each mitigationmeasure will be implemented.

The Responsible Party column identifies the person oragency that is primarily responsible for implementing the mitigation measure.

Biological (BIO) Mitigation Measures Implementation
Schedule (MM) Responsible Party
MM Bio 1: As identified in the DBESP Prior to start of City of Lake Elsinore report, as described in Section 6.1.2 of
the MSHCP, the proposed impacts are
[update with numbers] of acres, and the
proposed mitigation sufficient to offset
impacts on scale broom scrub and
MSHCP riparian/riverine areas is
[Update with DBESP results and
findings]
Project activities
MM BIO-2: Nesting Bird Survey. Prior to Prior to commencing Project Proponent start of site preparation activities (ground
disturbance, construction activities,
and/or removal of trees and vegetation),
a qualified biologist shall conduct a
nesting bird survey within 3 days of the
anticipated initial construction (clearing
and grubbing of potential nesting
vegetation) start date to identify any
active nests within 500 feet of the project
site. The Project Applicant shall adhere
to the following prior to the issuance of
grading permits:
ground- or vegetation
disturbing activities

1. Applicant shall designate a biologist
(Designated Biologist) experienced
in: identifying local and migratory bird
species of special concern;
conducting bird surveys using
appropriate survey methodology;
nesting surveying techniques,
recognizing breeding and nesting
behaviors, locating nests and
breeding territories, and identifying
nesting stages and nest success;
determining/establishing appropriate
avoidance and minimization
measures; and monitoring the
efficacy of implemented avoidance
and minimization measures.

Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

2. Pre-activity field surveys shall be
conducted at the appropriate time of
day/night, during appropriate weather
conditions, no more than 3 days prior
to the initiation of Project activities.

Surveys shall encompass all suitable
areas including trees, shrubs, bare
ground, burrows, cavities, and
structures. Survey duration shall take
into consideration the size of the
Project site; density, and complexity
of the habitat; number of survey
participants; survey techniques
employed; and shall be sufficient to
ensure the data collected is complete
and accurate.

If an active nest is detected, a suitable
avoidance buffer will be established by
the Designated Biologist in the field
based on their best professional
judgement and experience. Construction
activities will remain outside of the buffer
until a Designated Biologist determines
that the nest is no longer active (i.e., the
juveniles are surviving independent from
the nest). Appropriate buffers distances
generally include up to 300 feet for
passerine species and up to 500 feet for
raptors; however, these may be reduced
at the discretion of the biologist,
depending on the site-specific factors,
such as the location of the nest, species
tolerance to human presence, and the
types of construction-related noises,
vibrations, and human activities that
would occur. The Designated Biologist
shall monitor the nest at the onset of
project activities, and at the onset of any
changes in such project activities (e.g.,
increase in number or type of
equipment, change in equipment usage,
etc.) to determine the efficacy of the
buffer. If the Designated Biologist
determines that such project activities
may be causing an adverse reaction, the
Designated Biologist shall adjust the
buffer accordingly or implement
alternative avoidance and minimization
measures, such as redirecting or
rescheduling construction or erecting
sound barriers. The onsite qualified
biologist will review and verify
compliance with these nesting
avoidance buffers and will verify the
nesting effort has finished.

If initial construction (clearing and
grubbing) temporarily ceases for a
period greater than 7 days, and activities
expect to recommence during the avian
nesting season, the project site
Damaris Abraham, Planning Manager
City of Lake Elsinore
October 7, 2022

(including surrounding 500 feet) will be
resurveyed. Work can resume within
these avoidance areas when no other
active nests are found. Upon completion
of the survey and nesting bird
monitoring, a report shall be prepared
and submitted to City for mitigation
monitoring compliance record keeping.

MM Bio XX: Prior to the City’s issuance Prior to start of Project Proponent of a grading permit for the Project site
and prior to the start of Project activities,
the Applicant shall notify the California
Department of Fish and Wildlife (CDFW)
for impacts to Fish and Game Code
section 1602 resources. The applicant
shall either receive a Streambed
Alteration Agreement or written
documentation from CDFW that a
Streamed Alteration Agreement is not
needed.

Project activities
Evergreen Commercial Development Project
Draft IS/MND
Response to Comments/Errata
Response to Comment Letter B – California Department of Fish and Wildlife (CDFW), Inland Deserts Region
NOTE: Throughout the following responses, Appendix B of the Final Draft Initial Study/Mitigated Negative Declaration for the Proposed Project (Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023) is referred to as Appendix B, and Appendix B-1 of the IS/MND (Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023) is referred to as Appendix B-1.

Response to Comment B-1
This comment has correctly summarized the Project Description as presented in the IS/MND and corresponding entitlement application with the City of Lake Elsinore. This comment does not question the content or conclusions of the IS/MND and no further response is required.

Response to Comment B-2
The comment is acknowledged. The City of Lake Elsinore is a permittee to the MSHCP and is responsible for implementation of the MSHCP and its associated Implementation Agreement.

The Proposed Project shall comply with all applicable codes, laws, ordinances, and regulations to minimize or avoid adverse effects to state and federally listed animals, or species proposed for listing to the greatest extent practical.

Appendix B demonstrates that the Project is consistent with MSHCP Consistency Analysis reporting requirements. The Proposed Project is not situated within a survey area for narrow endemic plant species, criteria area plant species, burrowing owl, amphibians or Delhi sands flower-loving fly, and does not provide habitat for species identified as “not adequately conserved.” Therefore, through payment of development fees and the implementation of appropriate best management practices (BMPs), the project would be consistent with MSHCP Section 6.1.3, Protection of Narrow Endemic Plant Species, Section 6.3.2, Additional Survey Needs and Procedures, Information on Other Species, Section 7.4.2, Conditionally Compatible Uses, and Section 7.5.3, Construction Guidelines and Appendix C. The project is also not situated within public/quasi-public land (PQP Land) or a criteria cell/cell group, and is not subject to Section 3.2.1, Public/Quasi-Public Land, Section 6.1.4, Guidelines Pertaining to the Urban/Wildlands Interface, or the Habitat Evaluation and Acquisition Negotiation Strategy (HANS)/ Joint Project/Acquisition Review (JPR) processes.

The Proposed Project will result in the complete removal/modification of approximately 0.52 acre/469 linear feet of MSHCP riparian/riverine areas within the southern portion of the project site. On-site mitigation is not feasible; therefore, mitigation shall be met through the purchase of mitigation credits either from the Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank. If credits are obtained via the Riverpark Mitigation Bank, they will either be purchased at an impact-to-replacement ratio of 1.5:1 for re-establishment (i.e., 0.78 acre), or 1:1 for both re22 | P a g e Evergreen Commercial Development Project
Draft IS/MND
Response to Comments/Errata
establishment and rehabilitation (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres), or 3:1 for only rehabilitation (i.e., 1.56 acres). If credits are obtained via the Barry Jones Wetland Mitigation Bank, they will be purchased at an impactto-replacement ratio of 4:1 for preservation (i.e., 2.08 acres). Indirect effects to MSHCP riparian/riverine areas, downstream of the project site may occur, as well; however, implementation of the BMPs identified in Section 7.5.3, Construction Guidelines, and Appendix C of the MSHCP will ensure that indirect impacts to downstream MSHCP riparian/riverine areas would be avoided, or sufficiently minimized.

Although the project would result in the removal/modification of approximately 0.52 acre/469 linear feet of MSHCP riparian/riverine areas, the purchase of mitigation credits would result in the replacement of MSHCP riparian/riverine areas that are biologically equivalent or superior to those that are currently present within the project site, and the implementation of appropriate BMPs would prevent indirect impacts to MSHCP riparian/riverine areas downstream of the project site.

Since the conclusion of IS/MND public comment period, the Applicant has submitted a separate draft MSHCP consistency analysis report, in conjunction with a Determination of Biologically Equivalent or Superior Preservation (DBESP) report, to CDFW for review (Evergreen Commercial Development Project, Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis Report and Determination of Biologically Equivalent or Superior Preservation, Environmental Science Associates, October 2022, revised March 2023).

The report is consistent with the summary provided above in this Response to Comment B-2. The report does not indicate that any new, avoidable significant effects have been identified, or that any project revisions must be added. Further, the report does not indicate any new mitigation measures or project revisions are required to reduce potential effects to less than significant. As such, the report does not indicate a “substantial revision” of the IS/MND is required, and therefore, recirculation of the IS/MND is not required.

As requested by CDFW, the MSHCP review will be completed prior to adoption of the environmental document. For the Proposed Project, final determination of entitlement approval and IS/MND adoption will be made by the Lake Elsinore City Council.

Response to Comment B-3
The comment is acknowledged. Since the conclusion of the NOI public comment period, the Applicant has submitted the draft DBESP report to CDFW and USFWS for review. The DBESP process will be completed prior to adoption of the environmental document to ensure that the Proposed Project is consistent with the MSHCP and to provide public disclosure and transparency during the CEQA process by identifying the project impacts and mitigation for wetland habitat, a requirement of CEQA Guidelines, §§ 15071, subds. (a)-(e). For the Proposed Project, final determination of entitlement approval and IS/MND adoption will be made by the Lake Elsinore City Council.
23 | P a g e
Evergreen Commercial Development Project
Draft IS/MND
Response to Comments/Errata
During the initial site investigation (March 3, 2022), the boundaries of the FGC Section 1600 resources and MSHCP riparian/riverine areas within Drainage 1 were verified and assessed, as summarized in Section 2.3.3 of Appendix B (Biological Resources Report) and further described in Appendix B-1 (Aquatic Resources Delineation Report). This initial delineation identified 0.26 acre/469 linear feet of FGC Section 1600 resources within the project site. However, the followon delineation conducted by the Wildlife Agencies (CDFW and USFWS) on January 12, 2023, resulted in the inclusion of adjacent floodplain areas and an increase in the FGC Section 1600 resources and MSHCP riparian/riverine areas to 0.52 acre/469 linear feet, as shown in Figure 5b of Appendix B.

In response to subsequent consultation with CDFW and the updated aquatic delineation, Mitigation Measure MM BIO-1 has been revised to provide additional specificity and clarification regarding the impacted jurisdictional waters, proposed mitigation bank locations, and the ratio of mitigation credits to be purchased.
“Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.26

0.52 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits, either from the Riverpark Soquel Canyon Mitigation Bank or Barry Jones Wetland Mitigation Bank, or other agency approved mitigation bank or in lieu fee program, at a minimum of 1:1 impact to replacement ratio.

Riverpark Mitigation Bank: If mitigation credits are purchased from the Riverpark Mitigation Bank, they will either be purchased as re-establishment or rehabilitation.

If re-establishment is available, credits will be purchased at a 1.5:1 replacement ratio (i.e., 0.78 acres of mitigation). If both re-establishment and rehabilitation is available, credits will be purchased at a 1:1 replacement ratio for both credit options (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres of mitigation). If re-establishment is not available at the time of purchase, credits will be purchased at a 3:1 replacement ratio for rehabilitation credits alone (i.e, 1.56 acres).

Barry Jones Wetland Mitigation Bank: If mitigation credits are purchased from the Barry Jones Wetland Mitigation Bank, they will be purchased as preservation, at a 4:1 replacement ratio (i.e., 2.08 acres of mitigation).

BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. A DBESP report, as described in Section 6.1.2 of the MSHCP, has been will be prepared and will details the existing conditions, proposed impacts, and 24 | P a g e
Evergreen Commercial Development Project
Draft IS/MND
Response to Comments/Errata
proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas (inclusive of scale broom scrub).” The revised language of MM BIO-1 replaces the previously proposed mitigation measure with equal or more effective measure pursuant to Section 15074.1. Therefore, these revisions do not require recirculation of the IS/MND.

The Project-specific Mitigation Monitoring and Reporting Program (MMRP) will incorporate the revised language for Project-specific mitigation measure MM BIO-1 as identified above.

Response to Comment B-4
The comment is acknowledged.

Fish and Game Code section 1602 requires an entity to notify CDFW prior to commencing any activity that may do one or more of the following: substantially divert or obstruct the natural flow of any river, stream or lake; substantially change or use any material from the bed, channel or bank of any river, stream, or lake; or deposit debris, waste or other materials that could pass into any river, stream or lake. Please note that “any river, stream or lake” includes those that are episodic (i.e., those that are dry for periods of time) as well as those that are perennial (i.e., those that flow year-round). This includes ephemeral streams, desert washes, and watercourses with a subsurface flow.

Upon receipt of a complete notification, CDFW determines if the proposed Project activities may substantially adversely affect existing fish and wildlife resources and whether a Lake and Streambed Alteration (LSA) Agreement is required. An LSA Agreement includes measures necessary to protect existing fish and wildlife resources.

According to the findings in Appendices B and B-1 (as revised) of the Draft IS/MND, potential Fish and Game Code Section 1600 resources and MSHCP riparian/riverine areas within the Project Site are calculated at 0.52 acre/469 linear feet in area. Therefore, the Applicant/Developer will be required to notify CDFW to determine whether an LSA Agreement is required for the Proposed Project.

Notification of CDFW pursuant to Fish and Game Code Section 1602 is a matter of compliance with state regulations and does not constitute Project-specific mitigation. Rather than revise the IS/MND to include a new mitigation measure, the City will include the following laguage as a Condition of Approval for the Proposed Project, to be included in the final resolution for consideration by the Lake Elsinore City Coucil:
“Prior to the City’s issuance of a grading permit for the Project site and prior to the start of Project activities, if required the Applicant shall notify the California Department of Fish and Wildlife (CDFW) for impacts to Fish and Game Code section 1602 resources. If required, the applicant shall either receive a Streambed Alteration Agreement or written documentation from CDFW that a Streamed Alteration Agreement is not needed.” 25 | P a g e
Evergreen Commercial Development Project
Draft IS/MND
Response to Comments/Errata
Response to Comment B-5
The comment is acknowledged. In deference to CDFW’s observations regarding climate change and the potential effects on the timing and duration of avian nesting seasons, Mitigation Measure MM BIO-2 has been revised to ensure compliance with all applicable local, state, and federal regulations.
“Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation) If construction is scheduled to commence during the avian nesting season (February 1 – August 31), a qualified biologist shall conduct a nesting bird survey within 3 7 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits:
1) Applicant shall designate a biologist (Designated Biologist) experienced in:
identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures. 2) Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate.

If an active nest is detected, a suitable avoidance buffer will be established by the Designated Bbiologist in the field based on their best professional judgement and experience. Construction activities will remain outside of the buffer until a Designated qualified Biologist determines that the nest is no longer active (i.e., the juveniles are surviving independent from the nest e.g. chicks have fledged). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to 26 | P a g e
Evergreen Commercial Development Project
Draft IS/MND
Response to Comments/Errata
determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers.

The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished.

If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Following the initial construction (clearing and grubbing), if there is no longer suitable habitat for nesting birds within the project area, a nesting bird survey shall no longer be required. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City for mitigation monitoring compliance record keeping.” The revised language of MM BIO-2 replaces the previously proposed mitigation measure with equal or more effective measure pursuant to Section 15074.1. Therefore, these revisions do not require recirculation of the IS/MND.

The Project-specific MMRP will incorporate the revised language for Project-specific mitigation measure MM BIO-2 as identified above.

Response to Comment B-6
The comment is acknowledged. No special-status plant species were detected within the Project Site during the focused special-status plant survey. Two special-status wildlife species, Cooper’s hawk (Accipiter cooperii) and burrowing owl (Athene cunicularia), were identified as having a moderate potential to occur on-site. However, the native habitat on-site to support these species is limited. One sensitive natural community, scale broom scrub, occurs within the drainage (Drainage 1) on the project site and encompasses 0.09 acre. Therefore, applicable habitat and natural communities will be reported to the California Natural Diversity Database (CNNDB).

Response to Comment B-7
The comment is acknowledged. The Applicant/Developer shall pay all required environmental document filing fees at the time the Notice of Determination for the Proposed Project is filed with the Riverside County Clerk Recorder.
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c) Comment Letter C – Riverside County Flood Control District 28 | P a g e
JASON E. UHLEY
General Manager-Chief Engineer
1995 MARKET STREET
RIVERSIDE, CA 92501
951.955.1200
951.788.9965 FAX
www.rcflood.org
245924

RIVERSIDE COUNTY FLOOD CONTROL

AND WATER CONSERVATION DISTRICT
October 11, 2022
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Attention: Mr. Damaris Abraham Re: PA 2021-34, TPMs 38195 and 38281, CUPs 2021-09, 2021-10, 2021-11 and 2021-12,
APNs 377-020-014, 377-020-016,
377-020-017, 377-020-018 and 377-020-019
The Riverside County Flood Control and Water Conservation District (District) does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan check City land use cases or provide State Division of Real Estate letters or other flood hazard reports for such cases. District comments/recommendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided.

The District's review is based on the above-referenced project transmittal, received September 12, 2022. The District has not reviewed the proposed project in detail, and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue:
☐ This project would not be impacted by District Master Drainage Plan facilities, nor are other facilities of regional interest proposed.
☐ This project involves District proposed Master Drainage Plan facilities, namely, . The District will accept ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection, and administrative fees will be required. All regulatory permits (and all documents pertaining thereto, e.g., Habitat Mitigation and Monitoring Plans, Conservation Plans/Easements) that are to be secured by the Applicant for both facility construction and maintenance shall be submitted to the District for review. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety.
☒ If this project proposes channels, storm drains 36 inches or larger in diameter, or other facilities that could be considered regional in nature and/or a logical extension a District's facility. The District would consider accepting ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection, and administrative fees will be required. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There City of Lake Elsinore - 2 - October 11, 2022
Re: PA 2021-34, TPMs 38195 and 38281, CUPs
2021-09, 2021-10, 2021-11 and 2021-12,
APNs 377-020-014, 377-020-016, 377-020-017,
377-020-018 and 377-020-019
245924
shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety.
☐ This project is located within the limits of the District's Area Drainage Plan for which drainage fees have been adopted. If the project is proposing to create additional impervious surface area, applicable fees should be paid (in accordance with the Rules and Regulations for Administration of Area Drainage Plans) to the Flood Control District or City prior to issuance of grading or building permits. Fees to be paid should be at the rate in effect at the time of issuance of the actual permit. ☒ An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities, namely, Third Street Channel, Stage 3. If a proposed storm drain connection exceeds the hydraulic performance of the existing drainage facilities, mitigation will be required. For further information, contact the District's Encroachment Permit Section at 951.955.1266. ☐ The District's previous comments are still valid.

GENERAL INFORMATION
This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation, or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt.

If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, then the City should require the applicant to provide all studies, calculations, plans, and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation, or other final approval of the project and a Letter of Map Revision (LOMR) prior to occupancy.

The project proponent shall bear the responsibility for complying with all applicable mitigation measures defined in the California Environmental Quality Act (CEQA) document (i.e., Negative Declaration, Mitigated Negative Declaration, Environmental Impact Report) and/or Mitigation Monitoring and Reporting Program, if a CEQA document was prepared for the project. The project proponent shall also bear the responsibility for complying with all other federal, state, and local environmental rules and regulations that may apply.

If a natural watercourse or mapped floodplain is impacted by this project, the City should require the applicant to obtain a Section 1602 Agreement from the California Department of Fish and Wildlife and a Clean Water Act Section 404 Permit from the U.S. Army Corps of Engineers, or written correspondence from these agencies indicating the project is exempt from these requirements. A Clean Water Act Section 401 Water Quality Certification may be required from the local California Regional Water Quality Control Board prior to issuance of the Corps 404 permit.

Very truly yours,

AMY MCNEILL
Engineering Project Manager
ec: Riverside County Planning Department
Attn: Timothy Wheeler
EM:jss
Evergreen Commercial Development Project
Draft IS/MND
Response to Comments/Errata
Response to Comment Letter C – Riverside County Flood Control District The comments are acknowleged. The Applicant/Developer will apply for all applicable permits and pay all required fees for construction of the Proposed Project, including an encroachment permit for any construction related activities within the Third Street Channel, Stage 3 right-ofway. This comment does not question the content or conclusions of the IS/MND. No additional response is required.
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3. REVISIONS TO THE IS/MND AND ERRATA
In response to comments, minor clarifying revisions were made to the Draft IS/MND and Appendices B and B-1. As noted above, these revisions do not constitute “substantial revisions” of the IS/MND, and all revised mitigation measures described herein are equal to or more effective than the previous version of the mitigation measure included in the IS/MND circulated for public comment. Therefore, recirculation of the IS/MND is not required.

Revisions to Appendix B (Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023):
• ES-1, Executive Summary
References to FGC Section 1600 resources and mitigation measures have been revised to clarify the area of streams and associated vegetation from 0.26 to 0.52 acres and specifically cite the Riverpark Mitigation Bank and Barry Jones Canyon Mitigation Bank. • Page 2-6, Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas A description of the CDFW and USWS follow-on delineation conducted on January 23, 2023 has been added.
• Page 4-7, Section 4.4.2. CDFW Streams and Associated Vegetation This section has been revised to reflect the updated description of FGC Section 1600 resources.
• Page 4-9, Figure 5b
Figure 5b has been revised to reflect the updated information in Section 4.4.2 regarding the description of FGC Section 1600 resources.
• Page 5-3 and 5-6, Critical Habitat
Issue 2, Issue 3, and Issue 6 have been revised to clarify the area of streams and associated vegetation from 0.26 to 0.52 acres and specifically cite the Riverpark Mitigation Bank and Barry Jones Canyon Mitigation Bank. • Pages 5-6 and 5-7, Avoidance, Minimization, and Mitigation Measures In response to Comments B-3 and B-5, recommended mitigation measure language has 32 | P a g e
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been clarified as follows:
“Mitigation Measure BIO-1: Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.26 0.52 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits, either from the Riverpark Soquel Canyon Mitigation Bank or Barry Jones Wetland Mitigation Bank, or other agency approved mitigation bank or in lieu fee program, at a minimum of 1:1 impact to replacement ratio.

Riverpark Mitigation Bank: If mitigation credits are purchased from the Riverpark Mitigation Bank, they will either be purchased as re-establishment or rehabilitation.

If re-establishment is available, credits will be purchased at a 1.5:1 replacement ratio (i.e., 0.78 acres of mitigation). If both re-establishment and rehabilitation is available, credits will be purchased at a 1:1 replacement ratio for both credit options (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres of mitigation). If re-establishment is not available at the time of purchase, credits will be purchased at a 3:1 replacement ratio for rehabilitation credits alone (i.e, 1.56 acres).

Barry Jones Wetland Mitigation Bank: If mitigation credits are purchased from the Barry Jones Wetland Mitigation Bank, they will be purchased as preservation, at a 4:1 replacement ratio (i.e., 2.08 acres of mitigation).

BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. A DBESP report, as described in Section 6.1.2 of the MSHCP, has been will be prepared and will details the existing conditions, proposed impacts, and proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas (inclusive of scale broom scrub).” “Mitigation Measure BIO-2: Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation) If construction is scheduled to commence during the avian nesting season (February 1 – August 31), a qualified biologist shall conduct a nesting bird survey within 3 7 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site.

The Project Applicant shall adhere to the following prior to the issuance of grading permits:
1) Applicant shall designate a biologist (Designated Biologist) experienced in:
identifying local and migratory bird species of special concern; conducting bird 33 | P a g e
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surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures. 2) Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate.

If an active nest is detected, a suitable avoidance buffer will be established by the Designated Bbiologist in the field based on their best professional judgement and experience. Construction activities will remain outside of the buffer until a Designated qualified Biologist determines that the nest is no longer active (i.e., the juveniles are surviving independent from the nest e.g. chicks have fledged). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers.

The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished.

If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Following the initial construction (clearing and grubbing), if there is no longer suitable habitat for nesting birds within the project area, a nesting bird survey shall no longer be required. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City for mitigation monitoring compliance record keeping.” 34 | P a g e
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• Minor typos and scrivener’s errors that do not affect the meaning of the text have been clarified throughout the document.

Revisions to Appendix B-1 (Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023):
• Pages 11 and 13
“Figure 2.4 – MSHCP Riparian/Riverine Areas” has been removed. • Pages 24 and 25
Sections 4.2.3 and 4.2.4 have been combined into one section, “Section 4.2.3 CDFW Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas”. A description of the CDFW and USWS follow-on delineation conducted on January 23, 2023 has been added.
• Page 28, Figure 5-2
“Figure 5-2 – Features Potential Subject to Fish and Game Code Section 1600 et seq. and MSHCP Riparian/Riverine Areas” has been revised to reflect the update survey results in Section 4.2.3.
• Pages 30 and 31
Sections 5.4 and 5.5 have been combined into one section, “Section 5.4 CDFW Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas”. A description of the conclusions of the CDFW and USWS follow-on delineation conducted on January 23, 2023 has been added.
• Page 31, Conclusion
Section 5.6 has been renumbered as “Section 5.5. Conclusion”. Section has been revised to clarify the area of streams and associated vegetation from 0.26 to 0.52 acres for consistency with the results of the follow-on delineation. • Minor typos and scrivener’s errors that do not affect the meaning of the text have been clarified throughout the document.
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Revisions to the Draft IS/MND:

The following revisions corresponding to those made in Appendices B and B-1 were made:
• Page 9, Technical Studies
References for Appendices B and B-1 have been clarified to reflect the date of the revised reports:
“Appendix B – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023”
“Appendix B-1 - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023” • Page 57, Section IV. Biological Resources
References for Appendices B and B-1 have been clarified to reflect the date of the revised reports:
“A Habitat Assessment and Consistency Analysis was completed to determine potential impacts to biological resources associated with the development of the Proposed Project (Appendix B – Evergreen Commercial Development Project Biological Resources Technical Report, ESA, July 2022, revised March 2023). An Aquatic Resources Delineation Report was prepared to determine acreages of impact for regulatory compliance for the Proposed Project (Appendix B-1 - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023).” • Pages 59 to 60
In response to Comment B-3, the following clarification has been made to the language of Mitigation Measure MM BIO-1:
“MM BIO-1: Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.26 0.52 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits, either from the Riverpark Soquel Canyon Mitigation Bank or Barry Jones Wetland Mitigation Bank, or other agency 36 | P a g e
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approved mitigation bank or in lieu fee program, at a minimum of 1:1 impact to replacement ratio.

Riverpark Mitigation Bank: If mitigation credits are purchased from the Riverpark Mitigation Bank, they will either be purchased as re-establishment or rehabilitation.

If re-establishment is available, credits will be purchased at a 1.5:1 replacement ratio (i.e., 0.78 acres of mitigation). If both re-establishment and rehabilitation is available, credits will be purchased at a 1:1 replacement ratio for both credit options (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres of mitigation). If re-establishment is not available at the time of purchase, credits will be purchased at a 3:1 replacement ratio for rehabilitation credits alone (i.e, 1.56 acres).

Barry Jones Wetland Mitigation Bank: If mitigation credits are purchased from the Barry Jones Wetland Mitigation Bank, they will be purchased as preservation, at a 4:1 replacement ratio (i.e., 2.08 acres of mitigation).

BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. A DBESP report, as described in Section 6.1.2 of the MSHCP, has been will be prepared and will details the existing conditions, proposed impacts, and proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas (inclusive of scale broom scrub).” • Page 61
In response to Comment B-5, the following clarification has been made to the language of Mitigation Measure MM BIO-2:
“MM BIO-2: Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation) If construction is scheduled to commence during the avian nesting season (February 1 – August 31), a qualified biologist shall conduct a nesting bird survey within 3 7 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits:
1) Applicant shall designate a biologist (Designated Biologist) experienced in:
identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures. 37 | P a g e
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2) Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate.

If an active nest is detected, a suitable avoidance buffer will be established by the Designated Bbiologist in the field based on their best professional judgement and experience. Construction activities will remain outside of the buffer until a Designated qualified Biologist determines that the nest is no longer active (i.e., the juveniles are surviving independent from the nest e.g. chicks have fledged). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers.

The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished.

If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Following the initial construction (clearing and grubbing), if there is no longer suitable habitat for nesting birds within the project area, a nesting bird survey shall no longer be required. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City for mitigation monitoring compliance record keeping.” • Page 63
As a result of revisions to Appendices B and B-1, the following paragraph was clarified to reflect updated information:
“With respect to the Proposed Project’s consistency with MSHCP Section 6.1.2 (Protection 38 | P a g e
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of Species Associated with Riparian/Riverine Areas and Vernal Pools), the removal of approximately 0.26 0.52 acre (469 linear feet) of potential MSHCP riparian/riverine areas would be considered potentially significant (Figure 5b of Appendix B). However, incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits at Soquel Canyon Mitigation Bank; applicable only during Phase 2 of the Proposed Project), the payment of development fees, and the implementation of appropriate Best Management Practices outlined in MSHCP would ensure that the project is consistent with the provisions of the MSHCP.”
• Page 153, VI. References
References for Appendices B and B-1 have been updated to reflect the date of the revised reports:
“Appendix B – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023”
“Appendix B-1 - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023” No additional revisions to the Draft IS/MND were required based upon: (1) additional or revised information required to prepare a response to a specific comment; (2) applicable updated information that was not available at the time of IS/MND publication; and/or (3) typographical errors.
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4. ATTACHMENT A – Evergreen Commercial Development Project – Biological Resources Technical Report, ESA, July 2022, revised March 2023
40 | P a g e

EVERGREEN COMMERCIAL DEVELOPMENT PROJECT
Biological Resources Technical Report
Prepared for July 2022; Revised March 2023
Karen Levitt Ortiz
Evergreen Devco, Inc.
2390 East Camelback Road, Suite 410
Phoenix, AZ 85016

EVERGREEN COMMERCIAL DEVELOPMENT PROJECT
Biological Resources Technical Report
Prepared for July 2022; Revised March 2023
Karen Levitt Ortiz
Evergreen Devco, Inc.
2390 East Camelback Road, Suite 410
Phoenix, AZ 85016
420 Exchange
Suite 260
Irvine, CA 92602
949.753.7001
esassoc.com
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D202200263.00
OUR COMMITMENT TO SUSTAINABILITY | ESA helps a variety of public and private sector clients plan and prepare for climate change and emerging regulations that limit GHG emissions. ESA is a registered assessor with the California Climate Action Registry, a Climate Leader, and founding reporter for the Climate Registry. ESA is also a corporate member of the U.S. Green Building Council and the Business Council on Climate Change (BC3). Internally, ESA has adopted a Sustainability Vision and Policy Statement and a plan to reduce waste and energy within our operations. This document was produced using recycled paper.

TABLE OF CONTENTS
Biological Resources Technical Report
Page
Executive Summary........................................................................................................ ES-1 Chapter 1, Introduction......................................................................................................1-1

1.1 Project Location and Background......................................................................1-1

1.2 Project Description.............................................................................................1-1

1.2.1 Tentative Parcel Maps ............................................................................1-4

1.2.2 Development Proposal............................................................................1-4

1.2.3 Signage...................................................................................................1-5

1.2.4 Street Improvements...............................................................................1-6

1.2.5 Parking....................................................................................................1-6

1.2.6 Additional Site Improvements .................................................................1-6

1.2.7 Grading...................................................................................................1-6

1.2.8 Operation................................................................................................1-6 Chapter 2, Methodology ....................................................................................................2-1

2.1 Biological Study Area.........................................................................................2-1

2.2 Existing Literature and Database Review..........................................................2-1

2.2.1 Regional Connectivity, Wildlife Movement, and Habitat Linkages...........2-2

2.3 Field Survey.......................................................................................................2-2

2.3.1 Biological Resources and Existing Conditions ........................................2-2

2.3.2 Sensitive Natural Communities and Special-Status Plants and Wildlife ....................................................................................................2-3

2.3.3 Aquatic Resources..................................................................................2-4 Chapter 3, Regulatory Framework....................................................................................3-1

3.1 Federal Regulations...........................................................................................3-1

3.1.1 Federal Endangered Species Act ...........................................................3-1

3.1.2 Migratory Bird Treaty Act ........................................................................3-2

3.1.3 Clean Water Act......................................................................................3-3

3.1.4 Bald and Golden Eagle Protection Act....................................................3-3

3.2 State Regulations ..............................................................................................3-4

3.2.1 California Fish and Game Code..............................................................3-4

3.2.2 California Environmental Quality Act Guidelines, Section 15380............3-5

3.2.3 California Water Quality Control Act (Porter-Cologne California Water Code Section 13260)....................................................................3-6

3.3 Regional or Local Regulations...........................................................................3-6

3.3.1 Western Riverside County MSHCP ........................................................3-6 Chapter 4, Existing Conditions.........................................................................................4-1

4.1 Soils...................................................................................................................4-1

4.2 Natural Communities and Land Cover Types ....................................................4-1

4.2.1 Non-Native Grasses and Forbs...............................................................4-4

4.2.2 River Red Gum Groves...........................................................................4-4 Evergreen Commercial Development Project
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Table of Contents
Page

4.2.3 Scale Broom Scrub (Lepidospartum squamatum Alliance).....................4-4

4.2.4 Disturbed/Developed ..............................................................................4-4

4.3 Sensitive Biological Resources..........................................................................4-4

4.3.1 Special-Status Species...........................................................................4-4

4.3.2 Sensitive Natural Communities...............................................................4-6

4.3.3 Critical Habitat.........................................................................................4-7

4.4 Aquatic Resources.............................................................................................4-7

4.4.1 Waters of the U.S. and State ..................................................................4-7

4.4.2 CDFW Streams and Associated Vegetation and MSHCP
Riparian/Riverine Areas..........................................................................4-7

4.5 Regional Connectivity, Wildlife Movement, and Habitat Linkages ...................4-10

4.6 Regulated Trees ..............................................................................................4-10 Chapter 5, Project Impacts and Avoidance, Minimization, and Mitigation....................5-1

5.1 Approach to the Analysis...................................................................................5-1

5.2 Thresholds of Significance.................................................................................5-2

5.3 Impacts Analysis................................................................................................5-2

5.4 Avoidance, Minimization, and Mitigation Measures ...........................................5-6

5.5 Cumulative Impacts ...........................................................................................5-7 Chapter 6, References Cited .............................................................................................6-1 List of Figures
Figure 1 Project Location.................................................................................................1-2 Figure 2 Site Plan ............................................................................................................1-3 Figure 3 Soils...................................................................................................................4-2 Figure 4 Natural Communities and Land Cover Types ....................................................4-3 Figure 5a Aquatic Resources (U.S. and State) within the Project Site...............................4-8 Figure 5b Features Potentially Subject to Fish and Game Code Section 1600 et seq. and MSHCP Riparian/Riverine Areas ........................................................4-9 List of Tables
Table 1
Table 2
Table 3
Lot Summary .....................................................................................................1-4 Development Summary .....................................................................................1-5 Natural Communities and Land Cover Types ....................................................4-1 Appendices
A. Special-Status Plant Species
B. Special-Status Wildlife Species
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EXECUTIVE SUMMARY
The proposed Evergreen Commercial Development Project is located in a moderately developed portion of the City of Lake Elsinore in western Riverside County. The project site is located within the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), and lies within the Elsinore Area Plan of the MSHCP. The natural communities and land cover types within the project site primarily consist of disturbed/developed areas, with patches of non-native grasses and forbs, river red gum groves, and scale broom scrub.

No special-status plant species were detected during the focused special-status plant survey. Two special-status wildlife species, Cooper’s hawk (Accipiter cooperii) and burrowing owl (Athene cunicularia), were identified as having a moderate potential to occur on-site. However, the native habitat on-site to support these species is limited. The removal of 1.00 acre of river red gum groves, 0.11 acre of non-native grasses and forbs, and 7.68 acres of disturbed/developed habitat is not expected to threaten regional populations and would therefore not be significant. The project site does not occur within or immediately adjacent to critical habitat.

One sensitive natural community, scale broom scrub, occurs within the drainage (Drainage 1) on the project site and encompasses 0.09 acre. Approximately 0.10 acre (469 linear feet) of potential other waters of the U.S. and State, and 0.52 acre (469 linear feet) of streams and associated vegetation are potentially subject to regulation under Division 2, Chapter 6, Section 1600 et seq. of the California Fish and Game Code (CFGC) and MSHCP riparian/riverine areas and will be impacted by the project. These resources are surrounded by residential and commercial development and persist as fragmented remnants, separated from other resources, and therefore provide limited function; however, impacts to these resources would be considered potentially significant. Incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits either from the Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank) would reduce impacts to sensitive natural communities, MSHCP riparian/riverine areas, and aquatic resources to a less-than-significant level. Mitigation Measure BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural communities, MSHCP riparian/riverine areas, and aquatic resources only occur in the southern portion of the project site.

Wildlife migration corridors do not occur within the project site. Thus, no impact to wildlife movement and/or nursery sites is expected as a result of project activities. The proposed project may result in the disturbance of nesting birds (passerine and raptors) protected by the Migratory Bird Treaty Act and CFGC 3503, 3503.5, and 3513. Impacts to nesting birds would be potentially significant. Incorporation of Mitigation Measure BIO-2 (nesting bird survey) would reduce impacts to nesting birds to a less-than-significant level.

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Executive Summary
The project site does not support regulated palm trees protected under Lake Elsinore Municipal Code, Chapter 5.116, Significant Palm Trees, and no other such local policies or ordinances apply to the project site; therefore, there would be no conflict with local policies or ordinances as a result of project activities.

The proposed project would be consistent with the MSHCP with incorporation of Mitigation Measure BIO-1 (which applies only to Phase 2 of the proposed project), the payment of development fees, and the adherence to Best Management Practices outlined in MSHCP Appendix C (Dudek 2003).

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CHAPTER 1
Introduction

1.1 Project Location and Background
Environmental Science Associates (ESA) conducted a biological resources assessment of the Evergreen Commercial Development Project (proposed project) located at the southeast corner of Central Avenue (California State Route 74) and Cambern Avenue (project site) in the City of Lake Elsinore, Riverside County, California. The project site encompasses five parcels, including Assessor’s Parcel Numbers (APNs) 377-020-014, 377-020-016, 377-020-017, 377-020-018, and 377-020-019, totaling 8.87 acres (Figure 1, Project Location). The project site is within Section 31, Township 5 South and Range 4 West, in the Lake Elsinore, California, 7.5-minute U.S.

Geological Survey (USGS) quadrangle.

1.2 Project Description
The proposed project would involve the development of multiple commercial buildings and associated parking (Figure 2, Site Plan). Staging for the project would remain entirely within the project site. Project activities would occur in two phases, would involve approximately 4 months of grading and site preparation, and would last between 1.5 and 2 years to complete construction of the buildings and parking lots. Phase 1 of the project would take place in the northern half of the project site, which is disturbed and supports limited biological resources. Phase 2 would occur in the southern half of the project site, which supports a limited amount of fragmented aquatic resources.

The proposed project consists of applications for a Tentative Parcel Map (TPM) No. 38195, TPM No. 38281, a Conditional Use Permit (CUP) No. 2021-09, CUP No. 2021-10, CUP No. 2021-11, CUP No. 2021-12, and a Commercial Design Review (CDR) No. 2021-17, Public Convenience & Necessity (PCN) No. 2021-01, PCN No. 2021-02, and Uniform Sign Program (SIGN) No. 2021-35, which collectively are being processed under Planning Application (PA) No. 2021-34.

