REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Shannon Buckley, Assistant City Manager
Date: October 8, 2024
Subject: Approve the Side Letter to the 2021-2026 Memorandum of Understanding (MOU) with LIUNA Local 777 (LIUNA)
Recommendation
Authorize the City Manager to Execute the Side Letter to the MOU with LIUNA Local 777 Amending the Changes of Benefits for Union-Represented and Non-Represented Employees for the Period of October 8, 2024, to June 30, 2026.
Background
On August 24, 2021, the City Council and the employees represented by LIUNA Local 777 (LIUNA) adopted a Memorandum of Understanding (MOU) from July 1, 2021 to June 30, 2026.
In light of inflation and a challenging hiring environment, the City is providing an adjustment to employee benefits to improve recruitment and retention. The City is explicitly experiencing recruitment challenges due to other agencies directly competing with the City for talent and offering employee benefit packages that have outpaced those offered by the City back on August 24, 2021.
The City Council discussed the details associated with the MOU and provided final direction to staff in Closed Session on August 13, 2024.
Discussion
In a recent survey, 70% of employers cited staffing issues as the number one challenge currently facing their organization. It is not just government agencies; all economic sectors and industries across each sector are experiencing personnel problems due to the “Great Resignation” and other factors. Cities, including the City of Lake Elsinore, and other government agencies are not immune from these impacts and are experiencing staffing challenges.
LIUNA Side Letter
As such, the City Council is adjusting benefits to help with succession planning, stem the tide of job transfers outside the organization, and help promote the long-term sustainability of the City’s trained workforce.
Highlights
1. Medical, Dental, Vision, & Life Insurance
The City has established a voluntary Section 125 Plan under the regulations of the Internal Revenue Service. The City shall provide each employee with a Cafeteria Contribution amount per month beginning December 1, 2024. An employee shall be covered under mandatory benefits as outlined in the contract between the City and the carrier(s). The employee can then apply the remainder of the Cafeteria Contribution to optional benefits provided by the City, including health insurance premiums, dental insurance premiums, vision insurance premiums, additional life insurance premiums, flexible spending accounts, and other supplemental insurance premiums. A monthly benefit is available if an employee waives coverage that meets guidelines.
Monthly cafeteria contribution amounts will be as follows:
• Effective December 1, 2024 - $2,900 per month
• Effective December 1, 2025 - $2,900 per month
Monthly opt-out arrangement (waiver of coverage) will be as follows:
• Effective January 1, 2025 - $500 per month
• Effective January 1, 2026 - $500 per month
Fiscal Impact
The City’s benefit cost for the next year for the Side Letter changes is estimated to be an increase of $304,320.
Attachments
Attachment 1 - 10/3/2024 Side Letter
Attachment 2 – 2021-2026 MOU 07-01-2021
City Manager’s Office
SIDE LETTER TO
2021-2026 MEMORANDUM OF UNDERSTANDING
BETWEEN
CITY OF LAKE ELSINORE AND LIUNA UNION LOCAL 777
This side letter of agreement (“Agreement”) memorializes an agreement entered into between the City of Lake Elsinore (“City”) and LIUNA Union Local 777 (“Union”) (collectively “Parties”) with respect to the following:
WHEREAS, the Parties entered into a Memorandum of Understanding with a term of July 1, 2021 to June 30, 2026 (“2021-2026 MOU”); and
WHEREAS, the Parties agreed to a limited re-opener centered around the Cafeteria Plan for the 2021-2026 MOU, and
WHEREAS, the Parties have met and conferred in good faith pursuant to the Meyers-MiliasBrown Act and have completed the meet and confer process; NOW THEREFORE, the Parties have agreed to the following:
1. Effective December 1, 2024, the Cafeteria Plan allowance will increase to $2,900.00 per month.
2. Effective January 1, 2025, the opt-out arrangement will increase to $500 per month for those employees that choose not to participate in the the City’s Cafeteria Plan (as long as requirements are met).
This Agreement is subject to final approval by the City Council of the City of Lake Elsinore.
Date of agreement:
ON BEHALF OF THE CITY OF LAKE ELSINORE
Dated:_____________________
APPROVED AS TO LEGAL FORM
Dated:_____________________
ON BEHALF OF LIUNA, LOCAL 777
Dated:_____________________
and
Dated:_____________________
Jason Simpson, City Manager
Nate J. Kowalski, AALRR
City Labor Relations Counsel
Hector Gonzales, LIUNA 777
Lake Elsinore Chapter President
Jaime Gonzalez, LIUNA 777
Labor Relations Representative
9) Lake Elsinore Carwash Market Analysis and Findings
Receive and File the Lake Elsinore Carwash Market Analysis Report and Adopt the Report’s Findings that the City of Lake Elsinore is oversaturated with carwash businesses.
REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Damaris Abraham, Community Development Director Date: October 8, 2024
Subject: Lake Elsinore Carwash Market Analysis and Findings Recommendation
Receive and File the Lake Elsinore Carwash Market Analysis Report and Adopt the Report’s Findings that the City of Lake Elsinore is oversaturated with carwash businesses.
Background
At the May 14, 2024 City Council meeting, Council Member Magee requested that staff prepare a carwash saturation study detailing the number and the location of existing operating carwashes, approved carwashes that are yet to be constructed (including their status), and any proposed applications or pre-applications that are in process. The purpose of the requested study is to give City staff and the City Council a tool when reviewing entitlement applications for carwashes. The City staff contracted with The Natelson Dale Group, Inc. (TNDG) to better understand the current market and short and long-term demands.
Discussion
Findings from the analysis provides a citywide framework for anticipating the need for new carwash businesses over the next 11 years (through 2035). The analysis considers the existing inventory of carwashes in Lake Elsinore and the larger South Riverside County (SRC) market area for comparison, and also quantified carwash projects currently planned/approved, or under construction in the market area. Tables 1 and 2 below depict existing and known carwashes within Lake Elsinore and the SRC region.
Lake Elsinore Carwash Market Analysis and Findings
Table 1: Carwashes within Lake Elsinore and surrounding region Table 2: Existing and known planned carwashes by type within Lake Elsinore and SRC region Lake Elsinore Carwash Market Analysis and Findings
As of 2024, the City has 9 existing and 9 potential (under construction, entitled, or application in process) carwash businesses. Based on the population and future population demand analysis, the Report finds a total demand for 12 carwashes in 2030 and 13 carwashes in 2035. Based on the demand analysis and assuming the potential businesses are built, the Report finds that the City is oversaturated by 6 carwashes through 2030 and by 5 carwashes through 2035.
Table 3: Estimates of current and future carwash demand In addition to the carwash supply/demand analysis, the analysis also evaluated potential demand for new convenience markets/gas stations through 2035, finding these uses are also oversupplied in the City.
Fiscal Impact
No direct additional fiscal impact.
Attachments
Attachment 1 – TNDG Carwash Market Analysis dated 09.13.2024 Attachment 2 – Lake Elsinore and Surrounding Cities Car Wash Analysis Attachment 3 – Listing of Carwash Facilities by Application Status - August 30, 2024 Community Development
LAKE ELSINORE CARWASH MARKET ANALYSIS
Prepared for:
City of Lake Elsinore
September 13, 2024
PREPARED BY:
THE NATELSON DALE GROUP, INC.
YORBA LINDA, CA • www.natelsondale.com
O: 714.692.9596 • F: 714.692.9597
Table of Contents
1. Introduction............................................................................................................................................1
2. Executive Summary ................................................................................................................................2 Carwash demand....................................................................................................................................2 Convenience market (gas station) demand............................................................................................3
3. Carwash Analysis, Data, and Findings.....................................................................................................5 In-commuting workers .........................................................................................................................13 Vehicles per household ........................................................................................................................13 Trends in higher-density housing .........................................................................................................14 The U.S. carwash industry ....................................................................................................................16
4. Convenience Market Analysis, Data, and Findings...............................................................................17 Photo Credits: Zulfahmi Khani on Unsplash
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
1 1. Introduction
This report evaluates potential market demand for the development of new carwash facilities in the City of Lake Elsinore. The analysis is not intended to assess the feasibility of specific proposed project(s), but provides a citywide framework for anticipating the need for new carwash businesses over the next 11 years (through 2035).
The analysis considers the existing inventory of carwashes in Lake Elsinore and the larger South Riverside County (SRC) market area. The study also quantifies carwash projects that are currently planned or under construction in the market area. Existing carwashes were generally identified by aerial photography and other databases, and planned carwashes by reviewing development data maintained by the various municipalities in the evaluated SRC market area.
By evaluating the existing and potential concentrations of carwash facilities in the larger market area (with these concentrations expressed in terms of the number of households per carwash), the study establishes a “standard” demand factor that is applied to the number of households in Lake Elsinore (in order to quantify potential market support for new carwash facilities in the City, now and in the future).
In addition to the carwash supply/demand analysis, the report also evaluates potential demand for new convenience markets in the City through 2035. For forecasting purposes, it is assumed that all new convenience markets would be associated with gas stations.
The remainder of the report is organized in the following chapters:
• Chapter 2 provides an Executive Summary of the study’s major findings regarding future demand for carwashes and convenience markets in Lake Elsinore;
• Chapter 3 provides the detailed analysis of carwash supply/demand conditions; and • Chapter 4 provides the detailed analysis of convenience market supply/demand conditions.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
2 2. Executive Summary
Carwash demand
Based on the demand analysis described below, TNDG estimates that Lake Elsinore is currently under supplied by 2 carwashes (compared to benchmarks derived for the larger South Riverside County market area). That is, as of 2024 Lake Elsinore could support 2 new carwashes over and above the existing inventory.
Demand for new carwashes is projected to grow (on a cumulative basis) to 3 carwashes by 2030 and 4 carwashes by 2035. There are currently 9 potential (planned or under construction) carwash projects in Lake Elsinore. If all of these projects were built by 2035 (which is unlikely based on projected demand), the City would be overbuilt by 5 carwashes in 2035.
Each of the geographic areas referenced in this report (i.e., the City of Lake Elsinore and the larger SRC market area) has strong growth expectations, according to the Southern California Association of Governments (SCAG), for both households and employment. The household growth rate in Lake Elsinore, however, is higher than the corresponding rates for the overall SRC region. According to these projections, Lake Elsinore would have over 4,000 additional households and 3,000 additional workers by 2035 (of which about 2,500 would be incommuters assuming current patterns hold).
Using the common market-demand indicator of households-per-carwash, Lake Elsinore – in comparison to the SRC region – currently has a slightly higher ratio of households to carwashes (i.e., fewer carwashes per household than the overall region). Given the number of planned carwashes identified as pending within the two areas, along with the projected growth of households, the ratios of households to carwashes within Lake Elsinore would be less than the SRC region by 2030. These conditions are summarized in the following two tables, which show 1) projected household and carwash growth in Lake Elsinore and the SRC region, and 2) demand for carwashes based on this growth and the ratios of households to carwashes by 2030 (on the assumption that planned units are operational by that time).
ESTIMATES OF CURRENT AND FUTURE CARWASHES WITH SCAG HOUSEHOLD AND EMPLOYMENT PROJECTIONS
WITHIN LAKE ELSINORE AND SRC REGION
Variable Lake Elsinore SRC Region
Carwashes by Area
Existing carwashes 9 83
Planned/under-construction Carwashes 9 27
Total existing plus planned/under construction 18 110
Households
Households 2024 21,586 198,019
Households per carwash (as of 2024) 2,398 2,386
Households 2030 23,993 216,914
Households per carwash (By 2030), with supply equal to currently known existing carwashes plus those planned/under construction 1,333 1,972 Source: TNDG.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
3 ESTIMATES OF CURRENT AND FUTURE CARWASH DEMAND
Year Demand for TOTAL carwashes, applying regional ratio of households per carwash as of 2030, compared to supply
Lake
Elsinore
SRC
Region
2024 Total demand as of 2024 10.9 100.4
Less number of carwashes, 2024 (9.0) (83.0)
Net demand shortfall 1.9 17.4
2030 Total demand as of 2030 12.2 110.0
Less carwash supply under the assumption that 2030 supply is equal to currently known existing plus planned/under constr. (18.0) (110.0) Net demand shortfall -5.8 0.0
2035 Total demand as of 2035 13.2 118.0
Additional new-carwash capacity beyond 2030 assumed supply (4.8) 8.0 Source: TNDG.