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arita
Angeles
ational Forest
Los Angeles
Riverside
Long Beach Project Site
Murrieta
Oceanside
Project Site
Phase 1 Site Development
Phase 2 Site Development
0 200
N
Feet
SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 1
Project Location
SOURCE: BRR Architecture, Inc., 2022 Evergreen Commercial Development Project Figure 2
Site Plan
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1.2.1 Tentative Parcel Maps
Evergreen Devco, Inc., the Applicant, proposes to subdivide the existing site into five total lots via TPM No. 38195 and TPM No. 38281 as shown in Table 1, Lot Summary.

TABLE 1

LOT SUMMARY
Lot Number Gross Acreage Net Acreage
1 2
3 4
5 1.30

1.20 1.19

1.10 1.65 1.42

3.60 3.59

1.13 1.03
Total 8.88 (+/- 8.63) 8.33 (+/- 8.32)

1.2.2 Development Proposal
The Applicant proposes to construct the following improvements in two phases as shown in Table 2, Development Summary.

Phase 1
Lot 1: A 4,116-square foot (SF) drive-thru car wash building, 25 self-service vacuum stations, 7 parking spaces, and two (2) monument signs on 1.19 net acres.

Lot 2: A 3,000 SF quick-service restaurant building, 57 parking spaces, and one (1) monument sign on 1.10 net acres.

Lot 3: A 4,088 SF service station with convenience store, fuel canopy with eight (8) pumps, two (2) underground storage tanks (USTs), 43 parking spaces, and two (2) monument signs on 1.42 net acres.

Phase 2
Lot 4: A 43,050 SF grocery store and 184 parking spaces on 3.59 net acres.

Lot 5: A 3,000 SF quick-service restaurant building, 52 parking spaces, and two (2) monument signs on 1.03 net acres.

Pursuant to the C-2 zoning requirements, the project would be subject to a CUP No. 2021-09 for the 4,116 SF Car Wash on Lot 1, CUP No. 2021-10 for the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2, CUP No. 2021-11 and PCN No. 2021-01 for the gas station and the 4,088 SF convenience store with concurrent sale of beer and wine for off-site consumption (Type 20 ABC) on Lot 3, PCN No. 2021-02 for the 43,050 SF grocery store for the sale of beer, wine, and distilled spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and CUP No. 2021-12 for the 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 5.

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TABLE 2

DEVELOPMENT SUMMARY
Proposed Lot
Number
Proposed
Gross Acres
Proposed Net Proposed Development Proposed
Acres (Conceptual) FAR
Phase 1
•
•
•
•
•
•
Car wash (4,116 SF)
25 self-serve vacuum stations
7 parking spaces 1 1.30

1.20 1.19 .0797
.0629
Two monument signs
Trash enclosure
Site lighting
•
•
•
•
•
Quick-service restaurant (3,000 SF)
57 parking spaces
2 Monument sign
3 1.10
Site lighting
Trash enclosure
• Service station with convenience
store (4,088 SF)
•
•
•
•
•
•
Fuel canopy with 8 pump islands
43 parking spaces
Two USTs 1.65 1.42 .0659
Two monument signs
Site lighting
Trash enclosure
Phase 2
•
•
•
•
Grocery store (43,050 SF)
184 parking spaces
Site lighting 4 3.60

1.13 3.59

1.03 .2756
.0672
Trash enclosure
•
•
•
•
•
Quick-service restaurant (3,000 SF)
52 parking spaces
5 Two monument signs
Site lighting
Trash enclosure

1.2.3 Signage
The uniform sign program (SIGN No. 2021-35) for the Project intended to create an integrated framework for all signage within the center to allow for business branding and identification while complementing the character of the center via architectural compatibility. The sign program includes proposed freestanding signs, a blueprint for building/wall signage, and all other types of contemplated signage that would be allowed in the center. The larger Center identification signs situated at the primary driveway entrances into the center will feature the grocery anchor tenant prominently with panels for the other prospective 4 tenants within the center. The sign program is also proposing a 6’ tall freestanding monument sign for each remaining outparcel featuring a single business name/logo with consistent base and sign structure to match the rest of the signs architectural theme.

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1.2.4 Street Improvements
Off-site street improvements within the public right-of-way on Central Avenue and Cambern Avenue, along the project site’s frontages, would conform with the City’s roadway design standards. Two-way vehicular driveways are proposed from Central Avenue into Lots 1 and 3, and from Cambern Avenue into Lots 3 and 5. An emergency vehicle only access is also proposed from Allan Street, a residential street to the east, into Lot 1. All vehicular driveways are proposed to be served by dedicated right turn only lanes traveling northbound and eastbound, and by median left turn lanes traveling southbound and westbound. Pedestrian access to the site will be provided by new sidewalks along both street frontages. A future Riverside Transit Agency (RTA) bus shelter is anticipated along eastbound Central Avenue adjacent to Lot 2.

1.2.5 Parking
The Project Site would include a total of 368 vehicular parking spaces between all five lots, which exceeds the City’s parking requirement of 286 spaces based on the proposed mixed of uses for the project. Parking space total includes the 25 self-service vacuum stations on Lot 1. ADA accessible parking spaces will be provided throughout the project site in accordance with California Building Code (CBC) requirements. Shared access easements shall link all five lots to allow for seamless use of the shared parking lot by visitors to the project site arriving from both Central Avenue and Cambern Avenue.

1.2.6 Additional Site Improvements
The proposed project includes approximately 56,360 SF of landscaping, which is 15.56% landscape coverage. Landscaping would be provided in the setbacks areas along the perimeter of the project site, between the operational areas of each pad tenant, and interspersed throughout the shared parking lot. Paved areas for parking and circulation would cover 247,767 SF, or 68.64% of the project site. The entire site would include on-site stormwater management improvements, area lighting, walls and fencing, and a security gate for the emergency vehicle access at Allan Street.

Site improvements will be completed in two phases consistent with the phasing plan for project buildout.

1.2.7 Grading
The project site is generally flat and has already been cleared of most vegetation. Building pads will need to be overexcavated, recompacted and filled prior to construction. Precise grading is anticipated to require 51,000 cubic yards (CY) of exported soils and 60,000 CY of imported soils, for a total of 9,000 CY of net import fill soils. The maximum grading cut depth will be 10.7 feet, with a maximum fill depth of 1 foot.

1.2.8 Operation
Operation of the overall project site would be 24-hours per day, seven (7) days per week.

Individual hours of operation will be determined by each pad tenant but are anticipated to concentrate within conventional business hours. The proposed convenience store would be singlestory and include restrooms and retail space. The proposed gas station would entail eight (8) fuel Evergreen Commercial Development Project
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pumps, servicing up to 16 vehicles at one time. The two quick-service restaurants include drivethru queuing lanes in addition to on-site parking spaces. The carwash includes a drive-thru queuing area and self-service vacuum stations for customers. The grocery store includes a parking lot for customers and staff as well as loading dock area for delivery vehicles on the east side of the building.

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CHAPTER 2
Methodology

2.1 Biological Study Area
The biological study area consists of the 8.87-acre project site, which encompasses five parcels, including APNs 377-020-014, 377-020-016, 377-020-017, 377-020-018, and 377-020-019.

2.2 Existing Literature and Database Review
ESA reviewed previous environmental documentation and publications related to biological and aquatic resources that occur on-site, and conducted queries of available resource inventory databases to analyze the potential for sensitive resources to occur within or immediately adjacent to the project site. The literature and database review included the following sources:
•
•
Preliminary Habitat Assessment APN 377-020-014, 377-020-016, 377-020-017, 377-020- 018, 377-020-019 (Gonzales 2022a)
Preliminary Delineation of Waters of the United States, Department of Fish and Wildlife, Regional Water Quality Control Board, and 6.1.2 MSHCP Western Riverside County Jurisdictional Habitats for APN 377-020-014, 377-020-016, 377-020-017, 377-020-018, 377- 020-019 (Gonzales 2022b)
• California Department of Fish and Wildlife (CDFW) California Natural Diversity Data Base (CNDDB) (CDFW 2022a). The database was queried for special-status species records in the Lake Elsinore USGS 7.5-minute quadrangle and eight surrounding quadrangles, including Alberhill, Lake Mathews, Murrieta, Perris, Romoland, Sitton Peak, Steele Peak, and Wildomar to provide background information on species within the project vicinity (i.e., within an approximate 5-mile radius).
•
•
•
Sensitive Natural Communities (CDFW 2022b).

BIOS Habitat Connectivity Viewer (CDFW 2022c).

Inventory of Rare and Endangered Vascular Plants of California (CNPS 2022). The database was queried for special-status species records in the Lake Elsinore USGS 7.5-minute quadrangle and eight surrounding quadrangles, including Alberhill, Lake Mathews, Murrieta, Perris, Romoland, Sitton Peak, Steele Peak, and Wildomar. •
•
Arid West Supplement to the 1987 Wetlands Delineation Manual (USACE 2008a).

A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States (USACE 2008b). •
•
Field Indicators of Hydric Soils in the United States, Version 7.0 (NRCS 2010).

Natural Resources Conservation Service (NRCS) Web Soil Survey (NRCS 2022).

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•
•
•
•
Agricultural Applied Climate Information System (AgACIS) (USDA 2022).

U.S. Fish and Wildlife Service (USFWS) Critical Habitat Portal (USFWS 2022a).

Information for Planning and Consultation (IPaC) (USFWS 2022b).

National Wetlands Inventory (USFWS 2022c).

2.2.1 Regional Connectivity, Wildlife Movement, and Habitat Linkages
Pursuant to the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Sections 6.1.1 through 6.1.5, ESA conducted an analysis of wildlife habitat linkages as they pertain to a review of the urban/wildlands interface. The analysis of wildlife habitat linkages associated with the project site and its immediate vicinity is based on information compiled from literature; MSHCP mapped habitat linkages (Figure 3-2, Schematic Cores and Linkages Map in the MSHCP [2004]); analysis of the Criteria Area conservation language as it relates to habitat cores and linkages; analysis of aerial photographs; and direct observations (including sign, tracks and physical movement barriers, including recent development) made in the field during the biological survey. The discussions in this report are intended to focus on wildlife movement associated with the project site and the immediate vicinity.

2.3 Field Survey

2.3.1 Biological Resources and Existing Conditions
A general biological site investigation and a focused special-status plant survey were conducted by ESA biologists Daryl Koutnik and Robert Sweet on March 3, 2022. The biologists conducted the survey by walking the project site to map existing vegetation and assess the potential for special-status plants and wildlife to occur. The vegetation mapping and focused rare plant survey efforts were conducted pursuant to Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities (CDFW 2018), with the exception of mapping CDFW sensitive communities; a Combined Rapid Assessment and Relevé form was not completed when determining the presence of and/or boundaries of sensitive communities. However, a visual inspection of species composition was deemed sufficient by the surveying biologists to accurately describe each community. In addition, an aquatic resource delineation was conducted at the same time as the general biological site investigation.

All incidental visual observations of flora and fauna, including sign (i.e., presence of scat), as well as any audible detections were noted during the site investigation and considered when assessing potential for special-status species to occur. All native and non-native natural communities and land cover types were mapped based on current existing conditions, and then digitized on aerial maps using Geographic Information System software (i.e., ArcGIS). Most descriptions of vegetation were characterized in the field in accordance with A Manual of California Vegetation (Manual) (Sawyer et al. 2009); however, others were based on dominant species or notable features when a vegetation alliance listed in the Manual was not appropriate. A detailed description of each natural community and land cover type is provided in Section 4.3, Sensitive Biological Resources.

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2.3.2 Sensitive Natural Communities and Special-Status
Plants and Wildlife
ESA assessed the potential for sensitive biological resources to occur within the project site.

Sensitive Natural Communities
Sensitive natural communities and habitats are defined by the CDFW as those natural communities that have a reduced range and/or are imperiled as a result of residential and commercial development, agriculture, energy production and mining, or an influx of invasive and other problematic species. Vegetation communities are evaluated using NatureServe’s Heritage Methodology (NatureServe 2022), which is based on the knowledge of range and distribution of a specific vegetation type and the proportion of occurrences that are of good ecological integrity.

The communities and habitats are evaluated at both global (natural range within and outside of California [G]) and subnational (state level for California [S]) status ranks, each ranked from 1 (“critically imperiled” or very rare and threatened) to 5 (demonstrably secure). Natural communities and habitats with state ranks of S1–S3 are considered sensitive and may require review when environmental impacts are evaluated. When a community is given a rank of NR, this indicates that it has not yet been ranked under NatureServe (CDFW 2022a).

Special-Status Plants and Wildlife
Special-status plants and wildlife are defined as those that, because of their recognized rarity or vulnerability to various forms of habitat loss or population decline, are considered by federal, state, or other agencies to be under threat from human-associated developments. Some of these species receive specific protection that is defined by federal or state endangered species legislation and others have been designated as special-status on the basis of adopted local policies (e.g., city and county) or the educated opinion of various resource interest groups (e.g., Western Bat Working Group [WBWG]). Special-status wildlife is defined as any of the following:
• Plant and wildlife species that are listed or proposed for listing as threatened or endangered, or are candidates for possible future listing as threatened or endangered, under the federal Endangered Species Act (FESA) or the California Endangered Species Act (CESA). •
•
•
•
•
Plant and wildlife species that meet the definitions of rare or endangered under California Environmental Quality Act (CEQA) Guidelines Section 15380.

Wildlife designated by CDFW as species of special concern (SSC), included on the Watch List, or considered “Special Animals.”
Wildlife fully protected in California (California Fish and Game Code [CFGC] Sections 3511, 4700, 5050, and 5515).

Plants considered by the California Native Plant Society (CNPS) to be rare, threatened, or endangered (California Rare Plant Rank [CRPR] 1A, 1B, 2A, and 2B plants) in California.

Plants listed by the CNPS as plants for which more information is needed to determine their status and plants of limited distribution (CRPR 3 and 4 plants). •
•
Plants listed as rare under the California Native Plant Protection Act (CFGC 1900 et seq.).

Bird species protected by the Migratory Bird Treaty Act (MBTA).

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•
•
Eagles protected by the Bald and Golden Eagle Protection Act (BGEPA) Bat species considered priority by the WBWG.

2.3.3 Aquatic Resources
ESA assessed the potential for aquatic resources to occur within the project site.

Aquatic Resources
The project site was assessed for its potential to support jurisdictional areas based on the presence of definable channels (bed and bank), ordinary flow (Ordinary High Water Mark [OHWM]), hydrology, vegetation communities, and riparian/riverine areas that are subject to the United States Army Corps of Engineers (USACE) jurisdiction pursuant to Section 404 of the Clean Water Act, CDFW jurisdiction pursuant to Division 2, Chapter 6, Section 1600 of the CFGC, the Regional Water Quality Control Board (RWQCB) pursuant to Section 401 of the Clean Water Act and Section 13260 of the California Water Code (i.e., the Porter-Cologne Water Quality Control Act), and riparian/riverine areas pursuant to Section 6.1.2 of the MSHCP (MSHCP 2004).

Other Waters of the U.S.

Other waters of the U.S. refer to those hydric features that are regulated by the Clean Water Act but are not wetlands (33 CFR 328.4). These features extend to the OHWM, defined in 33 CFR 328.3 as the line on the shore established by fluctuations of water and indicated by physical characteristics such as a clear, natural line impressed on the bank; shelving; changes in the character of the soil; destruction of terrestrial vegetation; or the presence of litter and debris. In the Arid West region of the United States, waters are variable and include ephemeral/intermittent and perennial channel forms. The most problematic ordinary high-water delineations are associated with the commonly occurring ephemeral/intermittent channel forms that dominate the Arid West landscape” (USACE 2008b). Delineation methods for “other waters of the U.S.” were completed in accordance with A Field Guide to the Identification of the Ordinary High Water Mark in the Arid West Region of the Western United States (USACE 2008b).

According to the most recent guidance provided in the Navigable Waters Protection Rule Vacatur, adopted on January 5, 2022, the USACE and Environmental Protection Agency (EPA) have reverted to the pre-2015 definition of “waters of the United States” and now take jurisdiction over the following:

1. Traditional navigable waters (TNWs), which is defined as all waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide.

2. Wetlands adjacent to TNW, including adjacent wetlands that do not have a continuous surface connection to TNW.

3. Non-navigable tributaries of TNW that are relatively permanent where the tributaries typically flow year-round or have continuous flow at least seasonally (e.g., typically 3 months).

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4. Wetlands adjacent to non-navigable tributaries as defined above, that have a continuous surface connection to such tributaries (e.g., they are not separated by uplands, a berm, dike, or similar feature).

The EPA and the USACE decide jurisdiction over the following waters, based on a fact-specific analysis to determine if there is a significant nexus, as described below, to a TNW.

1. Non-navigable tributaries that are not relatively permanent.

2. Wetlands adjacent to non-navigable tributaries that are not relatively permanent.

3. Wetlands that are adjacent to but do not directly abut a relatively permanent non-navigable tributary.

The EPA and the USACE generally do not assert jurisdiction over the following features:

1. Swales or erosional features (e.g., gullies, small washes characterized by low-volume, infrequent, or short-duration flow).

2. Ditches (including roadside ditches) excavated wholly in and draining only uplands and that do not carry a relatively permanent flow of water.

Other Waters of the State
Other waters of the state, when they overlap with waters of the U.S., are those that are regulated under Section 401 of the Clean Water Act and are delineated using the same methodology as waters of the U.S. However, these waters are not subject to determining a nexus to a TNW. In the absence of waters of the U.S., waters may be regulated under the Porter-Cologne Water Quality Control Act if project activities, discharges, or proposed activities or discharges could affect surface, coastal, or ground waters. The permit requested by the applicant and issued by the RWQCB is either a Water Quality Certification in the presence of waters of the U.S. or a Waste Discharge Requirement (WDR) in the absence of waters of the U.S.

Most projects involving water bodies or drainages that display a “bed and bank” (i.e., OHWM) are regulated by the RWQCB, the principal state agency overseeing water quality at the local/regional level.

Streams and Associated Vegetation and MSHCP Riparian/Riverine Areas Pursuant to Division 2, Chapter 6, Section 1600 et seq. of the CFGC, CDFW regulates all diversions, obstructions, or changes to the natural flow or bed, channel, or bank of any river, stream, or lake that supports fish or wildlife (streams and associated vegetation). A notification of a Lake or Streambed Alteration Agreement (LSAA) must be submitted to CDFW for “any activity that may substantially change the bed, channel, or bank of any river, stream, or lake.” In addition, CDFW has authority, under the CFGC, over wetland and riparian habitats associated with lakes and streams. The CDFW reviews proposed actions and, if necessary, submits to the applicant a draft Streambed Alteration Agreement (SAA) that includes measures to protect affected fish and wildlife resources. The final SAA is mutually agreed upon by CDFW and the applicant.

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Pursuant to MSHCP Section 6.1.2, Protection of Species Associated with Riparian Areas and Vernal Pools, the potential effect of proposed project activities occurring within the MSHCP must be assessed regarding any and all impacts to riparian/riverine areas. Riparian/riverine areas include “those that contain habitat dominated by trees, shrubs, persistent emergents, or emergent mosses and lichens, which occur close to, or which depend upon soil moisture from a nearby water source; or areas with freshwater flow during all or a portion of the year” (Dudek 2003).

Potentially jurisdictional CDFW streams and associated vegetation, and MSHCP riparian/riverine areas, are generally determined by establishing the area within the top of bank (TOB), defined as the furthest break in slope or change in substrate, from the bed of the channel, prior to reaching adjacent upland areas (assuming the absence of riparian vegetation), and/or extent of riparian/wetland vegetation.

The CDFW and USFWS (Wildlife Agencies) also conducted a follow-on delineation on January 12, 2023, using the survey methodology described below:

Impacts to fish and wildlife resources were determined by U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife, hereafter referred to jointly as the Wildlife Agencies, through review of materials and information provided by applicant, review of aerial photography, observance of physical indicators of riparian/riverine resources (identified during the Wildlife Agencies’ site visit to the project area in January 2023), and review of geographic information system (GIS) data. Initial identification of riparian/riverine resources within the Project area was completed by the Wildlife Agencies via desktop review of Applicant-generated GIS shapefiles and review of aerial photography.

This exercise entailed comparing the extent of Permittee mapped areas with evidence of riparian/riverine resources apparent on aerial photography, for example, areas devoid of vegetation, changes in coloration, and obvious differences in vegetation type adjacent to channel areas.

Following this desktop analysis, a site visit to areas displaying signs of riparian/riverine resources were conducted by Wildlife Agencies to refine and/or ground-truth the extent of riparian/riverine resources. Field verification of riparian/riverine resources was accomplished via observation of indicators of flow to determine bed, bank, and channel, for example, plant community and distribution, sediment sorting and composition, accumulations of deposited debris or debris wracked against vegetation, scouring, and incision. Following the completion of field site assessments, Wildlife Agencies adjusted the extent of Permittee-generated GIS shapefiles to encompass the total area within which riparian/riverine resources was observed.

Desktop GIS analysis was next completed by Wildlife Agencies to calculate the total acreage of impacts to Wildlife Agencies-mapped riparian/riverine resources (achieved via intersection of CDFW’s total mapped stream area with Permittee’s development area footprint) (K. Rehrer, CDFW representative, pers. comm., February 15, 2023).

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CHAPTER 3
Regulatory Framework
This section provides a summary of the federal, state, and local environmental regulations that govern the biological resources applicable to the project site. This section also provides a summary of other state and local environmental guidelines or listings that evaluate the rarity of species or the habitats they depend on.

3.1 Federal Regulations

3.1.1 Federal Endangered Species Act
The United States Congress passed the FESA in 1973 to protect those species that are endangered or threatened with extinction. FESA is intended to operate in conjunction with the National Environmental Policy Act (NEPA) to help protect the ecosystems upon which endangered and threatened species depend. FESA prohibits the “take” of endangered or threatened wildlife species. “Take” is defined to include harassing, harming, pursuing, hunting, shooting, wounding, killing, trapping, capturing, or collecting wildlife species or any attempt to engage in such conduct (FESA Section 3 [(3)(19)]). Harm is further defined to include significant habitat modification or degradation that results in death or injury to listed species by significantly impairing behavioral patterns (50 Code of Federal Regulations [CFR] Section 17.3). “Harass” is defined as actions that create the likelihood of injury to listed species to such an extent as to significantly disrupt normal behavior patterns (50 CFR Section 17.3). Actions that result in take can result in civil or criminal penalties.

Section 7 of the FESA requires federal agencies, in consultation with and assistance from the Secretary of the Interior or the Secretary of Commerce, as appropriate, to ensure that actions they authorize, fund, or carry out are not likely to jeopardize the continued existence of threatened or endangered species or result in the destruction or adverse modification of critical habitat for these species. The USFWS and National Marine Fisheries Service (NMFS) share responsibilities for administering the FESA. Regulations governing interagency cooperation under Section 7 are found in CCR Title 50, Part 402. Section 7 is triggered when a federal permit or other authorization is considered by a federal agency, or the project receives federal funding. The need for federal regulatory permits (i.e., Clean Water Act [CWA] Section 404 permit issued by the USACE) provides a “federal nexus” by which a Section 7 consultation can occur. This statute imposes the obligation on federal agencies to ensure that their actions (such as issuing federal CWA permits) are not likely to jeopardize the continued existence of a listed species or destroy or adversely modify its designated critical habitat. This obligation is enforced through the procedural requirement that agencies, such as the USACE, initiate consultation with USFWS on any actions that may affect a threatened or endangered species. The USFWS will determine the Evergreen Commercial Development Project
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proposed action is not likely to adversely affect threatened or endangered species or result in the destruction or adverse modification of critical habitat for these species, or a Biological Opinion issued at the conclusion of consultation will include a statement authorizing “take” (to harass, harm, pursue, hunt, wound, kill, etc.) that may occur incidental to an otherwise legal activity.

Section 9 lists those actions that are prohibited under the FESA. Although take of a listed species is prohibited, it is allowed when it is incidental to an otherwise legal activity. Section 9 prohibits take of listed species of fish, wildlife, and plants without special exemption. The definition of “harm” includes significant habitat modification or degradation that results in death or injury to listed species by significantly impairing behavioral patterns related to breeding, feeding, or shelter. “Harass” is defined as actions that create the likelihood of injury to listed species by disrupting normal behavioral patterns related to breeding, feeding, and shelter significantly.

Section 10 provides a means whereby a non-federal action with the potential to result in take of a listed species can be allowed under an incidental take permit which may be issued once a Habitat Conservation Plan (HCP) is approved. Application procedures are found at 50 CFR 13 and 17 for species under the jurisdiction of USFWS and 50 CFR 217, 220, and 222 for species under the jurisdiction of NMFS.

In addition, a local regulatory program established by the MSHCP and associated governing documents provides for regional conservation of many species while also allowing limited impacts to biological resources in association with planned development. The MSHCP establishes an alternative pathway to the Section 10 and Section 7 procedures by which local projects in the Plan Area may receive both State and federal incidental take authorization for species identified as “covered” and “conditionally covered”, based on compliance with relevant conditions set forth in the plan. Further details about the regional MSHCP and its provisions for incidental take coverage are discussed in Section 3.3.1 below.

3.1.2 Migratory Bird Treaty Act
The MBTA generally prohibits the killing, possessing, or trading of migratory birds, bird parts, eggs, and nests, except as provided by the statute. The MBTA authorizes the Secretary of the Interior to regulate the taking of migratory birds. It further provides that it is unlawful, except as permitted by regulations, “to pursue, take, or kill any migratory bird, or any part, nest or egg of any such bird…” (16 United States Code [USC] 703).

The MBTA, first enacted in 1916, prohibits any person, unless permitted by regulations, to “pursue, hunt, take, capture, kill, attempt to take, capture or kill, possess, offer for sale, sell, offer to purchase, purchase, deliver for shipment, ship, cause to be shipped, deliver for transportation, transport, cause to be transported, carry, or cause to be carried by any means whatever, receive for shipment, transportation or carriage, or export, at any time, or in any manner, any migratory bird, included in the terms of this Convention…for the protection of migratory birds…or any part, nest, or egg of any such bird” (16 U.S. Code 703).

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3.1.3 Clean Water Act
Pursuant to Section 404 of the CWA, the USACE is authorized to regulate any activity that would result in the discharge of dredged or fill material into waters of the United States, which include those waters listed in 33 CFR Part 328 (Definitions). USACE, with oversight by the U.S. EPA, has the principal authority to issue CWA Section 404 Permits.

Pursuant to Section 401 of the CWA, the RWQCB certifies that any discharge into jurisdictional waters of the United States will comply with state water quality standards. The RWQCB has the principal authority to issue a CWA Section 401 water quality certification or waiver.

3.1.4 Bald and Golden Eagle Protection Act
The Bald and Golden Eagle Protection Act was originally enacted in 1940 as the Bald Eagle Protection Act to protect bald eagles, and was later amended to include golden eagles. The Act prohibits the taking, possession, or commerce in bald and golden eagles, parts, feathers, nests, or eggs with limited exceptions. Take is defined as “pursue, shoot, shoot at, poison, wound, kill, capture, trap, collect, molest or disturb”, and includes both direct taking of individuals and take due to disturbance. “Disturb” is defined as:
“to agitate or bother a bald or golden eagle to a degree that causes, or is likely to cause, based on the best scientific information available, 1) injury to any eagle, 2) a decrease in its productivity, by substantially interfering with normal breeding, feeding, or sheltering behavior, or 3) nest abandonment, by substantially interfering with normal breeding, feeding, or sheltering behavior.”1 The definition of “disturb” is further defined by USFWS as follows:
“In addition to immediate impacts, this definition also covers impacts that result from human-caused alterations initiated around a previously used nest site during a time when eagles are not present, if, upon the eagles return, such alterations agitate or bother an eagle to a degree that injures an eagle or substantially interferes with normal breeding, feeding, or sheltering.” 2 Bald and golden eagles may not be taken for any purpose unless a permit is issued prior to the taking. Activities which can be authorized by permit include scientific collection/research, exhibition, tribal religious, depredation, falconry, and the taking of inactive eagle nests, which interfere with resource development or recovery operations. Currently, USFWS has a permitting process proposed for other activities that would allow disturbance to eagles or take of an eagle nest where their location poses a risk to human or eagle safety. 1 2
50 CFR 22.3
USFWS. 2007. National Bald Eagle Management Guidelines
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3.2 State Regulations

3.2.1 California Fish and Game Code
The CFGC regulates the taking or possession of birds, mammals, fish, amphibians, and reptiles, as well as natural resources such as wetlands and waters of the state. It includes the CESA (Sections 2050–2115) and Streambed Alteration Agreement regulations (Sections 1600–1616).

These sections are described further below.

CFGC Sections 1600–1616
Pursuant to Section 1600 et seq. of the CFGC, the CDFW (formerly California Department of Fish and Game) regulates activities of an applicant’s project that would substantially alter the flow, bed, channel, or banks of streams or lakes, unless certain conditions outlined by CDFW are met by the applicant. The limits of CDFW jurisdiction are defined in CFGC Section 1600 et seq. as the “bed, channel, or bank of any river, stream,3 or lake designated by CDFW in which there is at any time an existing fish or wildlife resource or from which these resources derive benefit.”4 However, in practice, CDFW usually extends its jurisdictional limit and assertion to the top of a bank of a stream, the bank of a lake, or outer edge of the riparian vegetation, whichever is wider.

California Endangered Species Act (CFGC Section 2050 et seq.) CESA establishes the policy of the state to conserve, protect, restore, and enhance threatened or endangered species and their habitats. CESA mandates that state agencies should not approve projects that would jeopardize the continued existence of threatened or endangered species if reasonable and prudent alternatives are available that would avoid jeopardy. There are no state agency consultation procedures under CESA. For projects that would affect a listed species under both CESA and FESA, compliance with FESA would satisfy CESA if CDFW determines that the federal incidental take authorization is “consistent” with CESA under CFGC Section 2080.1. For projects that would result in take of a species listed under the CESA only, the project operator would have to apply for a take permit under Section 2081(b).

In addition, a local regulatory program established by the MSHCP and associated governing documents provides for regional conservation of many species while also allowing limited impacts to biological resources in association with planned development. The MSHCP establishes an alternative pathway to the Section 2080.1 and Section 2081(b) procedures by which local projects in the Plan Area may receive both State and federal incidental take authorization for species identified as “covered” and “conditionally covered”, based on compliance with relevant conditions set forth in the plan. Further details about the regional MSHCP and its provisions for incidental take coverage are discussed in Section 3.3.1 below. 3 4
Title 14 California Code of Regulations (CCR) 1.72 defines a stream as “a body of water that flows at least periodically or intermittently through a bed or channel having banks and supports fish or other aquatic life. This includes watercourses having a surface or subsurface flow that supports or has supported riparian vegetation.” This also includes the habitat upon which they depend for continued viability (CFGC Division 5, Chapter 1, Section 45, and Division 2, Chapter 1, Section 711.2[a]).

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CFGC Sections 2080 and 2081
Section 2080 of the CFGC states that “No person shall import into this state [California], export out of this state, or take, possess, purchase, or sell within this state, any species, or any part or product thereof, that the Commission [State Fish and Game Commission] determines to be an endangered species or threatened species, or attempt any of those acts, except as otherwise provided in this chapter, or the Native Plant Protection Act, or the California Desert Native Plants Act.” Pursuant to Section 2081, CDFW may authorize individuals or public agencies to import, export, take, or possess state-listed endangered, threatened, or candidate species. These otherwise prohibited acts may be authorized through Incidental Take permits or Memoranda of Understanding if the take is incidental to an otherwise lawful activity, impacts of the authorized take are minimized and fully mitigated, the permit is consistent with any regulations adopted pursuant to any recovery plan for the species, and the project operator ensures adequate funding to implement the measures required by CDFW, which makes this determination based on available scientific information and considers the ability of the species to survive and reproduce.

Since the MSHCP provides coverage for take of some State-listed species, there would not be a need for an additional 2081 permit process unless a project does not comply with MSHCP requirements and may result in take of a State-listed species or if a State-listed species not covered by the MSHCP were to result in take. Further details about the regional MSHCP are discussed in Section 3.3.1 below.

CFGC Sections 3503, 3503.5, and 3513
Sections 3503, 3503.5, and 3513 of the CFGC prohibit the taking, possessing, or destroying of any birds of prey; the taking or possessing of any migratory nongame bird; the taking, possessing, or needlessly destroying of the nest or eggs of any raptors or nongame birds; or the taking of any nongame bird pursuant to CFGC Section 3800. CFGC Section 3513 adopts the federal migratory bird take provisions under the MBTA that prohibit the intentional take or possession of birds designated by the MBTA as migratory nongame birds except as allowed by federal rules and regulations pursuant to the MBTA.

3.2.2 California Environmental Quality Act Guidelines,
Section 15380
Although threatened and endangered species are protected by specific federal and state statutes, CEQA Guidelines Section 15380(b) provides that a species not listed on the federal or state list of protected species may be considered rare or endangered if the species can be shown to meet certain specified criteria. These criteria have been modeled after the definition in FESA and the section of the CFGC dealing with rare or endangered plants or animals. This section was included in CEQA primarily to deal with situations in which a public agency is reviewing a project that may have a significant effect on, for example, a species that has not been listed by either USFWS or CDFW but otherwise has some status as a special-status species. Thus, CEQA provides an agency with the ability to protect a species from the potential impacts of a project until the respective government agencies have an opportunity to designate the species as protected, if warranted. CEQA also calls for the protection of other locally or regionally significant resources, Evergreen Commercial Development Project
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including natural communities. CEQA calls for an assessment of whether any such resources would be affected and requires findings of significance if there would be substantial losses.

Natural communities listed by CNDDB as sensitive are considered by CDFW to be significant resources and fall under the State CEQA Guidelines for addressing impacts. Local planning documents such as General Plans often identify these resources as well.

3.2.3 California Water Quality Control Act (Porter-Cologne California Water Code Section 13260)
The State Water Resources Control Board (SWRCB) and the RWQCB (together “Boards”) are the principal State agencies with primary responsibility for the coordination and control of water quality. The Boards regulate activities pursuant to Section 401(a)(1) of the federal CWA as well as the Porter Cologne Water Quality Control Act (Porter-Cologne) (Water Code Section 13260).

Section 401 of the CWA specifies that certification from the State is required for any applicant requesting a federal license or permit to conduct any activity including but not limited to the construction or operation of facilities that may result in any discharge into navigable waters. The certification shall originate from the State in which the discharge originates or will originate, if appropriate, from the interstate water pollution control agency having jurisdiction over the navigable water at the point where the discharge originates or will originate. Any such discharge will comply with the applicable provisions of Sections 301, 302, 303, 306, and 307 of the CWA.

Under Porter-Cologne, the Legislature declared that the “State must be prepared to exercise its full power and jurisdiction to protect the quality of the waters in the State from degradation...” (California Water Code Section 13000). Porter-Cologne grants the Boards the authority to implement and enforce the water quality laws, regulations, policies and plans to protect the groundwater and surface waters of the State. It is important to note that enforcement of the State's water quality requirements is not solely the purview of the Boards and their staff. Other agencies (e.g., CDFW) have the ability to enforce certain water quality provisions in state law.

3.3 Regional or Local Regulations

3.3.1 Western Riverside County MSHCP
Per CFGC Sections 2800–2840, the Natural Community Conservation Planning (NCCP) Act (the Act), authorized the preparation of NCCPs to protect natural communities and species while allowing a reasonable amount of economic development.

The MSHCP, adopted by the County of Riverside on June 17, 2003, serves as a HCP pursuant to the Act and pursuant to Section 10 (a)(1)(B) of the FESA. The Implementation Agreement (IA) sets forth the implementation requirements for the MSHCP as well as procedures and minimization measures related to take of habitats and species considered for conservation.

Implementation of the MSHCP authorizes participating jurisdictions to “take” specified plant and wildlife species within the MSHCP Plan Area. In addition, the wildlife agencies, namely USFWS and CDFW, allow take of habitat or individual species outside of the MSHCP Conservation Area in exchange for the assembly and management of a coordinated MSHCP Conservation Area. The assembly and long-term management of the MSHCP Conservation Area is the responsibility of Evergreen Commercial Development Project
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the Riverside County, Federal, and State governments; Cities within the western portion of Riverside County; and private and public entities that conduct activities which would potentially impact the habitats and species considered for conservation under the MSHCP.

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CHAPTER 4
Existing Conditions
The proposed project is located in a moderately developed portion of the City of Lake Elsinore in western Riverside County within the San Jacinto Valley watershed. Regional geographic features around the area include Lake Elsinore and the Cleveland National Forest to the southwest, Canyon Lake to the east, and scattered pockets of development in all directions. The project site is located within the Western Riverside County MSHCP, and lies within the Elsinore Area Plan of the MSHCP.

4.1 Soils
The Soil Survey of Western Riverside Area identified two soil series mapped within the boundary of the project site, which are described below (NRCS 2022). The extent and locations of these soils on the project site are shown in Figure 3, Soils.

Arbuckle gravelly loam, 2 to 9 percent slopes, dry MLRA 19: Soils in this series are welldrained on alluvial fans. These soils developed in alluvium derived from igneous, metamorphic, and sedimentary rock. This is not a hydric soil.

Garretson gravelly very fine sandy loam, 2 to 8 percent slopes: Soils in this series are welldrained soils on alluvial fans. These soils developed in alluvium derived from metasedimentary rock. This is not a hydric soil.

4.2 Natural Communities and Land Cover Types
The natural communities and land cover types are depicted in Figure 4, Natural Communities and Land Cover Types, and a summary of acreages within the project site are presented below in Table 3, Natural Communities and Land Cover Types.

TABLE 3

NATURAL COMMUNITIES AND LAND COVER TYPES
Natural Communities and Land Cover Types Project Site (acres) Non-Native Grasses and Forbs
River Red Gum Groves
Scale Broom Scrub

0.11 1.00

0.09 7.68

8.87*
Disturbed/Developed
Total
* Total may differ from sum of individual numbers due to rounding.

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Project Site
Phase 1 Site
Development
Phase 2 Site
Development
Drainage 1
Soils
Arbuckle gravelly
loam, 2 to 9 percent
slopes, dry, MLRA 19
Garretson gravelly
very fine sandy loam,
2 to 8 percent slopes
0 200
N
Feet
SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 3
Soils
Project Site
Phase 1 Site
Development
Phase 2 Site
Development
Drainage 1
Natural Communities and
Land Cover Types
Non-Native Grasses
and Forbs
River Red Gum
Groves
Scale Broom Scrub
Disturbed/Developed
0 200
N
Feet
SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 4
Natural Communities and Land Cover Types
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4.2.1 Non-Native Grasses and Forbs
Non-native grasses occur in the eastern central portion of the project site, along the western bank of the non-vegetated portion of the on-site drainage (referred to in this report as Drainage 1).

Vegetation in this community consists of a mixture of non-native grasses and forbs such as slender oat (Avena barbata), red brome (Bromus rubens), white stemmed filaree (Erodium brachycarpum), coastal heron’s bill (E. cicutarium), and foxtail barley (Hordeum murinum). The non-native golden crownbeard (Verbesina encelioides) is the only subshrub in this community.

4.2.2 River Red Gum Groves
River red gum groves occur along the southeast (along Drainage 1) and as a landscape row in the northwest project site boundaries, with one isolated cluster in the western portion of the project site. Vegetation in this community consists of a tree canopy dominated by river red gum (Eucalyptus camaldulensis) with an understory comprising various grasses and forbs, such as common bedstraw (Galium aparine), common chickweed (Stellaria media), coastal heron’s bill, field bindweed (Convolvulus arvensis), blue dicks (Dichelostemma capitatum), fringed twinevine (Funastrum cynanchoides), and slender oat.

4.2.3 Scale Broom Scrub (Lepidospartum squamatum
Alliance)
Scale broom scrub occurs within the eastern portion of the project site, along the western bank of Drainage 1. This community is characterized by a dense shrub layer, dominated by scale broom (Lepidospartum squamatum) and interspersed with various other shrub species, such as California sagebrush (Artemisia californica) and mulefat (Baccharis salicifolia). The density of the shrub growth appears to have precluded the development of a mature understory; however, herbaceous species observed along the margins of the community include fiddleneck (Amsinckia menziesii) and longstem buckwheat (Eriogonum elongatum).

4.2.4 Disturbed/Developed
Disturbed conditions occur throughout much of the project site, west of Drainage 1. Based on review of aerial imagery and existing conditions, it appears that this area is routinely disked or otherwise disturbed for brush clearance purposes. Vegetation in this area consists primarily of herbaceous species such as fiddleneck, shortpod mustard (Hirschfeldia incana), pineapple weed (Matricaria discoidea), slender keel fruit (Tropidocarpum gracile), white-stemmed filaree, and coastal heron’s bill. The western project site boundary extends partially into Cambern Avenue, which is developed and devoid of vegetation.

4.3 Sensitive Biological Resources

4.3.1 Special-Status Species
Based on the literature review and field reconnaissance, special-status species were evaluated for their potential to occur within the project site or immediate vicinity, using the following definitions:
• Present: Species was observed or detected during project-specific biological surveys.

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•
•
•
High Potential: Species identified in the literature search and/or known to occur in the region and suitable habitat is present on the project site. These species are generally common and/or widespread in the project area and vicinity.

Moderate Potential: Species identified in the literature search and/or known to occur in the region and suitable habitat is present within the project site. These species are generally less common and/or widespread than species considered to have “high” potential to occur.

Low Potential: Species identified in the literature search or known to occur in the region, but the habitat on site is of low or marginal quality and/or the project site occurs outside the species known geographic or elevational range. Distance to nearest known occurrence and the age of last reported local occurrence are also considered. • Absent/Not Expected: Species known to occur in the region, but deemed absent because the project site is outside their known range or elevation, suitable habitat is lacking on the site, or the species was not observed during focused surveys and would have been conspicuous if present.

Based on the database search results, a list of potentially occurring special-status species was developed and evaluated for the project site. Special-status species with potential to occur were defined as those species whose geographic and elevational range include the project site and that require habitat similar to habitat present within the project site or immediate vicinity.

Special-Status Plants
Special-status plant species include federal and state endangered and threatened species (or candidate); state rare; CNPS ranked species (California Rare Plant Rank [CRPR] 1A, 1B, 2A, and 2B, as jointly determined by CNPS and CDFW); species covered under an adopted NCCP and/or HCP; and species qualifying under State CEQA Guidelines Section 15380 (d).

Of the 73 special-status plant species considered for their potential to occur within the project site, none of these species are expected to occur because the project site lacks suitable habitat and/or is outside of the known elevation range for these species to support these species.

Additionally, the project site is not located within the MSHCP Narrow Endemic Plant Species Survey Area as defined by Section 6.1.3 of the MSHCP. Furthermore, a focused special-status plant survey was conducted concurrently with the general biological site investigation that took place on March 3, 2022, and no special-status plant species were detected during the focused special-status plant survey. Species evaluated for potential to occur are summarized in Appendix A, Special-Status Plant Species.

Special-Status Wildlife
Special-status wildlife species include federal and state endangered and threatened species (or candidate), state fully protected, CDFW Special Animals List, state wildlife species of special concern (SSC), species covered under an adopted NCCP and/or HCP, and species qualifying under State CEQA Guidelines Section 15380 (d).

Of the 17 special-status wildlife species considered for their potential to occur within the project site, 11 species are not expected to occur and 4 species were assessed as having low potential to occur because the project site lacks suitable habitat and/or is outside of the known range to Evergreen Commercial Development Project
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support these species. Additionally, the project site is not located within the Amphibian Survey Area, Burrowing Owl Survey Area, or Mammal Survey Area as defined by Section 6.3.2 of the MSHCP. No special-status wildlife species were detected during the site investigation. Species evaluated for potential to occur are summarized in Appendix B, Special-Status Wildlife Species.

Two special-status wildlife species, Cooper’s hawk (Accipiter cooperii) and burrowing owl (Athene cunicularia), were identified as having a moderate potential to occur on-site. However, the native habitat on-site to support these species is limited. For the Cooper’s hawk, there is limited suitable nesting habitat within the eucalyptus grove and foraging habitat within the nonnative grasses and forbs on-site. The non-native grasses and forbs also provide suitable nesting and foraging habitat for the burrowing owl. However, these habitats are highly disturbed and neither species were observed during the biological surveys. No additional surveys are required as both of these species are adequately conserved under the MSHCP.

4.3.2 Sensitive Natural Communities
Sensitive natural communities are designated as such by various resource agencies, such as the CDFW, or in local policies and regulations. These communities are generally considered to have important functions or values for wildlife and/or are recognized as declining in extent or distribution and may be considered threatened enough to warrant some level of protection.

Sensitive natural communities include those that are identified in the CDFW Sensitive Natural Communities (CDFW 2022b). The CDFW state rank denotes the rarity and endangerment of a vegetation type within the state as described below, with S1 through S3 considered to be a sensitive natural community by CDFW.

State Conservation Rank
S1 = Critically Imperiled – At very high risk of extirpation due to very restricted range, very few populations or occurrences, very steep declines, severe threats, or other factors.

S2 = Imperiled – At high risk of extirpation due to restricted range, few populations or occurrences, steep declines, severe threats, or other factors.

S3 = Vulnerable – At moderate risk of extirpation due to a fairly restricted range, relatively few populations or occurrences, recent and widespread declines, threats, or other factors.

S4 = Apparently Secure – At a fairly low risk of extirpation due to an extensive range and/or many populations or occurrences, but with possible cause for some concern as a result of local recent declines, threats, or other factors.

S5 = Secure - At very low or no risk of extirpation due to a very extensive range, abundant populations or occurrences, with little to no concern from declines or threats.

One sensitive natural community, Lepidospartum squamatum Alliance (scale broom scrub), occurs within the project site and encompasses 0.09 acre (Figure 4). The scale broom scrub and the drainage (Drainage 1) occur within the project site are both entirely surrounded by residential and commercial development and persist as fragmented remnants, separated from other resources, and therefore provide limited function. The drainage and its associated vegetation may support avian nesting, for example, but they are not expected to function as a wildlife corridor, or support Evergreen Commercial Development Project
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other ecosystem processes that accompany functional floodplain communities, where scale broom scrub is typically found. However, this community holds a state rank of S3 and is considered a CDFW sensitive community.

4.3.3 Critical Habitat
The project site does not occur within or immediately adjacent to critical habitat.

4.4 Aquatic Resources
Aquatic resources are depicted in Figure 5a, Aquatic Resources (U.S. and State) within the Project Site, and Figure 5b, Features Potentially Subject to Fish and Game Code Section 1600 et seq. and MSHCP Riparian/Riverine Areas, and a brief discussion regarding the results of the site inspection is provided below. A more detailed discussion of the aquatic resources found on-site can be found in the Aquatic Resources Delineation Report (ESA 2022a), under separate cover.

4.4.1 Waters of the U.S. and State
The limits of potential waters of the U.S. and State were based on the presence of OHWM indicators, such as a clear, natural line impressed on the bank; shelving; changes in the character of the soil; destruction of terrestrial vegetation; and/or the presence of litter and debris. Based on these indicators, it was determined that approximately 0.10 acre (469 linear feet) may meet the criteria for waters of the State. While conducting the site inspection, ESA biologists also assessed downstream connectivity of Drainage 1 to determine whether the feature provides a significant nexus to a TNW, and determined that the feature exits the eastern project site boundary and continues downstream for approximately 400 linear feet, before entering a city (Lake Elsinore) storm drain. Unless otherwise demonstrated, it is assumed that this city storm drain exhibits connectivity to a TNW/tributary to a TNW, such as Lake Elsinore and/or Temescal Creek. Therefore, the 0.10 acre (469 linear feet) may also meet criteria for waters of the U.S. No wetlands occur on-site.

4.4.2 CDFW Streams and Associated Vegetation and
MSHCP Riparian/Riverine Areas
During the initial site investigation (March 3, 2022), the boundaries of the FGC Section 1600 resources and MSHCP riparian/riverine areas within Drainage 1 were verified and assessed, as stated above in Section 2.3.3. This initial delineation identified 0.26 acre/469 linear feet of FGC Section 1600 resources within the project site. However, the follow-on delineation conducted by the Wildlife Agencies on January 12, 2023, resulted in the inclusion of adjacent floodplain areas and an increase in the FGC Section 1600 resources and riparian/riverine areas to 0.52 acre/469 linear feet, as shown in Figure 5b.

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Phase 1 Site Development
Phase 2 Site Development
Potentially Jurisdictional Other
Waters of the U.S. and State
(0.10 acres/469 LF)
0 200
N
Feet
SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 5a
Aquatic Resources (U.S. and State) within the Project Site

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4.5 Regional Connectivity, Wildlife Movement, and
Habitat Linkages
Wildlife habitat linkages are areas which link otherwise isolated blocks of habitat to allow wideranging animals to travel, genetic exchange to occur and to allow plants and animals to move in response to environmental changes and natural disasters. Wildlife habitat linkages also allow populations of threatened species to be replenished from other areas via the metapopulation theory (Hilty et al. 2006).

Wildlife habitat linkages mitigate the effects of habitat fragmentation by (1) allowing animals to move between remaining habitats, which allows depleted populations to be replenished and promotes genetic diversity; (2) providing escape routes from natural disasters, predators, and human disturbances, thus reducing the risk that catastrophic events (such as fires or disease) will result in population or local species extinction; and (3) serving as travel routes for individual animals as they move within their home ranges in search of food, water, mates, and other needs (Noss 1983; Fahrig and Merriam 1985; Simberloff and Cox 1987; Harris and Gallagher 1989).

Wildlife linkages are landscape features that connect and link habitat patches or habitat cores with each other. They serve a similar purpose in that they are areas that allow for animal movement, but they may not have all the resources a particular species needs to complete its life cycle.

As identified in Figure 3-2, Schematic Cores and Linkages Map, of the MSHCP, wildlife migration corridors do not occur within the project site. Additionally, the project site is situated in a developed portion of the city, and Drainage 1 has been heavily modified both upstream and downstream from the project site; as a result, the available habitat is not expected to be used for wildlife migration or dispersal, to any significant degree.

4.6 Regulated Trees
Chapter 5.116, Significant Palm Trees, of the Lake Elsinore Municipal Code regulates the removal, destruction, and relocation of significant palms of five specific species (Butia capitata, Phoenix canariensis, Phoenix reclinata, Phoenix roebelenii, and Washingtonia filifera) and two palm genera (Chamaerops and Trachycarpus) that exceed 5 feet in height. No palm trees were identified within the project site. There are no other local policies or ordinances for the protection of other tree species that apply to the project site.

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CHAPTER 5
Project Impacts and Avoidance, Minimization,
and Mitigation

5.1 Approach to the Analysis
This section describes the potential effects of the proposed project on biological resources that may occur as a result of project implementation. Direct, indirect, temporary, and/or permanent effects to biological resources may occur as a result of project implementation, as defined below:
• Direct Effects: Any alteration, disturbance, or destruction of biological resources that would result from project-related activities is considered a direct effect. Examples include loss of individual species and/or their associated plant communities, diversion of surface water flows, and encroachment into wetlands. Under FESA, direct effects are defined as the immediate effects of a project on a species or its habitat, including construction noise disturbance, sedimentation, or habitat loss.
• Indirect Effects: Biological resources may also be affected in an indirect manner as a result of project-related activities. Under FESA, indirect effects are defined as those effects that are caused by, or would result from, a proposed project but occur later in time and are reasonably certain to occur [50 C.F.R. §402-02]. An example of indirect effects may include irrigation runoff from a developed area into surrounding natural vegetation. Indirect effects could also include increased wildfire frequency as a result of power line failures. •
•
Temporary Effects: Any effects to biological resources that are considered reversible can be viewed as temporary. Examples include the generation of fugitive dust during construction activities.

Permanent Effects: All effects that result in the irreversible removal of biological resources are considered permanent. Examples include constructing a building or permanent road on an area with native vegetation, such that the native vegetation is permanently removed and replaced with a developed structure.

A project is generally considered to have a significant effect if it proposes or results in any of the effects or conditions described in the significance thresholds discussed below, absent specific evidence to the contrary. Conversely, if a project does not propose or result in any of the following effects or conditions, it would generally not be considered to have a significant effect on biological resources, absent specific evidence of such an effect. These significance thresholds are taken from Appendix G of the State CEQA Guidelines.

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5.2 Thresholds of Significance
Based on CEQA Guidelines Appendix G, the project would result in a significant impact on biological resources if it would:

1. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service.

2. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service.

3. Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal) through direct removal, filling, hydrological interruption, or other means.

4. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.

5. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance.

6. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan.

5.3 Impacts Analysis
Issue 1: Would the proposed project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or specialstatus species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Special-Status Plants
Special-status plants were not identified within the project site during the focused special-status plant survey and, according to Section 6.1.3, Protection of Narrow Endemic Plant Species, and

6.3.2, Additional Survey Needs and Procedures, of the MSHCP, the project site does not fall within a required survey area for special-status plants with potential to occur (Dudek 2003).

Therefore, with participation in the MSHCP (the City of Lake Elsinore is an MSHCP permittee), impacts to special-status plants would be considered less than significant.

Special-Status Wildlife
Although two special-status wildlife species, Cooper’s hawk and burrowing owl, were identified as having a moderate potential to occur on-site (as described in Section 4.3.1 and Appendix B), the native habitat on-site to support these species is limited. The removal of 1.00 acre of river red gum groves, 0.11 acre of non-native grasses and forbs, 7.68 acres of disturbed/developed habitat is not expected to threaten regional populations and would therefore not be significant. The project site is not located in the Amphibian Survey Area, Burrowing Owl Survey Area, or Evergreen Commercial Development Project
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Mammal Survey Area as defined by Section 6.3.2 of the MSHCP; therefore, further ensuring these impacts are not significant, any potential project impacts to wildlife habitat that might occur would be addressed through participation in the MSHCP.

Critical Habitat
The project site does not occur within or immediately adjacent to critical habitat for any specialstatus plant or wildlife species; therefore, there would be no impacts to critical habitat as a result of project activities.

Issue 2: Would the proposed project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
Scale broom scrub is a sensitive community that is present on-site and will be impacted by the project (Figure 4). The removal of approximately 0.09 acre of scale broom scrub would be considered potentially significant. However, incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits either at Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank) would reduce impacts to MSHCP riparian/riverine areas and CDFW sensitive natural communities to a less-than-significant level. Mitigation Measure BIO-1 applies only to Phase 2 of the proposed project as the sensitive community only occurs in the southern portion of the project site. A Determination of Biologically Equivalent or Superior Preservation (DBESP) report, as described in Section 6.1.2 of the MSHCP, was prepared for the project and details the existing conditions, proposed Impacts, and proposed mitigation sufficient to offset impacts on scale broom scrub and MSHCP riparian/riverine areas. A more detailed discussion can be found in the Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis and Determination of Biologically Equivalent or Superior Preservation (ESA 2022b), under separate cover.

Issue 3: Would the proposed project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal) through direct removal, filling, hydrological interruption, or other means? No wetlands occur on-site and therefore there will be no impacts to state or federally protected wetlands.

Approximately 0.10 acre (469 linear feet) of potential other waters of the U.S. and State, and

0.52 acre (469 linear feet) of streams and associated vegetation are potentially subject to regulation under Division 2, Chapter 6, Section 1600 et seq. of the CFGC and will be impacted by the project (Figures 5a and 5b). Additionally, these areas also constitute MSHCP riparian/riverine areas. Impacts to these aquatic resources would be considered potentially significant. However, incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits either at Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank) would reduce impacts to aquatic resources to a less-than-significant level. Mitigation Measure BIO-1 applies only to Phase 2 of the proposed project as the waters of the U.S. and State only occur in the southern portion of the project site.

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Issue 4: Would the proposed project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Wildlife Movement
As identified in Figure 3-2, Schematic Cores and Linkages Map, of the MSHCP, wildlife migration corridors do not occur within the project site. Additionally, the project site is situated in a developed portion of the city, and Drainage 1 has been heavily modified both upstream and downstream from the project site. As a result, the available habitat is not expected to be used for wildlife migration or dispersal, to any significant degree. Thus, no impact to wildlife movement and/or nursery sites is expected as a result of project activities.

Nesting Birds
The proposed project may result in the disturbance of nesting birds (passerine and raptors) protected by the MBTA and CFGC 3503, 3503.5, and 3513. Impacts to nesting birds would be potentially significant. Incorporation of Mitigation Measure BIO-2 (nesting bird survey) would reduce impacts to nesting birds to a less-than-significant level.

Issue 5: Would the proposed project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Chapter 5.116, Significant Palm Trees, of the Lake Elsinore Municipal Code regulates the removal, destruction, and relocation of significant palms of five specific species (Butia capitata, Phoenix canariensis, Phoenix reclinata, Phoenix roebelenii, and Washingtonia filifera) and two palm genera (Chamaerops and Trachycarpus) that exceed 5 feet in height. No palm trees were identified within the project site, and no other such local policies or ordinances apply to the project site; therefore, there would be no conflict with local policies or ordinances as a result of project activities.

Issue 6: Would the proposed project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
The project site is located within the Western Riverside County MSHCP, and lies within the Elsinore Area Plan of the MSHCP. However, the project site is not located within a MSHCP Criteria Area, which is comprised of individual Cells or Cell Groups identified to guide assembly of Additional Reserve Lands for the MSHCP Conservation Area. The local jurisdictions participating in the MSHCP, such as the City of Lake Elsinore, are collectively responsible for assembling approximately 97,000 acres of land for the MSHCP Conservation Area. Local acquisition of lands for the MSHCP Conservation Area are purchased by the Western Riverside County Regional Conservation Authority (RCA) from willing sellers using the Habitat Evaluation and Acquisition Negotiation Strategy (HANS) process, or other processes, such as the Joint Project/Acquisition Review (JPR) process during which the RCA and appropriate Permittee staff (i.e., City of Lake Elsinore) shall jointly review development applications that are within a Criteria Area and are submitted to a Permittee for consideration). However, since the project site Evergreen Commercial Development Project
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is not located within a MSHCP Criteria Area and is therefore not subject to the HANS process or the JPR process, the proposed project would not conflict with MSHCP Reserve Assembly goals.

The project’s consistency with the MSHCP is summarized below. A more detailed discussion can be found in the Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis and Determination of Biologically Equivalent or Superior Preservation (ESA 2022b), under separate cover.

The project site is not within any wildlife migration corridors identified in MSHCP Figure 3-2, Schematic Cores and Linkages Map.

With respect to the proposed project’s consistency with MSHCP Section 6.1.2 (Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools), the removal of approximately 0.52 acre (469 linear feet) of potential MSHCP riparian/riverine areas would be considered potentially significant (Figure 5b). However, incorporation of Mitigation Measure BIO-1 (purchase of mitigation credits; applicable only during Phase 2 of the proposed project), the payment of development fees, and the implementation of appropriate Best Management Practices outlined in MSHCP Appendix C (Dudek 2003) would ensure that the project is consistent with the provisions of the MSHCP.

With respect to the proposed project’s consistency with MSHCP Section 6.1.3 (Protection of Narrow Endemic Plant Species) and Section 6.3.2 (Additional Survey Needs and Procedures), as stated throughout the document, the project is not located within a Narrow Endemic Plant Species Survey Area as defined by Section 6.1.3, or Amphibian Survey Area, Burrowing Owl Survey Area, or Mammal Survey Area as defined by Section 6.3.2 of the MSHCP. Therefore, impacts to wildlife habitat would be covered through payment of the MSHCP development fees.

Section 6.1.4 of the MSHCP specifies that certain guidelines should be implemented for proposed projects located adjacent to or connected with existing conservation lands/lands described for conservation within the MSHCP Conservation Area; these include Public/Quasi-Public Land (PQP) Lands and conserved portions of the Criteria Area. The various guidelines include the management of site drainage/runoff and toxics/pollutants, grading, lighting, noise, invasive plant species, and wildlife barriers, to ensure that pre-project conditions are maintained during and following the completion of construction, to the degree feasible. The proposed project is not situated within, adjacent to, or connected with PQP Lands, or the Criteria Area; therefore, Section

6.1.4 of the MSHCP does not apply to this project, which would be consistent.

Therefore, as summarized above, the proposed project would be consistent with the MSHCP.

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5.4 Avoidance, Minimization, and Mitigation Measures
To minimize and avoid significant impacts to sensitive biological resources as a result of proposed project implementation, the following mitigation measures are recommended.

Measure to Mitigate Potentially Significant Impacts to Sensitive Natural Communities and MSHCP Riparian/Riverine Habitat Mitigation Measure BIO-1: Mitigation for the permanent removal of 0.10 acre (469 linear feet) of potential other waters of the U.S. and State subject to Sections 404 and 401 of the CWA, and 0.52 acre (469 linear feet) of potential CDFW streams and associated vegetation subject to CFGC Code Section 1600, and MSHCP riparian/riverine areas (inclusive of the 0.09 acre of scale broom scrub [a CDFW sensitive natural community]) will be addressed through the purchase of credits, either from the Riverpark Mitigation Bank or Barry Jones Wetland Mitigation Bank.

Riverpark Mitigation Bank: If mitigation credits are purchased from the Riverpark Mitigation Bank, they will either be purchased as re-establishment or rehabilitation.

If re-establishment is available, credits will be purchased at a 1.5:1 replacement ratio (i.e., 0.78 acres of mitigation). If both re-establishment and rehabilitation is available, credits will be purchased at a 1:1 replacement ratio for both credit options (i.e., 0.52 acres of re-establishment and 0.52 acres of rehabilitation, for a total of 1.04 acres of mitigation). If re-establishment is not available at the time of purchase, credits will be purchased at a 3:1 replacement ratio for rehabilitation credits alone (i.e, 1.56 acres).

Barry Jones Wetland Mitigation Bank: If mitigation credits are purchased from the Barry Jones Wetland Mitigation Bank, they will be purchased as preservation, at a 4:1 replacement ratio (i.e., 2.08 acres of mitigation).

BIO-1 applies only to Phase 2 of the proposed project as the sensitive natural community and MSHCP riparian/riverine habitat only occurs in the southern portion of the project site. A DBESP report, as described in Section 6.1.2 of the MSHCP, has been prepared and details the existing conditions, proposed impacts, and proposed mitigation sufficient to offset impacts on MSHCP riparian/riverine areas (inclusive of scale broom scrub).

Measure to Mitigate Potentially Significant Impacts to Nesting Birds Mitigation Measure BIO-2: Prior to start of site preparation activities (ground disturbance, construction activities, and/or removal of trees and vegetation), a qualified biologist shall conduct a nesting bird survey within 3 days of the anticipated initial construction (clearing and grubbing of potential nesting vegetation) start date to identify any active nests within 500 feet of the project site. The Project Applicant shall adhere to the following prior to the issuance of grading permits:
1) Applicant shall designate a biologist (Designated Biologist) experienced in:
identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; Evergreen Commercial Development Project
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determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures. 2) Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of Project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the Project site; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate.

If an active nest is detected, a suitable avoidance buffer will be established by the Designated Biologist in the field based on their best professional judgement and experience. Construction activities will remain outside of the buffer until a Designated Biologist determines that the nest is no longer active (i.e., the juveniles are surviving independent from the nest). Appropriate buffers distances generally include up to 300 feet for passerine species and up to 500 feet for raptors; however, these may be reduced at the discretion of the biologist, depending on the site-specific factors, such as the location of the nest, species tolerance to human presence, and the types of construction-related noises, vibrations, and human activities that would occur. The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers.

The onsite qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished.

If initial construction (clearing and grubbing) temporarily ceases for a period greater than 7 days, and activities expect to recommence during the avian nesting season, the project site (including surrounding 500 feet) will be resurveyed. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City for mitigation monitoring compliance record keeping.

5.5 Cumulative Impacts
Cumulative impacts are defined as the direct and indirect effects of a proposed project which, when considered alone, would not be deemed a substantial impact, but when considered in addition to the impacts of related projects in the area, would be considered significant. “Related projects” refers to past, present, and reasonably foreseeable probable future projects, which would have similar impacts to the proposed project. CEQA deems a cumulative impact analysis to be adequate if a list of “related projects” is included in the EIR or the proposed project is consistent with an adopted general, specific, master, or comparable programmatic plan (Section 15130(b)(1)(B)). CEQA also states that no further cumulative impact analysis is necessary for impacts of a proposed project consistent with an adopted general, specific, master, or comparable programmatic plan [Section 15130(d)].

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As discussed above, the project site consists of mostly disturbed/developed areas with patches of river red gum groves, non-native grasses and forbs, and scale broom scrub, and is surrounded primarily by a moderately developed portion of the City of Lake Elsinore. Phase 2 of the proposed project would impact Drainage 1, which includes a sensitive natural community; potential USACE, RWQCB, and CDFW jurisdiction; and MSHCP riparian/riverine areas.

However, all impacts would be fully mitigated (as outlined in Section 5.4, Avoidance, Minimization, and Mitigation Measures). As such, there would be no cumulatively considerable impacts to biological resources. Similarly, any related project that may occur in the area in the future would be required, through the CEQA review and permit issuance processes, to mitigate their respective impacts upon biological resources to less than significant levels. Furthermore, the MSHCP addresses cumulative impacts for western Riverside County. The MSHCP identifies areas for long-term conservation and management. As such, with MSHCP compliance, cumulative impacts of proposed projects within authorized take lands within the MSHCP are minimized through the conservation of land. Therefore, implementation of the proposed project, in conjunction with other past, present, or reasonably foreseeable future projects, would not result in a significant cumulative impact related to biological resources.

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CHAPTER 6
References Cited
CDFW (California Department of Fish and Wildlife). 2018. Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities.

CDFW. 2022a. California Natural Diversity Data Base (CNDDB). https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data. Accessed March 22, 2022.

CDFW. 2022b. Sensitive Natural Communities. Sacramento, CA: CDFW, Natural Heritage Division, 2021. https://wildlife.ca.gov/Data/VegCAMP/Natural-Communities. Accessed March 22, 2022.

CDFW. 2022c. BIOS Habitat Connectivity Viewer.
https://apps.wildlife.ca.gov/bios/?bookmark=648. Accessed June 27, 2022.

CNPS (California Native Plant Society). 2022. Inventory of Rare and Endangered Vascular Plants of California. http://rareplants.cnps.org/. Accessed March 22, 2022.

Dudek (Dudek & Associates). 2003. Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). Final MSHCP, Volumes I and II. Prepared for County of Riverside Transportation and Lands Management Agency, Prepared by Dudek & Associates, Inc. Approved June 17, 2003
Environmental Laboratory. 1987. U.S. Army Corps of Engineers Wetland Delineation Manual.

Prepared for the U.S. Army Corps of Engineers.

ESA (Environmental Science Associates). 2022a. Proposed Commercial Development – Aquatic Resources Delineation Report. Prepared for the Evergreen Devco, Inc. July 2022, Revised March 2023.

ESA. 2022b. Proposed Commercial Development – Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis and Determination of Biologically Equivalent or Superior Preservation. Prepared for the Evergreen Devco, Inc. July 2022.

Fahrig, L. and Merriam, G. 1985. Habitat Patch Connectivity and Population Survival. Ecology 66(6): 1762-1768.

Google Earth Pro. 2022. Aerial Imagery. Accessed June 24, 2022.

Gonzales Environmental (Gonzales Environmental Consulting, LLC). 2022a. Habitat Assessment APN 377-020-014, 377-020-016, 377-020-017, 377-020-018, 377-020-019 in the City of Elsinore, Riverside County; USGS 7.5-minute Lake Elsinore Topographic Quadrangle Map in Section 30 and Partial Section 31 of Township 5 South, Range 4 West. May 6, 2021; Revised January 28, 2022.

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Gonzales Environmental. 2022b. Delineation of Waters of the United States, Department of Fish and Wildlife, Regional Water Quality Control Board, and 6.1.2 MSHCP Western Riverside County Jurisdictional Habitats for APN 377-020-014, 377-020-016, 377-020-017, 377-020- 018, 377-020-019 in the City of Elsinore, Riverside County; USGS 7.5-minute Lake Elsinore Topographic Quadrangle Map in Section 30 and Partial Section 31 of Township 5 South, Range 4 West. January 28, 2022.

Harris, Larry D., and P.B. Gallagher. New initiatives for wildlife conservation: the need for movement corridors. In Defense of Wildlife: Preserving Communities and Corridors.

Washington, D.C.: Defenders of Wildlife, 1989.

Hilty, J., W. Lidicker, Jr., and Merenlender, A. 2006. Corridor Ecology: The Science and Practice of Linking Landscapes for Biodiversity Conservation. Island Press, Washington, D.C.

NatureServe. 2022. NatureServe. https://www.natureserve.org/ Noss, R. F. 1983. A Regional Landscape Approach to Maintain Diversity. BioScience 33(11):
700-706.

NRCS (Natural Resources Conservation Service). 2010. Field Indicators of Hydric Soils in the United States, Version 7.0. U.S. Department of Agriculture, NRCS.

NRCS. 2022. NRCS Web Soil Survey.
http://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx. Accessed March 22, 2022.

Rehrer, K. 2023. Personal communication from K. Rehrer (CDFW) to ESA regarding site visit conducted on January 12, 2023. February 15, 2023.

Sawyer, J.O., T. Keeler-Wolf, and J.M. Evens. 2009. A Manual of California Vegetation, Second Edition. California Native Plant Society, Sacramento, CA. 1300 pp.

Simberloff, D., Cox, J. 1987. Consequences and Costs of Conservation Corridors. Conservation Biology 1: 63-71.

USACE (U.S. Army Corps of Engineers). 2008a. Arid West Supplement to the 1987 Wetlands Delineation Manual.

USACE. 2008b. A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States.

USDA (U.S. Department of Agriculture). 2022. Agricultural Applied Climate Information System (AgACIS). http://agacis.rcc-acis.org/?fips=06071. Accessed March 22, 2022.

USFWS (U.S. Fish and Wildlife Service). 2022a. Critical Habitat Portal. https://fws.maps.arcgis.com/home/webmap/viewer.html?webmap=9d8de5e265ad4fe09893cf 75b8dbfb77: Accessed March 22, 2022.

USFWS. 2022b. Information for Planning and Consultation (IPaC). https://ecos.fws.gov/ipac/location/index. Accessed on June 27, 2022.

USFWS. 2022c. National Wetland Inventory. https://www.fws.gov/wetlands/data/Mapper.html.

Accessed March 22, 2022.

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Appendix A
Special-Status Plant Species

APPENDIX A: SPECIAL-STATUS PLANT SPECIES
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1

BRYOPHYTES (MOSSES)
Bryaceae
(Moss Family)
California screw moss Federal: None
State: S2
N/A Chenopod scrub, Valley and foothill grassland;
grows within sandy soils.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Tortula californica
Elevation range extends from 10-1,640 meters. Local: 1B.2

MARCHANTIOPHYTA (LIVERWORTS)
Sphaerocarpaceae
(Bottle Liverwort Family)
Campbell’s liverwort Federal: None
State: None
Local: 1B.1
N/A
N/A
Coastal scrub (mesic), vernal pools. Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Geothallus tuberosus Elevation range extends from 10-600 meters.

Found in Riverside and San Diego counties.
bottle liverwort Federal: None
State: None
Local: 1B.1
Chaparral, coastal scrub; grows within
openings.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Sphaerocarpos drewei
Elevation range extends from 90-600 meters.

Found in Riverside and San Diego counties.

ASCOMYCOTA (LICHENS)

CALICIACEAE
(Calicium Family)
woven-spored lichen Federal: None
State: None
Local: 3
N/A Chaparral; openings, on soil, small mammal
pellets, dead twigs, and on Selaginella spp.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Texosporium sancti-jacobi
Elevation range extends from 60-660 meters.

Found in Los Angeles, Riverside, San Diego,
San Luis Obispo, Santa Barbara, Ventura
counties.

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Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1

ASPLENIACEAE
(Spleenwort Family)
western spleenwort Federal: None
State: S3.2
Local: 4.2
Feb.-Jun. Rocky, chaparral, cismontane woodland,
coastal scrub.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Asplenium vespertinum
Elevation range extends from 180-1,000
meters.

Found in Los Angeles, Riverside, San Diego,
Orange, San Bernardino, Ventura counties.

GYMNOSPERMS
Cupressaceae
(Cypress Family)
Tecate cypress Federal: None
State: None
Local: 1B.1
N/A Clay, gabbroic or metavolcanic soils associated
with closed-cone coniferous forest and
chaparral.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Hesperocyparis forbesii
Elevation range extends from 80-1,500 meters.

Found in Riverside, Orange, San Diego
counties.

ANGIOSPERMS (DICOTYLEDONS)
Apiaceae
(Carrot Family)
San Diego button-celery Federal: FE
State: CE
Local: 1B.1
MSHCP
Apr.-Jun Coastal scrub, valley and foothill grassland,
vernal pools; grows within San Diego mesa
hardpan, claypan vernal pools, southern interior suitable habitat. basalt flow vernal pools.

Not Expected. This species is not expected to
occur within the project site due to lack of Eryngium aristulatum var. parishii Elevation range extends from 20-620 meters.

Found in San Diego and Riverside.

Asteraceae
(Sunflower Family)
alkali marsh aster Federal: None
State: None
Local: 2B.2
Jun.-Oct. Meadows and seeps; alkaline. Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Almutaster pauciflorus Elevation range extends from 240-800 meters.

Found in Inyo, Kern, Riverside, San Bernardino
counties.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-2 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
San Diego ambrosia Federal:

Endangered
Apr.-Oct. Chaparral, coastal scrub, valley and foothill grassland, vernal pools; often disturbed areas,
sometimes alkaline, clay, sandy.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Ambrosia pumila
State: None
Local: 1B.1
MSHCP
Elevation range extends from 20-415 meters.

Found in Riverside, San Diego counties.
smooth tarplant Federal: None
State: None
Local: 1B.1
MSCHP(d)
Apr.-Sep. Valley and foothill grasslands with poorly
drained alkaline soil conditions at low
elevations.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Centromadia pungens ssp. laevis
Elevation range extends from 0-640 meters.

Found in Riverside, San Bernardino, San Diego
counties.
paniculate tarplant Federal: None
State: None
Local: 4.2
Apr.-Nov.

May-Nov.

Feb.-Jun.

Generally vernally mesic; coastal scrub; valley
and foothill grassland; vernal pools.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Deinandra paniculata
Elevation range extends from 25-940 meters.

Found in Orange, Riverside, San Diego, San
Bernardino, Santa Barbara counties.
graceful tarplant Federal: None
State: None
Local: 4.2
Chaparral; cismontane woodland; coastal
scrub; valley and foothill woodland.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Holocarpha virgata ssp. elongata
Elevation range extends from 60-1,100 meters.

Found in Orange, Riverside, San Diego
counties.

MSHCP(e)
Coulter’s goldfields Federal: None
State: None
Local: 1B.1
MSHCP (d)
Salt-marsh, playas, vernal-pools, coastal;
usually occurs in wetlands but occasionally in
non-wetlands.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Lasthenia glabrata ssp. coulteri
Elevation range extends from 1-1,220 meters.

Found in Orange, Riverside, Ventura, San
Diego, and possibly Los Angeles, Kern and San
Bernardino counties.
small-flowered microseris Federal: None
State: None
Local: 4.2
Mar.-May Clay soils in cismontane woodland; coastal
scrub; valley and foothill grassland; vernal
pools.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Microseris douglasii ssp. platycarpha
Elevation range extends from 15-1,070 meters.

Found in Los Angeles, Orange, San Diego,
Riverside counties.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-3 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
white rabbit-tobacco Federal: None
State: None
Local: 2B.2
Jul.-Dec. sandy, gravelly, Chaparral, Cismontane
woodland, Coastal scrub, Riparian woodland.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Pseudognaphalium leucocephalum
Elevation range extends from 0-2,100 meters.

Found in Los Angeles, Riverside, Orange, San
Diego, Ventura counties.

San Bernardino aster Federal: None
State: None
Local: 1B.2
Jul.-Nov. Near ditches, springs, and streams; cismontane Not Expected. This species is not expected to woodland, coastal scrub, lower montane
coniferous forest, meadows and seeps,
marshes and swamps, valley and foothill
grassland (vernally mesic)
occur within the project site due to lack of
suitable habitat.

Symphyotrichum defoliatum
Elevation range extends from 2-2,040 meters.

Found in Los Angeles, Kern, Imperial,
Riverside, San Bernardino, Orange, San Diego
counties.

Wright’s trichocoronis Federal: None
State: None
Local: 2B.1
MSHCP(b)
May-Sept. Meadows and seeps, marshes and swamps,
riparian scrub, vernal.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Trichocoronis wrightii var. wrightii
Elevation range extends from 5-435 meters.

Found in Riverside County.

San Diego County viguiera Federal: None
State: None
Local: 4.2
Feb.-Jun.

Apr.-Sep.

Chaparral, coastal scrub; grows along slopes
and ridgelines.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Viguiera laciniata
Elevation range extends from 60-750 meters.

La Purisima Viguiera Federal: None
State: None
Local: 2B.3
Coastal bluff scrub, chaparral; Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Viguiera purisimae Elevation range extends from 365-425 meters.

Found in Orange County.

Boraginaceae
(Borage Family)
Douglas' fiddleneck Federal: None
State: None
Local: 4.2
Mar.-May Valley and foothill grassland, oak woodland;
grows on substrate composed of Monterey
shale within arid habitats.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Amsinckia douglasiana
Elevation range extends from 0-1,950 meters.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-4 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
Palmer’s grapplinghook Federal: None
State: None
Local: 4.2
Mar.-May Variety of southern California plant
communities including sage scrub; clay soils.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Harpagonella palmeri
Elevation range extends from 20-955 meters.

Found in Los Angeles, Orange, Riverside, San
Diego counties.