Convenience market (gas station) demand
Compared to regional (south Riverside County) benchmarks, Lake Elsinore currently is currently “oversupplied” with gas stations/convenience markets. Based on the regional standard of approximately one gas station/convenience market per 1,800 households, Lake Elsinore’s resident “need” is estimated at approximately 12 gas stations/convenience markets. The actual number of existing gas stations/convenience markets is 16, suggesting that the City has 4 more gas stations/convenience markets than it should theoretically be able to support. Despite this theoretical “oversupply,” data from the California Department of Tax and Fee Administration indicate that the City’s existing gas stations are performing strongly (average annual taxable sales in 2023 of $7.6 million per station, compared to the countywide average of $7.0 million per station).
Given the strong sales performance of the City’s existing facilities, it is appropriate to consider a demand standard for Lake Elsinore that is more aggressive than the regional benchmark, reflecting the fact that visitors generate significant demand for convenience stores and gas stations, beyond what would be required for the City’s resident population. As such, an alternative demand forecast is provided which assumes that the City’s current households-per-facility ratio represents market equilibrium for Lake Elsinore (even though it would suggest oversaturation based on regional standards). Moreover, to account for the potential growth of visitor spending, TNDG has applied a 50% increase to the future demand projections.
Under this alternative forecast, Lake Elsinore could support approximately 5 new convenience markets (over and above the existing inventory) by 2035. In comparison, there are currently 7 planned convenience market (gas station) projects in the City, suggesting that the number of planned projects exceeds foreseeable demand.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
4 ESTIMATES OF CURRENT AND FUTURE CONVENIENCE MARKETS WITH SCAG HOUSEHOLD AND EMPLOYMENT PROJECTIONS
WITHIN LAKE ELSINORE AND SRC REGION (CONSERVATIVE SCENARIO) Variable Lake Elsinore SRC Region
Convenience Markets by Area
Existing convenience markets 16 103
Planned/under-construction convenience markets 7 16
Total existing plus planned/under construction 23 119
Households
Households 2024 21,586 198,019
Households per convenience market (as of 2024) 1,043 1,823 Households 2030 23,993 216,914
Households per convenience market (By 2030), with supply equal to currently known existing convenience markets plus those planned/under construction 1,043 1,823 Source: TNDG.
ESTIMATES OF CURRENT AND FUTURE CONVENIENCE MARKET DEMAND (CONSERVATIVE SCNENARIO) Year Demand for TOTAL convenience markets, applying regional ratio of households per convenience market as of 2030, compared to supply Lake
Elsinore
SRC
Region
2024 Total demand as of 2024 11.8 108.6
Less number of convenience markets, 2024 (16.0) (103.0) Net demand shortfall -4.2 5.6
2030 Total demand as of 2030 13.2 119.0
Less convenience market supply under the assumption that 2030 supply is equal to currently known existing plus planned/under construction (23.0) (119.0) Net demand shortfall -9.8 0.0
2035 Total demand as of 2035 14.3 127.6
Additional new-convenience market capacity beyond 2030 assumed supply (8.7) 8.6 Source: TNDG.
ESTIMATES OF CURRENT AND FUTURE CONVENIENCE MARKET DEMAND (AGGRESSIVE ALTERNATIVE SCNENARIO) Year Alternative calculation to account for visitor demand in Lake Elsinore @ 50% of resident demand
Lake
Elsinore
SRC
Region
2030 Total demand as of 2030 (adjusted for visitor demand) 19.7 N/A Under the assumption that 2030 convenience market supply is equal to currently known existing plus planned/under constr. facilities (23.0) N/A Net demand shortfall -3.3 N/A
2035 Total demand as of 2035 21.4 N/A
Additional new-convenience market capacity beyond 2030 assumed supply (1.6) N/A Source: TNDG.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
5 3. Carwash Analysis, Data, and Findings
The analysis considers multiple ways of assessing demand for carwash establishments in Lake Elsinore and the surrounding area, beginning with defining/determining the following:
• The distribution of existing and known planned carwashes within Lake Elsinore. • The number of households within Lake Elsinore.
• The number of workers within Lake Elsinore, adjusting for those who also live in that area. • The larger surrounding reference area region of South Riverside County (SRC), combining data on existing/planned carwashes and the number of households and jobs in this larger reference area, to establish the relationship between households and carwash facilities (as a primary metric of future demand).
• The SRC region serves as a benchmark for Lake Elsinore. For this analysis the “SRC region” is defined as a 15-mile radius circle from the geographic center of Lake Elsinore and the rest of SRC (remainder of Murrieta and all of Temecula).
• Expectations for the future growth of households and jobs within Lake Elsinore, and the distribution of that expected growth, all of which also has a relationship to the larger SRC region. • Growth in the proportion of higher-density housing as a trend that would tend to support the need for carwash facilities.
The database of carwashes, current and future, focuses on several distinct types of carwashes (Full-Service, Quick-Service, Self-Service, and Gas Station). Facilities frequently found adjacent to or integral with gas stations and convenience markets are classified as “Gas Station” carwash facilities and exist throughout Lake Elsinore, and the SRC region. Table 1 identifies a summary of all existing and known planned carwashes by type for Lake Elsinore and the larger SRC region.
TABLE 1. EXISTING AND KNOWN PLANNED CARWASHES BY TYPE WITHIN LAKE ELSINORE AND SRC REGION Lake Elsinore SRC Region
Count Share Count Share
Existing Carwashes 9 50.0% 83 75.5%
Full-Service 2 22.2% 10 12.0%
Quick-Service 1 11.1% 21.5 25.9%
Self-Service 2 22.2% 9.5 11.4%
Gas Station (CW) 4 44.4% 42 50.6%
Planned Carwashes 9 50.0% 27 24.5%
Full-Service 0 0.0% 0 0.0%
Quick-Service 2 22.2% 11 40.7%
Self-Service 0 0.0% 0 0.0%
Gas Station (CW) 7 77.8% 16 59.3%
Existing & Planned Carwashes 18 110
Source: City of Lake Elsinore; South Riverside County cities; TNDG.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
6 Figure 1 on the following page shows the nine identified existing carwashes and the nine planned carwashes within Lake Elsinore, and Table 2 below identifies each carwash by name and type in Lake Elsinore.
TABLE 2. EXISTING AND PLANNED CARWASHES WITHIN LAKE ELSINORE ID Name Type Jurisdiction
Existing Carwashes
1 Casino Carwash Full-Service Lake Elsinore
2 Rio Carwash Full-Service Lake Elsinore
3 Chevron Gas / Rocket Convenience Store Carwash Gas Station Lake Elsinore 4 Mobil Gas / Circle K Convenience Store Carwash Gas Station Lake Elsinore 5 ARCO Gas / AMPM Convenience Store Carwash Gas Station Lake Elsinore 6 Super Star Carwash Quick-Service Lake Elsinore
7 Chevron Gas / Food Mart Convenience Store Carwash Gas Station Lake Elsinore 8 Dollar Carwash Self-Service Lake Elsinore
9 U-Wash Self Service Carwash Self-Service Lake Elsinore Planned Carwashes
10 Tommy's Express Carwash Quick-Service Lake Elsinore
11 Sunny Express Carwash Gas Station Lake Elsinore
12 Bamiyan Marketplace Carwash Gas Station Lake Elsinore 13 Evergreen Commercial Development Carwash Gas Station Lake Elsinore 14 Riverside/Lincoln Commercial Carwash Gas Station Lake Elsinore 15 Imperial Stations Carwash Gas Station Lake Elsinore
16 Kassab Travel Center Carwash Gas Station Lake Elsinore 17 Ortega Plaza Carwash Gas Station Lake Elsinore
18 Walmart Carwash Gas Station Lake Elsinore
Source: City of Lake Elsinore; TNDG.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
7 FIGURE 1. EXISTING AND PLANNED CARWASH BUSINESSES WITHIN LAKE ELSINORE Source: TNDG; see text.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
8 Each of the geographic areas referenced in this report (i.e., Lake Elsinore and South Riverside County) have strong growth expectations, according to the Southern California Association of Governments (SCAG), for both households and employment. Though both areas referenced have strong growth expectations, household growth in Lake Elsinore is projected to increase at a higher rate than the corresponding rate for the SRC Region.
According to the household projections, Lake Elsinore would have over 4,000 additional households, as well as add 3,000 jobs to the city by 2035 based on the employment projections (of which about 2,500 would be incommuters assuming current patterns hold).
In Lake Elsinore, there are a total of nine planned or under-construction carwashes (see Figure 1 and Table 2), and 27 in the larger SRC Region, as shown in Table 3. The analysis in Table 3 assumes that the planned/under construction carwashes are operational as of 2030, at which time the number of households in Lake Elsinore and the larger SRC Region will have increased as well, as shown in Table 3. Table 3 includes other measures of growth in the Lake Elsinore and the larger SRC Region, including projected households for 2035 and 2050, according to SCAG, and projected growth in employment for the three areas, through 2050. Household and employment growth projections include interpolations for 2024 and 2030.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
9 TABLE 3. ESTIMATES OF CURRENT AND FUTURE CARWASHES WITH SCAG HOUSEHOLD AND EMPLOYMENT PROJECTIONS
WITHIN LAKE ELSINORE AND SRC REGION
Variable Lake Elsinore SRC Region
Carwashes by Area
Existing carwashes 9 83
Planned/under-constr. carwashes 9 27
Total existing plus planned/under construction 18 110
Households
Households 20191 19,979 185,177
Households 20242 21,586 198,019
Households per carwash (as of 2024) 2,398 2,386
Households 20302 23,993 216,914
Change (2024-2030) 2,407 18,894
Households per carwash (By 2030), with supply equal to currently known existing carwashes plus those planned/under constr. 1,333 1,972 Households 20351 25,999 232,659
Change (2030-2035) 2,006 15,745
Households 20501 29,254 251,125
Change (2035-2050) 3,255 18,466
Employment
Employment 20191 16,731 187,554
Employment 20242 17,868 201,259
Employment 20302 19,538 221,544
Change (2024-2030) 1,669 20,285
Employment 20351 20,929 238,449
Change (2030-2035) 1,391 16,905
Employment 20501 22,665 268,723
Change (2035-2050) 1,736 30,274
1. SCAG Projections provide data for the base year of 2019, 2035, and 2050.
2. Estimated for early 2024 and for 2030 assuming a straight-line interpolation of SCAG figures.
Source: SCAG; TNDG.
Table 4 translates the household growth figures in Table 3 into demand for additional carwashes based on that growth. The demand projections are based on the ratio of carwashes to households in the SRC Region by 2030, under the assumption that 2030 carwash supply is equal to the number of carwashes currently known plus those planned or under construction. The table shows that there is a shortfall in the number of carwashes in Lake Elsinore and the larger SRC Region as of 2024, and that supply and demand will have caught up by 2030.
The Table also recognizes that based on the projected household growth, there will be no additional capacity for new carwashes through 2035, based on oversaturation of built carwashes that are assumed to be built by 2030.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
10 TABLE 4. ESTIMATES OF CURRENT AND FUTURE CARWASH DEMAND Year Demand for TOTAL carwashes, applying regional ratio of households per carwash as of 2030, compared to supply Lake Elsinore SRC Region 2024 Total demand as of 2024 10.9 100.4
Less number of carwashes, 2024 (9.0) (83.0)
Net demand shortfall 1.9 17.4
2030 Total demand as of 2030 12.2 110.0
Less carwash supply under the assumption that 2030 supply is equal to currently known existing plus planned/under constr. (18.0) (110.0) Net demand shortfall -5.8 0.0
2035 Total demand as of 2035 13.2 118.0
Additional new-carwash capacity beyond 2030 assumed supply (4.8) 8.0 Source: TNDG.