MSHCP
Santiago Peak phacelia Federal: None
State: None
Local: 1B.3
MSHCP
May-Jun. Within openings in closed-cone coniferous
forest and chaparral; occasionally found along
streams.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Phacelia keckii
Elevation range extends from 545-1,600
meters.

Found in Orange and Riverside counties.

Brassicaceae
(Cabbage Family)
Payton’s jewel-flower Federal: None
State: None
Local: 4.2
Feb.-Jun. Chaparral, coastal scrub; sandy, granitic.

Elevation range extends from 90-2,200 meters.

Found in Riverside and San Diego counties.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Caulanthus simulans
MSHCP
Robinson’s pepper-grass Federal: None
State: None
Local: 4.3
Jan.-Jul. Chaparral and coastal scrub. Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Lepidium virginicum var. robinsonii Elevation range extends from 1-885 meters.

Found in Los Angeles, Orange, Riverside, San
Bernardino, San Diego, Ventura counties.

Hammitt’s clay-cress Federal: None
State: None
Local: 1B.2
MSHCP(b)
Mar.-Apr. Chaparral (openings), valley and foothill
grassland; clay.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Sibaropsis hammittii
Elevation range extends from 730-1,065
meters.

Found in Riverside and San Diego counties.

Chenopodiaceae
(Goosefoot Family)
San Jacinto Valley crownscale Federal: FE
State: None
Local: 1B.1
MSHCP(d)
Apr.-Aug. Alkaline flats, playas, valley and foothill
grassland, vernal pools.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Atriplex coronata var. notatior
Elevation range extends from 370-488 meters.

Found in Riverside and Kern counties.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-5 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
Parish’s brittlescale Federal: None
State: None
Local: 1B.1
MSHCP(d)
Jun.-Oct. Shadscale scrub, alkali sinks, freshwater
wetlands, wetland-riparian; playas, vernal
pools.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Atriplex parishii
Elevation range extends from 25-1,900 meters.

Found in Orange, Riverside, San Diego, and
possibly Los Angeles and San Bernardino
counties.

Davidson’s saltscale Federal: None
State: None
Local: 1B.2
MSHCP(d)
Apr.-Oct. Coastal sage scrub, wetland-riparian; coastal.

Elevation range extends from 10-200 meters.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Atriplex serenana var. davidsonii
Found in Orange, Riverside, San Diego, and
possibly Los Angeles and San Bernardino
counties.

Convolvulaceae
(Morning-glory Family)
small-flowered morning-glory Federal: None
State: None
Local: 4.2
Mar.-Jul. Clay soils, serpentinite seeps; openings in
chaparral; coastal sage scrub; valley and
foothill grassland.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Convolvulus simulans
Elevation range extends from 0-305 meters.

MSHCP
Found in Kern, Los Angeles, Riverside,
Orange, San Diego, Santa Barbara counties.

Crassulaceae
(Stonecrop Family)
many-stemmed dudleya Federal: None
State: None
Local: 1B.2
MSHCP(b)
Apr.-Jul. Chaparral, coastal scrub, valley and foothill grassland often on clay soils.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Dudleya multicaulis
Elevation range extends from 15-790 meters.

Found in Los Angeles, Orange, Riverside, San
Bernardino, San Diego counties.
sticky dudleya Federal: None
State: None
Local: 1B.2
MSHCP(f)
May-Jun. Chaparral, coastal sage scrub; coastal. Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Dudleya viscida Elevation range extends from 10-550 meters.

Found in Orange, Riverside, San Diego
counties.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-6 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
Ericaceae
(Heather Family)
rainbow manzanita Federal: None
State: None
Local: 1B.1
Dec.-Mar.

Apr.-Jun.

Chaparral (rocky). Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Arctostaphylos rainbowensis Elevation range extends from 205-670 meters.

Found in Riverside, San Diego counties.
summer holly Federal: None
State: None
Local: 1B.2
Chaparral, cismontane woodland, mixed
chaparral; sometimes found in burned areas.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Comarostaphylis diversifolia ssp.
diversifolia Elevation range extends from 30-790 meters.

Found in Orange, Riverside, San Diego
counties.

Fabaceae
(Legume Family)
pride-of-California Federal: None
State: None
Local: 4.3
Mar.-Jun. Chaparral. Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Lathyrus splendens Elevation range extends from 200-1,525 meters.

Found in Los Angeles, Riverside, San Diego
counties.

Fagaceae
(Oak Family)
Engelmann oak Federal: None
State: None
Local: 4.2
Mar.-Jun. Cismontane woodland, chaparral, riparian
woodland, valley and foothill grassland.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Quercus engelmannii
Elevation range extends from 50-1,300 meters.

MSHCP
Juglandaceae
(Walnut Family)
Southern California black walnut Federal: None
State: None
Local: 4.2
Mar.-Aug. Chaparral, cismontane woodland, coastal
scrub, riparian woodland; alluvial.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Juglans californica
Elevation range extends from 50-900 meters.

Found in Los Angeles, Orange, Riverside,
Santa Barbara, San Bernardino, San Diego,
Ventura counties.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-7 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
Lamiaceae
(Mint Family)
San Miguel savory Federal: None
State: None
Local: 1B.2
MSHCP
Mar.-Jul. Chaparral, cismontane woodland, coastal
scrub, riparian woodland, valley and foothill
grassland. Grows within rocky, gabbroic, or
metavolcanic soils.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Clinopodium chandleri
Elevation range extends from 120-1,075
meters.

Found in Orange, Riverside, San Diego
counties.
heart-leaved pitcher sage Federal: None
State: None
Local: 1B.2
MSHCP(d)
Apr.-Jul. Closed-cone coniferous forest, chaparral,
cismontane woodland.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Lepechinia cardiophylla
Elevation range extends from 520-1,370
meters.

Found in Orange, Riverside, San Diego
counties.
intermediate monardella Federal: None
State: None
Local: 1B.3
Apr.-Sep. Chaparral, cismontane woodland, lower
montane, occasionally coniferous forest;
generally grows on steep hillsides with dense
brush.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Monardella hypoleuca ssp. intermedia
Elevation range extends from 400-1,250
meters.

Found in Riverside, Orange, San Diego
counties.

Hall's monardella Federal: None
State: None
Local: 1B.3
MSHCP
Jun.-Oct.

Jun.-Aug.

Broadleafed upland forest, chaparral,
cismontane woodland, lower montane
coniferous forest, valley and foothill grassland.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Monardella macrantha ssp. hallii
Elevation range extends from 730-2,195
meters.

Found in Los Angeles, Orange, Riverside, San
Bernardino, San Diego counties.
southern mountains skullcap Federal: None
State: None
Local: 1B.2
Chaparral, cismontane woodland, lower
montane coniferous forest; typically grows in
gravelly soil on moist embankments of montane suitable habitat. creeks.

Not Expected. This species is not expected to
occur within the project site due to lack of Scutellaria bolanderi ssp. austromontana
Elevation range extends from 425-2,000
meters.

Found in Los Angeles, Riverside, San Diego,
possibly San Bernardino counties.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-8 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
Limnanthaceae
(Meadowfoam Family)
Parish’s meadowfoam Federal: None
State: SE
Apr.-Jun.

Mar.-Apr.

Jan.-Sep.

Mar.-Jul.

Apr.-Jul.

Yellow pine forests, freshwater wetlands,
wetland-riparian; meadows, vernal pools.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Limnanthes alba ssp. parishii
Elevation range extends from 600-2,000
meters.

Local: 1B.2
MSHCP
Found in Riverside and San Diego counties.

Malvaceae
(Mallow Family)
California ayenia Federal: None
State: None
Local: 2.3
Creosote bush scrub, washes. Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Ayenia compacta Elevation range extends from 150-1,095
meters.

Found in Riverside, San Bernardino, San Diego
counties.

Nyctaginaceae
(Four O’clock Family)
chaparral sand-verbena Federal: None
State: None
Local: 1B.1
Chaparral, coastal scrub, and desert
dunes/sandy areas.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Abronia villosa var. aurita
Elevation range extends from 0-1,600 meters.

Found in Los Angeles, Riverside, San Diego,
San Bernardino, possibly Orange counties.

Papaveraceae
(Poppy Family)
Coulter’s matilija poppy Federal: None
State: None
Local: 4.2
Dry washes and canyons in sage scrub and
chaparral.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Romneya coulteri
Elevation range extends from 0-1,200 meters.

Found in Los Angeles, Orange, Riverside, San
Diego counties.

MSHCP(e)
Phrymaceae
(Lopseed Family)
Cleveland’s bush monkeyflower Federal: None
State: None
Local: 4.2
Chaparral, cismontane woodland, lower
montane coniferous forest; grows within
disturbed gravelly areas, such as long roadside. suitable habitat.

Not Expected. This species is not expected to
occur within the project site due to lack of Diplacus clevelandii Elevation range extends from 450-2,000
MSHCP(f) meters.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-9 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
Palomar monkeyflower Federal: None
State: None
Local: 4.3
Apr.-Jun. Chaparral, lower montane coniferous forest.

Grows in sandy or gravelly areas.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Eythranthe diffusus
Elevation range extends from 1,220-1,830
meters.

MSHCP
Picrodendraceae
(Bitter Tree Family)
Parry’s tetracoccus Federal: None
State: None
Local: 1B.2
Apr.-May Low growing chamise chaparral; prefers Las
Posas soils.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Tetracoccus dioicus
Elevation range extends from 165-1,000
meters.

Found in Orange, Riverside, San Diego
counties.

Polemoniaceae
(Phlox Family)
serpentine collomia Federal: None
State: None
Local: 4.3
May-Jun.

Apr.-Jun.

Chaparral, cismontane woodland; sometimes
gravelly, rocky, serpentinite.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Collomia diversifolia
Elevation range extends from 200-600 meters.

Found in Orange County.
spreading navarretia Federal: FT
State: None
Local: 1B.1
MSHCP(b)
Coastal sage scrub, wetland-riparian; occurs
almost always under natural conditions in
wetlands.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Navarretia fossalis
Elevation range extends from 30-655 meters.

Found in Los Angeles, Riverside, San Diego
counties.
prostrate vernal pool navarretia Federal: None
State: None
Local: 1B.1
Apr.-Jul Coastal sage scrub, wetland-riparian; occurs
almost always under natural conditions in
wetlands.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Navarretia prostrata
Elevation range extends from 15-1,210 meters.

Found in Los Angeles, Orange, Riverside, San
Diego counties.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-10 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
Polygalaceae
(Milkwort Family)
Fish’s milkwort Federal: None
State: None
Local: 4.3
May-Aug. Cismontane woodland, riparian woodland,
chaparral; typically grows among oaks along
ridges and scree slopes and is often found
along streams.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Polygala cornuta var. fishiae
MSHCP (e) Elevation range extends from 100-1,000
meters.

Polygonaceae
(Buckwheat Family)
peninsular spineflower Federal: None
State: None
Local: 4.2
May-Aug.

Apr.-Jun.

Sand or gravel; Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Chorizanthe leptotheca Elevation range extends from 600 (300) -1,600 meters.

Found in Kern, Los Angeles, Riverside, San
Bernardino, San Diego counties.

Parry’s spineflower Federal: None
State: None
Local: 1B.1
Openings/clearings in coastal or desert sage
scrub, chaparral or interface; dry slopes or flat
ground; sandy soils.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Chorizanthe parryi var. parryi
Elevation range extends from 275-1,220
meters.

Found in Los Angeles, Riverside, San
Bernardino counties.
long-spined spineflower Federal: None
State: None
Local: 1B.2
MSHCP
Apr.-Jul. Primarily associated with clay soils but also found on sandy or gravelly soils within open
areas of chaparral, sage scrub, or needlegrass
grassland.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Chorizanthe polygonoides var.
longispina
Elevation range extends from 30-1,530 meters.

Found in Orange, Riverside, Santa Barbara,
San Diego counties.
slender-horned spineflower Federal: FE
State: SE
Apr.-Jun. Scrub and chaparral in sandy soils and alluvial fans.

Elevation range extends from 200-760 meters.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Dodecahema leptoceras
Local: 1B.1
Found in Los Angeles, Riverside, San
Bernardino counties.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-11 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
Ranunculaceae
(Buttercup Family)
little mousetail Federal: None
State: None
Local: 3.1
Mar.-Jun. Associated with vernal pools and inundated
grassland habitats.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Myosurus minimus ssp. apus
Elevation range extends from 20-640 meters.

Found in Alameda, Riverside, San Bernardino,
San Diego counties.

MSHCP(d)
Rosaceae
(Rose Family)
mesa horkelia Federal: None
State: None
Local: 1B.1
Feb.-Jul.
(uncommonly
Sep.)
Chaparral (maritime), cismontane woodland,
coastal scrub/sandy or gravelly.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Horkelia cuneata var. puberula
Elevation range extends from 70-810 meters.

Found in Los Angeles, Orange, San
Bernardino, San Diego, Ventura, possibly
Riverside counties.

ANGIOSPERMS (MONOCOTYLEDONS)
Alismataceae
(Water-Plaintain Family)
Sanford’s arrowhead Federal: None
State: None
Local: 1B.2
May-Oct. Marshes and swamps. Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Sagittaria sanfordii Elevation range extends from 0-650 meters.

Found in Orange, San Bernardino, Ventura
counties.

Alliaceae (Liliaceae)
(Onion Family-Lily Family)
Yucaipa onion Federal: None
State: None
Local: 1B.2
Apr.-May
Mar.-May
Chaparral; clay, openings. Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Allium marvinii Elevation range extends from 760-1,065
meters.

Found in Orange, Riverside, San Bernardino,
San Diego counties.

Munz’s onion Federal: FE
State: ST
Chaparral, cismontane woodland, coastal
scrub, pinyon and juniper woodland, valley and
foothill grassland communities; clay soils.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Allium munzii
Local: 1B.1
MSHCP(b)
Elevation range extends from 297-1,070
meters.

Found in Riverside County.

Evergreen Commercial Development Project
Biological Resources Technical Report
A-12 ESA / D202200263.00
March 2023
Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
Cyperaceae
(Sedge Family)
Buxbaum's sedge Federal: None
State: None
Local: 4.2
Mar.-Aug. Bogs, fends, meadows, seeps, marshes, and
swamps.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Carex buxbaumii
Elevation range extends from 3-3,000 meters.

Juncaceae
(Juncus)
southwestern spiny rush Federal: None
State: None
Local: 4.2
Mar.-Jun.

Apr.-Jul.

Mesic soils in coastal dunes; alkaline seeps in
meadows; coastal salt marshes and swamps.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Juncus acutus ssp. leopoldii
Elevation range extends from 3-900 meters.

Found in Los Angeles, Orange, San Diego,
Ventura counties.

Santa Lucia dwarf rush Federal: None
State: None
Local: 4.2
Chaparral. Great Basin scrub, Lower montane
coniferous forest, Meadows and seeps, Vernal
pools.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Juncus luciensis
Elevation range extends from 300-2,040
meters.

Found in Riverside and San Diego counties.

Liliaceae
(Lily Family)
Catalina mariposa lily Federal: None
State: None
Local: 4.2
Feb-Jun.

May-Jul.

Chaparral, Cismontane woodland, Coastal
scrub, Valley and foothill grassland. Typically
found in heavy soils within openings.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Calochortus catalinae
Elevation range extends from 15-700 meters.

Found in Los Angele, Orange, Santa Barbara,
San Bernardino, Ventura counties.
intermediate mariposa lily Federal: None
State: None
Local: 1B.2
MSHCP
Coastal scrub, chaparral, valley and foothill
grassland on rocky soil and rocky outcrops.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Calochortus weedii var. intermedius
Elevation range extends from 105-855 meters.

Found in Los Angeles, Orange, Riverside, San
Bernardino counties.

Evergreen Commercial Development Project
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Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
ocellated Humboldt lily Federal: None
State: None
Local: 4.2
MSHCP*
Mar.-Jul. Chaparral, cismontane woodland, coastal
scrub, lower montane coniferous forest, riparian occur within the project site due to lack of woodland, openings.

Not Expected. This species is not expected to
Lilium humboldtii ssp. ocellatum
suitable habitat.

Elevation range extends from 30-1,800 meters.

Found in Los Angeles, San Bernardino,
Riverside, Orange, San Diego counties. USFS
lemon lily Federal: None
State: None
Local: 1B.2
Jul.-Aug. Red fir forest, yellow pine forest, wetlandriparian; riparian meadows; usually occurs in wetlands, but occasionally found in nonwetlands.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Lilium parryi
Elevation range extends from 1,220-2,745
meters.

Found in Los Angeles, Riverside, San
Bernardino, San Diego counties.

Poaceae
(True Grass Family)
vernal barley Federal: None
State: None
Local: 3.2
Mar.-Jun.

Apr.-Aug.

Coastal dunes, coastal scrub, valley and foothill
grassland (saline flats and depressions), vernal
pools.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Hordeum intercedens
Elevation range extends from 5-1,000 meters.

MSHCP
Found in Los Angeles, Orange, Riverside, San
Diego, Ventura counties.

California Orcutt grass Federal: FE
State: SE
Vernal pools. Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Orcuttia californica Elevation range extends from 15-660 meters.

Local: 1B.1
MSHCP (b)
Found in Los Angeles, Riverside, San Diego,
Ventura counties.

Ruscaceae
(Ruscus Family)
chaparral nolina Federal: None
State: None
Local: 1B.2
May-Jul. Xeric Diegan sage scrubs, open chaparral,
coastal scrub; generally grows within sandstone occur within the project site due to lack of and shale substrates and occasionally within
gabbro.

Not Expected. This species is not expected to
Nolina cismontana
suitable habitat.

Elevation range extends from 140-1,275
meters.

Found in Orange, Riverside, San Diego,
Ventura counties.

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Appendix A: Special-Status Plant Species
Common Name
Scientific Name
Flowering
Period
Preferred Habitat/Known Elevation and
Distribution2
Presence/Potential to Occur Within
Sensitivity Status Biological Project Site 1
Themidaceae
(Butcher's-Broom Family)
thread-leaved brodiaea Federal: FT
State: CE
Mar.-Jun.

May-Jul.

Clay soils in coastal scrub, valley and foothill
grassland, cismontane woodland, and vernal
pools.

Not Expected. This species is not expected to
occur within the project site due to lack of
suitable habitat.

Brodiaea filifolia
Local: 1B.1
Elevation range extends from 25-1,120 meters.

Found in Los Angeles, Orange, Riverside, San
Diego, San Bernardino counties.

Santa Rosa basalt brodiaea Federal: None
State: None
Local: 1B.2
Valley and foothill grassland; basaltic. Not Expected. This species is not expected to occur within the project site due to lack of
suitable habitat.

Brodiaea santarosae Elevation range extends from 565-1,045 meters.

Found in Riverside, San Diego counties.
1 Sensitivity Status
Federal
FE
FT
FC
Federally Endangered
Federally Threatened
Federal Candidate
FPE
FPT
FPD
Federally Proposed as Endangered
Federally Proposed as Threatened
Federally Proposed for Delisting
State
SE
ST
SCE
SCT
SR
State Listed as Endangered
State Listed as Threatened
State Candidate for Endangered
State Candidate for Threatened
State Rare
Local
CRPR California Rare Plant Ranks:

California Rare Plant Rank 1A
California Rare Plant Rank 1B
California Rare Plant Rank 2A
California Rare Plant Rank 2B
California Rare Plant Rank 3
California Rare Plant Rank 4
Plants presumed extirpated in California and either rare or extinct elsewhere Plants rare, threatened, or endangered in California and elsewhere Plants presumed extirpated in California but common elsewhere Plants rare, threatened, or endangered in California, but common elsewhere Plants about which more information is needed, a review list Plants of limited distribution, a watch list
Threat Code extensions and their meanings:

0.1-Seriously threatened in California (over 80% of occurrences threatened / high degree and immediacy of threat)

0.2-Moderately threatened in California (20-80% occurrences threatened / moderate degree and immediacy of threat)

0.3-Not very threatened in California (less than 20% of occurrences threatened / low degree and immediacy of threat or no current threats known) Evergreen Commercial Development Project
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Appendix A: Special-Status Plant Species
MSHCP Western Riverside County Multiple Species Habitat Conservation Plan covered species MSHCP (a)
MSHCP (b)
MSHCP (c)
MSHCP (d)
MSHCP (e)
Surveys may be required as part of wetlands mapping per MSHCP Section 6.1.2.

Surveys may be required within Narrow Endemic Plant Species survey area per MSHCP Section 6.1.3.

Surveys may be required per MSHCP Section 6.3.2.

Surveys may be required within Criteria Area per MSHCP Section 6.3.2.

These Covered Species will be considered to be Covered Species Adequately Conserved when conservation requirements identified in species-specific conservation objectives have been met per MSHCP Section 9.0 (Table 9-3).

MSHCP (f) These Covered Species will be considered to be Covered Species Adequately Conserved when a Memorandum of Understanding is executed with the Forest Service that addresses management for these species on Forest Service Land per MSHCP Table 9-3. 2 Sources for Preferred Habitat:

California Native Plant Society. 2022. CNPS Rare Plant Inventory. Available online at: https://rareplants.cnps.org/. Accessed on June 28, 2022.

Calflora. 2022. Information on Wild California Plants. Available online at: https://www.calflora.org/. Accessed on June 28, 2022.

CDFW. 2022. California Natural Diversity Database (CNDDB). RareFind, Version 5.0 (Commercial Subscription). Sacramento, California: CDFW, Biogeographic Data Branch.

Available online at: https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data. Accessed on June 28, 2022.

Source: ESA, 2022.

Evergreen Commercial Development Project
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Appendix B
Special-Status Wildlife Species

APPENDIX B: SPECIAL-STATUS WILDLIFE SPECIES
Common Name
Scientific Name
Presence/Potential to Occur Within Biological
Sensitivity Status Project Site 1 Preferred Habitat/Known Distribution2 Invertebrates
Order Anostraca (fairy shrimp)
Crustacea
Riverside fairy shrimp Federal: FE Endemic to western Riverside, Orange and San Diego Counties in areas of tectonic
swales/earth slump basins in grassland and
coastal sage scrub. Inhabit seasonally
astatic pools filled by winter/spring rains
greater than 12 inches in depth. Hatch in
warm water later in the season. Typically
observed January through March.

Not Expected. No evidence of ponding was
observed for vernal pools and the soil survey data
did not reveal the presence of clay lenses or other
soils typical of vernal pools. Past ponding within the
drainage occurred from a fallen eucalyptus tree
blocking water flow.

Streptocephalus woottoni State: None
Local: (MSHCP) WS
Order Coleoptera (beetles)
Insecta
Senile tiger beetle Federal: None
State: None
Local: None
Inhabits marine shoreline, from Central
California coast south to salt marshes of San
Diego. Also found at Lake Elsinore.

Not Expected. This species is not expected to occur
within the project site due to lack of suitable habitat. Cicindela senilis frosti Order Lepidoptera (butterflies & moths)
Insecta
Quino checkerspot butterfly Federal: FE
State: None
Local: None
Sunny openings within native and non-native
grasslands, coastal sage scrub, open
chaparral, and other open plant community
types with rocky outcroppings,
cryptogrammic crusts, and presence of host
plant species (Plantago erecta, P. insularis,
and Castilleja exserta) and nectar sources.

Hills and mesas near the coast.

Not Expected. The project site is highly disturbed
due to previous grading and on-going weed
abatement activities, which have removed the
majority of vegetation on-site. No suitable host
plants occur on the project site. Additionally, no
focused surveys are required as this species is
adequately conserved under the MSHCP.

Euphydryas editha quino
Evergreen Commercial Development Project
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Appendix B: Special-Status Wildlife Species
Common Name
Scientific Name
Presence/Potential to Occur Within Biological
Sensitivity Status Project Site 1 Preferred Habitat/Known Distribution2

AMPHIBIANS
Spadefoot Toads
Scaphiopodidae
western spadefoot Federal: None
State: SSC
Mixed woodland, grasslands, chaparral,
sandy washes, lowlands, river floodplains,
alluvial fans, playas, alkali flats, foothills, and
mountains. Prefers washes and other sandy
areas with patches of brush and rocks. Rain
pools or shallow temporary pools, which do
not contain bullfrogs, fish, or crayfish are
necessary for breeding. Perennial plants
necessary for its major food-termites.

Not Expected. This species is not expected to occur
within the project site due to lack of suitable habitat. Spea hammondii Local: (MSHCP) AC

REPTILES
Spiny Lizards
Phrynosomatidae
coast horned lizard Federal: None
State: SSC
Prefers sandy riparian and sage scrub
habitats but also occurs in valley-foothill
hardwood, conifer, pine-cypress, juniper and
annual grassland habitats below 6,000 feet,
open country, especially sandy areas,
washes, flood plains, and windblown
deposits. Requires open areas for sunning,
bushes and loose soil for cover and
Not Expected. This species is not expected to occur
within the project site due to lack of suitable habitat.

No sandy soils or harvester ants observed.

Phrynosoma blainvillii
Local: (MSHCP) AC
abundant supply of harvester ants.

Whiptails & Relatives
Teiidae
orange-throated whiptail Federal: None
State: WL
Species requires intact habitat within
chaparral, cismontane woodland, and
coastal scrub plant communities. Prefers
washes and other sandy areas with patches
of brush and rocks. Perennial plants
necessary for its major food-termites.

Not Expected. This species is not expected to occur
within the project site due to lack of suitable habitat.

No sandy soils or termites observed.

Aspidoscelis hyperythra
Local: (MSHCP) AC
Boas
Boidae
coastal rosy boa Federal: None
State: None
Local: None
Rocky areas of chaparral and coastal sage
scrub habitats. Attracted to water sources
such as permanent and intermittent streams,
but does not require permanent water.

Not Expected. This species is not expected to occur
within the project site due to lack of suitable habitat.

Drainage is ephemeral and no rocky habitats within
or near project site.

Lichanura trivirgata rosafusca
Evergreen Commercial Development Project
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Appendix B: Special-Status Wildlife Species
Common Name
Scientific Name
Presence/Potential to Occur Within Biological
Sensitivity Status Project Site 1 Preferred Habitat/Known Distribution2 Vipers
Viperiidae
red-diamond rattlesnake Federal: None
State: SSC
Known to occur in chaparral, Mojavean
desert scrub, and Sonoran desert scrub
communities. Occurs in rocky areas and
dense vegetation. Needs rodent burrows,
cracks in rocks, or surface cover objects.

Not Expected. This species is not expected to occur
within the project site due to lack of suitable habitat.

No scrub communities or dense vegetation present.

Crotalus ruber
Local: (MSHCP) AC
BIRDS
Hawks, Kites, Harriers, & Eagles
Accipitridae
Cooper’s hawk Federal: None
State: WL
Inhabits cismontane woodland, riparian
forest, riparian woodland, upper montane
coniferous forest, or other forest habitats
near water. Nests and forages near open
water or in riparian vegetation.

Moderate Potential. Limited suitable nesting habitat
within the eucalyptus grove and foraging habitat
within the non-native grasses and forbs occur onsite. However, these habitats are highly disturbed and this species was not observed during the
biological surveys. No additional surveys are
required as the species is adequately conserved
under the MSHCP.

Accipiter cooperii
Local: (MSHCP) AC
white-tailed kite Federal: None
State: FP
Rolling foothills and valley margins with
scattered oaks and river bottomlands or
marshes nest to deciduous woodland. Open
grasslands, meadows, or marshes for
foraging close to isolated, dense-topped
trees for nesting and perching.

Not Expected. This species is not expected to occur
within the project site due to lack of suitable habitat. Elanus leucurus Local: (MSHCP) AC
True Owls
Strigidae
burrowing owl Federal: BCC
State: SSC
Inhabits coastal prairie, coastal scrub, Great
Basin scrub, Mojavean desert scrub,
Sonoran desert scrub, annual and perennial
grasslands, bare ground, and disturbed
habitats characterized by low-growing
vegetation. A subterranean nester
Moderate Potential. Suitable habitat occurs within
the non-native grasses and forbs on-site. However,
this species was not observed during the biological
surveys, and no additional surveys are required as
the species is adequately conserved under the
MSHCP.

Athene cunicularia
Local: (MSHCP) AS
dependent upon burrowing mammals,
particularly the California ground squirrel.

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March 2023
Appendix B: Special-Status Wildlife Species
Common Name
Scientific Name
Presence/Potential to Occur Within Biological
Sensitivity Status Project Site 1 Preferred Habitat/Known Distribution2 Vireos
Vireonidae
least Bell’s vireo Federal: FE Known to occur in riparian forest, scrub, and woodland habitats. Summer resident of
Southern California in low riparian in vicinity
of water or in dry river bottoms; below 2,000
feet. Highly territorial and nests primarily in
willow, mule fat, or mesquite habitats.

Not Expected. This species is not expected to occur
within the project site due to lack of suitable habitat. Vireo bellii pusillus State: SE, SSC Local: (MSHCP) WS
Gnatcatchers
Polioptilidae
coastal California gnatcatcher Federal: FT Species is an obligate, permanent resident of Not Expected. This species is not expected to occur coastal sage scrub habitats dominated by
California sagebrush and flat-topped
buckwheat, mainly on cismontane slopes
below 1,500 feet in elevation. Low coastal
sage scrub in arid washes, on mesas and
slopes.
within the project site due to lack of suitable habitat. Polioptila californica californica State: SSC Local: (MSHCP) AC
Sparrows
Passerellidae
southern California rufous-crowned sparrow Federal: None State: WL
Known to frequent relatively steep, often
rocky hillsides with grass and forb species.

Resident in southern California coastal sage
scrub and mixed chaparral habitats.

Not Expected. This species is not expected to occur
within the project site due to lack of suitable habitat. Aimophila ruficeps canescens Local: (MSHCP) AC
Bell’s sparrow Federal: None
State: WL
Inhabits large, unfragmented blocks of
coastal sage scrub, southern mixed
chaparral habitats.

Not Expected. This species is not expected to occur
within the project site due to lack of suitable habitat. Artemisiospiza belli belli Local: (MSHCP) AC

MAMMALS
Rabbits & Hares
Leporidae
San Diego black-tailed jackrabbit Federal: None
State: SSC
Inhabits open grasslands, agricultural fields,
and sparse coastal scrub where they occur
primarily in arid regions with short grass.

Low Potential. Limited suitable habitat within the
non-native grasses and forbs occurs on-site.

However, the habitat is highly disturbed and this
species was not observed during the biological
surveys. No additional surveys are required as the
species is adequately conserved under the MSHCP.

Lepus californicus bennettii
Local: None
Evergreen Commercial Development Project
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March 2023
Appendix B: Special-Status Wildlife Species
Common Name
Scientific Name
Presence/Potential to Occur Within Biological
Sensitivity Status Project Site 1 Preferred Habitat/Known Distribution2 Kangaroo rats, Pocket mice, & Kangaroo
mice
Heteromyidae
Stephens’ kangaroo rat Federal: FE Inhabits annual and perennial grassland habitats, but may occur in coastal scrub or
sagebrush with sparse canopy cover, or in
disturbed areas. Known to occur in sparse
perennial vegetation with firm soil, “neither
hard nor sandy.”
Low Potential. Limited suitable habitat within the
non-native grasses and forbs occurs on-site.

However, the habitat is highly disturbed and this
species was not observed during the biological
surveys. No additional surveys are required as the
species is adequately conserved under the MSHCP
(the project site is within the SKR fee area).

Dipodomys stephensi State: ST
Local: (MSHCP) AC
1 Sensitivity Status
Federal (USFWS)
BGEPA
FE
FT
Bald and Golden Eagle Protection Act
Federally Endangered
Federally Threatened
FPE
FPT
Federally Proposed as Endangered
Federally Proposed as Threatened
State
FP Fully Protected
SE State Endangered
ST State Threatened
SCE
SCT
SSC
WL
State Candidate as Endangered
State Candidate as Threatened
State Species of Special Concern
Watch List
WBWG Western Bat Working Group Regional Priority
Matrix Species
Local
Western Riverside County MSHCP (MSHCP)
•
•
•
WS = Wetland Species under the MSHCP – additional surveys may be required as part of wetlands mapping per the MSHCP AS = Additional surveys may be required for these species within locations shown on survey maps as described in Section 6.3.2 of the MSHCP.

AC = Adequately Conserved Species under the MSHCP
2 Sources for Preferred Habitat:

CDFW. 2022a. California Natural Diversity Database (CNDDB). RareFind, Version 5.0 (Commercial Subscription). Sacramento, California: CDFW, Biogeographic Data Branch.

Available online at: https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data. Accessed on June 28, 2022.

CDFW. 2022b. California Wildlife Habitat Relationships. Available online at: https://wildlife.ca.gov/Data/CWHR/Life-History-and-Range. Accessed on June 28, 2022.

Source: ESA, 2022.

Evergreen Commercial Development Project
Biological Resources Technical Report
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March 2023
Evergreen Commercial Development Project
Draft IS/MND
Response to Comments/Errata

5. ATTACHMENT B - Evergreen Commercial Development Project – Aquatic Resources Delineation Report, ESA, August 2022, revised March 2023 41 | P a g e

EVERGREEN COMMERCIAL DEVELOPMENT PROJECT
Aquatic Resources Delineation Report
Prepared for August 2022; Revised March 2023
Karen Levitt Ortiz
Evergreen Devco, Inc.
2390 East Camelback Road, Suite 410
Phoenix, AZ 85016

EVERGREEN COMMERCIAL DEVELOPMENT PROJECT
Aquatic Resources Delineation Report
Prepared for August 2022; Revised March 2023
Karen Levitt Ortiz
Evergreen Devco, Inc.
2390 East Camelback Road, Suite 410
Phoenix, AZ 85016
420 Exchange
Suite 260
Irvine, CA 92602
949.753.7001
esassoc.com
Bend Orlando San Jose
Santa Monica
Sarasota
Seattle
Camarillo
Delray Beach
Destin
Pasadena
Petaluma
Portland
Irvine Sacramento
San Diego
San Francisco
Tampa
Los Angeles
Oakland
D202200263.00
OUR COMMITMENT TO SUSTAINABILITY | ESA helps a variety of public and private sectorclients plan and prepare forclimate change and emerging regulations that limit GHG emissions. ESA is a registered assessor with the California Climate Action Registry, a Climate Leader, and founding reporter for the Climate Registry. ESA is also a corporate member of the U.S. Green BuildingCouncil and the Business Council on Climate Change (BC3). Internally, ESAhas adopted a SustainabilityVision and Policy Statement and a plan to reduce waste and energy within our operations. This document was produced using recycled paper.

TABLE OF CONTENTS
Evergreen Commercial Development Project
Aquatic Resources Delineation Report
Page
Executive Summary ................................................................................................ES-1 Chapter 1: Introduction ................................................................................................1

1.1 Survey Location............................................................................................3

1.1.1 Directions to the Survey Area...............................................................3

1.2 Contact Information.......................................................................................3

1.2.1 Applicant and Property Owner..............................................................3

1.2.2 Delineators.........................................................................................3 Chapter 2: Existing Conditions ....................................................................................7

2.1 Aquatic Resources Delineation Survey Area.................................................... 7

2.2 Vegetation Communities and Land Cover Types.............................................. 7

2.2.1 Non-Native Grasses and Forbs ............................................................7

2.2.2 River Red Gum Groves........................................................................9

2.2.3 Scale Broom Scrub (Lepidospartum squamatum Alliance) ...................... 9

2.2.4 Disturbed/Developed...........................................................................9

2.3 Soils ............................................................................................................9

2.3.1 Arbuckle gravelly loam, 2 to 9 percent slopes, dry, MLRA 19 .................. 9

2.3.2 Garretson gravelly very f ine sandy loam, 2 to 8 percent slopes.............. 11

2.4 Hydrology................................................................................................... 11

2.5 Climate ...................................................................................................... 11

2.5.1 Agricultural Applied Climate Information System Wetlands Climate Table ........................................................................................... 13

2.5.2 Antecedent Precipitation Tool............................................................. 13 Chapter 3: Regulatory Framework.............................................................................. 15

3.1 Waters of the U.S........................................................................................ 15

3.1.1 Solid Waste Agency of Northern Cook County (SWANCC) v.

United States.................................................................................... 16

3.1.2 Rapanos v. United States & Carabell v. United States.......................... 16

3.1.3 Pascua Yaqui Tribe v. U.S. Environmental Protection Agency............... 17

3.1.4 Section 401 CWA.............................................................................. 17

3.2 Waters of the State..................................................................................... 18

3.3 Lakes, Streams, and Asso ciated Vegetation.................................................. 18

3.4 MSHCP Riparian/Riverine Areas .................................................................. 18 Chapter 4: Methodology............................................................................................. 21

4.1 Database and Literature Review .................................................................. 21

4.1.1 National Wetlands Inventory............................................................... 21

4.2 Field Survey Methods.................................................................................. 22

4.2.1 Waters of the U.S.............................................................................. 22 Evergreen CommercialDevelopment Project
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Table of Contents
Page

4.2.2 Waters of the State............................................................................ 23

4.2.3 CDFW Streams and Associated Vegetation and MSHCP
Riparian/Riverine Areas ..................................................................... 23

4.3 Map p ing and Acreage Calculations .............................................................. 24 Chapter 5: Results ..................................................................................................... 25

5.1 Aquatic Resources...................................................................................... 25

5.1.1 Drainage 1........................................................................................ 25

5.2 Waters of the U.S........................................................................................ 28

5.2.1 Clean Water Act Analysis................................................................... 28

5.3 Waters of the State..................................................................................... 29

5.3.1 Waters of the State Analysis .............................................................. 29

5.4 CDFW Streams and Associated Vegetation and MSHCP
Riparian/Riverine Areas............................................................................... 29

5.5 Conclusion................................................................................................. 29 Chapter 6: References Cited ...................................................................................... 31 List of Figures
Figure 1-1
Figure 1-2
Figure 1-3
Figure 2-1
Figure 2-2
Figure 2-3
Figure 5-1
Figure 5-2
Regional Location......................................................................................2 Project Location.........................................................................................4 USGS Topographic Map.............................................................................5 Natural Communities and Land Cover Types................................................8 Soils........................................................................................................ 10 NWI and NHD Mapped Aquatic Resources within the Survey Area............... 12 Aquatic Resources (U.S. and State) within the Project Site.......................... 26 Features Potentially Subject to Fish and Game Code Section 1600 et seq. and MSHCP Riparian/Riverine Areas.................................................. 27 List of Tables
Table 2-1
Table 2-2
Table 5-1
Natural Communities and Land Cover Types................................................7 Wets Table: Monthly To tal Precipitation for Elsinore, CA.............................. 13 Rational Method Results........................................................................... 29 Appendices
A.

B.

APT Outputs
Representative Site Photographs
Evergreen CommercialDevelopment Project
Aquatic ResourcesDelineation Report
ii ESA / D202200263.00
March 2023

EXECUTIVE SUMMARY
At the request of Evergreen Devco, Inc. (Evergreen), Environmental Science Associates (ESA) conducted a site investigation for the Evergreen Commercial Development Project (project) at the property located at the southeast corner of Central Avenue and Cambern Avenue (project site), in Lake Elsinore, California. The purpose of the site investigation was to identify and delineate a potential water of the U.S and State (Drainage 1) on the project site in accordance with A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States (USACE 2008b) to support any necessary permits from the regulatory agencies.

Based on the results of the aquatic resources delineation and the jurisdictional analysis, Drainage 1, an ephemeral stream, may be subject to the regulatory jurisdiction of the U.S. Army Corps of Engineers (USACE) pursuant to Section 404 of the federal Clean Water Act (CWA).

The Santa Ana Regional Water Quality Control Board (RWQCB) may also assert jurisdiction over Drainage 1 as a water of the State pursuant to Section 401 of the federal CWA, the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State (State Wetlands Procedures), and the Porter Cologne Water Quality Control Act.

Additionally, Drainage 1 along with associated vegetation may be subject to regulation by California Department of Fish and Wildlife (CDFW) under Fish and Game Code (FGC) Section 1600 et seq. Finally, Drainage 1 may also be subject to regulation under the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Section 6.1.2, Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools.

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CHAPTER 1
Introduction
At the request of Evergreen Devco, Inc. (Evergreen), Environmental Science Associates (ESA) conducted a site investigation for the Evergreen Commercial Development Project (project) at the property located at the southeast corner of Central Avenue and Cambern Avenue (project site), in Lake Elsinore, California (Figure 1-1, Regional Location). The proposed project would involve the development of multiple commercial buildings and associated parking. Staging for the project would remain entirely within the project site. Project activities would occur in two phases, would involve approximately 4 months of grading and site preparation, and would last between 1.5 and 2 years to complete construction of the buildings and parking lots. Phase 1 of the project would take place in the northern half of the project site, which is disturbed and supports limited biological resources. Phase 2 would occur in the southern half of the project site, which supports aquatic resources.

The site investigation conducted by ESA was to identify and delineate a potential water of the U.S and State (Drainage 1) on the project site that may be subject to the regulatory jurisdiction of the U.S. Army Corps of Engineers (USACE) pursuant to Section 404 of the federal Clean Water Act (CWA); Santa Ana Regional Water Quality Control Board (RWQCB) pursuant to Section 401 of the federal CWA, the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State (State Wetlands Procedures), and the Porter Cologne Water Quality Control Act; California Department of Fish and Wildlife (CDFW) pursuant to Sections 1600 et seq. of the California Fish and Game Code (FGC); and/or features subject to the MSHCP pursuant to Section 6.1.2, Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools (Dudek 2003).

The delineation was conducted in accordance with the 1987 Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory 1987) and Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Arid West Region (Version 2.0) (USACE 2008a).

Delineation of potential non-wetland waters of the U.S., as determined by the presence of an ordinary high water mark (OHWM), was based on the guidance in A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States (USACE 2008b). The results from this report will be used to support any necessary permits from the regulatory agencies.

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SAN BERNARDO COUNTY

RIVERSIDE COUNTY
Riverside
UV
Moren
91 Prado Flood
Control Basin
Corona
§¨¦
Project Area
Lake Matthews 215
§¨¦ Perris
15 UV74
Project Location Sun City
!^
Lake Elsinore
Lake Elsinore C l e v e l a n d
N a t i o n a l
Fo r e s t
Wildomar
Mission Viejo
Lake Skinner
Temecula
San Clemente
Marine Corps Base
Camp Pendleton UV76
§¨¦15
0 8 Pauma Valley Bonsall Miles
SOURCE: ESRI Evergreen Commercial Development Project
Figure 1-1
Regional Location
Aquatic Resources Delineation Report

1.1 Survey Location
The project site is located at the southeast corner of Central Avenue (California State Route 74) and Cambern Avenue in the City of Lake Elsinore, Riverside County, California. The project site encompasses five parcels: Assessor’s Parcel Numbers (APNs) 377-020-014, 377-020-016, 377- 020-017, 377-020-018, and 377-020-019, totaling 8.87 acres (Figure 1-2, Project Location). The project site is within Section 31, Township 5 South and Range 4 West, in the Lake Elsinore, California, 7.5-minute U.S. Geological Survey (USGS) quadrangle (Figure 1-3, USGS Topographic Map).

1.1.1 Directions to the Survey Area
From the USACE Riverside Field Office location at 1451 Research Park Drive, head north on Research Park Drive toward Columbia Avenue and turn left. Continue for 0.9 mile and turn left on Iowa Avenue. Continue for 1.3 miles before turning right onto Blaine Street and follow the signs for the entrance to CA-60 E/I-215 S toward San Diego/Indio. Continue on CA-60 E/I-215 S for 3.8 miles and then use the right 2 lanes to take I-215 S toward San Diego for 11 miles. Take exit 18 for D Street and then turn right onto W San Jacinto Avenue and then quickly left onto S C Street. Continue on S C Street for 0.3 mile before turning right onto CA-74 W/W 4th Street for 9 miles. Turn left onto Cambern Avenue and survey area is located on the left.

1.2 Contact Information

1.2.1 Applicant and Property Owner
Karen Levitt Ortiz
Evergreen Devco, Inc.
2390 East Camelback Road, Suite 410
Phoenix, AZ 85016

1.2.2 Delineators
Robert Sweet
Environmental Science Associates
770 Paseo Camarillo #310
Camarillo, CA 93010
(213) 599-4300
[email protected]
Daryl Koutnik
Environmental Science Associates
16755 Von Karman Avenue, Suite 200
Irvine, CA 92606
(949) 753-7001
[email protected]
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arita
Angeles
ational Forest
Los Angeles
Riverside
Long Beach Project Site
Murrieta
Oceanside
Project Site
Phase 1 Site Development
Phase 2 Site Development
0 200
N
Feet
SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 1-2
Project Location
Project Site
Phase 1 Site Development
Phase 2 Site Development
0 600
N
Feet
SOURCE: USGS 7.5" Topoquad
Lake Elsinore; ESA, 2022
Evergreen Commercial Development Project
Figure 1-3
USGS Topographic Map
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CHAPTER 2
Existing Conditions

2.1 Aquatic Resources Delineation Survey Area
The 8.87-acre aquatic resources delineation survey area (survey area) encompasses the project site, which includes five parcels: APNs 377-020-014, 377-020-016, 377-020-017, 377-020-018, and 377-020-019.

2.2 Vegetation Communities and Land Cover T ypes
The natural communities and land cover types are depicted in Figure 2-1, Natural Communities and Land Cover Types, and a summary of acreages within the survey area are presented below in Table 2-1, Natural Communities and Land Cover Types.

TABLE 2-1

NATURAL COMMUNITIES AND LAND COVER TYPES
Project Site
Natural Communities and Land Cover Types (acres)
Non-Native Grasses and Forbs
River Red Gum Groves
Scalebroom Scrub
Disturbed/Developed
Total*

0.11 1.00

0.09 7.68

8.87 *
Total may differ from sum of individual numbers due to rounding.

2.2.1 Non-Native Grasses and Forbs
Non-native grasses occur in the eastern central portion of the project site, along the western bank of the non-vegetated portion of Drainage 1. Vegetation in this community consists of a mixture of non-native grasses and forbs such as slender oat (Avena barbata), red brome (Bromus rubens), white stemmed filaree (Erodium brachycarpum), coastal heron’s bill (E. cicutarium), and foxtail barley (Hordeum murinum). The non-native golden crownbeard (Verbesina encelioides) is the only subshrub in this community.

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Project Site
Phase 1 Site
Development
Phase 2 Site
Development
Drainage 1
Natural Communities and
Land Cover Types
Non-Native Grasses
and Forbs
River Red Gum
Groves
Scale Broom Scrub
Disturbed/Developed
0 200
N
Feet
SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 2-1
Natural Communities and Land Cover Types
Aquatic Resources Delineation Report

2.2.2 River Red Gum Groves
River red gum groves occur along the southeast (along Drainage 1) and as a landscape row in the northwest project site boundaries, with one isolated cluster in the western portion of the project site. Vegetation in this community consists of a tree canopy dominated by river red gum (Eucalyptus camaldulensis) with an understory comprising various grasses and forbs, such as common bedstraw (Galium aparine), common chickweed (Stellaria media), coastal heron’s bill, field bindweed (Convolvulus arvensis), blue dicks (Dichelostemma capitatum), fringed twinevine (Funastrum cynanchoides), and slender oat.

2.2.3 Scale Broom Scrub (Lepidospartum squamatum
Alliance)
Scale broom scrub occurs within the eastern portion of the project site, along the western bank of Drainage 1. This community is characterized by a dense shrub layer, dominated by scale broom (Lepidospartum squamatum) and interspersed with various other shrub species, such as California sagebrush (Artemisia californica) and mulefat (Baccharis salicifolia). The density of the shrub growth appears to have precluded the development of a mature understory; however, herbaceous species observed along the margins of the community include fiddleneck (Amsinckia menziesii) and longstem buckwheat (Eriogonum elongatum).

2.2.4 Disturbed/Developed
Disturbed conditions occur throughout much of the project site, west of Drainage 1. Based on review of aerial imagery and existing conditions, it appears that this area is routinely disked or otherwise disturbed for brush clearance purposes. Vegetation in this area consists primarily of herbaceous species such as fiddleneck, shortpod mustard (Hirschfeldia incana), pineapple weed (Matricaria discoidea), slender keel fruit (Tropidocarpum gracile), white-stemmed filaree, and coastal heron’s bill. The western project site boundary extends partially into Cambern Avenue, which is developed and devoid of vegetation.

2.3 Soils
Soils mapped by United States Department of Agriculture (USDA) Natural Resources Conservation Service (NRCS) Web Soil Survey (NRCS 2022) within the survey area are shown in Figure 2-2, Soils, and described below.

2.3.1 Arbuckle gravelly loam, 2 to 9 percent slopes, dry, MLRA 19
This soil map unit is located in major land resource area (MLRA) 19 and contains soils resulting from alluvium derived from igneous, metamorphic, and sedimentary rock. Arbuckle soils are found in fan remnants and have slopes of 2 to 9 percent. This soil is well-drained with moderately high permeability and moderate (about 6.7 inches) water capacity. This soil type is classified as prime farmland if irrigated and is not listed by the NRCS as a hydric soil in Riverside County.

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Project Site
Phase 1 Site
Development
Phase 2 Site
Development
Drainage 1
Soils
Arbuckle gravelly
loam, 2 to 9 percent
slopes, dry, MLRA 19
Garretson gravelly
very fine sandy loam,
2 to 8 percent slopes
0 200
N
Feet
SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 2-2
Soils
Aquatic Resources Delineation Report

2.3.2 Garretson gravelly very fine sandy loam, 2 to 8 percent slopes
This soil map unit contains soils resulting from alluvium derived from metasedimentary rock.

Garretson soils are found in alluvial fans and have slopes of 2 to 8 percent. This soil is welldrained with moderately high to high permeability and moderate (about 7.4 inches) water capacity. This soil type is classified as prime farmland if irrigated and is not listed by the NRCS as a hydric soil in Riverside County.

2.4 Hydrology
The survey area is identified by USGS as being located within the Santa Ana watershed (USGS Hydrologic Unit Code 18070203). Overall site hydrology drains to the south/southeast towards Drainage 1. Drainage 1 flows east offsite into a city storm drain. Riverside County Flood Control and Water Conservation District identifies the storm drain as being connected to the Third Street Channel that runs along Third Street and drains to the Lake Elsinore Outlet Channel near the Third Street/Pasadena Street intersection (Riverside County 2022). The Lake Elsinore Outlet Channel is shown as connecting to Temescal Creek, which ultimately drains to Prado Dam and the Santa Ana River (Riverside County 2022). The Santa Ana River from its mouth to the once proposed site of the Banning Avenue – Nineteenth Street bridge is the nearest downstream Traditional Navigable Water (TNW), as determined by USACE (D11 MEMO 9 Feb 78).

Drainage 1 is not identified on the National Hydrography Dataset (NHD) or National Wetlands Inventory (NWI) within the survey area as shown in Figure 2-3, NWI and NHD Mapped Aquatic Resources within the Survey Area. One freshwater pond feature is mapped as occurring on the west side of the survey area by the NWI dataset; however, no pond or wetland indicators were observed in the location of the mapped feature during the site investigation.

2.5 Climate
The regional vicinity is described as having a Mediterranean climate characterized by warm, dry summers and cool winters with relatively low rainfall. Average highs for the region range between 65º Fahrenheit (F) in the winter (December and January) and 98º F in the summer (July and August), while average lows range between 38º F in in the winter and 62º F in the summer (World Climate 2022).

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l Monte West Covina
Ontario Project Site
Pomona
Hydrologic Features
Project Site a
Chino
Chino Hills 60 Mira Loma
Riverside
39 Chino Hills State
Park
Mo
Prado Flood
Control Basin
Corona Fullerton
Anaheim
Orange
Santa Ana 241
Lee Lake
39 Huntington
Beach Irvine
Costa Mesa Lake Elsinore Project Site
Rancho Santa
Margarita
Newport Beach
Wild
Laguna Niguel
a
National Wetland Type (NWI)
Hydrography
Dataset Flowlines Freshwater Pond
Riverine
0 8
N
Miles
SOURCE: Nearmap, 2022; NWI, 2021;
NHD, 2021; ESA, 2022 Evergreen Commercial Development Project Figure 2-3
NWI and NHD Mapped Aquatic Resources within the Survey Area Aquatic Resources Delineation Report

2.5.1 Agricultural Applied Climate Information System
Wetlands Climate Table
The Agricultural Applied Climate Information System (AgACIS) Wetlands (WETS) climate table for Lake Elsinore, California is included below in Table 2-2, Wets Table: Monthly Total Precipitation for Elsinore, CA, for January 2011 through December 2021. The aquatic resources delineation for the project site occurred on March 3, 2022, and historically (over an 11- year sampling period), the month of February has experienced 1.48 inches mean rainfall levels and March has experienced 1.39 inches mean rainfall levels (NOAA 2022a). During the approximately two weeks leading up to the aquatic resources delineation, 0.15 inches of precipitation was recorded in the region (NOAA 2022a).

Further, the total precipitation for the previous month of February was below the historic annual mean reported for the month of February. Additionally, January mean rainfall levels were below the historic annual mean reported for those months. Based on site conditions and review of the AgACIS data provided in Table 2-2, it appears conditions at the time of the delineation were dry as compared to those typical for the months leading up to the aquatic resources delineation.

TABLE 2-2
WETS TABLE: MONTHLY TOTAL PRECIPITATION FOR ELSINORE, CA Year
2011
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Annual

0.70 0.55

0.91 0.13

0.55 2.79

8.23 2.01

2.95 0.30

1.58 1.88

3.07 0.67

0.46 1.28

0.37 0.30

3.27 0.20

6.28 0.38

0.04 1.48

2.96 1.51

0.46 1.27

0.44 0.74

0.08 1.11

1.97 3.39

1.40 1.39

0.46 1.18

0.00 0.50

0.11 0.28

0.02 0.02

0.04 2.52

0.00 0.47

0.78 0.00

0.14 0.00

0.96 0.06

0.29 0.05

1.13 0.00

0.00 0.31

0.07 0.00

0.00 0.00

0.00 0.00

0.00 0.00

0.00 0.05

0.00 0.01

0.10 0.30

0.00 0.00

1.27 0.00

0.00 0.00

0.10 0.00

0.17 0.18

0.09 0.05

0.00 0.66

0.00 0.00

0.26 0.00

0.00 0.00

0.00 0.10

0.03 0.24

0.00 0.45

1.08 0.10

0.04 0.00

0.00 0.00

0.00 0.18

0.44 0.36

0.16 0.00

0.11 0.39

0.01 1.40

0.00 0.00

0.62 0.32

1.37 0.30

0.53 0.21

0.12 1.18

0.05 0.62

2.27 0.36

0.00 0.64

0.74 1.78

0.70 3.65

0.58 3.81

0.00 1.88

4.26 1.03

4.00 2.04

10.81 6.94

3.36 8.15

5.61 9.65

12.25 7.29

19.00 8.03

7.81 8.99
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
Mean
(2011–2021)
2022 0.03 0.31 — — — — — — — — — — —
(survey year)
SOURCE: NOAA 2021b

2.5.2 Antecedent Precipitation Tool
The Antecedent Precipitation Tool (APT) was developed by the USACE to compare recorded precipitation levels at a given location and date to the normal precipitation range at that location over the preceding 30 years. This tool analyzes similar data found in Table 2-2 above; however, it Evergreen CommercialDevelopment Project
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averages precipitation from several monitoring stations and generates calculations that compare precipitation levels over time. Under USACE procedures, a jurisdictional determination for a waterbody is generally informed by understanding conditions in a “typical year” (i.e., the normal periodic range of precipitation and other climate variables for that waterbody) and this tool provides assistance in achieving that determination.

Both the single-point and watershed analyses were completed for the date of the delineation (March 3, 2022). The APT outputs are provided in Appendix A, APT Outputs. The single point analysis concentrates on a centralized locational point within the survey area, while the watershed analysis is based on the Palmer Drought Severity Index (PDSI) and includes an approximate

29.09 square mile area of the Arroyo Del Torro-Temescal Wash watershed including the survey area. The resulting outputs include the following information:

Palmer Drought Severity Index (PDSI) – The PDSI is a monthly dataset published by the National Oceanic and Atmospheric Association (NOAA) and is intended to measure the duration and intensity of the long-term drought-inducing circulation patterns. Long-term drought is cumulative; therefore, the results of a current month are dependent on current weather patterns in relation to the cumulative patterns for previous months (NOAA 2022b).

Average Antecedent Precipitation Score (AAPS) – The AAPS is used to determine how “wet” or “dry” a particular location (i.e., sampling point and/or date) is. The final condition is determined as follows:
•
•
•
Wetter than Normal – Condition value greater than 14
Normal – Condition ranging from 10 to 14
Drier than Normal – Condition value less than 10
The average of the dates and/or sampling points analyzed are presented as an AAPS and a preliminary determination is made for the sampling location.

The results of the PDSI indicated the region is experiencing extreme drought, and the AAPS of 8 resulted in a preliminary determination of drier than normal. Based on these results, it appears that the region is enduring a drought.

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CHAPTER 3
Regulatory Framework

3.1 Waters of the U.S.

The CWA establishes the basic structure for regulating discharges of pollutants into the waters of the United States and regulating quality standards for surface waters. The basis of the CWA was enacted in 1948 and was called the Federal Water Pollution Control Act, but the Act was significantly reorganized and expanded in 1972. "Clean Water Act" became the Act's common name with amendments in 1972.

In 1986, the term “waters of the United States” was defined as follows (33 CFR 328.3[a]):
(1) All waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide;
(2) All interstate waters including interstate wetlands; (3) All other waters such as intrastate lakes, rivers, streams (including intermittent streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes, or natural ponds, the use, degradation or destruction of which could affect interstate or foreign commerce including any such waters:
(i) Which are or could be used by interstate or foreign travelers for recreational or other purposes; or
(ii) From which fish or shellfish are or could be taken and sold in interstate or foreign commerce; or
(iii)Which are used or could be used for industrial purpose by industries in interstate commerce;
(4) All impoundments of waters otherwise defined as waters of the United States under the definition;
(5) Tributaries of waters identified in paragraphs (a)(1) through (4) of this section; (6) The territorial seas; and
(7) Wetlands adjacent to waters (other than waters that are themselves wetlands) identified in paragraphs (a)(1) through (6) of this section.
(8) Waters of the United States do not include prior converted cropland. Notwithstanding the determination of an area's status as prior converted cropland by any other Federal agency, for the purposes of the Clean Water Act, the final authority regarding Clean Water Act jurisdiction remains with EPA.

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Waste treatment systems, including treatment ponds or lagoons designed to meet the requirements of CWA (other than cooling ponds as defined in 40 CFR 423.11(m), which also meet the criteria of this definition) are not waters of the United States Wetlands (including swamps, bogs, seasonal wetlands, seeps, marshes, and similar areas) are also considered waters of the U.S. (subject to the significant nexus test), and are defined by USACE as “those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions” (33 CFR 328.3[b]; 40 CFR 230.3[t]).

Indicators of three wetland parameters (i.e., hydric soils, hydrophytic vegetation, and wetlands hydrology), as determined by field investigation, must be present for a site to be classified as a wetland by USACE (Environmental Laboratory 1987).

3.1.1 Solid Waste Agency of Northern Cook County
(SWANCC) v. United States
In 2001 and again in 2003, the agencies developed guidance to address the definition of “waters of the United States” under the Clean Water Act following the SWANCC Supreme Court decision. Isolated, intrastate waters that are capable of supporting navigation by watercraft remain subject to CWA jurisdiction after SWANCC if they are traditional navigable waters. However, SWANCC eliminates CWA jurisdiction over isolated waters that are intrastate and nonnavigable.

3.1.2 Rapanos v. United States & Carabell v. United States The USACE and the Environmental Protection Agency (EPA) have issued a set of guidance documents detailing the process for determining CWA jurisdiction (waters of the U.S.) following the 2008 Rapanos decision. The EPA and USACE issued a summary memorandum of the guidance for implementing the Supreme Court’s decision in Rapanos that addresses the jurisdiction over waters of the U.S. under the CWA. The complete set of guidance documents, summarized as key points below, were used to collect relevant data for evaluation by the EPA and the USACE to determine CWA jurisdiction over the project and to complete the “significant nexus test” as detailed in the guidelines.

The significant nexus test includes consideration of hydrologic and ecologic factors. For circumstances such as those described in the Rapanos Guidance Key Points Summary (EPA 2008) below, the significant nexus test would take into account physical indicators of flow (evidence of an OHWM), if a hydrologic connection to a TNW exists, and if the aquatic functions of the water body have a significant effect (more than speculative or insubstantial) on the chemical, physical, and biological integrity of a TNW. The USACE and EPA will apply the significant nexus standard to assess the flow characteristics and functions of a potential water of the U.S. to determine if it significantly affects the chemical, physical, and biological integrity of the downstream TNW.

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The agencies will assert jurisdiction over the following waters:
•
•
•
Traditional navigable waters (TNWs)
Wetlands adjacent to TNWs
Non-navigable tributaries of TNWs that are relatively permanent (i.e., the tributaries typically flow year-round or have continuous flow at least seasonally) • Non-navigable tributaries of traditional navigable waters that are relatively permanent (RPW) where the tributaries typically flow year-round or have continuous flow at least seasonally (e.g., typically three months)
• Wetlands that directly share a boundary with such tributaries The agencies will decide jurisdiction over the following waters based on a fact-specific analysis to determine whether they have a significant nexus with a TNW:
• Non-navigable tributaries that do not typically flow year-round or have continuous flow at least seasonally
•
•
Wetlands adjacent to such tributaries
Wetlands adjacent to but that do not directly border a relatively permanent non-navigable tributary
The agencies will apply the significant nexus evaluation as follows:
• A significant nexus analysis will assess the flow characteristics and functions of the tributary itself and the functions performed by all wetlands adjacent to the tributary to determine if in combination they significantly affect the chemical, physical and biological integrity of downstream TNWs.
• Significant nexus includes consideration of hydrologic and ecologic factors.

3.1.3 Pascua Yaqui Tribe v. U.S. Environmental Protection Agency
Waters of the U.S. were most recently defined by the Navigable Waters Protection Rule, which went into effect on June 22, 2020. However, a U.S. District Court for the District of Arizona’s August 30, 2021 order vacated and remanded the Navigable Waters Protection Rule in the case of Pascua Yaqui Tribe v. U.S. Environmental Protection Agency. In light of this order, the agencies have halted implementation of the Navigable Waters Protection Rule and are interpreting “waters of the United States” consistent with the pre-2015 regulatory regime until further notice.

3.1.4 Section 401 CWA
Section 401 of the CWA gives the state authority to grant, deny, or waive certification of proposed federally licensed or permitted activities resulting in discharge to waters of the U.S. The State Water Resources Control Board (State Water Board) directly regulates multi-regional projects and supports the Section 401 certification and wetlands program statewide. The RWQCB regulates activities pursuant to Section 401(a)(1) of the federal CWA, which specifies that certification from the state is required for any applicant requesting a federal license or permit to Evergreen CommercialDevelopment Project
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conduct any activity including but not limited to the construction or operation of facilities that may result in any discharge into navigable waters. The certification shall originate from the state or appropriate interstate water pollution control agency in/where the discharge originates or will originate. Any such discharge will comply with the applicable provisions of Sections 301, 302, 303, 306, and 307 of the CWA.

3.2 Waters of the State
Most projects involving water bodies or drainages are regulated by the RWQCB, the principal State agency overseeing water quality of the state at the local/regional level. The survey area is located within the jurisdiction of the Santa Ana RWQCB (Region 8). Where waters of the State overlap with waters of the U.S., pending verification from the USACE, those waters would be regulated under Section 401 of the CWA, which is described in Section 3.1, Waters of the U.S., in Chapter 3, Regulatory Framework.

In the absence of waters of the U.S., waters may be regulated under the Porter-Cologne Water Quality Control Act if project activities, discharges, or proposed activities or discharges could affect California's surface, coastal, or ground waters. The permit applied for by the applicant and issued by RWQCB is either a Water Quality Certification in the presence of waters of the U.S. or a Waste Discharge Requirement (WDR) in the absence of waters of the U.S.

The State Wetlands Procedures, as prepared by the State Water Resources Control Board, was implemented on May 28, 2020 (revised April 6, 2021; SWRCB 2019). The State Wetlands Procedures include a definition for wetland waters of the State that include 1) all wetland waters of the U.S.; and 2) aquatic resources that meet both the soils and hydrology criteria for wetland waters of the U.S. but lack vegetation.1

3.3 Lakes, Streams, and Associated Vegetation
Pursuant to Division 2, Chapter 6, Section 1602 of the FGC, CDFW regulates all diversions, obstructions, or changes to the natural flow or bed, channel or bank of any river, stream, or lake that supports fish or wildlife. A notification of a Lake or Streambed Alteration Agreement must be submitted to CDFW for “any activity” that may substantially change the bed, channel, or bank of any river, stream, or lake.” In addition, CDFW has jurisdiction over wetland and riparian habitats associated with watercourses. The CDFW reviews proposed actions, and if necessary, submits to the applicant a proposal that includes measures to protect affected fish and wildlife resources. The final proposal that is mutually agreed upon by CDFW and the applicant is the Lake or Streambed Alteration Agreement.

3.4 MSHCP Riparian/Riverine Areas
Pursuant to the MSHCP, Section 6.1.2, Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools, the potential effect of proposed project activities occurring within the MSHCP must be assessed regarding any and all impacts to riparian/riverine areas. 1 Less than 5 percent areal coverage at the peak of the growing season.

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Riparian/riverine areas include “those that contain habitat dominated by trees, shrubs, persistent emergents, or emergent mosses and lichens, which occur close to or depend upon soil moisture from a nearby water source; or areas with fresh water flow during all or a portion of the year” (Dudek 2003). Under the MSHCP, aquatic resources should be avoided, but if avoidance is not feasible, a Determination of Biological Equivalent or Superior Preservation (DBESP) should be prepared for review by the applicable agencies. For a more detailed discussion of MSHCP and DBESP requirements pertaining to Riparian/Riverine Areas, see the enclosed DBESP report (ESA 2022).

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CHAPTER 4
Methodology

4.1 Database and Literature Review
Prior to completing the aquatic resources delineation, ESA conducted a review of available background information pertaining to the survey area. The following resources were reviewed:
• United States Department of Agriculture Natural Resources Conservation Service (NRCS) Web Soil Survey (NRCS 2022);
•
•
•
USGS 7.5' topographic quadrangle map: Lake Elsinore (USGS 2018); Current aerial imagery (Google Earth 2022);
Precipitation data from the Antecedent Precipitation Tool (APT), (USACE 2022) and Applied Climate Information System (NOAA 2022a);
•
•
The National Wetlands Inventory (NWI) (USFWS 2022); and National Hydrography Dataset (NHD), (USGS 2022).

The results of the NWI and NHD database query are provided in Figure 2-3.

4.1.1 National Wetlands Inventory
Aerial maps (Google Earth 2022) and the NWI were used to conduct a preliminary assessment of the limits of aquatic features in the survey area. Within the survey area, the NWI mapped one freshwater pond as PUBK.

The PUBK classification is as follows:
• System Palustrine (P): The Palustrine System includes all nontidal wetlands dominated by trees, shrubs, persistent emergents, emergent mosses or lichens, and all such wetlands that occur in tidal areas where salinity due to ocean-derived salts is below 0.5 ppt. It also includes wetlands lacking such vegetation, but with all of the following four characteristics: (1) area less than 8 ha (20 acres); (2) active wave-formed or bedrock shoreline features lacking; (3) water depth in the deepest part of basin less than 2.5 m (8.2 ft) at low water; and (4) salinity due to ocean-derived salts less than 0.5 ppt.
•
•
Class Unconsolidated Bottom (UB): Includes all wetlands and deepwater habitats with at least 25% cover of particles smaller than stones (less than 6-7 cm), and a vegetative cover less than 30%.

Water Regime Artificially Flooded (K): The amount and duration of flooding are controlled by means of pumps or siphons in combination with dikes, berms, or dams. The Evergreen CommercialDevelopment Project
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vegetation growing on these areas cannot be considered a reliable indicator of Water Regime.

Examples of Artificially Flooded wetlands are some agricultural lands managed under a ricesoybean rotation, and wildlife management areas where forests, crops, or pioneer plants may be flooded or dewatered to attract wetland wildlife. Neither wetlands within nor resulting from leakage from man-made impoundments, nor irrigated pasturelands supplied by diversion ditches or artesian wells, are included under this Modifier. The Artificially Flooded Water Regime Modifier should not be used in the Riverine system or for impoundments or excavated wetlands unless both water inputs and outputs are controlled to achieve a specific depth and duration of flooding.

4.2 Field Survey Methods
Aquatic resources of the entire survey area were delineated on March 3, 2022, led by ESA Biologists Robert Sweet and Daryl Koutnik. Field data was collected using an Eos Arrow 100 Global Navigation Satellite System receiver, which provides Satellite-based Augmentation System corrections processing in the field and can provide 60 cm real-time horizontal accuracy.

Surveys were conducted by walking throughout the survey area to selected areas where potential jurisdictional features were identified during the literature review. Features that were identified as potentially jurisdictional included, but were not limited to, drainages that had an OHWM and defined channels with bed and bank. Additional data, such as landforms, vegetation, hydrology, and soils, were noted where these characteristics were pertinent to identification of features.

Potential jurisdictional features were identified and delineated following current federal and state methodology and guidelines, including waters of the State.

4.2.1 Waters of the U.S.

Delineation of potential jurisdictional and non-jurisdictional other waters of the U.S., as determined by the presence of an OHWM, was based on the guidance in A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States (USACE 2008b) and topographic data.

Based on the pre-field review (Section 4.1, Database and Literature Review), wetlands were not expected to be present within the survey area and were not delineated.

Other Waters of the U.S.

As stated above in Section 3.1, requirements for determination of whether aquatic features with an intermittent and/or ephemeral flow regime have a significant nexus with a TNW include an assessment of the flow characteristics and functions of the tributary itself and the functions performed by all non-navigable tributaries that do not typically flow year-round or have continuous flow at least seasonally to determine if in combination they significantly affect the chemical, physical and biological integrity of downstream TNWs. A significant nexus determination was completed for Drainage 1, an ephemeral tributary (relatively permanent waters, RPWs, do not require a significant nexus determination, and are considered waters of the Evergreen CommercialDevelopment Project
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U.S. as long as they connect downstream to a TNW). The determination was made by weighing the following factors:
•
•
•
General: Distance to nearest TNW, areal extent of drainage area Physical: Quantitative estimate of flow (Q) using the Rational Method Chemical: identification of any pollutant sources that may contribute to downstream impaired water bodies
• Biological: Observations of habitat supporting plant and/or animal species Rational Method determinations were made using the following values:
• Runoff coefficient based on land use/land cover (C = 0.21 for smaller events; C=0.25 for larger events)
•
•
Rainfall intensity based on isopluvial mapping
Storm duration and return interval
The significant nexus determination was made by assessing the above information such that if the drainage was found to have a more than insignificant effect on at least one of the three factors (physical, chemical, or biological), a positive determination was made. The significant nexus determination result is located in Section 5.2.1, Clean Water Act Analysis, below.

4.2.2 Waters of the State
Waters of the State outside of CWA Section 401 jurisdiction and subject to Porter-Cologne Water Quality Cologne Act were delineated to also include features that convey ephemeral flows.

4.2.3 CDFW Streams and Associated Vegetation and
MSHCP Riparian/Riverine Areas
FGC Section 1600 resources were delineated to include streambanks up to the top of bank (TOB), defined as the furthest break in slope or change in substrate, from the bed of the channel, prior to reaching adjacent upland areas, and/or associated wetlands and riparian vegetation to the outer dripline.

MSCHP riparian/riverine areas were also delineated and coincide with FGC Section 1600 resources. Following ESA’s delineation, the CDFW and USFWS (Wildlife Agencies) requested a site visit to verify the adjacency of the river red gum groves to the mapped riparian/riverine area.

During the site visit on January 12, 2023, the Wildlife Agencies also conducted a follow-on delineation using the survey methodology described below:

Impacts to fish and wildlife resources were determined by U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife, hereafter referred to jointly as the Wildlife Agencies, through review of materials and information provided by applicant, review of aerial photography, observance of physical indicators of riparian/riverine resources (identified during the Wildlife Agencies’ site visit to the project area in January 2023), and review of geographic Evergreen CommercialDevelopment Project
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information system (GIS) data. Initial identification of riparian/riverine resources within the Project area was completed by the Wildlife Agencies via desktop review of Applicant-generated GIS shapefiles and review of aerial photography.

This exercise entailed comparing the extent of Permittee mapped areas with evidence of riparian/riverine resources apparent on aerial photography, for example, areas devoid of vegetation, changes in coloration, and obvious differences in vegetation type adjacent to channel areas.

Following this desktop analysis, a site visit to areas displaying signs of riparian/riverine resources were conducted by Wildlife Agencies to refine and/or ground-truth the extent of riparian/riverine resources. Field verification of riparian/riverine resources was accomplished via observation of indicators of flow to determine bed, bank, and channel, for example, plant community and distribution, sediment sorting and composition, accumulations of deposited debris or debris wracked against vegetation, scouring, and incision. Following the completion of field site assessments, Wildlife Agencies adjusted the extent of Permittee-generated GIS shapefiles to encompass the total area within which riparian/riverine resources was observed.

Desktop GIS analysis was next completed by Wildlife Agencies to calculate the total acreage of impacts to Wildlife Agencies-mapped FGC Section 1600 and riparian/riverine resources (achieved via intersection of CDFW’s total mapped stream area with Permittee’s development area footprint) (K. Rehrer, CDFW representative, pers. comm., February 15, 2023).

4.3 Mapping and Acreage Calculations
Data collected during the aquatic resources delineation were recorded using a hand-held GPS unit (Eos Arrow 100) with sub-meter accuracy. Data collected in the field were mapped using GIS software on an overlay of topographic contours and geo-referenced orthorectified aerial imagery.

GPS data points were visually confirmed and the acreage of potential other waters of the State and potential CDFW-jurisdictional streams and associated vegetation were mapped using ArcGIS.

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CHAPTER 5
Results
All aquatic features within the survey area were analyzed in the field to determine whether each may be considered a wetland or non-wetland (“other”) waters of the U.S., waters of the State, and/or FGC Section 1600 resource/ MSCHP riparian/riverine area. Representative photographs from the field aquatic resources delineation are provided in Appendix B, Representative Site Photographs.

5.1 Aquatic Resources
Aquatic resources delineated within the survey area include one ephemeral drainage, which is described below and depicted in Figure 5-1, Aquatic Resources (U.S. and State) within the Project Site, and Figure 5-2, Features Potentially Subject to Fish and Game Code Section 1600 et seq. and MSHCP Riparian/Riverine Areas. No wetland features were identified during the site investigation.

5.1.1 Drainage 1
Drainage 1 is an unnamed ephemeral drainage appearing to originate within a residential development just south of Riverside Street approximately 1.5 miles northeast of the survey area. The drainage flows southwest from the residential development crossing under Rosetta Canyon Drive and flowing through an agricultural field for approximately 1,200 feet before entering a culvert near the Welch Road cul-de-sac. It appears as though the culvert outlet adjacent to the northeast of Conard Avenue located approximately 700 feet northeast of the survey area receives the flows from the drainage. The drainage immediately enters another culvert that passes under Conrad Avenue where it daylights and flows southwest for approximately 630 linear feet before entering the survey area in the east corner of the project site. The drainage feature continues southwest through the east corner of the survey area before turning south and flowing offsite for approximately 85 linear feet. The feature reenters the survey area for 175 linear feet where it finally exits the project site on the southeast side of the survey area. At this point, Drainage 1 continues downstream for approximately 400 linear feet before entering a Riverside County Flood Control and Water Conservation District storm drain.

As mentioned in Section 2.4, Hydrology, Riverside County Flood Control and Water Conservation District identifies the storm drain as being connected to the Third Street Channel that runs along Third Street and drains to the Lake Elsinore Outlet Channel near the Third Street/Pasadena Street intersection (Riverside County 2022).

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31 ft
8 ft
Project Site
Phase 1 Site Development
Phase 2 Site Development
Potentially Jurisdictional Other
Waters of the U.S. and State
(0.10 acres/469 LF) 0 200
N
Feet OHWM
SOURCE: Nearmap, 2022; ESA, 2022 Evergreen Commercial Development Project Figure 5-1
Aquatic Resources (U.S. and State) within the Project Site

Aquatic Resources Delineation Report
Drainage 1 likely receives surface water runoff and stormwater inputs from surrounding development; however, the drainage was dry at the time of the survey and no surface water was present. The limits of potential waters of the U.S. and State were based on the presence of OHWM indicators, including clear, natural line impressed on the bank; shelving; changes in the character of the soil; destruction of terrestrial vegetation; and/or the presence of litter and debris.

Based on these indicators, it was determined that OHWM widths range from 2 to 30 feet, and the feature is approximately 0.10 acre (469 linear feet).

5.2 Waters of the U.S.

5.2.1 Clean Water Act Analysis
The CWA Part 328.3 defines jurisdictional waters of the U.S. to include tributaries of waters identified in paragraphs (a)(1) through (4) [33 CFR 328.3(a)(5)]. ESA biologists assessed downstream connectivity of Drainage 1 to determine whether the feature provides a significant nexus to a TNW. It was determined that Drainage 1 exits the eastern project site boundary and continues downstream for approximately 400 linear feet before entering a storm drain. Unless otherwise demonstrated, it is assumed that this storm drain exhibits connectivity to Temescal Creek, a tributary to a TNW (the Santa Ana River), located approximately 1.5 miles downstream from Drainage 1. The Santa Ana River TNW is located approximately 57 river miles downstream of the Drainage 1 storm drain. Temescal Creek is not listed as an impaired waterbody within this reach; however, as the creek enters Prado Dam and the Santa Ana River, the condition is listed as good (EPA 2022). No substantial sources of chemical contaminants were noted within the drainage area for Drainage 1; however, a majority of the land use immediately adjacent to the drainage area is made up residential development, on-going agricultural activities, and roadways leading to runoff into the drainage area. These inputs lead to increased contaminants being conveyed downstream. Drainage 1 supports limited habitat for plant and animal species as it does not support wetlands, a well-developed, multi-canopy riparian corridor, or any ecologically valuable upland habitat. Finally, based on the results of the Rational Method analysis (Table 5-1), Drainage 1 is expected to convey a low volume of stormflows during long (6 or more hours) rain events contributing an insignificant amount of flow downstream to the Santa Ana River TNW.