Lake Elsinore and the larger SRC Region are shown on Figure 2 and Figure 3, along with the locations of existing and planned/under-construction carwashes. These figures make clear a defining characteristic of the distribution of carwashes, which is that they frequently are clustered in close proximity to one another. Figure 2 and Figure 3 also show the change in projected households and employment by SCAG Transportation Analysis Zone (TAZ) for Lake Elsinore and the larger SRC Region.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
11 FIGURE 2. CHANGE IN HOUSEHOLDS (2019-2035) BY TRANSPORTATION ANALYSIS ZONE (TAZ) Source: SCAG; TNDG; see text.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
12 FIGURE 3. CHANGE IN EMPLOYMENT (2019-2035) BY TRANSPORTATION ANALYSIS ZONE (TAZ) Source: SCAG; TNDG.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
13 In-commuting workers
Although the number of households in a carwash Trade Area is considered the primary indicator, workers in a carwash Trade Area are another segment of potential demand for carwash services. In this regard, the Trade Area is “employment intensive.” The SRC Region has approximately 1.3 jobs per household, compared to a statewide average of 1.1 jobs per household.
Based on the SCAG numbers, there are over 17,800 jobs in Lake Elsinore as of 2024, of which about 14,800 would be in-commuters who do not live in the Lake Elsinore (applying the same percentages for percent of workers living outside Lake Elsinore, as shown in Table 5 for 2021 conditions, where these outside workers would therefore not be double-counted with the resident households), and these “extra” workers would supplement demand for carwash services attributable to households.
TABLE 5. WORKERS WORKING WITHIN LAKE ELSINORE AND SRC REGION, PER OTM DATA FOR 2021 Lake Elsinore SRC Region
Count Share Count Share
Employed in Trade Area, 2021 14,105 140,750
Employed and Living in Trade Area 2,365 16.8% 58,650 41.7% Employed in Trade Area, but Living Outside 11,740 83.2% 82,100 58.3% Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics (LEHD) program, 2021; TNDG.
Lake Elsinore’s other favorable market conditions supplement the findings of these household-growth estimates. In addition to the high numbers of in-commuting employees in the area, the high ratio of vehicles per household in Lake Elsinore, and trends of households transitioning from lower-density to higher-density housing in Riverside and San Bernardino Counties (see following sections), also indicate a growing need for carwash services.
Vehicles per household
Table 6 below shows the estimated average number of vehicles available per household for Lake Elsinore, Riverside County, the state of California, and the entire United States. Lake Elsinore’s ratio of vehicles-tohouseholds slightly exceeds the ratio for Riverside County, which is higher than the ratios for California and the US.
TABLE 6. ESTIMATED AVERAGE NUMBER OF VEHICLES PER HOUSEHOLD City of Lake
Elsinore
Riverside
County California U.S.
Estimate of total vehicles 46,659 1,694,449 26,428,665 236,480,231 Vehicles/household 2.23 2.20 1.95 1.82
As % of CA average 114% 113% 100% 93%
As % of US average 122% 121% 107% 100%
Sources: U.S. Census Bureau, 2022 American Community Survey 1-Year Estimates; Esri; TNDG.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
14 Trends in higher-density housing
Another trend that would appear to be favorable for the carwash industry is the growth of higher-density housing outpacing single-family development, which should also increase the demand for carwash facilities of one kind or another. Apartment or condominium dwellers are less likely to have access to equipment and space commonly associated with washing one’s own automobile. Rules and regulations may further decrease the likelihood of car washing by multifamily housing residents.
Table 7 below summarizes trends over the period 2010 to 2022 in housing occupancy by renter or owner, and by density category (according to designations used by the U.S. Census, which are based on “units in structure”). Although the rapidly growing Inland Empire is known as a place where traditional single-family home building is a strong component of that growth, renter-occupied housing units have kept pace with owner-occupied units over the period of 2010 to 2022. For both owners and renters, the greatest percentage change among the units-in-structure categories, by far, occurred in the highest-density category of "50 or more" (units in structure) – 58% and 66%, for owners and renters respectively, equaling 26,500 new households over the 12-year period.
Table 8 compares conditions in 2010 with 2022 in a different way, showing the relationship between low density and higher-density housing in terms of building permits at the two points in time for Riverside and San Bernardino Counties. In 2010, higher-density permits were 16 and 9 percent of the 2-county totals, for units and value, respectively. In 2022, higher-density permits had increased considerably as a percent of the total, at 24 and 13 percent of the totals, for units and value. In 2022, values for permitted housing of 1 or 2 units in structure were 3.2 times the amount in 2010, and values in the higher density category were 4.5 times higher than 2010.
The relative shift towards multi-family housing in the Inland Empire region is likely to intensify in future years as cities in the region pursue policies to incentivize affordable housing production pursuant to Regional Housing Needs Assessment (RHNA) targets.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
15 TABLE 7. TRENDS IN HIGHER-DENSITY HOUSING, RIVERSIDE AND SAN BERNARDINO COUNTIES, 2010-2022 Owners and Renters by
# Units in Structure
Riverside County San Bernardino
County Total of two counties
Change in
units 2010-
2022
% change
2010-2022
As % of total
units
2010 2022 2010 2022 2010 2022 2010 2022
Total: (Occupied hsg units) 670,075 769,475 594,975 674,191 1,265,050 1,443,666 178,616 14.1% Owner-occupied housing units: 458,273 527,528 372,535 422,060 830,808 949,588 118,780 14.3% 65.7% 65.8% 1 and 2 405,543 470,280 338,469 389,155 744,012 859,435 115,423 15.5% 58.8% 59.5% 3 to 49 5,151 6,917 4,658 4,224 9,809 11,141 1,332 13.6% 0.8% 0.8% 50 or more 803 1,184 564 973 1,367 2,157 790 57.8% 0.1% 0.1% Mobile and other 46,776 49,147 28,844 27,708 75,620 76,855 1,235 1.6% 6.0% 5.3% Renter-occupied housing units: 211,802 241,947 222,440 252,131 434,242 494,078 59,836 13.8% 34.3% 34.2% 1 and 2 109,788 118,328 112,528 123,887 222,316 242,215 19,899 9.0% 17.6% 16.8% 3 to 49 71,801 80,954 77,139 82,511 148,940 163,465 14,525 9.8% 11.8% 11.3% 50 or more 17,209 28,360 21,804 36,385 39,013 64,745 25,732 66.0% 3.1% 4.5% Mobile and other 13,004 14,305 10,969 9,348 23,973 23,653 -320 -1.3% 1.9% 1.6% Source: U.S. Census Bureau, ACS 2010 1-Year Estimates, ACS 2022 1-Year Estimates; TNDG.
TABLE 8. CENSUS BUILDING PERMIT ACTIVITY IN 2010 AND 2022 Geography
1 - 2 units 3 or More units Total units 3 or More
units as a %
of Total Units
3 or More
units as a % of
Total Value Units Value Units Value Units Value
2010 Building Permits
Riverside County 4,027 $877,515,567 520 $70,351,847 4,547 $947,867,414 11.4% 7.4% San Bernardino County 1,282 $234,029,332 507 $48,813,084 1,789 $282,842,416 28.3% 17.3% Combined 5,309 $1,111,544,899 1,027 $119,164,931 6,336 $1,230,709,830 16.2% 9.7% 2022 Building Permits
Riverside County 8,485 $2,378,603,067 1,799 $246,674,870 10,284 $2,625,277,937 17.5% 9.4% San Bernardino County 4,210 $1,157,821,183 2,253 $283,822,245 6,463 $1,441,643,428 34.9% 19.7% Combined 12,695 $3,536,424,250 4,052 $530,497,115 16,747 $4,066,921,365 24.2% 13.0% Source: U.S. Census Bureau, Manufacturing and Construction Division, Building Permit Survey; TNDG Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
16 The U.S. carwash industry
According to various sources1 reviewed by TNDG, carwash technology, products, and business practices continue to evolve, with the combined effects of improving their environmental impacts and enhancing the potential appeal of such businesses to owners/operators as well as customers. The emergence of new technologies could also be a reason for new facilities to replace older, increasingly obsolescent ones.
The Covid-19 pandemic caused carwash business activity to decline, presumably because of people getting out less. However, the pandemic also increased the need for cleanliness/disinfecting, and some carwash businesses promoted this kind of service as a way to counter business downturns. On a long-term basis, it is reasonable to conclude that this kind of adaptation will tend to smooth out businesses disruptions if future pandemic measures arise.
The pandemic may also have induced certain advancements in the carwash business, for example, contactless payments, and income from subscription-based programs, which would have helped stabilize these firms when it was most needed.
Carwash operators are expanding marketing efforts with membership programs, loyalty bonuses, and the like, which should all tend to increase business activity generally.
1 Including for example carwash.com and research organizations that specialize in certain industries such as carwashes, including Grand View Research.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
17 4. Convenience Market Analysis, Data, and Findings
Following a similar supply/demand methodology as used for the carwash analysis, this chapter projects potential future demand for the development of new convenience market facilities in Lake Elsinore. Consistent with recent historic trends, the analysis assumes that all future convenience markets would be developed in conjunction with gas stations.
The database of existing and planned convenience markets focuses on two different types (stand-alone Convenience Markets and Convenience Markets with Gas Stations). Convenience markets are frequently established with gas stations and vice versa and are classified in this analysis as “Convenience Markets with Gas Stations”. These stores exist throughout Lake Elsinore, and the larger SRC region. Table 9 below identifies a summary of all existing and known planned convenience markets by type for Lake Elsinore and the larger SRC region. Note that while Table 9 provides a summary of all existing Convenience Markets for both Lake Elsinore and the larger SRC region, the estimates and projections in Tables 10, 11a, and 11b focus strictly on market demand for Convenience Markets with Gas Stations as this is the generally the standard for newer existing and planned convenience markets.
TABLE 9. EXISTING AND KNOWN PLANNED CONVENIENCE MARKETS BY TYPE WITHIN LAKE ELSINORE AND SRC REGION Lake Elsinore SRC Region
Count Share Count Share
Existing Convenience Markets 21 75.0% 134 89.3%
Convenience Market (Only) 5 23.8% 31 23.1%
Convenience Market with Gas Stations 16 76.2% 103 76.9% Planned Convenience Markets 7 25.0% 16 10.7%
Convenience Market with Gas Stations 7 100.0% 16 100.0% Existing & Planned Convenience Markets 28 150
Source: City of Lake Elsinore; South Riverside County cities; TNDG.
In Lake Elsinore, there are a total of seven planned or under-construction convenience markets and 16 in the larger SRC region, as shown in Table 10 below. The analysis in Table 10 assumes that the planned/under construction convenience markets will be operational as of 2030, at which time the number of households in Lake Elsinore and the larger SRC region will have increased as well, as shown in Table 10. Table 10 includes other measures of growth in the Lake Elsinore and the larger SRC region, including projected households for 2035 and 2050, according to SCAG, and projected growth in employment for the three areas, through 2050.
Household and employment growth projections include interpolations for 2024 and 2030.
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
18 TABLE 10. ESTIMATES OF CURRENT AND FUTURE CONVENIENCE MARKETS WITH SCAG HOUSEHOLD AND EMPLOYMENT
PROJECTIONS WITHIN LAKE ELSINORE AND SRC REGION
Variable Lake Elsinore SRC Region
Convenience Markets by Area
Existing convenience markets (with gas stations) 16 103 Planned/under-construction convenience markets (with gas stations) 7 16 Total existing plus planned/under construction 23 119
Households
Households 20191 19,979 185,177
Households 20242 21,586 198,019
Households per convenience market (as of 2024) 1,349 1,923 Households 20302 23,993 216,914
Change (2024-2030) 2,407 18,894
Households per convenience market (By 2030), with supply equal to currently known existing convenience markets plus those planned/under construction 1,043 1,823 Households 20351 25,999 232,659
Change (2030-2035) 2,006 15,745
Households 20501 29,254 251,125
Change (2035-2050) 3,255 18,466
Employment
Employment 20191 16,731 187,554
Employment 20242 17,868 201,259
Employment 20302 19,538 221,544
Change (2024-2030) 1,669 20,285
Employment 20351 20,929 238,449
Change (2030-2035) 1,391 16,905
Employment 20501 22,665 268,723
Change (2035-2050) 1,736 30,274
1. SCAG Projections provide data for the base year of 2019, 2035, and 2050.
2. Estimated for early 2024 and for 2030 assuming a straight-line interpolation of SCAG figures.
Source: SCAG; TNDG.