However, the Rational Method results show the drainage is expected to convey a high volume of flow downstream during short (one hour) rain events contributing more significant flows downstream. Therefore, based on the results of this significant nexus analysis, Drainage 1 is expected to significantly affect the chemical and physical integrity of its downstream TNW, potentially meeting the criteria for waters of the U.S.

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TABLE 5-1

RATIONAL METHOD RESULTS
Return Rainfall
Intensity
(inches/hour)
Drainage Area Runoff Coefficient Interval Accumulation
(inches)
Qp0.21
(cfs)1
Qp0.25
(cfs)1
(acres) (C) (years) Hours
110 0.21

0.25 2
2 1
6 1.5

1.4 2.0

1.5 3.0

6.0 0.6

0.2 0.1

1.5 0.5

0.3 13.3 -

5.4 -
2 24
1 1.9 -
100
100
100
-
-
-

39.9 13.8

6.9 6
24 NOTES:
1 Qp means the quantitative estimate of flow in cubic feet per second (Q) using the runoff coefficient (here: 0.21 for smaller events or

0.25 for larger events), which results in the estimated volume flow in cubic feet per second. Rainfall intensity is calculated by dividing accumulation by storm duration.

SOURCES: Bryant 1978; ESA 2022

5.3 Waters of the State

5.3.1 Waters of the State Analysis
No state wetlands (as defined in the State Wetlands Procedures) were present in the survey area.

However, Drainage 1 is likely to be considered waters of the State based on the presence of OHWM indicators identified in Section 5.1, Aquatic Resources, above. Therefore, the 0.10 acre (469 linear feet) meet criteria for waters of the State.

5.4 CDFW Streams and Associated Vegetation and
MSHCP Riparian/Riverine Areas
During the initial site investigation (March 3, 2022), the boundaries of the FGC Section 1600 resources within Drainage 1 were verified and assessed, as stated above in Section 4.2.3. This initial delineation identified 0.26 acre/469 linear feet of FGC Section 1600 resources within the project site. However, the follow-on delineation conducted by the Wildlife Agencies on January 12, 2023, resulted in the inclusion of adjacent floodplain areas and an increase in the FGC Section 1600 resources to 0.52 acre/469 linear feet, as shown in Figure 5-2.

As stated previously, the boundaries of MSHCP riparian/riverine areas coincide with FGC Section 1600 resources and are shown in Figure 5-2.

5.5 Conclusion
This report documents the aquatic resources boundary delineation and best professional judgment of ESA investigators. The extent of jurisdictional boundaries identified are considered preliminary pending verification from the appropriate regulatory agencies.

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Based on the results of the aquatic resources delineation and the jurisdictional analysis, it is presumed that 0.10 acre (469 linear feet) of potential other (non-wetland) waters of the U.S. and State occurs within the survey area. Additionally, it is presumed that 0.52 acre of streams and associated vegetation, and riparian/riverine areas occurring within the survey area are potentially jurisdictional under Section 1600 et seq. of the FGC and the MSHCP, respectively.

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CHAPTER 6
References Cited
Baldwin, B.G., D.H. Goldman, D.J. Keil, R. Patterson, T.J. Rosatti, and D.H. Wilken, editors, 2012. The Jepson Manual: Vascular Plants of California, Second Edition. University of California Press, Berkeley, CA.

Bryant, J.W. 1978. Riverside County Flood Control and Water Conservation District: Hydrology Manual. https://rcflood.org/Portals/0/Downloads/Hydrology-Manual20180814.pdf?ver=2020-02-05-091623-987.

Dudek (Dudek & Associates). 2003. Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). Final MSHCP, Volumes I and II. Prepared for County of Riverside Transportation and Lands Management Agency, Prepared by Dudek & Associates, Inc. Approved June 17, 2003.

Environmental Laboratory, Department of the Army. 1987. Corps of Engineers Wetland Delineation Manual (Technical Report Y-87-1). U.S. Army Corps of Engineers. Waterways Experimental Station. Vicksburg, Mississippi.

EPA (U.S. Environmental Protection Agency). 2008. “Clean Water Act Jurisdiction Following the U.S. Supreme Court’s Rapanos Decision.” Memorandum. https://www.epa.gov/sites/default/files/2016-
02/documents/cwa_jurisdiction_following_rapanos120208.pdf.

EPA. 2022. How’s My Waterway? Accessed June 30, 2022.
https://mywaterway.epa.gov/community/Lake%20Elsinore,%20CA,%20USA%20(Riversid e%20County)/overview.

ESA (Environmental Science Associates). 2022. Evergreen Commercial Development Project:

Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis and Determination of Biologically Equivalent or Superior Preservation.

Gonzales Environmental (Gonzales Environmental Consulting, LLC). 2022. Habitat Assessment APN 377-020-014, 377-020-016, 377-020-017, 377-020-018, 377-020-019 in the City of Elsinore, Riverside County USGS 7.5-minute Lake Elsinore topographic quadrangle map in Section 30 and Partial Section 31 of Township 5 South, Range 4 West. Original date of May 6, 2021; Revised January 28, 2022.

Google Earth. 2022. Desktop application http://www.google.com/earth/index.html.

NOAA (National Oceanic and Atmospheric Administration). 2022a. Agricultural Applied Climate Information System (AgACIS). Accessed March 2, 2022. http://agacis.rccacis.org/?fips=06071.

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NOAA. 2022b. Historical Palmer Drought Indices. https://www.ncdc.noaa.gov/temp-andprecip/drought/historical-palmers/overview.

NRCS (Natural Resources Conservation Service). 2022. NRCS Web Soil Survey. Accessed March 2, 2022. http://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx. U.S.

Department of Agriculture, NRCS.

Rehrer, K. 2023. Personal communication from K. Rehrer (CDFW) to ESA regarding site visit conducted on January 12, 2023. February 15, 2023.

Riverside County (Riverside County Flood Control and Water Conservation District). 2022.

SWCT2 Stormwater & Water Conservation Tracking Tool. Accessed June 21, 2022. https://content.rcflood.org/PermitTracker/.

SWRCB (State Water Resources Control Board (). 2019. State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State. Adopted April 2, 2019 (Revised April 6, 2021).

USACE (U.S. Army Corps of Engineers). 1978. Navigable waters of the Unites States; Santa Ana River and Greenville-Banning Channel. Memo 16594, dated 25 Jan 1978.

USACE. 2008a. Arid West Supplement to the 1987 Wetlands Delineation Manual.

USACE. 2008b. A Field Guide to the Identification of the Ordinary High Water Mark (OHWM) in the Arid West Region of the Western United States.

USACE. 2022. Antecedent Precipitation Tool (APT), Version 1.0. Written by Jason Deters.

USFWS (U.S. Fish and Wildlife Service). 2022. National Wetland Inventory. Accessed March 2, 2022. https://www.fws.gov/wetlands/data/Mapper.html.

USGS (U.S. Geological Survey). 2018. Lake Elsinore 7.5-Minute Quadrangle topographic map.

USGS. 2022. National Hydrography Dataset. Accessed March 2, 2022. https://www.usgs.gov/core-science-systems/ngp/national-hydrography/access-nationalhydrography-products.

World Climate. 2022. Average Weather Data for Lake Elsinore, California. Accessed June 22, 2022. http://www.worldclimate.com/climate/us/california/lake-elsinore.

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Appendix A
APT Outputs

Appendix B
Representative Site
Photographs
Appendix B. Representative Site Photographs
Photo 1. Photo depicting Conard Avenue inlet located adjacent to the northeast of Conard Avenue.

Photo 2. Photo depicting Drainage 1 where it enters the survey area on the east side of the survey area.

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Appendix B. Representative Site Photographs
Photo 3. Photo depicting scale broom scrub within Drainage 1.

Photo 4. Photo depicting Drainage 1 crossing the project site boundary into the adjacent property on the east side of the project site.

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Appendix B. Representative Site Photographs
Photo 5. Photo depicting Drainage 1 returning to the project site from the adjacent property.

Photo 6. Photo depicting Drainage 1 leaving the survey area where it continues offsite until it reaches a storm drain along Cambern Avenue.

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Appendix B. Representative Site Photographs
Photo 7. Offsite portion of Drainage 1 before it enters the storm drain along Cambern Avenue.

Photo 8. Storm drain located along Cambern Avenue.

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SH-74

THIRD ST

CAMBERN AVE

ALLAN ST
I-15

CONARD AVE

DEXTER AVE
10TH ST
I-15 NBOFF

CRANE ST

WELCH DR

DEXTER PL

ALLAN ST
I-15
SH-74

THIRD ST

CAMBERN AVE

ALLAN ST
I-15

CONARD AVE

DEXTER AVE
10TH ST
I-15 NBOFF

CRANE ST

WELCH DR

DEXTER PL

ALLAN ST
I-15
Planning Application No. 2021-34
APN: 377-020-014, 016, 017, 018 and 019

VICINITY MAP

PROJECT SITE
´
SH-74

ALLAN ST

CAMBERN AVE

THIRD ST

CONARD AVE

CRANE ST

ALLAN ST
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
SH-74

ALLAN ST

CAMBERN AVE

THIRD ST

CONARD AVE

CRANE ST

ALLAN ST
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
Planning Application No. 2021-34
APN: 377-020-014, 016, 017, 018 and 019

AERIAL MAP

PROJECT SITE
´
F F
F
EXIT
ENTRY
TENTATIVE PARCEL MAP No. 38195

NOT FOR CONSTRUCTION
F F
F
EXIT
ENTRY

NOT FOR CONSTRUCTION
TENTATIVE PARCEL MAP No. 38281
623020 EVERGREEN
49 DEVELOPMENT SEC OF CENTRAL AVE & CAMBERN AVE LAKE ELSINORE, CA 92532 COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW. PLANNING DESI GN REVI EW PROJECT CONSULT SHEET INDEX ANTS:

SHE
ET

SHEET TITLE
01 GENERA
L T1.0 TITLE SHEET *CONSULTANTS UNDER CONTRACT WITH TENANT 02 SITE REVISI
ON: SD1. 0
SD1. 1
SD1. 2

OVERALL SITE PLAN

PAD PHASING PLAN
NO. DATEDESCRIP

SITE PLAN (PHASE TION
1 ONLY)
03 ARCHITECTU
RAL A1.0
A1.1
A1.2
A1.3
A1.4
A3.0
A4.0
A4.1
A4.2
A4.3
A4.4

GROCERY FLOOR PLAN

CARWASH FLOOR PLAN
QSR #1 FLOOR PLAN

APPLIC ANT ARCHIT ECT ELECTRICAL ENGINEER CIVIL ENGINEER LANDSCAPE ARCHITECT QSR #2 EVERGREEN

FLOOR PLAN
DEVCO, INC. 2390 E. CAMELBACK RD, SUITE 410 PHOENIX, AZ 85016 PHONE: (602) 808-8600 ATTENTION: JON PRYSTASZ BRR ARCHITECTURE, INC.KRAEMER CONSULTING ENGINEERSDRC ENGINEERING, INC.WILSON DAVIS ASSOCIATES

CONVENIENCE STORE FLOOR PLAN

GROCERY ROOF PLAN

GROCERY ELEVATIONS

CARWASH ELEVATIONS
QSR #1 ELEVATIONS
8131 METCALF AVENUE, SUITE 300 OVERLAND PARK, KANSAS 662042050 W. WHISPERING WIND DR., SUITE 158 PHOENIX, AZ 85085160 S. OLD SPRINGS RD., SUITE 210 ANAHEIM HILLS, CA 928082825 LITCHFIELD DR. RIVERSIDE, CA 92503 PHON E:

FAX:
(913) 262- 9095 (913) 262- 9094PHON E: (602) 285- 1669 PHON E: (714) 685- 6860 PHON E:(951) 353- 2436 QSR #2 ELEVATIONS ATTENTI ON: EMAIL:

MARK BENTLEY II mark2@kraemer eng.comATTENTI ON: EMAIL:CHRIS McKEE cmckee@drc- eng.comATTENTI ON: EMAIL:TIM DAVIS tim@wilsondavisass ociates.com
CONVENIENCE STORE ELEVATIONS ATTENTI ON: EMAIL:

SHAD VERMEESCH shad.vermeesch@b rrarch.com
04 ELECTRICA
L E1.0
E2.0

PHOTOMETRIC SITE PLAN
LIGHTING CUTSHEETS 05 CIVIL
C1.0
C1.1
C2.0
C2.1
C3.0
C3.1
C4.0
C4.1
C4.2
C4.3
C5.0
PROJECT VICINITY MAP: EXISTING PARCEL SUMMARY: PROPOSED PARCEL SUMMARY: UTILITY DIRECTORY

CONCEPTUAL UTILITY PLAN

CONCEPTUAL UTILITY PLAN
TRACT MAINTENANCE PLAN (PHASE 1)
TRACT MAINTENANCE PLAN (PHASE 2)

TENTATIVE PARCEL MAP
(PHASE 1 ONLY)

TENTATIVE PARCEL MAP
LOT 1 (PROPOSED LOT 3) ASSESSOR PARCEL NUMBER:LOT 1 (TPM- 38195) ELECTRICAL SERVICE: #377020 019 ZONIN G: LOT SIZE:

GENERAL COMMERICAL (C-2) 51,717 S.F. EXISTING ZONING: GENERAL COMMERICAL (C-2) SOUTHERN CALIFORNIA EDISON: P.O. BOX 800 ROSEMEAD, CA 91770 CONCEPT GENERAL PLAN GRADING PLAN DESIGNATION: LEGAL DESCRIPTION:

GENERAL COMMERICAL (GC) GROSS ACREAGE: LAND USE:±1.19 ACRES

DRIVE-THRU CAR WASH
CONCEPT 1.33 ACRES M/L IN PAR 4 PM GRADING PLAN
054/044 PM 11504 SUBDIVISIONNAME PM 11504 ACRES 001.33 M/L LOTTYPE PARCEL PARCEL 4 RECMAPTYPE
PARCEL MAP MAPPLATB 054 MAPPLATP 044
CONCEPT COMMER GRADING PLAN CIAL ZONING.

COMMER CIAL ZONING.

ADDITIONAL PERMITS: -C.U.P. REQUIRED FOR AUTOMATIC CAR WASH UNDER LEMC 17.120.030-A.

PHON
E:
(800) 655- 4555 CONCEPT GRADING PLAN TRUCK HAUL ROUTE EXHIBIT GAS SERVICE:
06 LANDSCAP
E
CENTRAL AVE. L1.0
L1.1

LANDSCAPE PLAN
(PHASE 1) OVERALL LANDSCAPE PLAN
LOT 2 (PROPOSED LOTS 2 & 3) ASSESSOR PARCEL NUMBER: EXISTING ZONING:LOT 2 (TPM- 38195) ZONING: LOT SIZE:

SoCAL GAS: P.O. BOX 1626 MONTEREY PARK, CA 91754
#377020018 GENERAL COMMERICAL (C-2)GENERAL COMMERICAL (C-2) GENERAL PLAN 47,727 S.F. DESIGNATION: GENERAL COMMERICAL (GC) GROSS ACREAGE: LAND USE: ADDITIONAL PERMITS:
±1.10 ACRES
PHON
E:
(800) 427-
.98 ACRES M/L IN PAR 3 PM 2000
054/044 PM 11504 SUBDIVISIONNAME PM 11504 ACRES 000.98 M/L LOTTYPE PARCEL PARCEL 3 RECMAPTYPE
PARCEL MAP MAPPLATB 054 MAPPLATP 044

DRIVE-THRU QUICK SERVICE RESTAURANT
-C.U.P. REQUIRED FOR DRIVE-THRU
RESTAURANT UNDER LEMC 17.120.030-D.

RESIDEN TIAL
ZONING.

LEGAL DESCRIPTION: TELPHONE SERVICE: SOUTHERN CALIFORNIA TELEPHONE COMPANY: 27515 ENTERPRISE CIRCLE WEST TEMECULA, CA 92590
COMMER CIAL ZONING. LOT 3 (PROPOSED LOTS 1 & 2) ASSESSOR PARCEL NUMBER: EXISTING ZONING:

LOT 3 (TPM- 38195) ZONING: LOT SIZE:

PHON
E:
(800) 481- #377020017 4999 GENERAL COMMERICAL (C-2)
GENERAL COMMERICAL (C-2) RESIDEN 62,012 S.F. TIAL
ZONING.

GENERAL PLAN DESIGNATION: GENERAL COMMERICAL (GC) GROSS ACREAGE: LAND USE: ADDITIONAL PERMITS:±1.42 ACRES CABLE SERVICE: .98 ACRES M/L IN PAR 2 PM 054/044 PM 11504 SUBDIVISIONNAME PM 11504 ACRES 000.98 M/L LOTTYPE PARCEL PARCEL 2 RECMAPTYPE
PARCEL MAP MAPPLATB 054 MAPPLATP 044

FUELING STATION & C-STORE
-C.U.P. REQUIRED FOR GAS DISPENSING
ESTABLISHMENT UNDER LEMC 17.120.030-F.
-P.C.N. LICENSE FOR GENERAL ALCOHOL SALES
FOR CONSUMPTION OFF THE PREMISES.

SPECTRUM: 31500 GRAPE ST., SUITE 9
LAKE ELSINORE, CA 92532
LEGAL DESCRIPTION: SITE PHON
E:
(888) 406- 7063
LOT 4 (PROPOSED LOT 1) ASSESSOR PARCEL NUMBER: GENERAL PLAN DESIGNATION: PROPOSED ZONING:LOT 4 (TPM- 38281) ZONING: LOT SIZE: GROSS ACREAGE: LAND USE: ADDITIONAL PERMITS:

WATER & SEWER: #377020016 GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) .98 ACRES M/L IN PAR 1 PM 054/044 PM 11504 SUBDIVISIONNAME PM 11504 ACRES 000.98 M/L LOTTYPE PARCEL PARCEL 1 RECMAPTYPE
PARCEL MAP MAPPLATB 054 MAPPLATP 044
GENERAL COMMERICAL (C-2) 156,156 S.F. ±3.59 ACRES

FOOD STORE / MARKET
-P.C.N. LICENSE FOR GENERAL ALCOHOL SALES
FOR CONSUMPTION OFF THE PREMISES.

PROJECT DESCRIPTION:

ELSINORE VALLEY MUNICIPAL WATER DISTRICT: 31315 CHANEY ST. LAKE ELSINORE, CA 92530 LEGAL
NEW DEVELOPMENT FOR RETAIL GROCERY STORE DESCRIPTION:

BUILDING AND OTHER FUTURE
TENANT PADS. WORK TO INCLUDE ALL SITE DEVELOPMENT, GRADING & DRAINAGE, LANDSCAPING, PARKING, AND SITE LIGHTING.

PHON
E:
(951) 674- 3146
EXISTING PROPERTY IS 5 PARCELS. PROPOSED PLANS REALLOCATE THE AREA INTO 5 DIFFERENTLY-SIZED PARCELS UNDER SEPARATE OWNERSHIP. PROJECT WILL CONSIST OF TWO PHASES. EACH PROPOSED PARCEL LAYOUT INCLUDES THE REQUIRED PARKING PROVIDED REGARDLESS OF PHASING:

LOT 5 (PROPOSED LOTS 4 & 5) ASSESSOR PARCEL NUMBER: EXISTING ZONING: GENERAL PLAN DESIGNATION: LEGAL DESCRIPTION:LOT 5 (TPM- 38281) ZONING: LOT SIZE: GROSS ACREAGE: LAND USE: ADDITIONAL PERMITS:
#377020014 GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) 4.96 ACRES IN LOT 6 BLK 14 MB 005/105 NORTH ELSINORE TR LOT 6 BLOCK 14 SUBDIVISIONNAME NORTH ELSINORE TR ACRES 004.96 LOTTYPE LOT RECMAPTYPE MAP BOOK MAPPLATB 005
MAPPLATP 105
GENERAL COMMERICAL (C- 2) 44,676 S.F. ±1.03 ACRES DRIVE-THRU QUICK SERVICE RESTAURANT -C.U.P. REQUIRED FOR DRIVE-THRU
RESTAURANT UNDER LEMC 17.120.030-D.

1. PHASE I WILL INCLUDE THE FUELING STATION/C- STORE, QSR DRIVE-THRU, AND

DRIVE-THRU CARWASH OUTPARCELS ALONG

2. PHASE II WILL INCLUDE THE CENTRAL AVE.

ANCHOR/GROCERY AND A QSR DRIVE-THRU OUTPARCEL ALONG CAMBERN AVE. RECORD OWNERS: ABBREVIA TIONS THE SITE FALLS WITHIN THE "BUSINESS DISTRICT" OF THE CITY'S GENERAL PLAN, AND IS ZONED AS C-2 GENERAL COMMERCIAL (WHICH ALSO PERMITS THE USES OF C-0 AND C-1). ALL BUILDING USES FIT THE PRIMARY GOAL OF THE "BUSINESS DISTRICT" TO ENCOURAGE ITS POSITION AS THE COMMERCIAL HUB OF THE CITY, AND TO SUPPORT A VIBRANT COMMERICAL HUB WITH HIGH QUALITY DEVELOPMENTS THAT HAVE A STRONG ORIENTATION TOWARDS MAJOR CORRIDORS (CENTRAL AVE). THE GAS STATION/C-STORE & QUICK SERVICE RESTAURANTS

PROVIDE AMENITIES FOR THE SURROUNDING AREA, AS WELL AS SERVICING ADDITIONAL TRAFFIC DUE TO THE PROXIMITY TO I-15 AND ADJACENCY TO HWY 74. THE CAR WASH AND GROCERY STORE PROVIDE GREAT AMENITIES FOR THE SURROUNDING NEIGHBORHOODS AND TRAFFIC ALONG HWY 74.

A/C
AC
AFF
ALU M.

AIR CONDITIONI NGM.H.

M.O.

MTR
MIN

MANHOLE MASONRY OPENING
METER
EXISTING PARCELS 1, 2, 3, AND 4 OF PARCEL MAP NUMBER 11,504, AS SHOWN BY MAP ON FILE IN BOOK 54, PAGE 44 OF PACEL MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA.

ASPHALTIC CONCRETE

ABOVE FINISHED FLOOR

ALUMINUM
MINIMU
MFR. M

MANUFACTURE R
RECORD OWNERS: BLK
BLD G.

B.M.

BLOCK

BUILDI NG
TIMOTHY A. NIELSEN AND SHARON NIELSEN
25092 WILD VIEW RD

NIC NOT IN CONTRACT NOT TO SCALE

BOTTOM OF MASONRY MENIFEE, CA NTS
92584 MOBILE: 805.758.7258
C.B. C.J. CLCLG
CLR
COL CON C. CONT
.C.T.

CATCH BASIN

CONTROL JOINT CENTER LINE

CEILING

O/ OVER ON CENTER OVERFLOW DRAIN

OVERFLOW SCUPPER
"CONDITIONAL USE PERMITS" ARE REQUESTED FOR THE CAR WASH AND TWO DRIVE-THRU QSR PADS, FOR THE GAS STATION USE PER LEMC 17.120.030. A "PUBLIC CONVENIENCE AND NECESSITY" APPLICATION IS REQUESTED FOR THE GENERAL ALCOHOL SALES AT THE GROCER AND C-STORE GAS STATION FOR CONSUMPTION OFF OF THE PREMISES.

O.C. O.D. O.S.
•
•
TIMOTHY A. NIELSEN AND SHARON NIELSEN, CO- TRUSTEES OF THE RTT&T NIELSEN REVOCABLE LIVING TRUST D/T/D 7/20/19 AS TO PARCELS 1, 3, AND 4. TIMOTHY A. NIELSEN AND SHARON NIELSEN, CO- TRUSTEES OF THE RTT&T NIELSEN REVOCABLE LIVING TRUST D/T/D 7/20/19 AS TO AN UNDIVIDED 1/2 INTEREST, AND THE HEIRS OR DEVISEES OF RODNEY A. NIELSEN, DECEASED, SUBJECT TO THE ADMINISTRATION OF THE DESCENDENT'S ESTATE, AS TO AN UNDIVIDED 1/2 INTEREST, AS TO PARCEL 2.

CLEAR
COLUMN

CONCRET E

CONTINU OUS CERAMIC TILE
OPP. OPPOSITE
P.L. PROPERTY P.O.C. POINT OF LINE
CONNECTION 06/24/
22 DAT E: R.S. ROUGH SAWN CS
C
DRAWN D.S. DOWNSP BY: OUT LOT 6 IN BLOCK 14, NORTH ELSINORE TRACT, AS PER MAP RECORDED IN BOOK 5 PAGE 105 MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA.

CHECK
ED
BY:

SIM
S.S.

SIMILAR
STAINLESS STEEL E.D.F
.E.J.

ELECTRONIC DRINKING FOUNTAIN

EXPANSION JOINT
SCAL E: RECORD OWNERS: E.W. C.

EXP.

ELECTRIC WATER COOLER

EXPANSION
T.C.

T.M.

T.P.

TOP OF CONCRETE

TOP OF MASONRY

TOP OF PARAPET
BILLIE J. BOYLE AND JOSEPHINE BOYLE, TRUSTEES OF THE BOYLE FAMILY TRUST 4337 N. DESERTS GATE CIRCLE MESA, ARIZONA 85207
PROJE CTNUMBE R:
623020
49 F.D.

F.G.

F.H.

FLOOR DRAIN

FINISH GRADE

FIRE HYDRANT
TYP. TYPICAL SHEE
T: HOME: 480.556.1512 T1.
0 U.N.O. UNLESS NOTEDOTHERWIS E
• BILLIE J. BOYLE AND JOSEPHINE BOYLE, TRUSTEES OF THE BOYLE FAMILY TRUST (FOR THE BENEFIT OF BILLIE J. BOYLE AND JOSEPHINE BOYLE AND THEIR ISSUE) UNDER INSTRUMENT DATED JUNE 14, 1992.

FIN. FLR. FINISH FLOOR F.O.C
.F.O. M.

F.O.S
.

FACE OF CONCRETE

FACE OF MASONRY

FACE OF STUD

W/ WIT H REV
: W.H. WATER HEATER
WTR. WATER
623020
49 SITE & PARKING DATA:

COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FO

USE OC ONNAT ESMP EPCOIRFAI CN ESOI TUES L Y WITH ITS ISS LOT 1 (C-2 GENERAL C-2 COMMERICAL ZONING):

ZONING

GENER AL

COMMER ICAL
C-2 ZONING

GENER AL

COMMER ICAL

ROW DEDICATION

NET LOT AREA
±0.11 AC
±1.19 AC

DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.

BUILDING

PARKING REQUIRED

PARKING PROVIDED
CAR WASH - 4,116 SF
4,116 / 250 = 16 SPACES
25 VACUUM
(PARKING) SPACES
7 STANDARD SPACES

7.77/10
00 PARKING RATIO

FLOOR AREA RATIO
.079
7 LOT 2 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION ±0.10 AC
±1.10 AC

NET LOT AREA BUILDI NG
QSR - PARKING 3,000 SF REQUIRED

PARKING PROVIDED

PARKING RATIO
(1,529 / 200) + (1,471 / 45) = 40 SPACES 57 SPACES
19/1,0
00 .062
9 CENTRAL AVE.

FLOOR AREA RATIO EXISTIN G

STRIPP ED
MEDIAN
LOT 3 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION
±0.23 AC
±1.42 AC

NET LOT AREA BUILDI NG
C-STORE - 4,088 SF
4,088 / 250 = 16 SPACES
44 SPACES

FUTURE BUS

PARKING REQUIRED

PARKING PROVIDED

PARKING RATIO

SHELTER

LOCATIO N BY
RTA

PROPOS ED

MONUM ENT
SIGN

10.76/10
FLOOR AREA 00
RATIO
.065
9 RIGHT-TURN LANE RIGHT-TURN LANE LOT 4 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION

RELOCA TED

BUS STOP
±0.01 AC
±3.59 AC

NET LOT AREA BUILDI NG
GROCERY - 43,050 SF
43,050 / 250 = 173 SPACES
184 SPACES
12' ROW

PARKING REQUIRED

PARKING PROVIDED

PARKING RATIO
PROPOS
ED
MONUM
ENT
SIGN

4.27/10
20' 00 SETBAC K20' SETBACK 25' SETBACK
FLOOR AREA RATIO.275
6 REVISI
LOT 5 (C-2 GENERAL ON:

COMMERICAL ZONING): ROW DEDICATION
NO. DATEDESCRIP
±0.10 TION
AC
±1.03 AC QSR - 3,000 SF

PROPOS ED
PARCEL
LINE

NET LOT AREA

BUILDING
8 PROPOSED

MONUMENT SIGN

PARKING REQUIRED

PARKING PROVIDED

PARKING RATIO
(1,529 / 200) + (1,471 / 45) = 40 SPACES PROPOS ED

MONUM ENT
SIGN
52 SPACES

17.33/10
00 .067
2 PROPOS ED

MONUM ENT
SIGN
16'- 6" 41'- 6"

FLOOR AREA R-E RATIO ZONING

LOW DENSITY RESIDEN
TIAL
5 LOT 2 QSR #1 - 3,000 SF
1 STORY

FUELI NG

CANO PY
120'- 6"
11 OVERALL TOTALS: COMMER CIAL

OUTPAR CEL
ZONING: GENERAL PLAN DESIGNATION: ROW DEDICATION

NET LOT AREA
(WITHIN R.O.W.) GROSS LOT AREA

BUILDING
GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) ±0.55 AC / 23,986 SF 15 31'- 7" LOT 3
±8.32 AC / 362,255 SF
±8.863 AC / 386,241 SF
57,254 SF
C- 13 14
STORE
-4,088 SF
1 STORY
C-2 ZONING

GENER AL

COMMER ICAL
11 141'- 0" PARKING REQUIRED

PARKING PROVIDED

FLOOR AREA RATIO
(NET) LANDSCAPING (NET) PARKING & CIRCULATION (NET)
286 SPACES
369 SPACES
57,254 SF / 362,255 SF = 15.80%
56,262 SF / 362,255 SF = 15.53%
248,739 SF / 362,255 SF = 68.67%
39'- 10" 12'- 9" 46'- 6" TRASH

ENCLOS URE RESIDE

CAR CAR CAR NCE
4 10x16X2 MASONRY WALL CAP, PAINTED
"GAUNTLET GRAY"

EXISTI NG
LOT 1

EXISTI NG

PARCE L
LINE

EXISTI NG
LOT 2
TRASH

ENCLOS URE

EXISTI NG

PARCE L
LINE

EXISTI NG
LOT 3

PROPOS ED
PARCEL
LINE

EXISTI NG

PARCE L
LINE
TRASH

ENCLOS URE
8" SPLIT FACE C.M.U. MASONRY

SCREENING WALL, PAINTED
"GRAY STONE"

EXISTI NG
LOT 4

GATE AT ALLAN STREET FOR
EMERGENCY VEHICLE USE ONLY REF 2-SD1.0
8'-0"
T.O. CMU
ALLAN ST.

GRAD PROPOS E ED
PARCEL
LINE

PER CIVIL RAISED

CONCR ETE
MEDIAN

PAIR OF ORNAMENTAL METAL

GATES, FINISHED TO MATCH
"GAUNTLET GRAY"
78'- 8"
28 14 14 13 13 12 11 22 20 11 GATE IN PROPERTY LINE SCREENING W ALL SCALE: 1/8" = 1'-0"
28 28
PROPOS 2
ED

MONUM ENT
SIGN

RESIDE NCE
12'- 4"

PROPOS ED
PARCEL
LINE
EXISTI NG 110'- LOT 5 3"
C-2 ZONING

GENER AL

COMMER ICAL

CAR CAR
66'- 7" RECESS EDTRUCKWEL L. (2) TYPE C LOADING
SPACES
LOT 5
QSR #2 - 3,000 SF
1 STORY
47'- 2" 56'- 3" 12'- 0" R-E ZONING

LOW DENSITY RESIDEN
TIAL
12'- 0" LOT 4 GROCERY - 43,050 SF
1 STORY
14 14 17 19 PROPOS ED

MONUM ENT
SIGN
5 TRASH

ENCLOS URE
5 78'- 9"
15' SETBAC K
615'-1"
03/10/
22 DAT E: CS
C
PROPOSED 8'-0" HIGH MASONRY

SCREENING WALL FROM ADJACENT RESIDENTIAL PROPERTIES
DRAWN BY: CHECK
ED
BY: WALMA RT R-2 ZONING R-3 ZONING

SCAL MEDIUM
E:

DENSITY RESIDENT IAL

UNCATEGO RIZED
RESIDE NCE PROJE CTNUMBE R:
623020
49 SHEE
T: SD1
.0

OVERALL SITE PLAN
SCALE: 1" = 40'-0"
1 REV
:
623020
49 PHASING LEGEND
COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.

PHASE 1 SITE DEVELOPMENT

PROPOSED BUILDINGS
PHASE 2 SITE DEVELOPMENT
CENTRAL AVE.

POTENTIAL EMERGENCY

VEHICLE & CONSTRUCTION

ROUTES THRU SITE

DECELERATIO DECELERATIO N LANE N LANE RELOCATED BUS STOP 12' ROW
REVISI 20' ON: SETBAC K
20' SETBACK 25' SETBACK NO. DATE

DESCRIP
TION
8 LOT 2
5 QSR
-3,000 15 SF
LOT 3
13 14 11 C- STORE
-4,088 SF
11 TOTAL PHASE 1 PARKING: 57 SPACES
4 8
6 8 8 4 4 4 4
3 9
2 9
4 3
ALLAN ST.

EMERGE NCY

VEHICLE USEONLY
20 20 10 10 9 9 18 17 11
14 TOTAL PHASE 2 PARKING: 200 SPACES
LOT 5
QSR
-3,000 SF
14 14 17 LOT 4
19 5 GROCE RY -
43,050
5 SF
TOTAL PHASE 2 PARKING: 52 SPACES
03/10/
22 DAT E: CS
C
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
623020
49 PHASING PLAN
SCALE: 1" = 40'-0"
SHEE 1 T: SD1
.1
REV
:
623020
49 SITE & PARKING DATA: C-2 ZONING

GENER AL

COMMER ICAL
C-2 ZONING

GENER AL

COMMER ICAL
COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE LOT 1 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION

NET LOT AREA
±0.11 AC
±1.19 AC

CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.

BUILDING

PARKING REQUIRED

PARKING PROVIDED
CAR WASH - 4,116 SF
4,116 / 250 = 16 SPACES
25 VACUUM
(PARKING) SPACES
12 STANDARD SPACES

8.99/10
00 PARKING RATIO FLOOR AREA RATIO
.079
7 LOT 2 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION ±0.10 AC
±1.10 AC

NET LOT AREA BUILDI NG
QSR - PARKING 3,000 SF REQUIRED

PARKING PROVIDED

PARKING RATIO
(1,529 / 200) + (1,471 / 45) = 40 SPACES 49 SPACES

16.33/1, 000
.062
9 CENTRAL AVE.

EXISTIN G

STRIPP ED
MEDIAN

FLOOR AREA RATIO
LOT 3 (C-2 GENERAL COMMERICAL ZONING): ROW DEDICATION
±0.23 AC
±1.42 AC

FUTURE BUS NET LOT SHELTER AREA

LOCATIO N BY
RTA
BUILDI NGC-STORE - 4,088 SF
4,088 / 250 = 16 SPACES
38 SPACES

PROPOS ED

MONUM ENT
SIGN

PARKING REQUIRED

PARKING PROVIDED

PARKING RATIO

9.30/10 RIGHT-TURN 00

LANE RIGHT-TURN LANE
FLOOR AREA RATIO.065 RELOCA 9 TED
BUS STOP OVERALL TOTALS: ZONING: GENERAL PLAN DESIGNATION: ROW DEDICATION GENERAL COMMERICAL (C-2) GENERAL COMMERICAL (GC) ±0.43 AC / 18,896 SF 12' ROW

NET LOT AREA
(WITHIN R.O.W.) GROSS LOT AREA

BUILDING

PARKING REQUIRED

PARKING PROVIDED

FLOOR AREA RATIO
(NET) LANDSCAPING (NET) PARKING & CIRCULATION (NET)
±3.70 AC / 161,253 SF
±4.14 AC / 180,149 SF
11,204 SF
20' SETBAC K20' SETBACK 25' SETBACK PROPOS
ED
MONUM
ENT
SIGN
REVISI
ON:
72 SPACES
121 SPACES
11,204 SF / 161,253 SF = 6.95%
37,378 SF / 161,253 SF = 23.17%
112,671 SF / 161,253 SF = 69.88%

PROPOS ED
PARCEL
LINE
NO. DATEDESCRIP 8 TION PROPOS ED

MONUM ENT
SIGN

PROPOSED MONUMENT SIGN

PROPOS ED

MONUM ENT
SIGN
16'- 6" 41'- 6" RAISED

CONCR ETE
MEDIAN

R-E ZONING

LOW DENSITY RESIDEN
TIAL
5 LOT 2 QSR #1 -3,000 SF
1 STORY
120'- 5"
11 FUELI NG

CANO PY

COMMER CIAL

OUTPARC EL
15 31'- 7" LOT 3

C- STORE
-4,088 SF
14 C-2 ZONING

GENER AL
13 11
141'- 0"
1 STORY

COMMER ICAL
46'- 6" TRASH

ENCLOS URE
12'- 9" 39'- 10"
RESIDE

CAR CAR CAR NCE
4 PROPOSED 8'-0" HIGH MASONRY

SCREENING WALL FROM ADJACENT RESIDENTIAL PROPERTIES
TRASH

ENCLOS URE

EXISTI NG
LOT 1

EXISTI NG

PARCE L
LINE

EXISTI NG
LOT 2

EXISTI NG

PARCE L
LINE

EXISTI NG
LOT 3

PROPOS ED
PARCEL
LINE

EXISTI NG

PARCE L
LINE
TRASH
ENCLOS

EXISTI URE
NG
LOT 4

GATE AT ALLAN STREET FOR
EMERGENCY VEHICLE USE ONLY REF 2-SD1.0
9 9 13
12 236'- 8" 181'- 6" 196'- 10" ALLAN ST. EXISTI NG

PARCE L
LINE
615'- 0"

RESIDE NCE
12'- 4"
C-2 ZONING

GENER AL

COMMER ICAL
C-2 ZONING

GENER AL

R-E ZONING

LOW DENSITY RESIDEN
TIAL

COMMER ICAL
03/10/
22 DAT E: CS
C
DRAWN
WALMA BY:

RT CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
623020 PHASE 1 49 SITE PLAN
SCALE: 1" = 40'-0"
1 SHEE
T: SD1
.2
REV
:
623020
49 NOTE: FLOOR PLAN IS CONCEPTUAL ONLY

AND IS SUBJECT TO CHANGE DURING
TENANT DESIGN PROCESS.

COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.
1 2 3 4 5 6 7 8
3 A4. 0
291'-4"
42'- 8" 42'- 8" 42'- 8" 42'- 8" 42'- 8"
42'- 8"35'- 4"

KNOX BOX MOUNTED PER
FIRE DEPT. REQUIREMENTS EXIT EXIT
A
B
C
D
E

VESTIB ULE
121 444 SF BREAKR OOM WOME N'S RESTR OOM

MEN'S RESTR OOM
HAL
L
107
108
106 105 407
54 SF
SF 169 SF
164 SF REVISI
NO. ON:

DATE

DESCRIP
TION

MEAT PREP COOLE R
111
384 SF RECESS
ED

TRUCKW ELL

MAIN SALES
100 29531 SF
2 A4. 0

DELI/ BAKERY PRE
P
1 109 A4.
1904 0
SF
EXIT
DAIRY COOLER 114
326 SF

MEAT & DELI COOLE R
112 FIRE RISER ROOM

BOOKKEE PING
985
103 SF
126
97 127 SF SF STOCK AREA PRODU CE / BULK PREP COOLE R
119 GROCE RY

FREEZ ER

PRODU CECOOL ER
RECEIV
ING
120
SCA N
101
4032 MANAG SF CASHI ER ER
102

JANIT OR
118
116 104 113 115
622 SF
852 SF 147 SF 628 SF 199 SF
300 102 SF SF
80 SF

DIRECT EXTERIOR ENTRY TO

FIRE RISER ROOM
4 A4. 0 11/08/
21 DAT E: KT
H
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
623020
49 SHEE
T: A1.
0 SCALE:
3/32" = 1'-0"
REV FLOOR 1 :

PLAN
623020
49 NOTE: FLOOR PLAN IS CONCEPTUAL ONLY

AND IS SUBJECT TO CHANGE DURING
TENANT DESIGN PROCESS.

COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW. 1
A4. 1

ENT RY MANAG ER

OFFIC E
REVISI
NO. ON:

DATE

DESCRIP
TION

EQUIPM ENT
ROOM
2 4
A4. 1 A4. 1 WASH BAY

RESTRO OM

VACUU M
ROOM
EXI T
05/14/
20 DAT E: KT
H
DRAWN 3 BY: CHECK
ED
BY: A4. 1 SCAL E: PROJE CTNUMBE R:
623020
49 SHEE
T: A1.
1 CARWASH FLOOR PLAN
SCALE: 1/8" = 1'-0"
1 REV
:
623020
49 NOTE: FLOOR PLAN IS CONCEPTUAL ONLY

AND IS SUBJECT TO CHANGE DURING
TENANT DESIGN PROCESS.

COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.
1 A4. 2
REVISI
NO. ON:

DATE

DESCRIP
TION

CUSTOM ER

DINING AREA

DRIVE- THRU

WINDO W
4 2
A4. 2 ORDE R
AREA
A4. 2

RESTRO OM RESTRO OM

BACK OF HOUSE

STORAGE AND

COOKING AREAS
3 A4. 2
QSR #1 FLOOR PLAN
SCALE: 1/8" = 1'-0"
1 11/08/
21 DAT E: KT
H
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
623020
49 SHEE
T: A1.
2 REV
:
623020
49 NOTE: FLOOR PLAN IS CONCEPTUAL ONLY

AND IS SUBJECT TO CHANGE DURING
TENANT DESIGN PROCESS.

COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.

REVISI
NO. ON:

DATE

DESCRIP
TION
1 DRIVE- THRU

WINDO W
A4. 3
ORDE R
AREA

BACK OF HOUSE

STORAGE AND

COOKING AREAS
4 2
A4. 3 CUSTOM ER

DINING AREA
A4. 3 RESTRO OM

RESTRO OM
3 A4. 3
QSR #2 FLOOR PLAN
SCALE: 1/8" = 1'-0"
1 11/08/
21 DAT E: KT
H
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
623020
49 SHEE
T: A1.
3 REV
:
623020
49 NOTE: FLOOR PLAN IS CONCEPTUAL ONLY

AND IS SUBJECT TO CHANGE DURING
TENANT DESIGN PROCESS.

COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.
1 A4. 4
REVISI
NO. ON:

DATE

DESCRIP
TION

RESTRO OM RESTRO OM

SALES AREA BACK OF
HOUS E
ORDE R
AREA
4 2 CHECKO UT A4. 4 A4. 4

COOLER/FR EEZER

BACK OF HOUSE
3 A4. 4

CONVENIENCE STORE FLOOR PLAN
SCALE: 1/8" = 1'-0"
1 03/10/
22 DAT E: KT
H
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
623020
49 SHEE
T: A1.
4 REV
:
623020
49 FUTURE SOLAR REQUIREMENT COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE TOTAL ROOF AREA:42,453 S.F. ON A SPECIFIC FUTURE SOLAR AREA REQUIRED = 15% SITE OF TOTAL ROOF AREA 42,453 S.F. x .15 =

CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.
6,468 S.F.
6,480 S.F.

FUTURE SOLAR AREA PROVIDED =
NOTE: ROOF PLAN IS CONCEPTUAL ONLY

AND IS SUBJECT TO CHANGE DURING
TENANT DESIGN PROCESS.
1 2 3 4 5 6 7 8
A
B
C
D
E
REVISI
NO. ON:

DATE

DESCRIP
TION
RTU
RTU

SLOPE DOWN
1/4" PER FOOT
RTU
FUTURE SOLAR READY ZONE 6,480 S.F. RTU

REFRIGERATION CONDENSING RACK
RTU
07/21/
21 DAT E: KT
H
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
623020
49 SHEE
T: A3.
0 SCALE:
3/32" = 1'-0"
REV
: ROOF 1 PLAN
623020
49 X
- MATERIAL KEY NOTES
NOTE: EXTERIOR ELEVATIONS ARE CONCEPTUAL ONLY AND ARE SUBJECT TO CHANGE DURING TENANT DESIGN PROCESS.
40'- 0" COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE A
-
E.I.F.S. (EXTERIOR
INSULATION FINISH SYSTEM) B.O.

A CANOPY
2 R
1 H H B
2 E R
1 H CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.

B
-
SPLIT FACE C.M.U. BLOCK
30'- 0" C
-

CORRUGATED METAL PANELS - HORIZONTAL

METAL CANOPIES W/ SUPPORTS
B.O. A CANOPY 1 D
-
E
-

LINE OF ROOF BEYOND D SHOWN DASHED
6 14'- 0"
F
-
ROOF DRAIN, DOWN SPOUT, AND ROOF OVERFLOW SCUPPER. PAINT TO MATCH ADJACENT SURFACE, UNLESS OTHERWISE NOTED B.O. CANOPY G
- LOCATION OF FUTURE SIGN A
1 H
- 00'- 0" ROOFTOP EQUIPMENT SHOWN DASHED BEHIND PARAPET

ALUMINUM STOREFRONT SYSTEM

AUTOMATIC SLIDING DOORS

FINISH FLOOR I REF - F CIVIL
2 P
2 L
2 N B
2 Q T.O. PAVEMEN T
J
- NORTHEAST ELEVATION
SCALE: 3/32" = 1'-0"
1 K
- KNOX BOX - CONFIRM FINAL LOCATION WITH CITY FIRE MARSHAL.

HOLLOW METAL DOOR AND FRAME

OVERHEAD DOOR AND FRAME

COMPACTOR BEYOND
L
- REVISI M ON:
- NO. DATE

DESCRIP
TION 40'- 0" T.O. PARAPET N
- B
2 H R
1 E A
1 A
2 G H B
2 H
A
2 O
- FIRE DEPARTMENT CONNECTION

GAS METER
30'- 0" T.O. PARAPET P
-
A
1 Q
- CONCRETE CURB
D
6 R
- METAL PARAPET COPING 14'- 0" S
- B.O. CANOPY
10'-0"

CHAIN LINK GATE
B.O. CANOPY -
# COLOR SCHEDULE A
3 00'- 0"
-
1 FINISH FLOOR
SW #7019 -
"GAUNTLET GRAY"
PPG #1009-4 -
"GRAY STONE"

REF CIVIL O B
2 S B
2 F
2 -
2 B
1 Q B
3 B
1 B
3 C
5 B
3 L
3 B
1 T.O. PAVEMEN T SOUTHWEST ELEVATION
SCALE: 3/32" = 1'-0"
TYP. - 2 3 SW #7006 -
"EXTRA WHITE"
- CLEAR ANODIZED ALUMINUM
4 G H
A -
2 BERRIDGE ACRYLIC COATED GALVALUME
SW #7757 - "HIGH REFLECTIVE WHITE"
40'- 0"
5 T.O. PARAPET
- R 6
1 E B
2 H E R
1 H C
5 A
1 H R
1 E C
14'- 5
B.O. 0"
CANOPY 30'-
T.O. 0"

PARAPET A
2 A
I 1
4 A
2 N 10'-
B.O. 0"

CANOPY C
B 5
2 00'-
FINISH 0"
-4'- FLOOR
0" B
1 I
4 B
1 Q I
4 A
1 A
3 J
4 I
4 K A
3 I
4 A
3 I
4 A
3 I
4 A
3 D
6 B
1 C
5 I
4 I
4 I
4 I
4 B
1 B
TRUCKW 1
ELL

NORTHWEST ELEVATION
SCALE: 3/32" = 1'-0"
3 R H
2 TYP
. F
2 E R
1 H A
1 R
1 H E H
30'- 0" A
1 T.O. PARAPET
A
2 A
1 C
5 07/21/
21 DAT E: KT
H
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
00'- 0" 623020
49 FINISH FLOOR SHEE
T: B
2 B
2 B
2 B
2 A4.
0 SOUTHEAST ELEVATION
SCALE: 3/32" = 1'-0"
4 REV
:
623020
49 X
- MATERIAL KEY NOTES J
1 COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE A
- E.I.F.S. (EXTERIOR

INSULATION FINISH SYSTEM)
STACKED C.M.U. BLOCK
TYP. CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.

J
5 C
6 J
1 B
-
C
- CORRUGATED METAL PANELS - HORIZONTAL

METAL CANOPIES W/ SUPPORTS
SINGLE SCORE C.M.U.

D
-
E
-
F
- ADHERED STONE D VENEER
5 D
5 G
- LOCATION OF FUTURE SIGN
H
- HOLLOW METAL DOOR AND FRAME

OVERHEAD DOOR AND FRAME

METAL PARAPET COPING
E
2 C
6 B
1 I
1 E
2 I
-
J
- NORTH ELEVATION
SCALE: 1/8" = 1'-0"
1 K
-
"GREEN SCREN" WALL HUNG TRELLIS PANELS
WINDOW
L

J J - REVISI
ON: 1 1
NO. DATEDESCRIP
TION TYP.

A
3 D
5 J
5 A
3 J
5 D
5 -
# COLOR

G - SCHEDULE
1 SW #7019 -
"GAUNTLET GRAY"
PPG #1009-4 -
"GRAY STONE"
SW #7006 - "EXTRA WHITE"

CLEAR ANODIZED ALUMINUM
DE #5391 -
"SUNFLOWER"
-
2 -
3 -
4 -
5 - ACRYLIC COATED GALVALUME
6 B
1 E
2 H
3 H
3 E
2 E
2 H
3 L
4 E
2 B
1 EAST ELEVATIO N
SCALE: 1/8" = 1'-0"
2 J
1 TYP. J
1 J
5 D
5 D
5 E
2 C
6 I
1 B
1 C
6 E
2 SOUTH 3 ELEVATION SCALE: 1/8" = 1'-0"
J J
1 1
TYP.

D
5 J
5 D
5 D
5 G
10/27/
21 DAT E: KT
H
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
623020
49 SHEE
T: B
1 K
5 E
2 L
4 C
6 C
6 L
4 A
3 L
4 C
6 E
2 K
5 C
6 B
1 A4.
1 W EST ELEVATION
SCALE: 1/8" = 1'-0"
4 REV
:
623020
49 X
- MATERIAL
TYP. KEY NOTES COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE A
1 B
3 H
1 A
- E.I.F.S. (EXTERIOR

INSULATION FINISH SYSTEM)
SPLIT FACE C.M.U. BLOCK

CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.

B
-
E C
- CORRUGATED METAL PANELS - HORIZONTAL

METAL CANOPIES W/ SUPPORTS

LOCATION OF FUTURE SIGN
D
-
E
-
F D - 1
D
1 ALUMINUM STOREFRONT SYSTEM

HOLLOW METAL DOOR AND FRAME

METAL PARAPET COPING
G
-
H
-
I
- A
1 D
1 F
4 C
5 OPERABLE DRIVE- THRU WINDOW

NORTH ELEVATION
SCALE: 1/8" = 1'-0"
1 -
# COLOR
- SCHEDULE
1 SW #7019 -
"GAUNTLET GRAY"
PPG #1009-4 -
"GRAY STONE"
SW #7006 - "EXTRA WHITE"
REVISI
NO. ON:

DATE

DESCRIP - TION
BEYO 2
TYP. NDC
5 -
3 H
1 -
4 CLEAR ANODIZED ALUMINUM

BERRIDGE ACRYLIC COATED GALVALUME
E
-
5 D
1 A
1 B
2 D
1 A
1 I
4 B
2 A
1 EAST ELEVATIO N
SCALE: 1/8" = 1'-0"
2 BEYO ND TYP.

C
5 H
1 D
1 D
1 B
2 G
2 A
1 SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
3 TYP.

H
1 B
3 A
1 E
C
5 D
1 10/27/
21 DAT E: KT
H
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:

F
4 D
1 A
1 B
2 623020
49 SHEE
T: A4.
2 W EST ELEVATION
SCALE: 1/8" = 1'-0"
4 REV
:
623020
49 X
- MATERIAL KEY NOTES COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE

BEYO ND
A
- TYP. C
5 E.I.F.S. (EXTERIOR

INSULATION FINISH SYSTEM)
SPLIT FACE C.M.U. BLOCK
H
1 CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.

B
-
C
-

E CORRUGATED METAL PANELS - HORIZONTAL

METAL CANOPIES W/ SUPPORTS

LOCATION OF FUTURE SIGN
D
-
E
-
F
- ALUMINUM STOREFRONT SYSTEM

HOLLOW METAL DOOR AND FRAME

METAL PARAPET COPING
D
1 G
-
H
-
I
- A
1 B
2 D
1 A
1 I
4 B
2 A
1 OPERABLE DRIVE- THRU WINDOW

NORTH ELEVATION
SCALE: 1/8" = 1'-0"
1 -
# COLOR
- SCHEDULE
1 SW #7019 -
"GAUNTLET GRAY"
PPG #1009-4 -
"GRAY STONE"
SW #7006 - "EXTRA WHITE"
REVISI
BEYO ON: ND TYP. NO. DATE

DESCRIP - TION
2 C
5 H
1 -
3 -
4 CLEAR ANODIZED ALUMINUM

BERRIDGE ACRYLIC COATED GALVALUME
-
5 D
1 D
1 B
2 G
2 A
1 EAST ELEVATIO N
SCALE: 1/8" = 1'-0"
2 TYP.

B
3 A
1 H
1 E
C
5 D
1 F
4 D
1 A
1 B
2 SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
3 TYP.

H
1 A
1 B
3 E
D
1 D
1 11/04/
21 DAT E: Auth
or
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
623020
49 A
1 D
1 F
4 C
5 SHEE
T: A4.
3 W EST ELEVATION
SCALE: 1/8" = 1'-0"
4 REV
:
623020
49 X
- MATERIAL KEY NOTES COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE A
- VINYL CHANNEL

A STRIPING
4 A
5 A
6 H
2 CONTEMPORANEOUSLY WITH

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.

B
- NICHIHA INDUSTRIAL BLOCK PANELS

NICHIHA VINTAGEWOOD PANELS

METAL CANOPIES W/ SUPPORTS

LOCATION OF FUTURE SIGN
C
-
D
- E E
-
F
- ALUMINUM STOREFRONT SYSTEM

HOLLOW METAL DOOR AND FRAME

METAL PARAPET COPING
C
2 D
4 G
-
H
-
B
1 D
7 F
3 F
3 NORTH ELEVATION
SCALE: 1/8" = 1'-0"
1 -
# COLOR SCHEDULE
REVISI
NO. ON:

DATE

DESCRIP
- TION
1 PPG #1009-4 -
"GRAY STONE"
CEDAR
H
1 H
2 -
2 -
3 DARK BRONZE
-
4 3M-3630-44
"ORANGE"
3M-3630-26
"GREEN"
3M-3630-33
"RED"
BLACK
C
2 -
5 BEYO ND -
6 D
2 -
7 B
1 C
2 EAST ELEVATIO N
SCALE: 1/8" = 1'-0"
2 H
2 H
1 C
2 BEYO ND D
4 C
2 B
1 G
1 SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
3 H
2 F
3 A
4 A
5 A
6 E
C
2 03/10/
22 DAT D E:
7 CS
C
DRAWN BY: CHECK
ED
BY: SCAL E: PROJE CTNUMBE R:
623020
F 49
3 D
4 F
3 F
3 B
1 SHEE
T: A4.
4 W EST 4 ELEVATION SCALE: 1/8" = 1'-0" REV
:
623020
49 COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE CONTEMPORANEOUSLY WITH ON A SPECIFIC SITE

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER

PROJECT IS NOT AUTHORIZED AND MAY BE
CONTRARY TO THE LAW.

0.5 0.7

0.8 1.0

1.3 1.7

2.0 2.0

2.8 3.5

3.4 2.7

1.9 1.9

1.9 2.0

2.1 2.9

3.8 3.6

3.4 3.0

3.0 2.9

3.2 3.5

3.5 3.4

3.5 3.3

3.2 3.2

3.2 3.2

3.4 3.5

3.4 3.3

3.3 2.9

2.6 2.4

2.3 2.4

2.3 2.1

2.0 2.1

2.3 2.2

2.1 2.2

2.3 2.5

2.6 2.5

2.4 2.0

0.8 1.3

1.7 1.9

2.2 2.7

2.8 2.6

2.9 3.8

3.7 2.8

2.4 2.3

2.3 2.3

2.5 2.8

3.7 3.5

3.2 3.3

3.3 3.2

3.4 3.4

3.0 2.8

2.8 2.7

2.7 2.7

2.7 2.7

2.7 2.6

2.4 2.4

2.4 1.1

1.8 2.5

2.7 3.2

3.5 3.8

3.6 3.8

4.1 4.0

3.6 3.2

3.2 3.0

3.1 3.3

3.3 3.6

3.6 3.8

3.7 3.9

3.7 3.9

3.4 2.9

2.4 2.3

2.3 2.2

2.2 2.2

2.2 2.2

2.0 1.8

1.7 1.8

0.6 1.1

1.6 1.8

2.0 2.2

2.5 2.4

2.4 2.5

2.4 2.4

2.2 2.1

1.9 1.9

2.3 2.2

2.3 2.3

2.4 2.5

2.7 2.7

2.7 1.2

1.5 2.2

2.3 2.5

2.8 3.2

3.7 3.9

1.3 1.5

2.1 2.3

2.5 3.0

3.3 3.6

3.6 3.1

2.4 2.3

2.2 2.2

1.4 1.9

2.2 2.5

2.8 3.2

3.5 3.6

3.4 3.1

2.7 2.9

2.7 2.8

1.3 1.7

2.2 2.9

3.3 3.3

3.2 3.3

3.4 3.1

2.7 2.9

3.0 3.4

3.7 3.5

3.7 4.4

4.9 5.1

5.4 5.8

6.1 5.6

5.5 5.8

5.8 5.7

5.5 5.6

5.6 5.5

5.6 5.9

5.8 5.7

5.5 4.9

4.4 4.0

4.1 4.0

3.9 3.8

3.6 3.7

3.7 3.5

3.4 3.2

3.1 3.1

3.0 3.0

3.2 3.7

4.0 2.9

2.6 3.2

2.9 2.3

1.6 1.9

2.1 2.1

2.3 3.7

4.0 3.2

2.1 1.2

1.2 1.2

1.3 1.4

1.4 1.4

1.5 1.5

1.5 1.8

2.1 2.6

3.1 3.9

3.7 3.4

2.7 2.6

3.2 4.0

4.5 4.4

4.6 4.5

4.0 3.5

3.3 3.2

3.2 3.4

3.8 4.2

4.3 4.2

4.1 3.6

5.4 4.3

3.2 2.0

0.8 4.8

4.1 3.1

1.9 0.6

3.1 3.8

3.1 1.9

0.6 2.7

2.9 2.6

1.8 0.7

2.3 2.4

2.1 1.6

0.9 0.6

0.6 0.4

0.3 0.4

0.4 0.4

0.5 0.7

1.0 1.7

2.3 2.6

3.3 3.4

3.3 2.6

2.6 3.1

3.9 4.5

4.8 5.1

5.2 5.3

5.6 6.1

6.3 6.4

6.6 6.5

6.6 6.3

6.0 5.9

5.2 4.7

2.2 2.3

2.1 1.7

1.1 1.0

1.1 0.9

0.8 0.9

1.0 1.1

1.1 1.2

1.6 2.2

2.7 2.9

3.1 3.2

3.1 2.4

2.5 2.8

3.4 3.8

4.1 4.5

5.0 5.5

6.2 7.0

7.3 7.4

7.3 6.9

6.6 6.0

5.7 5.5

5.0 4.6

2.4 2.5

2.3 1.9

1.4 1.4

1.7 1.5

1.3 1.4

1.6 1.6

1.6 1.8

2.2 2.8

3.0 3.0

3.2 3.3

3.2 2.5

2.4 2.8

3.2 3.5

3.7 4.2

4.9 5.8

6.8 7.5

7.5 7.6

7.7 7.3

6.5 5.7

5.2 5.1

4.9 4.6

2.8 3.0

3.0 2.5

1.8 1.9

2.3 2.3

2.0 2.1

2.1 2.1

2.3 2.4

3.0 3.5

3.5 3.4

3.5 3.4

3.1 2.4

2.4 2.9

3.2 3.4

3.7 4.1

4.9 5.9

7.0 7.4

7.4 7.4

7.6 7.4

6.5 5.6

5.2 5.1

4.9 4.6

3.1 3.9

3.5 2.9

2.1 2.5

3.2 3.0

2.6 2.6

2.7 2.6

2.8 3.0

3.7 4.5

4.1 3.8

3.7 3.4

3.1 2.4

2.5 2.9

3.2 3.4

3.7 4.1

4.9 5.9

7.0 7.4

7.4 7.4

7.7 7.5

6.8 6.0

5.6 5.4

5.1 4.7

4.5 4.5

4.3 4.3

4.4 4.4

4.1 4.0

3.9 3.6

3.7 3.9

4.1 2.8

4.7 4.2

3.5 2.8

2.1 2.8

3.2 5.6

4.3 3.5

2.7 1.9

2.5 3.0

3.9 4.1

3.5 2.9

2.3 2.9

3.2 3.0

3.6 3.3

3.1 2.7

3.1 3.6

2.7 2.7

2.8 2.9

2.7 3.3

3.7 2.4

2.5 2.6

2.7 2.9

3.6 3.9

2.1 1.9

1.7 1.4

1.8 2.1

2.1 2.2

2.7 3.2

2.9 2.7

2.7 2.8

2.7 2.4

2.5 2.8

3.5 3.7

3.4 3.4

3.9 4.3

4.7 5.3

6.0 6.5

5.9 5.8

6.2 6.1

5.6 5.2

5.2 5.4

5.7 6.1

6.4 6.2

6.1 6.0

5.3 4.5

3.9 1.9

2.1 2.3

2.1 2.0

2.0 2.0

2.0 2.2

2.4 2.6

2.7 2.8

3.0 3.3

3.6 4.2

5.0 5.9

6.2 5.5

5.5 6.0

6.0 5.4

4.9 4.9

5.2 5.7

6.3 6.4

5.9 5.8

5.8 5.3

4.2 3.3

2.0 2.1

2.1 1.9

1.9 2.1

2.3 2.3

2.4 2.4

2.6 2.5

2.6 2.8

3.2 3.5

4.0 4.8

5.7 5.9

5.2 5.2

5.6 5.7

5.1 4.7

4.6 5.0

5.6 6.3

6.3 5.9

5.7 5.8

5.3 4.1

3.2 2.6

2.7 2.5

2.2 2.1

2.4 2.9

3.1 3.2

3.2 3.1

2.9 2.8

3.0 3.4

3.7 4.1

4.8 5.6

5.9 5.2

5.0 5.5

5.5 4.9

4.6 4.6

4.9 5.5

6.4 6.5

6.1 6.0

6.1 5.5

4.3 3.3

3.3 3.4

3.1 2.4

2.4 2.9

3.5 4.0

4.1 4.1

3.8 3.4

3.1 3.2

3.5 3.8

4.1 4.6

5.2 5.6

5.0 4.8

5.1 4.9

4.6 4.5

4.6 4.9

5.3 6.0

6.5 6.3

6.2 6.0

5.2 4.2

3.4 4.5

3.9 3.3

2.3 2.5

3.3 4.1

4.4 4.3

4.4 4.3

3.7 3.3

3.3 3.6

3.9 4.1

4.3 4.6

4.8 4.2

4.0 4.2

4.2 4.2

4.4 4.6

4.8 5.2

5.7 6.3

6.2 6.1

5.9 4.9

4.0 3.4

4.7 4.0

3.2 2.2

2.4 3.3

4.1 4.1

4.1 4.2

4.4 3.9

3.3 3.1

3.4 3.9

4.0 4.4

4.5 4.3

3.5 3.2

3.4 3.7

3.9 4.2

4.5 4.8

5.2 5.8

6.4 6.2

6.2 5.9

5.0 4.1

3.4 4.9

4.1 3.2

2.1 2.4

3.3 4.1

4.1 4.0

4.1 4.4

3.9 3.3

3.1 3.4

3.7 3.9

4.4 4.3

4.1 3.2

2.8 3.0

3.4 3.7

4.0 4.4

4.8 5.4

6.2 6.5

6.2 6.2

6.1 5.4

4.3 3.4

4.7 4.1

3.2 2.1

2.4 3.2

4.0 4.3

4.2 4.4

4.5 3.9

3.3 3.1

3.3 3.7

3.8 4.3

4.5 4.7

3.3 2.7

2.9 3.3

3.6 3.9

4.3 4.8

5.5 6.3

6.4 5.9

5.9 6.1

5.6 4.4

3.4 4.0

3.9 3.2

2.1 2.2

2.7 3.4

3.9 3.9

4.0 4.0

3.5 3.1

3.1 3.3

3.7 3.8

4.4 4.5

5.1 3.7

2.7 2.9

3.2 3.6

3.9 4.3

4.8 5.5

6.3 6.3

5.9 5.8

6.0 5.5

4.4 3.4

3.1 3.2

2.6 1.9

1.9 2.2

2.6 3.0

3.0 3.2

3.4 3.1

2.9 3.0

3.3 3.6

3.8 4.3

4.4 4.6

3.2 2.7

2.9 3.3

3.6 3.9

4.3 4.8

5.5 6.3

6.5 6.0

6.0 6.1

5.5 4.4

3.4 2.6

2.8 2.1

1.7 1.7

1.8 2.1

2.3 2.2

2.6 3.1

2.9 2.8

3.0 3.2

3.5 3.7

4.2 4.2

4.0 3.2

2.8 3.0

3.4 3.7

4.0 4.4

4.8 5.2

5.8 6.3

6.1 6.0

5.9 5.1

4.2 3.4

2.5 2.6

2.0 1.5

1.5 1.5

1.6 1.8

1.8 2.5

3.0 3.0

2.9 2.9

3.1 3.5

3.6 4.2

4.2 4.2

3.4 3.2

3.5 3.7

3.9 4.1

4.5 4.7

5.0 5.5

6.0 5.8

5.8 5.6

4.7 4.0

3.4 2.5

2.6 2.5

2.9 2.1

2.4 2.0

2.4 2.1

2.7 2.8

2.9 2.0

2.6 2.8

3.0 3.1

3.0 3.1

3.4 3.3

3.4 3.4

3.2 2.9

2.7 2.8

2.8 3.3

3.8 4.4

4.8 4.7

4.6 4.8

4.6 4.4

4.4 4.5

4.8 5.2

5.9 6.3

6.1 6.1

6.0 5.2

4.3 3.5

2.1 2.6

2.7 2.8

2.4 2.7

2.7 2.9

2.6 2.8

2.7 2.9

2.8 2.9

3.1 3.0

3.0 3.3

3.2 3.3

3.3 3.5

3.9 3.9

4.6 4.5

3.9 3.6

3.1 2.8

3.0 3.3

3.6 4.1

4.5 4.9

5.4 6.1

6.5 6.3

6.2 6.2

5.4 4.4

3.6 3.0

3.1 2.9

2.4 3.7

3.3 2.8

1.3 4.2

3.6 2.8

1.4 4.3

3.7 3.0

1.9 4.4

4.3 3.9

3.0 3.0

2.9 2.8

2.8 3.2

3.6 3.4

3.1 3.0

3.4 4.0

3.9 4.3

4.2 3.9

3.9 4.0

3.7 3.8

4.1 4.2

4.4 4.7

5.0 5.3

5.9 6.5

6.5 6.4

6.2 5.4

4.7 4.3

4.0 4.1

4.1 3.2

3.0 3.1

3.0 3.1

3.3 3.6

3.6 3.3

3.3 3.5

3.9 4.0

4.2 4.1

4.0 4.3

4.6 4.5

4.6 4.8

4.7 4.7

4.7 4.9

5.3 5.9

6.5 6.4

6.4 6.3

5.5 4.9

4.4 4.4

4.4 4.2

3.9 3.6

3.5 3.0

3.3 3.4

3.0 2.7

2.8 3.0

3.1 3.0

3.0 3.1

3.3 3.3

3.3 3.5

3.7 4.0

3.9 4.2

4.7 5.0

4.8 4.8

5.2 5.1

4.7 4.5

4.7 5.3

6.1 6.4

6.1 6.1

6.2 5.8

4.9 4.2

4.0 3.8

3.6 3.4

3.2 3.1

2.5 2.8

3.1 3.1

3.0 3.0

3.3 3.2

2.9 2.8

2.9 3.4

3.6 3.5

3.7 3.8

3.8 3.8

4.2 4.8

4.8 4.5

4.6 5.0

5.1 4.6

4.3 4.4

5.1 5.9

6.0 5.6

5.5 5.9

5.6 4.7

4.0 3.7

3.5 3.2

3.1 2.9

2.9 2.8

2.7 2.7

2.7 2.7

2.7 2.8

2.9 2.7

2.0 2.4

2.9 3.3

3.4 3.5

3.4 2.9

2.7 2.6

2.8 3.2

3.8 4.0

4.1 3.9

3.7 3.7

4.0 4.6

4.7 4.4

4.5 4.9

4.9 4.4

4.1 4.2

4.8 5.5

5.6 5.2

5.1 5.4

5.2 4.4

3.7 3.4

3.1 2.9

2.8 2.6

2.6 2.5

2.5 2.6

2.7 2.8

2.9 2.9

3.1 3.2

2.7 2.2

1.6 2.2

2.9 3.6

4.4 4.4

1.6 2.2

2.7 3.6

5.4 5.2
16'- 6"

3.0 41'- 6" 2.8 3.0

3.1 3.3

3.2 3.3

3.4 3.5

3.4 3.3

3.5 3.6

3.7 4.1

4.0 3.8

3.8 3.6

3.3 3.4

3.5 3.8

4.2 4.6

4.8 5.1

5.7 6.2

6.1 6.0

5.8 5.0

4.1 3.5

2.8 2.7

3.1 3.1

3.3 3.0

3.2 3.3

3.1 3.2

3.4 3.3

3.1 3.0

3.2 3.2

3.7 3.8

3.9 4.2

4.2 4.1

4.1 4.0

4.1 4.3

4.6 4.8

5.1 5.6

6.1 6.0

5.9 5.7

4.9 4.1

3.4 120'- 6"3.6

2.9 2.5

2.4 2.7

3.3 4.1

5.0 4.8

4.2 3.8

3.5 3.7

4.3 4.6

4.5 4.6

4.8 4.7

4.2 3.9

4.0 4.4

5.1 5.3

5.0 5.0

5.1 4.7

3.9 3.3

2.9 2.7

2.4 2.2

2.1 2.0

2.0 2.0

2.1 2.2

2.3 2.4

2.5 2.7

2.7 2.1

1.8 3.6

2.8 2.6

2.5 2.7

3.0 4.2

6.0 5.3

4.1 3.7

3.4 3.4

3.7 4.1

4.2 4.2

4.3 4.0

3.7 3.6

3.6 3.9

4.2 4.6

4.5 4.4

4.3 3.8

3.3 2.8

2.6 2.4

2.1 1.9

1.8 1.8

1.9 1.8

1.8 1.9

2.0 2.1

2.3 2.3

2.3 1.9

1.7 REVISI
31'- ON:
4"

2.1 2.2

2.0 2.2

2.4 2.4

2.6 2.8

3.3 3.9

4.4 3.9

3.2 2.3

2.2 2.6

3.2 3.7

3.7 3.7

3.5 3.2

3.0 2.9

2.9 2.8

2.8 2.9

3.2 3.1

3.1 3.1

2.9 NO. DATEDESCRIP

1.8 TION

2.1 2.2

3.1 3.2

2.8 2.7

2.8 3.2

3.4 3.8

4.2 4.6

4.1 4.0

4.2 4.2

4.1 4.3

4.5 4.7

5.0 5.5

6.0 5.9

5.8 5.6

4.8 4.0

3.4 3.3

3.1 2.6

2.5 2.6

2.8 3.3

3.9 4.6

5.2 4.7

4.5 4.8

4.7 4.4

4.4 4.5

4.8 5.3

5.9 6.3

6.0 6.0

6.0 5.3

4.3 3.4

2.7 2.7

2.3 2.2

2.2 2.5

3.0 3.8

4.8 5.2

4.6 4.5

4.9 5.0

4.6 4.3

4.4 4.7

5.4 6.2

6.3 5.9

5.8 6.0

5.5 4.4

3.4 3.2 3.5

2.9 2.6

2.5 2.4

2.5 3.0

3.7 4.6

5.0 4.7

4.6 5.0

5.0 4.6

4.3 4.4

4.7 5.4

6.2 6.4

6.0 5.9

6.1 5.5

4.4 3.4
140'- 9" 40'- 0" 2.4

2.6 3.5

4.7 5.1

5.2 5.6

5.5 5.3

4.7 4.6

5.3 6.1

6.6 6.6

6.8 6.5

5.9 5.5

5.2 5.0

4.8 4.8

4.7 4.7

4.5 4.4

4.4 4.2

3.9 3.8

3.9 2.9

3.1 3.9

4.7 5.0

5.2 5.8

5.7 5.7

5.0 4.9

5.4 5.8

6.1 6.1

6.2 6.0

5.6 5.4

5.4 5.3

5.1 5.0

4.7 4.4

4.2 4.1

4.2 4.1

3.9 3.8

3.8 2.7

2.3 2.2

2.1 2.3

2.8 3.6

4.6 4.9

4.4 4.5

4.8 4.9

4.5 4.2

4.3 4.7

5.4 6.1

6.1 5.8

5.7 5.9

5.5 4.4

3.4 12'- 9" 46'- 3"2.3

2.5 2.6

3.3 3.9

4.2 3.5

2.8 2.0

1.8 2.1

2.5 2.7

2.7 2.7

2.7 2.5

2.4 2.4

2.4 2.3

2.3 2.3

2.3 2.3

2.2 2.3

2.3 4.6

4.5 3.9

3.7 3.4

3.2 2.5

2.5 2.9

3.3 3.6

3.9 4.3

4.9 5.7

6.7 7.4

7.5 7.6

7.8 7.6

7.2 6.6

6.2 5.9

5.3 4.8

4.5 4.4

4.3 4.5

4.7 4.9

4.6 4.5

4.2 3.8

3.7 4.0

4.2 3.0

4.4 4.3

3.9 3.7

3.5 3.2

2.5 2.6

3.1 3.7

4.2 4.5

4.9 5.2

5.5 6.1

6.8 7.0

7.1 7.3

7.3 7.2

6.7 6.3

6.2 5.7

4.9 4.3

4.1 4.2

4.5 5.0

5.0 4.7

4.7 4.6

4.0 3.6

3.8 4.2

2.9 4.4

4.9 4.3

4.4 3.9

3.6 2.9

2.9 3.5

4.4 5.1

5.4 5.7

5.7 5.5

5.7 6.0

6.0 6.1

6.5 6.8

6.7 6.2

5.9 5.9

5.6 4.7

4.0 3.8

4.7 5.0

4.6 4.7

4.2 3.9

3.3 3.3

4.2 5.2

5.7 5.9

6.2 6.3

5.9 5.6

5.4 5.2

5.3 5.8

6.4 6.5

6.0 5.8

5.8 5.5

4.6 3.8

3.6 4.9

5.1 4.7

4.9 4.7

5.0 3.8

3.7 4.6

5.6 5.8

5.9 6.3

6.6 6.2

5.6 5.2

5.0 5.0

5.5 6.2

6.5 6.2

5.9 5.8

5.4 4.5

3.9 3.6

3.8 4.2

4.8 4.8

4.4 4.5

4.4 3.9

3.5 3.7

4.0 2.7

5.0 5.2

4.9 5.1

5.1 5.6

4.5 4.1

5.0 5.9

6.0 6.1

6.3 6.7

6.3 5.6

5.1 4.9

4.9 5.3

5.7 6.1

6.0 5.8

5.6 4.9

4.3 4.0

3.8 3.8

4.1 4.4

4.6 4.5

4.5 4.1

3.6 3.5

3.8 4.1

2.8 4.9

5.3 5.1

5.4 5.4

5.5 4.4

4.4 5.3

6.3 6.6

6.4 6.8

6.8 6.3

5.6 5.2

4.9 4.8

4.9 5.1

5.3 5.3

5.1 4.9

4.5 4.1

3.9 3.9

3.9 3.8

3.9 4.1

4.0 4.0

3.6 3.2

3.3 3.9

4.3 3.1

2.4 2.9

2.3 1.6

2.9 3.4

2.7 2.0

3.3 3.7

3.1 2.4

2.6 3.4

3.7 4.0

2.9 2.8

3.6 4.5

4.7 4.6

4.9 5.1

4.7 4.0

3.7 3.6

3.7 4.1

4.7 5.1

5.0 4.8

4.9 4.5

3.7 3.3

3.1 3.1

3.4 4.0

4.4 4.3

4.2 4.2

4.0 3.5

3.4 3.5

2.3 2.3 2.3

3.1 3.5

4.0 3.0

2.9 3.8

4.7 5.0

5.0 5.3

5.7 5.3

4.8 4.6

4.5 4.6

5.2 5.8

5.9 5.4

5.3 5.4

5.1 4.3

2.4 3.2

3.3 3.3

2.8 2.8

3.5 4.5

5.1 5.2

5.6 5.6

5.3 5.2

5.2 5.2

5.4 5.8

6.3 6.4

6.0 5.8

5.8 5.4

4.6 4.7

4.4 4.0

3.4 2.9

2.6 2.8

3.2 3.6

4.1 4.5

4.9 5.6

6.5 6.6

6.2 6.1

6.3 5.8

4.6 3.6

4.5 4.1

3.7 3.3

2.8 2.6

2.8 3.2

3.7 4.1

4.5 4.9

5.7 6.5

6.5 6.1

6.0 6.2

5.8 4.6

3.6 4.1

4.0 3.6

3.3 2.9

2.6 2.8

3.3 3.7

4.1 4.5

5.0 5.7

6.5 6.7

6.2 6.1

6.3 5.8

4.6 3.7

3.6 3.9

3.5 3.4

3.1 2.9

3.1 3.5

3.8 4.2

4.6 5.0

5.5 6.2

6.7 6.5

6.4 6.3

5.5 4.5

3.7 3.2

3.6 4.4

3.4 2.9

3.7 4.5

4.6 4.7

5.0 5.3

5.0 4.4

4.0 4.0

4.1 4.6

5.4 5.5

5.1 5.0

5.1 4.8

4.0 3.4

3.2 3.2

3.6 4.3

4.5 4.2

4.1 4.3

4.2 3.7

3.5 3.6

2.4 9-30- 22
12'-

1.9 4"

1.9 1.8

1.7 22.5'x5"x5" STEEL POLE WITH

GASKETED HAND HOLE AND
DARK BRONZE FINISH.