Table 11a translates the household growth figures in Table 10 into demand for additional gas stations/ convenience markets based on that growth. The demand projections are based on the ratio of gas stations/convenience markets to households in the SRC region by 2030, under the assumption that 2030 convenience market supply is equal to the number of gas stations/convenience markets currently known plus those planned or under construction. The table shows that, compared to regional (south Riverside County) benchmarks, Lake Elsinore currently is currently “oversupplied” with gas stations/convenience markets. Based on the regional standard of approximately one gas station/convenience market per 1,800 households, Lake Elsinore’s resident “need” is estimated at approximately 12 gas stations/convenience markets. The actual number of existing gas stations/convenience markets is 16, suggesting that the City has 4 more gas stations/convenience markets than it should theoretically be able to support. Despite this theoretical “oversupply,” data from the California Department of Tax and Fee Administration indicate that the City’s existing gas stations are performing strongly (average annual taxable sales in 2023 of $7.6 million per station, compared to the countywide average of $7.0 million per station).
Lake Elsinore Carwash Market Analysis
The Natelson Dale Group, Inc.
19 TABLE 11A. ESTIMATES OF CURRENT AND FUTURE CONVENIENCE MARKET DEMAND Year Demand for TOTAL convenience markets, applying regional ratio of households per convenience market as of 2030, compared to supply Lake
Elsinore
SRC
Region
2024 Total demand as of 2024 11.8 108.6
Less number of convenience markets, 2024 (16.0) (103.0) Net demand shortfall/(oversupply) -4.2 5.6
2030 Total demand as of 2030 13.2 119.0
Less convenience market supply under the assumption that 2030 supply is equal to currently known existing plus planned/under construction (23.0) (119.0) Net demand shortfall/(oversupply) -9.8 0.0
2035 Total demand as of 2035 14.3 127.6
Additional new-convenience market capacity beyond 2030 assumed supply (8.7) 8.6 Source: TNDG.
Given the strong sales performance of the City’s existing facilities, it is appropriate to consider a demand standard for Lake Elsinore that is more aggressive than the regional benchmark, reflecting the fact that visitors generate significant demand for convenience stores and gas stations, beyond what would be required for the City’s resident population. As such, Table 11b provides an alternative demand forecast which applies a 50% increase to the future demand projections (the 50% adjustment is intended account for growth in visitor spending on gas station/convenience market sales). Under this alternative forecast, Lake Elsinore could support approximately 5 new convenience markets (over and above the existing inventory) by 2035. In comparison, there are currently 7 planned convenience market (gas station) projects in the City, suggesting that the number of planned projects exceeds foreseeable demand.
TABLE 11B. ALTERNATIVE ESTIMATES OF CURRENT AND FUTURE CONVENIENCE MARKET DEMAND ACCOUNTING FOR ADDITIONAL VISITOR DEMAND AT 50% OF RESIDENT DEMAND
Year Alternative calculation to account for visitor demand in Lake Elsinore @ 50% of resident demand
Lake
Elsinore
SRC
Region
2030 Total demand as of 2030 (adjusted for visitor demand) 19.7 N/A Less number of convenience markets, 2024 N/A
Under the assumption that 2030 convenience market supply is equal to currently known existing plus planned/under constr. facilities (23.0) Net demand shortfall/(oversupply) -3.3 N/A
2035 Total demand as of 2035 21.4 N/A
Additional new-convenience market capacity beyond 2030 assumed supply (1.6) N/A Source: TNDG.
Address
19930 Collier Ave, 92530
510 N Main St, 92530
29300 Central Ave, 92530
Address
31784 Casino Dr
31151 Riverside Dr
28781 CA-74 Adjacent to Lake Elsinore Boundry
31495 Riverside Dr
31585 Canyon Estates
33545 Mission Trail
31495 Riverside Dr
32556 Mission Trail Adjacent to Lake Elsinore Boundry
Total: 11
Address
NW Corner of Grand Ave and SR 74 Commercial Center
NE Corner Central Ave. and Cambern Ave. Commercial Center Mission Trail and Casino Drive Conv. Store, Gas station, and Carwash (Expired A il 1 2024) SW Corner of Riverside Dr. and Collier Ave. Stand Alone SW Corner of Lincoln St. and Riverside Dr. Commercial Center 31401 Riverside Dr. Stand Alone
31706 Casino Dr. Stand Alone (Expired March 22, 2024)
Attached to business
Attached to business
Attached to business
Attached to business
Attached to business
Attached to business
Attached to business
Attached to business
Attached to business
Attached to business
Comments
Lake Elsinore Car Washes
U-Wash Self Service Car Wash
U-Wash Self Service Car Wash
Rio Car Wash
Super Star Car Wash
Eco Express Wash & Lube
Laserwash 360 Plus
Casino Carwash
Dollar Carwash
Name Comments
Tommy's Express Carwash
Riverside/Lincoln Commercial
Sunny Express Carwash
Imperial Stations
Kassab Travel Center
Bamiyan Marketplace
Evergreen Commercial Development
Comments
Entitled/Future
Name
Attached to Gas Stations
Name Address Comments
Total with Entitled: 18
Murrieta Car Washes
24625 Madison Ave, 92562
Shell 40981 California Oaks Rd, 92562
Shell 36520 Temeku St, 92563
Shell 39224 Winchester Rd, 92563
ARCO 41240 Kalmia St, 92562
ARCO (Meguiar's Car Wash) 39460 Murrieta Hot Springs Rd, 92563 ARCO (Murrieta Auto Wash & Detail Center) 39460 Murrieta Hot Springs Rd, 92563 California Oaks Quick Lube 40933 California Oaks Rd, 92562 Cheveron
Stand Alone
Name Address Comments
Shell 39614 Los Alamos Rd, 92563
Shell (Offshore Auto Spa) 40452 Murrieta Hot Springs Rd, 92563 39495 Avenida Acacias, 92563
Quick Quack Car Wash 40640 California Oaks Rd, 92562
Quick Quack Car Wash 28040 Clinton Keith Rd, 92563
Self Serve Car Wash 24700 A St, 92562
Cal Oaks Car Wash 24399 Skyview Ridge, 92562
California Oaks Car Wash 40933 California Oaks Rd, 92562 Fast5Xpress Car Wash Murrieta 40172 Murrieta Hot Springs Rd, 92563 Fast5Xpress Car Wash Murrieta 2 41516 Kalmia St, 92562
Jimmy's Ultra Express Car Wash
Winchester Self Serve Car Wash 39065 Winchester Rd, 92563 Total: 22
Soak N Shine Express Car Wash 40981 California Oaks Rd, 92562 Super Star Car Wash 39133 Delhaven St, 92563
Super Star Car Wash 27620 Clinton Keith Rd, 92562
Attached to Gas Stations
Name
Arco
Chevron Rocket
Circle K
Stand Alone
Attached to business
Attached to business
Attached to business
Attached to business
Attached to business
Attached to business
Attached to business
Attached to business
Perris Car Washes
Attached to Gas Stations
Name Address Comments
Chevron 796 Ramona Expy, 92571
Chevron 500 E San Jacinto Ave, 92571
Express Service Wash, Lube & Smog
Shell 4039 N Perris Blvd, 92571
Sinclair Gas Station 216 S Perris Blvd, 92570
23261 Cajalco Expy, 92571
Mobil 1675 N Perris Bld
Shell 490 E San Jacinto Ave, 92571
Shell 1765 Ethanac Rd, 92570
Stand Alone
Name Address Comments
Fast5Xpress Car Wash Perris 1721 N Perris Blvd, 92571
Perris Car Wash 2131 N Perris Blvd, 92571
Splash Express @ Perris 23261 Cajalco Expy, 92571
Super Star Car Wash 34 Ramona Expy, 92571
Total: 15
Wildomar Car Washes
Quick Quack Car Wash 3175 Case Rd, 92570
Quick Quack Car Wash 2000 N Perris Blvd, 92571
Self serve Car Wash 2303 N Perris Blvd, 92571
Total: 6
Stand Alone
Name Address Comments
ARCO 22120 Bundy Canyon Rd, 92595
ARCO 36228 Hidden Springs Rd, 92595
Cheveron/Extra Mile 23905 Catt Rd, 92595
Shell 23805 Clinton Keith, 92595
Superstar Carwash 32374 Clinton Keith Rd, 92595
Tiger Shine Express Car Wash 32120 Clinton Keith Rd, 92595 Attached to Gas Stations
Name Address Comments
Project
Number Project Name Type Project Location APN
Entitlement Approval
Date
Entitlement
Expiration
Date
Permit
Application
Permit
Status
PA 2020-106 Sunny Express Carwash Stand Alone 31401 Riverside Dr. 379-160-002 June 22, 2021 - July 28, 2021 Issued PA 2019-07 Bamiyan Marketplace Commercial Center NW Corner of Grand Ave and SR 74
381-320-020;
023
August 9, 2022 August 9, 2024 April 17, 2024 In Review
PA 2021-34 Evergreen Commercial
Development
Commercial Center NE Corner Central Ave.
and Cambern Ave.
377-020-014;
016; 017; 018;
019
April 25, 2023 April 25, 2025 July 17, 2023 In Review
PA 2020-92 Riverside/Lincoln
Commercial (Ilan
Golcheh)
Commercial Center SW Corner of Lincoln St.
and Riverside Dr.
379-111-017,
018, 019, and
020
April 16, 2024 April 16, 2026 - -
PA 2020-107 Tommy's Express Stand Alone 31706 Casino Dr. 363-171-005 March 22, 2022 March 22, 2024 June 14, 2023 Expired PA 2017-62 Imperial Stations Conv. Store, Gas
station,
and Carwash
Mission Trail and
Casino Drive
363-172-016 April 1, 2022 April 1, 2024 - -
PA 2016-112 Kassab Travel Center
(Modification Application)
Conv. Store, Gas
station, and Carwash
SW Corner of Riverside
Dr. and Collier Ave.
378-030-007,
009
- - - -
Listing of Carwash Facilities by Application Status - August 30, 2024 Attachment 3
City of Lake Elsinore, California
Approved - In Building Permit Process
Approved - Awaiting Building Submittal
Recently Expired
In Planning Process
REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Damaris Abraham, Community Development Director Date: October 8, 2024
Subject: Notice of Decision – Planning Commission Approval of Planning Application No. 2019-80 for a Commercial Design Review and Two Conditional Use Permits to Develop an Approximately 3,300 sq. ft.
Convenience Store with a New Gasoline Dispensing Facility and a 1,400 sq. ft. Drive-through Restaurant on a 3.57-acre portion of the Existing Ortega Oaks Plaza Located at 15890 Grand Avenue
Recommendation
Receive and File the Notice of Decision for Planning Application No. 2019-80 approved by the Planning Commission on September 17, 2024.
Background
Planning Application No. 2019-80 is a request for a Commercial Design Review (CDR No. 2022- 05) and two (2) Conditional Use Permits (CUP No. 2024-06 and 2022-05) to develop a new convenience store with gasoline dispensing facility and drive-through restaurant building. The project proposes the following construction and improvements:
• Demolish the existing approximately 1,200 sq. ft. one-story restaurant building; • Construct a new one-story 3,375 sq. ft. convenience store; • Construct a new 3,427 sq. ft. gasoline dispensing facility with ten (10) fueling stations; • Construct a new 1,400 sq. ft. drive-through restaurant; and • Re-configure the existing surfacing parking lot including new striping and new landscaping.
The project site is located on the southeastern corner of the Grand Avenue and Ortega Highway intersection at 15890 Grand Avenue. The project site includes Assessor Parcel Number (APN) 381-320-025.
PA 2019-80 (Ortega Oaks Plaza)
The new construction will be developed on the northwestern 3.57-acre portion of the existing Ortega Oaks Plaza. The existing office building and grocery store will remain since they are not part of the new construction, and no changes are proposed to them including additional square footage. The site will be accessed by one right-in right-out driveway on Grand Avenue, one rightin right-out driveway on Ortega Highway, and one full-movement driveway on Ortega Highway (along the southwest corner of the property).