2.1 2.2

2.5 2.8

2.7 2.7

2.9 2.8

2.9 2.9

2.8 3.1

3.0 3.2

3.2 2.9

2.6 1.7

1.9 2.5

2.8 3.0

3.0 3.0

3.1 2.9

3.1 3.0

3.3 3.2

3.3 3.3

3.0 2.8

2.2 CONNECT GROUNDING CONDUCTOR

TO GROUNDING LUG
INSIDE HANDHOLE.

ANCHOR BASE COVER STUB CONDUIT 2" ABOVE TOP OF BASE

GROUT BELOW

LEVELING BASE
2" CHAMFER

DOUBLE NUTS ON
ANCHOR BOLTS.
66'- 7"

2.2 2.3

2.3 2.3

2.2 2.2

2.2 2.0

2.0 2.0

2.0 2.2

2.8 3.4

2.5 2.7

2.7 2.7

2.6 2.6

2.7 2.9

2.8 2.7

2.7 2.5

2.6 3.1

3.7 2.6

3.2 3.0

3.0 2.9

3.0 3.3

3.7 3.8

3.7 3.6

3.2 3.1

3.4 3.6

2.5 CONCRETE BASE/RUB

EXPOSED FACES FOR
SMOOTH FINISH. PAINT COLOR AS DIRECTED

BY ARCHITECT OR

ENGINEER
47'- 2" 56'- 3"
12'- 0" 12'- 0"
(4) ANCHOR BOLTS PROVIDED AS
PART OF FIXTURE.

INSTALL BOLTS
PER FIXTURE MANUFACTURER'S BOLT PATTERN.

4.3 4.2

4.2 4.0

3.7 3.6

3.7 3.6

3.6 3.8

3.9 2.7

3.9 4.4

4.9 4.7

4.4 4.4

4.5 4.0

3.5 3.7

4.0 2.8

3.7 4.3

4.8 4.5

4.3 4.2

4.4 3.9

3.5 3.7

4.1 2.9

3.8 3.6

3.6 3.5

3.4 3.4

3.3 3.0

3.2 3.8

4.3 3.1

3.7 3.6

3.5 3.4

3.2 3.1

3.1 3.0

3.2 3.8

4.2 3.0

3.5 3.4

3.3 3.3

3.3 3.3

3.4 3.1

2.9 3.0

2.9 2.9

2.9 2.9

2.9 3.0

2.9 2.8

4.5 4.6

4.3 4.2

4.4 4.3

3.9 3.8

3.8 2.6

4.6 4.9

4.7 4.5

4.7 4.4

4.0 4.0

4.2 3.0

4.4 4.8

4.7 4.6

4.6 4.1

3.9 4.0

4.3 3.1

4.2 4.4

4.3 4.1

4.1 3.8

3.7 4.1

4.5 3.2

4.1 4.0

3.8 3.7

3.7 3.6

3.7 4.0

4.3 3.0

CONDUIT ASNOTED

ASPHALT PAVING

DEPTH PER

STRUCTU

RAL DETAIL
PER

STRUCTU
RAL
DETAIL #6 COPPER GROUND WIRE. DOUBLE LOOP
24" DIA. AT BOTTOM
OF CONC.

1.6 2.2

2.5 1.8

1.9 2.6

3.2 2.2
78'- 9" PER

STRUCTU

RAL DETAIL

1.9 2.3

WIDTH PER

STRUCTU

RAL DETAIL TYPICAL POLE BASE DETAIL
SCALE: NONE
Luminaire N Symb Schedule
ol Qt
y
15 16
4 Labe l
SA
SB
LLF
Description

0.950 DSX0 LED P2 40K BLC MVOLT

0.950 DSX1 LED P8 40K T5M MVOLT
Lum. Lumens Arr. Watts PHOTOMETRIC
BUG Rating

SITE PLAN
492
5 49 B1-
U0-G1
B5-
U0-G3
B2-
U0-G2
B3-
U0-G3
B3-
U0-G3
B3-
U0-G3
B1-
U1-G2
B1-
U1-G2
1 06/04/
21 DAT E: 2517
6 1246
0 1537
6 1549
4 1849
2 6068
414
138
138
138
163

73. 2

73. 2
SCALE: 1" = 40'-0" SC 0.950 DSX1 LED P5 40K T3M MVOLT HS

0.950 DSX1 LED P5 40K T3M MVOLT
AM
B
MB
2 DRAWN 2 SD BY:

SE
CHECK
ED
BY:
2 0.950 DSX1 LED P5
3 SF 40K T4M MVOLT
WA

0.950 DSX1 LED P6 40K T3M MVOLT

0.950 DSXW1 LED 20C 1000 40K T3M MVOLT HS

0.950 DSXW1 LED 20C 1000 40K T4M MVOLT HS
AS
NOTED
SCAL 22 E:
5 PROJE CTNUMBE R:
623020
49 WB 567
4 SHEE
T: E1.
0 Calculation Summary
Label CalcT
ype
Unit
s
Fc
Av
g
Ma
x

7. 8

7. 8
Mi
n

0. 3

1. 7
Avg/Min
Max/Min

12.87 26.00

2.52 4.59
Parking Field

GROCERY
Illumin
ance
Illumin
ance

3.8 6

4.2 9
Fc REV
:
623020
49 COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE CONTEMPORANEOUSLY WITH ON A SPECIFIC SITE

ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW.

REVISI
ON: NO. DATE

DESCRIP
TION
9-30- 22

FIXTURES TYPE 'SA', 'SB', 'SC', 'SD', 'SE' &
'SF'

FIXTURES TYPE 'WA' &
'WB' SCALE: NONE
SCALE: NONE
06/04/
21 DAT E: AM
B
MB
2 DRAWN BY: CHECK
ED
BY: SCAL E: AS

PROJE NOTED
CTNUMBE R:
623020
49 SHEE
T: E2.
0 REV
:

DETAI L "A"

TRACT MAINTENANCE PLAN FOR TENTATIVE PARCEL MAP No. 38195 PHASE 1 TRACT MAINTENANCE PLAN FOR TENTATIVE PARCEL MAP No. 38281 PHASE 2 TENTATIVE PARCEL MAP No. 38195
TENTATIVE PARCEL MAP No. 38281

CAMBERN
AVENUE

CAMBERN
AVENUE
Truck Haul Route Exhibit
Evergreen Development Inbound
Route
Outbound
Route Project Site 18650 Cambern Ave
Outbound trucks: From Property, Right Turn onto Cambern Ave., Left Turn onto Central Ave (CA-74), then Turn onto CA I-15 Freeway NB or SB Entrance Ramp. CAMBERN AVE Inbound trucks: From CA I-15 Freeway SB or NB Exit Ramps, Turn onto Central Ave. (CA-74), Right Turn onto Cambern Ave., Left Turn into Property.

Image Not To Scale
62302
049
CONCEPT PLANT SCHEDULE COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE ON A SPECIFIC SITE

DECIDUOUS STREET TREE
Platanus x acerifolia 'Bloodgood' / Bloodgood London Plane Tree 13 12

PROPOS EDMONUME NTSIGN
24" Box, M

LOCATIO N BY RTA

CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW.

CENTRAL AVE. EVERGREEN STREET TREES PARKI NG LOT SCREEN HEDGE W/

EVERGREEN PERIMETER BUFFER TREE
Pinus eldarica / Afghan Pine Tristania conferta / Brisbane Box

DECI DUOUS STREET RIGHT-TURN TREES LANE RIGHT-TURN LANE 24" Box, M
15 Gal., M

FOREGROUND SHRUBS OR GROUNDCOVERS RELOCAT ED

BUS STOP
FLOWER DECIDUOUS ACCENT TREE Cercis canadensis 'Forest Pansy' / Forest Pansy Eastern Redbud Lagerstroemia indica x fauriei `Natchez` / Natchez Crape Myrtle 62 33
36" Box, M
36" Box, M
12' ROW
PM
S

EVERGREEN PARKING LOT SHADE TREE
Acacia stenophylla / Shoestring Acacia Geijera parviflora / Australian Willow Rhus lancea / African Sumac
S CK 25' SETBACK
15 Gal., L
24" Box, L
24" Box, L

PROMONUME NTSIGN

PROPOS EDPARCEL LINE
8 EVERGREEN ACCENT THEME TREE
Eucalyptus papuana / Ghost Gum
37 24" Box, L PROPOS EDMONUME NTSIGN

LARGE EVERGREEN SCREEN HEDGE
Prunus caroliniana `Monus` TM / Bright `N Tight Carolina Laurel Cherry Tecoma stans / Yellow Bells 149
614

OPOSE DONUME NTGN
15 Gal., M
15 Gal., M
5 LOT 2 QSR #1 - 3,000 SF
1 STOR Y

FUELI NGCANO PY

PARKING LOT SCREEN HEDGE
Eleagnus x 'Quick Silver' / Quick Silver Silverberry Heteromeles arbutifolia / Toyon 5 Gal., L
5 Gal., L
5 Gal., L
Westringia fruticosa `Wynabbie Gem` / Wynabbie Gem Coast Rosemary REVISI ON: NO. DATE DESCRIP LOT 3 TION

C- STORE
-4,088 SF
VINE
S 13 12 14 11 Clytostoma callistegioides / Violet Trumpet Vine Jasminum mesnyi / Chinese Jasmine
Vitis californica `Roger`s Red` / California Wild Grape 1 Gal., M
1 Gal., M
1 Gal., L
10 1 STOR Y SHRUBS ALONG STREET FRONTAGES
Achillea millefolium `Moonshine` / Yarrow
Arbutus unedo `Compacta` / Dwarf Strawberry Tree Dianella revoluta `Little Rev` / Little Rev Flax Lily Dietes bicolor / Fortnight Lily Echium fastuosum / Pride Of Madeira Hemerocallis x 'Yellow' / Yellow Daylily
Juncus patens / California Gray Rush
Lantana x `New Gold` / New Gold Lantana
Leucophyllum frutescens `Green Cloud` TM / Green Cloud Texas Ranger Ligustrum texanum `Compacta` / Texas Privet Muhlenbergia capillaris `Pink Cloud` / Pink Muhly Rhaphiolepis indica / Indian Hawthorn 6,827 sf
3,154
1 gal, TRASH L ENCLOSU RE
5 Gal., L
1 Gal., L
5 Gal., M
5 Gal., L
1 Gal., M
1 Gal., M
1 Gal., L
5 Gal., L
5 Gal., M
5 Gal., L
5 Gal., M
1 Gal., M
1 Gal., M
1 Gal., L
1 Gal., L
1 Gal., L
1 Gal., L
5 Gal., L
3,15
4 TRASH ENCLOSU RE
CAR CAR CAR 1,774
1,136
63,85
3 63,85
3 113,5
15 4

PARKI NG LOT SHADE TREE
IN 5' TREE WELLS AND

SHRUB S
FLOWERI NG ACCENT EXISTI TREES NGLOT 1

EXISTI NGPARCE L
LINE
EXISTI NGLOT 2EXISTI NGPARCE L
LINE
EXISTI NGLOT 3PROPOS EDPARCEL LINEEXISTI NGPARCE L
LINE

TRASH ENCLOSU RE
Rosa x `Flower Carpet Red` / Rose
Rosa x `Flower Carpet White` / Rose Rosmarinus officinalis `Tuscan Blue` / Tuscan Blue Rosemary Salvia clevelandii `Winifred Gillman` / Cleveland Sage Salvia greggii `Deep Red` / Autumn Sage Salvia leucantha 'Indigo Spires' / Indigo Spires Sage Westringia fruticosa `Wynabbie Gem` / Wynabbie Gem Coast Rosemary EXISTI NGLOT 4

SHRUBS & GROUNDCOVERS AT PARKING LOTS
Acacia redolens `Desert Carpet` TM / Bank Catclaw
Achillea millefolium `Moonshine` / Yarrow
Berberis thunbergii `Crimson Pygmy` / Crimson Pygmy Barberry Cotoneaster horizontalis / Rock Cotoneaster Dianella tasmanica `Variegata` / Flax Lily Hemerocallis x 'Yellow' / Yellow Daylily Heteromeles arbutifolia / Toyon 20,418 sf
590
9,431
3,396
590
5 Gal., L
1 Gal., L
5 Gal., L
1 Gal., L
1 Gal., L
1 Gal., M
5 Gal., M
1 Gal., M
5 Gal., L
5 Gal., L

PROPOS EDPARCEL LINE

RAISED CONCRE TEMEDIAN
5,30
5 849 8" Iris germanica / German Iris Muhlenbergia capillaris `Pink Cloud` / Pink Muhly Vitex trifolia / Purple Vitex 21,21
9 339,5
04 1,327
Wilson Davis Associates
Landscape Architecture
2825 Litchfield Dr.
28 28 28 14 14 13 13 12 11 22 20 11

GROUNDCOVERS ALONG STREET FRONTAGES
Baccharis pilularis `Pigeon Point` / Pigeon Point Coyote Brush Carex tumulicola / Foothill Sedge 11,194 sf Riverside, CA 92503 Ph.(951) 353-2436

PROPOS EDMONUME NTSIGN
1 Gal., L
1 Gal., L
1 Gal., M
5 Gal., L
1 Gal., M
1 Gal., M
1 Gal., M
Helictotrichon sempervirens / Blue Oat Grass Lonicera japonica 'Halliana' / Halls Honeysuckle Flowering Vine Rosa x `Flower Carpet Red` / Red Carpet Rose Rosa x `Flower Carpet White' / White Carpet Rose Rosmarinus officinalis `Prostratus` / Dwarf Rosemary WDA PROJECT NO. 21015

PROPOS EDPARCEL LINE
EXISTI NG 11 LOT 5
CENTRAL AVE. STREET FRONTAGE
TREES REQUIRED AT 1 TREE/ 30 LF
547 LF OF LANDSCAPE FRONTAGE = 18 TREES REQUIRED
18 TREES PROVIDED
TOTAL SITE SQUARE FOOTAGE: LOT 4 GROCERY -
372,490 SF
43,050 SF 1 STORY
LANDSCAPE SQUARE FOOTAGE PROVIDED:
66,451 SF PROVIDED - 17.8%

CAR CAR
CAMBERN AVE. STREET FRONTAGE
TREES REQUIRED AT 1 TREE/ 30 LF
487 LF OF LANDSCAPE FRONTAGE = 16 TREES REQUIRED
16 TREES PROVIDED
PROJECT SITE:TOTAL LANDSCAPE AREA: TOTAL NON-IRRIGATED LANDSCAPE AREA:

TOTAL IRRIGATED LANDSCAPE AREA: 66,451 SF (55.0" Annual ETo) 66,451 SF ALL PARKING LOT AREAS VISIBLE FROM ADJOINING

PROPERTIES AND PUBLIC RIGHTS-OF-WAY (OFF SITE) SHALL BE EFFECTIVELY SCREENED WITH LANDSCAPING. SCREENING SHALL INCLUDE TREES, DENSE EVERGREEN SHRUBS, LOW WALLS, EARTH BERMS OR A COMBINATION THEREOF.
20% OF ALL TREES SHALL BE 24" BOX OR LARGER 0 SF RECESS EDTRUCKWEL L. (2) TYPE C LOADING SPACES LOT 5 QSR #2 - 3,000 SF
1 STORY
TOTAL MAWA = [(ETo) x (0.70) x (LA in Sq. Ft.) x (0.62)] + [(ETo) x (0.70) x (SLA in Sq. Ft.) x (0.62)] = GALLLONS PER YEAR FOR LA+SLA where: MAWA = Maximum Applied Water Allowance (gallons per year) ETo = Reference Evapotranpiration Appendix C (inches per year) 0.7 = Evapotranspiration Adjustment Factor (ETAF) PLANTING NOTES:

SOIL TEST

AFTER SOIL HAS BEEN SET IN PLACE & PRIOR TO ANY SOIL PREPARATION, THE CONTRACTOR SHALL FURNISH SOIL TESTS OF THE SITE FOR AGRICULTURAL FERTILITY AND TO DETERMINE PROPER SOIL AMENDMENTS. TEST ARE TO BE PERFORMED BY A MEMBER OF THE CALIFORNIA ASSOCIATION OF

AGRICULTURAL LABORATORIES USING ORGANIC FERTILIZER AND SOIL CONDITIONERS DERIVED FROM COMPOSTED HIGHER PLANT FORMS WITH COPIES SENT TO THE OWNER, CITY OF LANDSCAPE ARCHITECT & LANDSCAPE ARCHITECT, PRIOR TO INSTALLATION.

TREES WITHIN 6 FEET OF HARDSCAPE SHALL BE

INSTALLED WITH APPROVED ROOT CONTROL
BARRIER (16 FEET LENGTH TOTAL MIN. EACH TREE)

1.0 = ETAF for Special Landscaped Area LA = Landscaped Area (square feet) 0.62 = Conversion Factor (to gallons per square foot) SLA = Special Landscaped Area 14 MAWA (square feet) Calculation: 14 ETo ETA F LA or SLA (sq. ft.) Conversi on MAWA (gallons per year) ALL GROUND-MOUNTED ELECTRICAL/MECHANICAL

EQUIPMENT SHALL BE EFFECTIVELY SCREENED

WITH LANDSCAPING
17 MAWA for LA = MAWA for SLA =

55.0 55.0
x
x

0.45 1.0
x
x
66,45 1
0 x
x

0.62 0.62
=
=
1,019,6 91 19 PROPOS EDONUME NTIGN
0 Total MAWA = 1,019,691 Gallons per 5 year for LA+SLA

ALL LANDSCAPE AREAS SHOWN SHALL BE PRIVATELY
MAINTAINED.

L SOIL PREPARATIO
N
where
:

KL = Ks x Kd x Kmc THE FOLLOWING IS PROVIDED FOR BID PURPOSES ONLY AND SHALL BE MODIFIED AS NECESSARY GIVEN THE RESULTS OF THE SOILS TEST. THE CONTRACTOR SHALL BE PREPARED TO PROVIDE DELIVERY SLIPS AND EMPTY FERTILIZER BAGS ON SITE FOR VERIFICATION OF MATERIAL.

ALL LANDSCAPE AREAS BE IRRIGATED WITH

LOW VOLUME DRIP IRRIGATION,
EAWU = Estimated Applied Water Use (gallons per year) ETo = Reference Evapotranpiration Appendix C (inches per year) L K = Landscape Coefficient LA = Landscaped Area (square feet) 0.62 = Conversion Factor (to gallons per square foot) IE = Irrigation Efficiency = IME x DU

TRASH ENCLOSU RE
Ks = species factor (range = 0.1-0.9) (see WUCOLS list for values) Kd = density factor (range = 0.5-1.3) (see WUCOLS list for density value ranges) INCORPORATING A DRIPLINE DISTRIBUTION SYSTEM

AS WELL AS A DEEP ROOT BUBBLER SYSTEM
FOR TREES.

Kmc= microclimate factor (range = 0.5- 1.4) (see WUCOLS) 1. BACKFILL MIX FOR USE OF PLANTING ALL TREES, SHRUBS & VINES INCORPORATE TRI-C HUMATE @ 5-6 LBS/CU.YD OF BACKFILL MIX WUCOLS - www.owue.water.ca.gov/docs/wucol s00.pdf
IME = Irrigation Management Efficiency (90%) DU = Distribution Uniformity of Irrigation Head ALL LANDSCAPE AREAS TO RECEIVE MIN. 3" LAYER OF SHREDDED BARK MULCH.

2. PLANT TABLET FOR ALL TREES, SHRUBS, VINES AND GROUNDCOVERS:
(22-48) TRI-C MYCO TABS FOR ALL BOX SIZED TREES 24" BOX OR LARGER (2) TRI-C MYCO TABS PER 1 GALLON STOCK
5 EAWU Calculation: 2/9/2
2 DAT E:

ETo

55.0 55.0
KL 0.50
LA
924
Conversi on

0.62 IE EAWU (gallons per year)
21,006 Medium Water Using Trees
Low Water Using Shrubs
x
x
x
x
x
x
:
:

0.75=
= LANDSCAPE PLANS SHALL COMPLY WITH ALL

APPLICABLE CODES OF THE LAKE ELSINORE

MUNICIPAL CODE

0.30 65,52 7

0.62 0.81 827,58 2 WD
A
DRAWN BY:
(8) TRI-C MYCO TABS TABLETS PER 5 GALLON STOCK
(16) TRI-C MYCO TABS PER 15 GALLON STOCK
CHECK
ED
BY:
(1) TRI-C MYCO TABS FOR EACH Total EAWU = 66,45 GROUNDCOVER HOLE 1 848,588 Gallons LARGE EVERGREEN SCREEN per year HEDGE
INSTALL TRI-C MYCO TABLETS PER MFG. RECOMMENDATIONS
SCAL
AVAILABLE E:

THROUGH:

TRI-C ORGANICS 1- 800-927-3311
PROJE CTNUMBE R:
62302
TOP 049 DRESSING SHEE
T:

ALL SHRUBS AND GROUNDCOVER AREAS ARE TO BE TOP DRESSED WITH 3" THICK LAYER OF DECOMPOSED GRANITE AND/OR 3/4" DECORATIVE ROCK UNLESS OTHERWISE SPECIFIED.
15' S
615'- 1"
L1
.0
0 30 60 90 120
feet
REV
1" =
:
30'
62302
049
CONCEPT PLANT SCHEDULE COPYRIGHT NOTICE: THIS DRAWING WAS PREPARED FOR USE DECIDUOUS STREET TREE ON A SPECIFIC SITE Platanus x acerifolia 'Bloodgood' / Bloodgood London Plane Tree 10 3
CENTRAL AVE.

CONTEMPORANEOUSLY WITH ITS ISSUE DATE AND IT IS NOT SUITABLE FOR USE ON A DIFFERENT PROJECT SITE OR AT A LATER TIME. USE OF THIS DRAWING FOR

REFERENCE OR EXAMPLE ON ANOTHER

PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THIS DRAWING FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED AND MAY BE CONTRARY TO THE LAW.

MONUMENT SIGN

RIGHT-TURN LANE
RTA

PARKI NG LOT SCREEN HEDGE W/

EVERGREEN STREET TREES
24" Box, M

RIGHT-TURN LANE DECI DUOUS STREET TREES FOREGROUND SHRUBS OR GROUNDCOVERS

EVERGREEN PERIMETER BUFFER TREE
Pinus eldarica / Afghan Pine Tristania conferta / Brisbane Box

RELOCAT ED

BUS STOP
24" Box, M
15 Gal., M
FLOWER DECIDUOUS ACCENT TREE Cercis canadensis 'Forest Pansy' / Forest Pansy Eastern Redbud Lagerstroemia indica x fauriei `Natchez` / Natchez Crape Myrtle 33 6
36" Box, M
36" Box, M
25' SETBACK PRO MO
N
SIG
N

EVERGREEN PARKING LOT SHADE TREE
Acacia stenophylla / Shoestring Acacia Geijera parviflora / Australian Willow Rhus lancea / African Sumac

PROPOS EDPARCEL LINE
15 Gal., L
24" Box, L
24" Box, L
8 POSE D
UMEN T
PARKI NG LOT SHADE TREE PROPOS IN 5' TREE WELLS ED AND
SHRUBS

MONUME NTSIGN

EVERGREEN ACCENT THEME TREE
Eucalyptus papuana / Ghost Gum
19 EDCRET E
IAN
24" 5 Box, L L LARGE EVERGREEN SCREEN HEDGE
32 Prunus caroliniana `Monus` TM / Bright `N Tight Carolina Laurel Cherry Tecoma stans / Yellow Bells15 Gal., M 15 Gal., M
REVISI
LOT 3 ON:

C- STORE
-4,088 SF
NO. DATEDESCRIP PARKING LOT SCREEN TION
HEDGE
Eleagnus x 'Quick Silver' / Quick Silver Silverberry Heteromeles arbutifolia / Toyon 14 11 441
5 Gal., L
5 Gal., L
5 Gal., L
13 1 STOR Y
Westringia fruticosa `Wynabbie Gem` / Wynabbie Gem Coast Rosemary VINE
S
11 Clytostoma callistegioides / Violet Trumpet Vine
Jasminum mesnyi / Chinese Jasmine Vitis californica `Roger`s Red` / California Wild Grape 1 Gal., M
1 Gal., M
1 Gal., 4 SHRUBS ALONG L

STREET FRONTAGES
Achillea millefolium
`Moonshine` / Yarrow
5,812 sf
2,685
1 gal, Arbutus unedo `Compacta` / L
Dwarf Strawberry Tree Dianella revoluta `Little Rev` / Little Rev Flax Lily Dietes bicolor / Fortnight Lily Echium fastuosum / Pride Of Madeira Hemerocallis x 'Yellow' / Yellow Daylily 5 Gal., L
1 Gal., L
5 Gal., M
5 Gal., L
1 Gal., M
1 Gal., M
1 Gal., L
5 Gal., L
5 Gal., M
5 Gal., L
5 Gal., M
1 Gal., M
1 Gal., M
1 Gal., L
1 Gal., L
1 Gal., L
1 Gal., L
5 Gal., L
2,68
5 EXISTI NGLOT 1

EXISTI NGPARCE L
LINE
EXISTI NGLOT 2

EXISTI NGPARCE L
LINE
EXISTI NGLOT 3

PROPOS EDPARCEL LINEEXISTI NGPARCE L
LINE

TRASH ENCLOSU RE
FLOWERI NG ACCENT TREES EXISTI NGLOT 4
Juncus patens / California Gray Rush1,511
967
54,36
1 54,36
1 96,64
2 Lantana x `New Gold` / New Gold Lantana
Leucophyllum frutescens `Green Cloud` TM / Green Cloud Texas Ranger Ligustrum texanum `Compacta` / Texas Privet Muhlenbergia capillaris `Pink Cloud` / Pink Muhly Rhaphiolepis indica / Indian Hawthorn 12 196'- 10"
Rosa x `Flower Carpet Red` / Rose Rosa x `Flower Carpet White` / Rose EXISTI NGPARCE L LINE
615'- 0"
Rosmarinus officinalis `Tuscan Blue` / Tuscan Blue Rosemary Salvia clevelandii `Winifred Gillman` / Cleveland Sage Salvia greggii `Deep Red` / Autumn Sage Salvia leucantha 'Indigo Spires' / Indigo Spires Sage Westringia fruticosa `Wynabbie Gem` / Wynabbie Gem Coast Rosemary EVERGREEN SCREEN HEDGE Wilson Davis Associates
Landscape Architecture
2825 Litchfield Dr.

Riverside, CA 92503 Ph.(951) 353- 2436

SHRUBS & GROUNDCOVERS AT PARKING LOTS
Acacia redolens `Desert Carpet` TM / Bank Catclaw
Achillea millefolium `Moonshine` / Yarrow
Berberis thunbergii `Crimson Pygmy` / Crimson Pygmy Barberry Cotoneaster horizontalis / Rock Cotoneaster Dianella tasmanica `Variegata` / Flax Lily Hemerocallis x 'Yellow' / Yellow Daylily Heteromeles arbutifolia / Toyon 15,153 sf
438
7,000
2,520
438
5 Gal., L
1 Gal., L
5 Gal., L
1 Gal., L
1 Gal., L
1 Gal., M
5 Gal., M
1 Gal., M
5 Gal., L
5 Gal., L
3,93
7 WDA PROJECT NO. 21015 630
Iris germanica / German Iris Muhlenbergia capillaris `Pink Cloud` / Pink Muhly Vitex trifolia / Purple Vitex15,74 8 251,9
66 985

GROUNDCOVERS ALONG STREET FRONTAGES
Baccharis pilularis `Pigeon Point` / Pigeon Point Coyote Brush Carex tumulicola / Foothill Sedge 10,713 sf 1 Gal., L
1 Gal., L
1 Gal., M
5 Gal., L
1 Gal., M
1 Gal., M
1 Gal., M
TOTAL SITE SQUARE FOOTAGE:
167,622 SF
CENTRAL AVE. STREET FRONTAGE
TREES REQUIRED AT 1 TREE/ 30 LF
547 LF OF LANDSCAPE FRONTAGE = 18 TREES REQUIRED
19 TREES PROVIDED
Helictotrichon sempervirens
/ Blue Oat Grass Lonicera japonica 'Halliana' / Halls Honeysuckle Flowering Vine Rosa x `Flower Carpet Red` / Red Carpet Rose Rosa x `Flower Carpet White' / White Carpet Rose Rosmarinus officinalis `Prostratus` / Dwarf Rosemary C-2 ZONING GENERA LCOMMERI CAL
LANDSCAPE SQUARE FOOTAGE PROVIDED:

CAMBERN AVE. STREET FRONTAGE 45,189 SF PROVIDED - 26.9% TREES REQUIRED AT 1 TREE/ 30 LF
209 LF OF LANDSCAPE FRONTAGE = 7 TREES REQUIRED
7 TREES PROVIDED
20% OF ALL TREES SHALL BE 24" BOX OR LARGER
POINT OF CONNECTION #1
PROJECTSITE: PHASE1TOTALLANDSCAPEAREA: TOTALNON- IRRIGATEDLANDSCAPEAREA:
45,189SF
0 SF ALL PARKING LOT AREAS VISIBLE FROM ADJOINING

PROPERTIES AND PUBLIC RIGHTS-OF-WAY (OFF SITE) SHALL BE EFFECTIVELY SCREENED WITH LANDSCAPING. SCREENING SHALL INCLUDE TREES, DENSE EVERGREEN SHRUBS, LOW WALLS, EARTH BERMS OR A COMBINATION THEREOF.

TOTAL IRRIGATED LANDSCAPE AREA: 45,189 SF (55.0" Annual ETo) L PLANTING NOTES:

SOIL TEST
MAXIMUMAPPLIEDWATERALLOWANCE(MA WA) TOTAL MAWA = [(ETo) x (0.70) x (LAin Sq. Ft.) x (0.62)] + [(ETo) x (0.70) x (SLAin Sq. Ft.) x (0.62)] = GALLLONSPERYEARFORLA+SLA where: AFTER SOIL HAS BEEN SET IN PLACE & PRIOR TO ANY SOIL PREPARATION, THE CONTRACTOR SHALL FURNISH SOIL TESTS OF THE SITE FOR AGRICULTURAL FERTILITY AND TO DETERMINE PROPER SOIL AMENDMENTS. TEST ARE TO BE PERFORMED BY A MEMBER OF THE CALIFORNIA ASSOCIATION OF

AGRICULTURAL LABORATORIES USING ORGANIC FERTILIZER AND SOIL CONDITIONERS DERIVED FROM COMPOSTED HIGHER PLANT FORMS WITH COPIES SENT TO THE OWNER, CITY OF LANDSCAPE ARCHITECT & LANDSCAPE ARCHITECT, PRIOR TO INSTALLATION.

MAWA = MaximumApplied Water Allowance (gallons per year) ETo=ReferenceEvapotranpirationAppendixC(inches peryear) 0.7=EvapotranspirationAdjustmentFactor(ETAF) 1.0 = ETAF for Special Landscaped Area LA=LandscapedArea(squarefeet) TREES WITHIN 6 FEET OF HARDSCAPE SHALL BE

INSTALLED WITH APPROVED ROOT CONTROL
BARRIER (16 FEET LENGTH TOTAL MIN. EACH TREE)

0.62=ConversionFactor(togallonspersqua refoot) SLA=SpecialLandscapedArea(squarefeet MAWACalculation: ) ETo ETAF LAor SLA(sq. ft.) Conversion MAWA (gallons per year) ALL GROUND-MOUNTED ELECTRICAL/MECHANICAL

EQUIPMENT SHALL BE EFFECTIVELY SCREENED

WITH LANDSCAPING

SOIL PREPARATIO
N
MAWAfor LA= MAWA for SLA =55.0

55.0 0.45

1.0 45,189
0 0.62

0.62 693,425
0 THE FOLLOWING IS PROVIDED FOR BID PURPOSES ONLY AND SHALL BE MODIFIED AS NECESSARY GIVEN THE RESULTS OF THE SOILS TEST. THE CONTRACTOR SHALL BE PREPARED TO PROVIDE DELIVERY SLIPS AND EMPTY FERTILIZER BAGS ON SITE FOR VERIFICATION OF MATERIAL.

Total MAWA =
693,425 Gallons per year for LA+SLA

ALL LANDSCAPE AREAS SHOWN SHALL BE PRIVATELY
MAINTAINED.

1. BACKFILL MIX FOR USE OF PLANTING ALL TREES, SHRUBS & VINES INCORPORATE TRI-C HUMATE @ 5-6 LBS/CU.YD OF BACKFILL MIX where: KL=K xsK x Kd mc ALL LANDSCAPE AREAS BE IRRIGATED WITH

LOW VOLUME DRIP IRRIGATION,
EAWU= Estimated Applied Water Use (gallons per year) ETo=ReferenceEvapotranpirationAppendixC(inches peryear) K =LLandscapeCoefficient LA=LandscapedArea(squarefeet) 0.62=ConversionFactor(togallonspersquarefoot) IE=IrrigationEfficiency=IMExDU K = species factor (range = 0.1-0.9) (see WUCOLS list for values) K = density factor (range = 0.5-1.3) (see WUCOLS list for density valueranges) K = microclimate factor (range = 0.5-1.4) (see WUCOLS)

2. PLANT TABLET FOR ALL TREES, SHRUBS, VINES AND GROUNDCOVERS:
(22-48) TRI-C MYCO TABS FOR ALL BOX SIZED TREES 24" BOX OR LARGER (2) TRI-C MYCO TABS PER 1 GALLON STOCK

INCORPORATING A DRIPLINE DISTRIBUTION SYSTEM

AS WELL AS A DEEP ROOT BUBBLER SYSTEM
FOR TREES.

DAT E: 2/9/2
WUCOLS- 2 www.owue.water.ca.gov/docs/wucols00.pdf WD
A
DRAWN BY:

IME = Irrigation Management Efficiency (90%) DU=DistributionUniformityofIrrigationH ead (8) TRI-C MYCO TABS TABLETS PER 5 GALLON STOCK
(16) TRI-C MYCO TABS PER 15 GALLON STOCK
(1) TRI-C MYCO TABS FOR EACH GROUNDCOVER HOLE
ALL LANDSCAPE AREAS TO RECEIVE MIN. 3" LAYER OF
SHREDDED BARK MULCH.

CHECK
ED
BY:

EAWUCalculation: ETo K

0.50 LA
595
Conversion

0.62 IE

0.75 EAWU (gallons per year)
13,526 MediumWater Using Trees
Low Water Using Shrubs

55.0 55.0 LANDSCAPE PLANS SHALL COMPLY WITH ALL

APPLICABLE CODES OF THE LAKE ELSINORE

MUNICIPAL CODE
INSTALL TRI-C MYCO TABLETS PER MFG. RECOMMENDATIONS
SCAL E: 0.30 44,595 0.62 0.81 563,218 AVAILABLE THROUGH:

TRI-C ORGANICS 1- 800-927-3311
PROJE CTNUMBE R:
62302
TOP 049 DRESSING Total EAWU= 45,189 576,744 Gallons per year SHEE T:

ALL SHRUBS AND GROUNDCOVER AREAS ARE TO BE TOP DRESSED WITH 3" THICK LAYER OF DECOMPOSED GRANITE AND/OR 3/4" DECORATIVE ROCK UNLESS OTHERWISE SPECIFIED. L1
.0
0 30 60 90 120
feet
REV
1" =
:
30'
DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing.

August 18, 2021
LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 1 Revision 8:

March 15, 2022
Issued
Lake Elsinore, CA - SEC of Central Ave & Cambern Ave
August 18, 2021
DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing.

August 18, 2021
LAKE ELSINORE, CA - Southeast Corner of Central Ave & Cambern Ave 2 Revision 8:

March 15, 2022
Owner:

Architect
Civil Engineer
Electrical Engineer
Landscape Architect
Project Directory
Denition of Terms 3
Required Signs 3
Prohibited Signs 3
Temporary Signs 3
Sign Types 4
Maximum Sign Areas 4
Maximum Sign Heights 5
Required Letter Styles 5
Required Sign Colors 5
Maximum Quantity of Specic Signs 5
Required Illumination 5
Required Sign Shapes 5
Required Sign Materials 5
Required Sign Allocations 6
Accommodation for Future Revisions 6
Sign Change Requirements 6
Explanation of Common Design 6
Explanation of Sign Enhancement 6
Wall Mounted Sign Elevations/Details 7
Building Elevations 8
Material List 9
Center Identification Sign 10
Business Identication Sig 11
Table of Contents
Site Plan 12
Evergreen Devco, INC.
2390 E. Camelback Rd, Suite 410
Phoenix, AZ 85016
PHONE: (602) 808-8600
ATTENTION: Jon Prystasz
BRR Architecture, INC.
8131 Metcalf Avenue, Suite 300
Overland Park, Kansas 66204
PHONE: (913) 262-9095
FAX: (913) 262-9094
ATTENTION: Shad Vermeesch
EMAIL: [email protected]
DRC Engineering, INC.
160 S. Old Springs Rd., Suite 210
Anaheim Hills, CA 92808
PHONE: (714) 685-6860
ATTENTION: Chris McKee
EMAIL: [email protected]
Kraemer Consulting Engineers
2050 W. Whispering Wind Dr., Suite 158
Phoenix, AZ 85085
PHONE: (602) 285-1669
ATTENTION: Mark Bentley II
EMAIL: [email protected]
Wilson Davis Associates
2825 Litchfield Dr.

Riverside, CA 92503
PHONE: (915) 353-2436
ATTENTION: Tim Davis
EMAIL: [email protected]
DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, materials or nal design detailing.