On September 17, 2024, the Planning Commission took the following action by a 5-0 vote:
1. Found that the proposed project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 (In-fill Project);
2. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-06 TO ESTABLISH AND OPERATE A 3,427-SQUARE-FOOT GASOLINE DISPENSING FACILITY WITH TEN (10) FUELING STATIONS IN THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT LOCATED AT 15890 GRAND AVENUE (APN: 381-320- 025);
3. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-05 TO ESTABLISH AND OPERATE A 1,400-SQUARE-FOOT DRIVE-THROUGH RESTAURANT IN THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT LOCATED AT 15890 GRAND AVENUE (APN: 381-320-025); and
4. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2022-05 TO CONSTRUCT A ONE-STORY 3,375-SQUARE-FOOT CONVENIENCE STORE, A 3,427 SQUARE-FOOT GASOLINE DISPENSING FACILITY, AND A 1,400-SQUAREFOOT DRIVE-THROUGH RESTAURANT LOCATED AT 15890 GRAND AVENUE (APN:
381-320- 025).
Discussion
The Planning Commission voted 5-0 to approve the project at its regular meeting on September 17, 2024. There was one public comment regarding the existing Caltrans carpool parking located at the site. The applicant clarified to the Planning Commission that the Caltrans carpool parking would remain on site and would be maintained by the property owner.
The Planning Commission’s decision is final, and no action by the City Council is required unless the City Council, by majority vote, elects to review and reconsider the Planning Commission’s decision by ordering the matter set for a future noticed public hearing according to Section
17.410.110.F of the Lake Elsinore Municipal Code (LEMC), or the applicant or an interested person files a complete appeal application within 15 days of this notice appearing on the City Council’s Agenda.
PA 2019-80 (Ortega Oaks Plaza)
Fiscal Impact
The time and cost related to processing this application have been covered by fees paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application. Project approval does not fiscally impact the City’s General Fund. Mitigation measures to protect the City fiscally have already been included in the Conditions of Approval.
Attachments
Attachment 1 - Planning Commission Staff Report
REPORT TO PLANNING COMMISSION
To: Honorable Chair and Members of the Planning Commission From: Damaris Abraham, Community Development Director
Prepared by: Carlos Serna, Associate Planner
Date: September 17, 2024
Subject: Planning Application No. 2019-80 (Ortega Oaks Plaza) – Proposal to Construct an Approximately 3,300-Square-Foot Convenience Store with a New Gasoline Dispensing Facility and a 1,400-Square-Foot Drive-Through Restaurant on a 3.57-acre Portion of the Existing Ortega Oaks Plaza Located at 15890 Grand Avenue
Applicant: David Culter, Ortega Plaza, LLC
Recommendation
1. Find that the proposed project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 (In-fill Project);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-06 TO ESTABLISH AND OPERATE A 3,427-SQUARE-FOOT GASOLINE DISPENSING FACILITY WITH TEN (10) FUELING STATIONS IN THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT LOCATED AT 15890 GRAND AVENUE (APN: 381-320-025);
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-05 TO ESTABLISH AND OPERATE A 1,400-SQUARE-FOOT DRIVE-THROUGH RESTAURANT IN THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT LOCATED AT 15890 GRAND AVENUE (APN: 381-320-025); and
4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2022-05 TO CONSTRUCT A ONE-STORY 3,375-SQUARE-FOOT CONVENIENCE STORE, A 3,427 SQUARE-FOOT GASOLINE DISPENSING FACILITY, AND A 1,400-SQUARE-FOOT DRIVE-THROUGH RESTAURANT LOCATED AT 15890 GRAND AVENUE (APN: 381-320- 025).
PA No. 2019-80 (Ortega Oaks Plaza)
Project Location
The proposed project site is located within an existing 7.07-acre property that is zoned within the Neighborhood Commercial (C-1) zoning district and is located on the southeastern corner of the Grand Avenue and Ortega Highway intersection. The project site includes Assessor Parcel Number (APN) 381-320-025.
The property currently contains a commercial retail plaza that was originally entitled in the midto-late 1950s and is now known as the Ortega Oaks Plaza. The site is fully developed with an approximately 6,400-square-foot (sq. ft.) two-story office building, an 8,600 sq. ft. one-story grocery store, and a 1,200 sq. ft. quick-service restaurant building along with existing parking spaces and landscaping.
Environmental Setting
EXISTING
LAND USE GENERAL PLAN ZONING
Project
Site Commercial General Commercial (GC) Neighborhood Commercial (C-1) North Vacant
Naval Base
Commercial Mixed Use (CMU) Commercial Mixed Use (CMU)
South Commercial
Retail/
Vacant
General Commercial (GC) &
Riverside County Low-Medium
Residential (LMR)
Neighborhood Commercial (C-1)
East Commercial Commercial Mixed Use (CMU) Commercial Mixed Use (CMU) West Vacant Commercial Mixed Use (CMU) Commercial Mixed Use (CMU) Table 1: Environmental Setting
Project Description
Planning Application No. 2019-80 is a request for a Commercial Design Review (CDR No. 2022- 05) and two (2) Conditional Use Permits (CUP No. 2024-06 and 2022-05) to develop a new convenience store with gasoline dispensing facility and drive-through restaurant building. The project proposes the following construction and improvements:
• Demolish the existing approximately 1,200 sq. ft. one-story restaurant building; • Construct a new one-story 3,375 sq. ft. convenience store; • Construct a new 3,427 sq. ft. gasoline dispensing facility with ten (10) fueling stations; • Construct a new 1,400 sq. ft. drive-through restaurant; and • Re-configure the existing surfacing parking lot including new striping and new landscaping.
The new construction project site will be developed on the northwestern 3.57-acre portion of the existing Ortega Oaks Plaza. The existing office building and grocery store will remain since they are not part of the new construction, and no changes are proposed to them including additional square footage. The site will be accessed by one right-in right-out driveway on Grand Avenue, PA No. 2019-80 (Ortega Oaks Plaza)
one right-in right-out driveway on Ortega Highway, and one full-movement driveway on Ortega Highway (along the southwest corner of the property).
The proposed improvements are intended to provide a mix of new commercial uses and site improvements to revitalize the existing retail center and beautify one of the City’s gateways through enhanced circulation and landscaping.
Analysis
The following analysis below provides a discussion of the proposed project’s consistency with the commercial development standards and requirements pursuant to the Lake Elsinore Municipal Code (LEMC) as well as the General Plan. In addition, the Design Review Committee, including Staff from Planning, Building and Safety, Fire, and Engineering Departments and the Elsinore Valley Municipal Water District, has reviewed the project and have included recommended conditions of approval to ensure compliance with adopted plans, policies, and regulations.
General Plan Consistency
The subject site has a General Plan Land Use designation of General Commercial (GC) and is located in the Lake Edge District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 floor area ratio (FAR). The project is proposing a one-story 3,375 sq. ft. convenience store, a 3,427 sq. ft. gasoline dispensing facility, and a 1,400 sq. ft. drive-through restaurant for a maximum FAR of
0.07. Even though the proposed project increases the intensity with additional uses and square footage, the addition is well under the maximum FAR allowed. Further, the proposed changes in use will continue to be consistent with the intent of the GC Land Use designation. Therefore, the project is consistent with the General Plan.
Municipal Code Consistency
The current zoning designation of the subject site is Neighborhood Commercial (C-1). According to LEMC Section 17.124.020, general merchandise stores such as convenience stores are permitted uses in the C-1 zone. Furthermore, according to LEMC Section 17.124.030, drivethrough restaurants and gasoline dispensing facilities are conditionally permitted uses (subject to approval of conditional use permits) in the C-1 zone.
Staff has reviewed the submitted development plans for compliance with the C-1 development standards and has determined that the proposed development conforms to said development standards as shown in Table 2 below.
DEVELOPMENT STANDARD REQUIRED PROPOSED
Floor Area Ratio (FAR) 0.40 maximum 0.07
Front Setback Average of 20 ft. but not
less than 15 ft.
52 ft. – 6 in.
Right Side, Interior Setback 15 ft. 124 ft.
PA No. 2019-80 (Ortega Oaks Plaza)
Fueling Station Canopy Setback 20 ft. 57 ft. – 8 in.
Building Height 35 ft. 29 ft. – 6 in.
Landscape Improvements:
Drive-through planter separation (from
driveways, parking and property lines)
5 ft. minimum 13ft. – 5 in. to 20 ft.
Parking area from ROW 15 ft. minimum 15 ft.
Table 2: Development Standards
Architectural Elevations
The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The proposed commercial building elevations would bring a modernized and contemporary architectural style to the plaza. The structure also employs recessed and pop-out walls to add additional architectural articulation and stone veneer will be employed throughout the structure to avoid long expanses of untreated open walls. The updated exterior consists of stucco in earth toned color palettes with gray trim accents. The exterior architecture, including colors and materials, have been designed to be harmonious and compatible with the existing structures and surrounding development. Furthermore, the proposed landscaping improvements complement the proposed building design, provide shade, and breakup expanses of pavement.
The project also meets the minimum parking requirements set forth in Section 17.148.030 of the LEMC as shown in Table 3.
LAND USE REQUIRED PROPOSED
Drive-Through Lane
Storage
8 vehicles / 20 ft. per vehicle
(160 ft.)
10 vehicles / 20 ft. per vehicle (200 ft.)
Drive-Through
Restaurant
One (1) space per 45 sq. ft. of
customer area
One (1) space per 200 sq. ft.
of non-customer area
Customer Area: 420 sq. ft. = 10
Non-Customer Area: 980 sq. ft. = 5
Convenience Store,
Existing Office, and
Existing Grocery
One (1) space per 250 sq. ft.
of gross floor area
Convenience Store: 3,375 sq. ft. = 14
Existing Office: 6,478 sq. ft = 26
Existing Retail: 8,634 sq. ft. = 34
TOTAL REQUIRED 89
TOTAL PROVIDED 124
Table 3: Parking Requirements
Environmental Determination
The proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res.
Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 (In-Fill Development) because the project (a) is consistent PA No. 2019-80 (Ortega Oaks Plaza)
with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) the site of the proposed development is within city limits on a project site of less than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services. A categorical exemption checklist documenting project eligibility for the Class 32 exemption is attached to this report (Attachment 5).
MSHCP Consistency
The proposed project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The project site is completely disturbed and is developed with an existing commercial center. The subject property is not located in an MSHCP criteria cell and is not subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) JPR process. The project complies with all other applicable requirements of the MSHCP.
Public Notice
Notice of the hearing for this application has been published in the Press-Enterprise newspaper and mailed to property owners within 300 feet of the subject property. As of the writing of this report, no written comments concerning this application have been received by staff.
Attachments
Attachment 1 – CUP-2022-05 Resolution
Attachment 2 – CUP-2024-06 Resolution
Attachment 3 – CDR Resolution
Attachment 4 – Conditions of Approval
Attachment 5 – Class 32 Exemption Checklist
Attachment 6 – GIS Exhibits
Attachment 7 – Design Review Package
Attachment 8 – Public Notice Package
RESOLUTION NO. 2024-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-05 TO ESTABLISH AND OPERATE A 1,400-SQUARE-FOOT DRIVE-THROUGH RESTAURANT IN THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT LOCATED AT 15890 GRAND AVENUE (APN: 381-320-025)
Whereas, David Culter, Ortega Plaza, LLC, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-80 which includes Commercial Design Review (CDR No. 2022-05) and two (2) Conditional Use Permits (CUP No. 2024-06 and 2022-05) to construct a one-story 3,375-square-foot (sq. ft.) convenience store, a 3,427 sq. ft. gasoline dispensing facility, and a 1,400 sq. ft. drive-through restaurant and related site improvements including reconfiguring the surface parking lot and new landscaping on a 3.57- acre portion of the existing Ortega Oaks Plaza. CUP No. 2022-05 is to permit the operation of the drive-through restaurant and CUP No. 2024-06 is to permit the operation of the gasoline dispensing facility;
Whereas, the project is located on the southeastern corner of the Grand Avenue and Ortega Highway intersection and includes Assessor Parcel Number (APN) 381-320-025; Whereas, Conditional Use Permit (CUP) No. 2022-05 proposes to establish and operate a 1,400 sq. ft. drive-through restaurant;
Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives;
Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impacts;
Whereas, pursuant to Section 17.415.070.B of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying Conditional Use Permits; and
Whereas, on September 17, 2024 at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
PC Reso. No. 2024-____
Section 1: The Commission has considered the project and has found it acceptable.
Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency:
1. The project is not subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
2. The Project site is flat, heavily disturbed and devoid of vegetation and the site has been fully developed for commercial uses. The project is proposing to construct a new commercial building, restaurant building, drive-through lanes, gasoline dispensing facility and other improvements throughout the Project site. As such, the Riparian/Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4. The project is consistent with the Fuels Management Guidelines because the project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5. The project has been conditioned to pay any applicable MSHCP Local Development Mitigation fees.
Section 3: The Commission finds that the proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 (In-Fill Development) because the project (a) is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) the site of the proposed development is within city limits on a project site of less than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services.
Section 4: That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CUP No. 2022-05:
1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located.
The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixeduse projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing one-story 3,375 sq. ft. convenience store, a 3,427 sq. ft. gasoline dispensing facility, and a 1,400 sq. ft. drive- PC Reso. No. 2024-____
through restaurant with a 0.07 FAR. Therefore, the Project is consistent with the General Plan.
The current zoning designation of the subject site is Neighborhood Commercial (C-1).
According to LEMC Section 17.124.020, general merchandise stores such as convenience stores are permitted uses in the C-1 zone. Furthermore, according to LEMC Section 17.124.030, drive-through and gasoline dispensing establishments are conditionally permitted uses in the C-1 zone. The proposed uses would offer the sale of goods and services to the general public and which, through characteristics of their operation, would primarily serve the day-to-day shopping needs of the local residents.
2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City.
The proposed drive-through restaurant would not cause either direct or indirect detrimental impacts to the existing surrounding community because the design of the parking lot layout and circulation was designed to allow multiple points of egress and ingress for both emergency and pedestrian vehicles, the drive through queue lanes are sheltered by a landscape planner and has sufficient capacity to queue vehicle outside of the circulating lanes. The drive through queuing lanes have also been positioned in a manner where they cannot spill into the adjacent streets. Furthermore, the project has also been conditioned as such to avoid any potential impacts associated with the proposed use.
3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title.
The proposed use and design have been analyzed and staff has determined that the site is compatible and adequate in size and shape to accommodate the proposed use and project design. The design meets all applicable sections of the LEMC including the drivethrough restaurant development standards. As designed the project would not encroach on any setback as prescribed by the LEMC and sufficient landscaping has been provided through the site. Furthermore, the proposed use and design will complement the existing office and grocery store uses as well as the surrounding residential neighborhood.
4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use.
The proposed use is located within an existing built environment, inclusive of streets. The existing streets are of adequate size to facilitate safe and convenient transportation to and from the site.
5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof.
The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects.
PC Reso. No. 2024-____
6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located.
Pursuant to Section 17.415.070.B of the LEMC, the project was considered by the Planning Commission at a duly noticed Public Hearing on September 17, 2024 and appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Further, compliance with the conditions of approval will be reviewed during the plan check and inspection review process prior to commencing operations.
Section 5: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the project, the Commission hereby approves Conditional Use Permit No. 2022-05.
Section 6: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 17th day of September, 2024.
Jodi Peters, Chair
Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2024-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held September 17, 2024 and that the same was adopted by the following vote:
PC Reso. No. 2024-____
AYES
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
RESOLUTION NO. 2024-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-06 TO ESTABLISH AND OPERATE A 3,427-SQUARE-FOOT GASOLINE FUELING FACILITY IN THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT LOCATED AT 15890 GRAND AVENUE (APN: 381-320-025)
Whereas, David Culter, Ortega Plaza, LLC, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-80 which includes Commercial Design Review (CDR No. 2022-05) and two (2) Conditional Use Permits (CUP No. 2024-06 and 2022-05) to construct a one-story 3,375-square-foot (sq. ft.) convenience store, a 3,427 sq. ft. gasoline dispensing facility, and a 1,400 sq. ft. drive-through restaurant and related site improvements including reconfiguring the surface parking lot and new landscaping on a 3.57- acre portion of the existing Ortega Oaks Plaza. CUP No. 2022-05 is to permit the operation of the drive-through restaurant and CUP No. 2024-06 is to permit the operation of the gasoline dispensing facility;
Whereas, the project is located on the southeastern corner of the Grand Avenue and Ortega Highway intersection and includes Assessor Parcel Number (APN) 381-320-025; Whereas, Conditional Use Permit (CUP) No. 2024-06 proposes to establish a 3,375 sq. ft. convenience store, a 3,427 sq. ft. fuel canopy with five (5) fuel pumps; Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives;
Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impacts;
Whereas, pursuant to Chapter 17.415.070.B of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying Conditional Use Permits; and
Whereas, on September 17, 2024 at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
PC Reso. No. 2024-____
Section 1: The Commission has considered the project and has found it acceptable.
Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency:
1. The project is not subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
2. The Project site is flat, heavily disturbed and devoid of vegetation and the site has been fully developed for commercial uses. The project is proposing to construct a new commercial building, restaurant building, drive-through lanes, gasoline dispensing facility and other improvements throughout the Project site. As such, the Riparian/Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4. The project is consistent with the Fuels Management Guidelines because the project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5. The project has been conditioned to pay any applicable MSHCP Local Development Mitigation fees.
Section 3: The Commission finds that the proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 (In-Fill Development) because the project (a) is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) the site of the proposed development is within city limits on a project site of less than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services.
Section 4: That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CUP No. 2024-06:
1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located.
The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixeduse projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing one-story 3,375 sq. ft. convenience store, a 3,427 sq. ft. gasoline dispensing facility, and a 1,400 sq. ft. drive- PC Reso. No. 2024-____
through restaurant with a 0.07 FAR. Therefore, the Project is consistent with the General Plan.
The current zoning designation of the subject site is Neighborhood Commercial (C-1).
According to LEMC Section 17.124.020, general merchandise stores such as convenience stores are permitted uses in the C-1 zone. Furthermore, according to LEMC Section 17.124.030, drive-through and gasoline dispensing establishments are conditionally permitted uses in the C-1 zone. The proposed uses would offer the sale of goods and services to the general public and which, through characteristics of their operation, would primarily serve the day-to-day shopping needs of the local residents.
2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City.
The proposed gasoline dispensing facility would not cause either direct or indirect detrimental impacts to the existing surrounding community because … Furthermore, the project has also been conditioned as such to avoid any potential impacts associated with the proposed use.
3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title.
The proposed use and design have been analyzed and staff has determined that the site is compatible and adequate in size and shape to accommodate the proposed use and project design. The design meets all applicable sections of the LEMC including the gasoline dispensing facilities development standards. As designed the project would not encroach on any setback as prescribed by the LEMC and sufficient landscaping has been provided through the site. Furthermore, the proposed use and design will complement the existing office and grocery store uses as well as the surrounding residential neighborhood.
4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use.
The proposed use is located within an existing built environment, inclusive of streets. The existing streets are of adequate size to facilitate safe and convenient transportation to and from the site.
5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof.
The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects.
6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located.
PC Reso. No. 2024-____
Pursuant to Section 17.415.070.B of the LEMC, the project was considered by the Planning Commission at a duly noticed Public Hearing on September 17, 2024 and appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Further, compliance with the conditions of approval will be reviewed during the plan check and inspection review process prior to commencing operations.
Section 5: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the project, the Commission hereby approves Conditional Use Permit No. 2024-06.
Section 6: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 17th day of September, 2024.
Jodi Peters, Chair
Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2024-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held September 17, 2024 and that the same was adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
RESOLUTION NO. 2024-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2022-05 TO CONSTRUCT A ONE-STORY 3,375-SQUARE-FOOT CONVENIENCE STORE, A 3,427 SQUARE-FOOT GASOLINE DISPENSING FACILITY, AND A 1,400-SQUARE-FOOT DRIVE-THROUGH RESTAURANT LOCATED AT 15890 GRAND AVENUE (APN: 381-320-025)
Whereas, David Culter, Ortega Plaza, LLC, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-80 which includes Commercial Design Review (CDR No. 2022-05) and two (2) Conditional Use Permits (CUP No. 2024-06 and 2022-05) to construct a one-story 3,375-square-foot (sq. ft.) convenience store, a 3,427 sq. ft. gasoline dispensing facility, and a 1,400 sq. ft. drive-through restaurant and related site improvements including reconfiguring the surface parking lot and new landscaping on a 3.57- acre portion of the existing Ortega Oaks Plaza. CUP No. 2022-05 is to permit the operation of the drive-through restaurant and CUP No. 2024-06 is to permit the operation of the gasoline dispensing facility;
Whereas, the project is located on the southeastern corner of the Grand Avenue and Ortega Highway intersection and includes Assessor Parcel Number (APN) 381-320-025; Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives;
Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has the responsibility of reviewing and approving, conditionally approving, or denying design review applications; and Whereas, on September 17, 2024, at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the project and its consistency with the MSHCP prior to adopting Findings of Consistency with the MSHCP.
Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency:
1. The project is not subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
PC Reso. No. 2024-____
2. The Project site is flat, heavily disturbed and devoid of vegetation and the site has been fully developed for commercial uses. The project is proposing to construct a new commercial building, restaurant building, drive-through lanes, gasoline dispensing facility and other improvements throughout the Project site. As such, the Riparian/Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4. The project is consistent with the Fuels Management Guidelines because the project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5. The project has been conditioned to pay any applicable MSHCP Local Development Mitigation fees.
Section 3: The Commission has reviewed and analyzed the proposed project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore General Plan (GP), and the LEMC and finds and determines that the proposed project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC.
Section 4: The Commission finds that the proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 (In-Fill Development) because the project (a) is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) the site of the proposed development is within city limits on a project site of less than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services.
Section 5: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding Commercial Design Review No. 2022-05:
1. The project, as approved, will comply with the goals and objectives of the General Plan and the zoning district in which the project is located.
The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixeduse projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing one-story 3,375 sq. ft. convenience store, a 3,427 sq. ft. gasoline dispensing facility, and a 1,400 sq. ft. drivethrough restaurant with a 0.07 FAR. Therefore, the Project is consistent with the General Plan.
The current zoning designation of the subject site is Neighborhood Commercial (C-1).
According to LEMC Section 17.124.020, general merchandise stores such as PC Reso. No. 2024-____
convenience stores are permitted uses in the C-1 zone. Furthermore, according to LEMC Section 17.124.030, drive-through and gasoline dispensing establishments are conditionally permitted uses in the C-1 zone. The proposed uses would offer the sale of goods and services to the general public and which, through characteristics of their operation, would primarily serve the day-to-day shopping needs of the local residents.
2. The Project complies with the design directives contained in the LEMC and all applicable provisions of the LEMC.
The project is appropriate to the site and surrounding developments. The architectural design of the proposed buildings conforms to the Nonresidential Development Standards (Chapter 17.112) of the LEMC. Sufficient setbacks and enhanced onsite landscaping have been provided thereby creating interest and varying vistas as a person moves along abutting streets. The architecture has been designed to achieve harmony and compatibility with the surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the project site. In addition, safe and efficient circulation has been achieved onsite.
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Section 17.415.050.
Pursuant to Section 17.415.050.E of the LEMC, the project was considered by the Planning Commission at a duly noticed Public Hearing held on September 17, 2024. The project, as reviewed and conditioned by all applicable City divisions, departments and agencies, will not have a significant effect on the environment. Further, compliance with the conditions of approval will be reviewed during the plan check and inspection review process prior to commencing operations.
Section 6: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the project, the Commission hereby approves Commercial Design Review No. 2022-05.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 17th day of September, 2024.
Jodi Peters, Chair
PC Reso. No. 2024-____
Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2024-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held September 17, 2024 and that the same was adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
Applicant’s Initials: _____ Page 1 of 19
CONDITIONS OF APPROVAL
PROJECT: PA 2019-80/CUP 2022-05/CUP 2024-06/ CDR
2022-05
PROJECT NAME: Ortega Oaks Plaza
PROJECT LOCATION: APN: 381-320-025
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
1. Planning Application No. 2019-80 which includes Commercial Design Review (CDR No. 2022-05) and two (2) Conditional Use Permits (CUP No. 2024-06 and 2022-05) to construct a one-story 3,375-square-foot (sq. ft.) convenience store, a 3,427 sq. ft. gasoline dispensing facility, and a 1,400 sq. ft. drive-through restaurant and related site improvements including reconfiguring the surface parking lot and new landscaping on a 3.57-acre portion of the existing Ortega Oaks Plaza. CUP No. 2022-05 is to permit the operation of the drive-through restaurant and CUP No. 2024-06 is to permit the operation of the gasoline dispensing facility The project site is within the Neighborhood Commercial (C-1) District on the southeastern corner of the Grand Avenue and Ortega Highway intersection (APN: 381-320-025).
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning approval, implementation and construction of CUP 2022-05, CUP 2024-06, and CDR 2022-05 which action is bought within the time period provided for in California Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section 21167, including the approval, extension or modification of CUP 2022-05, CUP 2024-06, and CDR 2022-05 or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition.
3. Within 30 days of project approval, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records.
PLANNING DIVISION
4. Conditional Use Permit No. 2022-05 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an PA 2019-80 /CUP 2022-05/CUP 2024-06/CDR 2022-05
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extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the Conditional Use Permit application.
5. Conditional Use Permit No. 2024-06 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the Conditional Use Permit application.
6. Commercial Design Review No. 2022-05 shall lapse and become void two years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this twoyear period, subject to any approved extensions, and shall continue to be valid upon a change of ownership of the site, which was the subject of the design review application.
7. An application for modification, expansion or other change in a Conditional Use Permit shall be reviewed according to the provisions of the Section 17.415.070 of the LEMC, in a similar manner as a new application
8. If operation of this use raises concerns related to parking, noise, traffic, or other impacts, at the discretion of the Community Development Director, this Conditional Use Permit may be referred back to the Planning Commission for subsequent review at a Public Hearing. If necessary, the Commission may modify or add conditions of approval to mitigate such impacts, or may revoke said Conditional Use Permit.
9. All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of each individual Certificate of Occupancy.
10. All future development proposals shall be reviewed by the City on a project-by-project basis.
If determined necessary by the Community Development Director or designee, additional environmental analysis will be required.
11. Any proposed minor revisions to approved plans shall be reviewed and approved by the Community Development Director or designee. Any proposed substantial revisions to the approved plans shall be reviewed according to the provisions of the Municipal Code in a PA 2019-80 /CUP 2022-05/CUP 2024-06/CDR 2022-05
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similar manner as a new application. Grading plan revisions shall be reviewed by the City Engineer.
12. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m.
Construction activity shall not take place on Sunday, or any Legal Holidays.
13. No individual signs are approved as part of this approval. The applicant or designee shall submit an application for a sign permit, pay appropriate fees and receive approval from the Community Development Department for any sign(s) installed at the project site consistent with the sign program for the project.
14. In accordance with Section 17.112.090.O. of the LEMC, establishments engaged in the concurrent sale of motor vehicle fuel with alcoholic beverages shall abide by the following requirements:
a. No beer or wine shall be displayed within five feet of the cash register or the front door.
b. No advertisement of alcoholic beverages shall be displayed at motor fuel islands. c. No sale of alcoholic beverages shall be made from a drive-in window. d. No display or sale of beer or wine shall be made from an ice tub. e. No beer or wine advertising shall be located on motor fuel islands and no selfilluminated advertising for beer or wine shall be located on buildings or windows. f. Employees on duty between the hours of 10:00 p.m. and 2:00 a.m. shall be at least 21 years of age to sell beer and wine.
15. Graffiti shall be removed within 24 hours.
16. No outside overnight storage of inoperable vehicles shall occur at the site.
17. There shall be no loitering in or around the business.
18. All materials and colors depicted on the approved plans shall be used. If the applicant wishes to modify any of the approved materials or colors depicted on the plans, the applicant shall submit a proposal setting forth the modifications for review by the Community Development Director or his designee
19. The entire site shall be kept free from trash and debris at all times and in no event shall trash and debris remain for more than 24 hours.
20. The applicant will be required to provide a Queueing Management Plan prior to occupancy of the drive-through restaurant building. The project shall be required to comply with the Queuing Management Plan at all times to ensure that the operation of the drive-through does not interfere with free and orderly circulation of the parking lots and to avoid spillover of vehicles in the public right-of-way.
21. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms, PA 2019-80 /CUP 2022-05/CUP 2024-06/CDR 2022-05
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to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of all future building permits, deny revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation
Prior to Issuance of Grading Permits/Building Permits
22. Prior to issuance of a building permit, the applicant shall pay Development Impact Fees (DIF) per LEMC Section 16.74 and Multiple Species Habitat Conservation Plan (MSHCP) Fees per LEMC Section 16.85, at the rate in effect at the time of payment.
23. All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public streets. Any roof mounted central swamp coolers shall also be screened, and the Community Development Director, prior to issuance of building permit shall approve screening plan.
24. The project shall meet all requirements of the Elsinore Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards.
25. The property address (in numerals at least six inches high) shall be displayed near the entrance and be easily visible from the front of the subject property and public right-of-way.
26. The applicant shall construct trash enclosure(s) to match the colors, materials and design of the project architecture.
27. Identify security measures (i.e. guard, cameras, lighting, signage, etc.
28. Prior to issuance of a building permit, the Final Landscaping / Irrigation Detail Plans shall be submitted to the Community Development Department with appropriate fees, for review and approval by the Community Development Director or designee. a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method.
b. All planting areas shall be separated from paved areas with a six inch (6”) high and six inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape areas.
c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twentyfour inches (24”). d. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines.
e. No required tree planting bed shall be less than 5 feet wide. f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks.
g. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan.
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h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines. i. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. j. Final landscape plan must be consistent with approved site plan. k. Final landscape plans to include planting and irrigation details and shall blend in with the existing shopping center.
l. Final landscape plans shall include drought tolerant planting consistent with Elsinore Valley Municipal Water District standards subject to plan check and approval by the City’s landscape plan check consultant.
m. No turf shall be permitted pursuant to LEMC Chapter 19.08: Water Efficient Landscape Requirements.
29. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Community Development Director. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest.
30. The proposed location of on-site construction trailers shall be approved by the Community Development Director or designee. A cash bond of $1,000 shall be required for any construction trailers placed on the site and used during construction. Bonds will be released after removal of trailers and restoration of the site to an acceptable state, subject to approval of the Community Development Director or designee. Such trailer(s) shall be fully on private property and outside the public right of way.
BUILDING DIVISION
General Conditions
31. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal.
32. Compliance with Code. All design components shall comply with applicable provisions of the 2022 edition of the California Building, Plumbing and Mechanical Codes: 2022 California Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code.
33. Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2022 California Green Building Standards.
34. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building.
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c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of common area. e. Path of travel from public right-of-way to all public areas on site, such as club house, trach enclosure tot lots and picnic areas.
35. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies. Please contact Sonia Salazar at [email protected] or 951-674-3124 X 277.
36. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees.
37. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work.
38. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits.
39. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance.
40. House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed.
At Plan Review Submittal
41. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the Section
5.507, of the 2022 edition of the California Building Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
42. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval.
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43. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Asbestos report and lead base paint reports are required before demo permit will be issued.
Prior to Issuance of Building Permit(s)
44. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division.
Prior to Beginning of Construction
45. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction.
ENGINEERING DEPARTMENT
GENERAL
46. All new submittals for plan check or permit shall be made using the City’s online Citizen Self-Service Portal (CSSP).
47. All engineering plans shall be prepared by a licensed Civil Engineer using the City’s standard title block.
48. All required soils, geology, hydrology and hydraulic and seismic reports shall be prepared by a licensed Civil Engineer and Soils Engineer, as applicable.
49. All slopes and landscaping within the public right-of-way shall be maintained by the property owner, owner’s association, firms contracted by the property owner’s association, or another maintenance entity approved by the City Council.
50. Any portion of a drainage system that conveys runoff from open space shall be installed within a drainage easement.
51. Any grading that affects “waters of the United States”, wetlands or jurisdictional streambeds, shall require approval and necessary permits from respective Federal and/or State Agencies.
52. In accordance with the City’s Franchise Agreement for waste disposal and recycling, the applicant shall be required to contract with CR&R, Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated both during cleaning, demolition, clear and grubbing or all other phases of construction and during occupancy.
53. Applicant shall submit a detailed hydrology and hydraulic study for review for the sufficient containment and conveyance of the storm water to a safe and adequate point as approved by the City Engineer.
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54. The site will accommodate all construction activity, building activity, vehicles, etc. No staging on public streets, or private property belonging to others shall be conducted without the written permission of the property owner.
55. Minimum good housekeeping and erosion and sediment control Best Management Practices (BMPs) shall be implemented.
FEES
56. Applicant shall pay all applicable permit application and Engineering assessed fees, including without limitation plan check and construction inspection fees, at the prevalent rate at time of payment in full.
57. Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent rate at time of payment in full. Fees are subject to change. Mitigation and Development Impact Fees include without limitation:
a. Master Drainage Plan Fee – Due prior to Grading Permit issuance b. Traffic Infrastructure Fee (TIF) – Due prior to Building Permit issuance c. Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy
LAND DIVISION
58. Applicant shall dedicate right-of-way of Grand Avenue adjacent to the property for a total right-of-way of 60 feet from centerline to the project property line. Grand Avenue is classified as an Urban Arterial Highway in the City’s General Plan, where full-width is 120 feet and curb-to-curb width is 96 feet.
59. Applicant shall dedicate right-of-way of Ortega Highway (SR-74) adjacent to the property for a total right-of-way of 50 feet from centerline to the project property line. Ortega Highway is classified as a Major Highway in the City’s General Plan, where full-width is 100 feet and curb-to-curb width is 80 feet.
60. Applicant is required to coordinate and determine if the 5-foot vacation is accommodatable by California Department of Transportation (Caltrans). The portion of Ortega Highway where the vacation has been requested is not within the City of Lake Elsinore Jurisdiction.
If approved by Caltrans, provide approval documentation to the City Engineer prior to City permits issuance.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design
61. The project is responsible for complying with the Santa Ana Region National Pollutant Discharge Elimination System (NPDES) Permits as warranted based on the nature of development and/or activity.
62. A Final Water Quality Management Plan (WQMP) for each parcel will be required and shall be prepared using the Santa Ana Region of Riverside County Guidance Document and approved template and submitted for review and approval to the City. The Final WQMP for PA 2019-80 /CUP 2022-05/CUP 2024-06/CDR 2022-05
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each parcel shall be approved by the City prior rough grading plan approval or issuance of any permit for construction.
63. The Final WQMP shall document the following:
a. Detailed site and project description.
b. Potential stormwater pollutants.
c. Post-development drainage characteristics.
d. Low Impact Development (LID) BMP selection and analysis. e. Structural and non-structural source control BMPs.
f. Treatment Control BMPs.
g. Site design and drainage plan (BMP Exhibit).
h. Documentation of how vector issues are addressed in the BMP design, operation and maintenance.
i. GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment Control BMP locations.
j. Hydraulic Conditions of Concern (HCOC) – demonstrate that discharge flow rates, velocities, duration and volume for the post construction condition from a 2-year, 24-hour rainfall event will not cause adverse impacts on downstream erosion and receiving waters, or measures are implemented to mitigate significant adverse impacts downstream public facilities and water bodies. Evaluation documentation shall include pre- and post-development hydrograph volumes, time of concentration and peak discharge velocities, construction of sediment budgets, and a sediment transport analysis. If HCOC applies, the project shall implement measures to limit disturbance of natural water bodies and drainage systems; conserve natural areas; protect slopes and channels; and minimize significant impacts from urban runoff. (Note the facilities may need to be larger due to flood mitigation for the 10-year, 6- and 24-hour rain events). k. Operations and Maintenance (O&M) Plan and Agreement (using City approved form and/or CC&Rs) as well as documentation of formation of funding district for long term maintenance costs.
64. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff.
65. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape.
66. Project trash enclosure shall be covered, bermed, and designed to divert drainage from adjoining paved areas and regularly maintained.
67. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Department.
68. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City authorized marker.
69. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in accordance with NPDES Permit Provision XII.D.4.
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70. The project site shall implement full trash capture methods/devices approved by the Region Water Quality Control Board. This shall include installation of connector pipe screens on all onsite and offsite catch basins to which the project discharges.
Construction
71. A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General Construction Permit) and compliance with the Green Building Code for sediment and erosion control are required for this project.
72. Prior to grading or building permit for construction or demolition and/or weed abatement activity, projects subject to coverage under the NPDES General Construction Permit shall demonstrate that compliance with the permit has been obtained by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at the project site, updated, and be available for review upon request.
73. Erosion & Sediment Control – Prior to the issuance of any grading or building permit for construction or demolition, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City’s NPDES Program and state water quality regulations for grading and construction activities. A copy of the plan shall be incorporated into the SWPPP, kept updated as needed to address changing circumstances of the project site, be kept at the project site, and available for review upon request.
Post-Construction
74. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include:
a. Demonstrate that the project has compiled with all non-structural BMPs described in the project’s WQMP.
b. Provide signed, notarized certification from the Engineer of Work that the structural BMPs identified in the project’s WQMP are installed in conformance with approved plans and specifications and operational. c. Submit a copy of the fully executed, recorded City approved Operations and Maintenance (O&M) Plan and Agreement for all structural BMPs. d. The Operation and Maintenance (O&M) Plan and Agreement shall: (1) describe the long-term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation and maintenance of the referenced BMPs; (3) describe the mechanism for funding the long-term operation and maintenance of the referenced BMPs; and (4) provide for annual certification for water quality facilities by a Registered Civil Engineer. The City format shall be used.
e. Provide documentation of annexation into a CFD for funding facilities to be maintained by the City.
f. Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan attached) are available for each of the initial occupants.
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g. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the Engineer of Work dated 12 months after the Certificate of Occupancy will be considered in lieu of a Special Investigation by the City.
h. Provide the City with a digital .pdf copy of the Final WQMP.
UTILITIES
75. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the applicant, property owner, and/or his agent.
Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Section 16.64).
76. Underground water rights shall be dedicated to the City pursuant to the provisions of LEMC Section 16.52.030, and consistent with the City’s agreement with the Elsinore Valley Municipal Water District.
77. Submit a “Will Serve” letter to the City Engineering Department from the applicable water agency stating that water and sewer arrangements have been made for this project and specify the technical data for the water service at the location, such as water pressure, volume, etc. Will Serve letters shall be provided prior to issuance of Grading Permit.
IMPROVEMENTS
78. Applicant shall implement traffic mitigation measures identified in the Traffic Impact Analysis (TIA) by Urban Crossroads dated December 4, 2023, including but not limited to:
a. Project shall construct Grand Avenue ultimate improvements half-width along property frontage as an Urban Arterial (120-footright-of-way) in compliance with Caltrans standards and the circulation recommendations found in the City of Lake Elsinore’s General Plan and Standard Plans.
Improvements shall include but are not limited to widened section of new AC pavement and base material, curb and gutter, sidewalks, parkway landscaping, utility undergrounding, utility relocations for street widening, streetlight relocations, and streetlight installations. Grand Avenue shall be restriped and widening shall include transition paving and striping to connect to existing conditions.
a. Project shall construct a raised median along Grand Avenue. b. Project shall construct Ortega Highway (SR-74) ultimate improvements half-width along property frontage as a Major Highway (100-foot right-ofway) in compliance with Caltrans standards and the circulation recommendations found in the City of Lake Elsinore’s General Plan and Standard Plans. Improvements shall include but are not limited to widened section of new AC pavement and base material, curb and gutter, sidewalks, parkway landscaping, utility undergrounding, utility relocations for street widening, streetlight relocations, and streetlight installations. SR-74 PA 2019-80 /CUP 2022-05/CUP 2024-06/CDR 2022-05
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shall be restriped and widening shall include transition paving and striping to connect to existing conditions.
a. Project shall construct a raised median on Ortega Highway (SR74). c. Macy Street and Grand Avenue – the following improvements are required:
a. Project shall construct a traffic signal.
b. Project shall construct a northbound left turn lane with a minimum of 200-feet of storage.
c. Project shall construct an eastbound left turn lane with a minimum of 50-feet of storage.
d. Project shall construct a westbound left turn lane with a minimum of 200-feet of storage.
e. Project shall construct a second southbound through lane.
Improvement may be eligible for TUMF reimbursement.
d. Driveway 3 and Grand Avenue – the following improvements are required:
a. Project shall install a stop control on the eastbound approach and construct an eastbound right turn lane.
b. Project shall construct a second and third southbound through lane.
e. Driveway 2 and Ortega Highway (SR-74) – The following improvements are required:
a. Project shall install a stop control on the eastbound approach and construct an eastbound right turn lane (project driveway) b. Project shall construct a second eastbound through lane along the Project’s frontage.
f. Driveway 1 and Ortega Highway (SR-74) – The following improvements are required:
a. Project shall install a stop control on the northbound approach and construct a shared left-right turn lane (project driveway) b. Project shall construct a westbound left turn lane for Project access with a minimum 100-feet of storage.
79. In addition to the mitigation measure identified in the TIA, the Project will be responsible for the following improvements:
a. Construction of driveway approaches per California Department of Transportation and City of Lake Elsinore approved standards. b. Modification of existing and/or installation of new signing and striping for required improvements. The project shall be responsible for all and any paving and/or striping, removal or additional, in result of the ultimate improvements and striping plans.
c. Construction of ADA compliant curb ramps on the proposed corner(s) of the Project property.
d. Relocation and/or modification of existing signal(s) at the intersection of Ortega Highway (SR-74) and Grande Avenue to accommodate ultimate half-width improvements and TIA mitigation requirements. e. Construct bus stop improvements including but not limited to bench and signage relocation, and bus shelter construction.
80. Project is required to coordinate signal and signal associated roadway improvements with the County of Riverside. County of Riverside review and approval of County adjacent improvements are required prior to issuance of building permit.
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81. Sight distance into and out and throughout the project location shall comply with Caltrans standards. Project shall ensure facilities are installed outside the line of sight of drivers.
82. Project will be responsible to design and install streetlights on Grand Avenue and Ortega Highway (SR-74). Streetlight system shall be designed as LS-2B system. Streetlight plans shall include but are not limited to details such as location, pole and luminaire type, and pull box design. Streetlight plans may be included as part of the Street Improvement plan set.
83. 10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall be contained within the street right-of-way. When either of these criteria are exceeded, drainage facilities shall be provided.
84. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards.
85. A drainage study shall be provided. The study shall identify the following: identify storm water runoff from and upstream of the site; show existing and proposed off-site and on-site drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.
The drainage system shall be designed to ensure that runoff from a 10-year storm of 6 hours and 24 hours duration under developed condition is equal or less than the runoff under existing conditions of the same storm frequency. Both 6-hour and 24-hour storm duration shall be analyzed to determine the detention requirements to accomplish the desired results.
86. All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. All off-site drainage, if different from historic flow, shall be conveyed to a public facility.
87. Existing capacity of affected California Department of Transportation’s drainage systems cannot be exceeded. Should 100-year project runoff volumes be determined to exceed the maximum capacity of the existing State drainage facilities, construction of on-site detention basins, new drainage systems or other impact mitigation will be required.
88. All existing tributary areas, area drainage patterns and runoff volumes having an impact to adjacent SR-74 drainage facilities must be identified and analyzed in a project hydrology study as applicable.
89. Review of project drainage design will include an evaluation of runoff impacts to adjacent California Department of Transportation right of way. Where applicable, compliance with pertinent National Pollutant Discharge Elimination System (NPDES)/water quality standards will be required.
90. Ensure that “best management practices” (BMP’s) used to treat site runoff entering California Department of Transportation right-of-way comply with all applicable National Pollution Discharge Elimination System (NPDES) or State Regional Water Resources Board regulations.
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91. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area.
92. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3).
93. All existing storm drain inlet facilities adjacent to the subject properties shall be retrofitted with a storm drain filter; all new storm drain inlet facilities constructed by this project shall include a storm drain filter.
94. A registered Civil Engineer shall prepare the improvements (for public and private), signing and striping, and traffic signal plans required for this project. Improvements shall be designed and constructed to City Standards and Codes (LEMC 12.04 and 16.34).
Permitting/Construction
95. An Encroachment Permit shall be obtained prior to any work on City right-of-way. The developer shall submit the permit application, required fees, and executed agreements, security and other required documentation prior to issuance.
96. An Encroachment Permit from California Department of Transportation shall be obtained prior to any work within California Department of Transportation right of way. Permit shall be obtained and provided prior to issuance of City permits.
97. An Encroachment Permit from Riverside County shall be obtained prior to any work within Riverside County right-of-way. Permit shall be obtained prior to issuance of City permits.
98. A landscape maintenance agreement with California Department of Transportation will be required and provided to the City of Lake Elsinore prior to issuance of City permits.
99. The rough/precise grading, drainage, landscape, and building plans shall be reviewed by the California Department of Transportation and the developer shall provide the City of Lake Elsinore written construction clearance.
100. Project drainage impacts affecting California Department of Transportation right of way should be identified and addressed prior to issuance of City permits. 101. All compaction reports, grade certification, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be submitted to the Engineering Department before final inspection of public works improvements will be scheduled and approved.
PRIOR TO GRADING PERMIT
102. A grading plan signed and stamped by a California licensed Civil Engineer shall be submitted for City review and approval for all addition and/or movement of soil (grading) on site. The plan shall include separate sheets for erosion control, haul route and traffic control as applicable. The grading submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual.
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103. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance.
104. A Hydrology and Hydraulic Report shall be reviewed and approved prior to issuance of grading permits.
105. Applicant shall obtain all necessary off-site easements and/or permits for off-site grading and the applicant shall accept drainage from the adjacent property owners. 106. Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and/or diversion of drainage.
107. All natural drainage traversing the site (historic flow) shall be conveyed through the site in a manner consistent with the historic flow or to one or a combination of the following: to a public facility; accepted by adjacent property owners by a letter of drainage acceptance; or conveyed to an approved drainage easement.
108. Project grading impacts affecting California Department of Transportation right of way shall be identified and addressed with Caltrans prior to issuance of City permits. 109. Project grading impacts affect County of Riverside right of way shall be identified and addressed with the County of Riverside prior to issuance of City permits.
Permitting/Construction
110. Applicant shall execute and submit grading and erosion control agreement, post grading security, and pay permit fees as a condition of grading permit issuance. 111. Any grading that affects “waters of the United States”, wetlands or jurisdictional streambeds require approval and necessary permits from respective Federal and/or State Agencies. 112. No grading shall be performed without obtaining a grading permit. A grading permit does not include the construction of retaining walls or other structures for which a building permit is required.
113. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. 114. Hauling in excess of 5,000 cubic yards shall be approved by the City Council (LEMC
15.72.065). Prior to commencement of grading operations, applicant shall provide to the Engineering Department a map of all proposed haul routes to be used for movement of export material. All such routes shall be subject to review and approval of the City Engineer.
Haul route shall be approved prior to issuance of a grading permit. 115. All grading shall be done under the supervision of a licensed geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the City.
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116. Review and approval of the project sediment and erosion control plan shall be completed.
As warranted, a copy of the current SWPPP shall be kept at the project site and be available for review upon request.
117. Approval of the project Final Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. 118. Applicant shall obtain applicable environmental clearance from the Planning Department and submit applicable clearance document to the Engineering Department. This approval shall specify that the project complies with any and all required environmental mitigation triggered by the proposed grading activity.
PRIOR TO BUILDING PERMIT
119. Provide soils, geology and seismic report, including recommendations for parameters for seismic design of buildings and walls prior to building permit. 120. All public improvement plans, traffic signal plans, signing and striping plans shall be completed and approved by the City Engineer.
121. Any dedications, vacations, and easements shall be recorded with the recorded copy provided to the City prior to issuance of the building permit.
PRIOR TO OCCUPANCY / FINAL APPROVAL/ PROJECT CLOSE OUT
122. All public improvements shall be completed in accordance with the approved plans or as condition of this development to the satisfaction of the City Engineer prior to issuance of first occupancy.
123. Project bus stop improvement and relocation shall be constructed in accordance with RTA and City of Lake Elsinore requirements.
124. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided.
125. In the event of the damage to City roads from hauling or other construction related activity, applicant shall pay full cost of restoring public roads to the baseline condition. 126. All final studies and reports, final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be submitted in .tif format on a USB flash drive or electronically to the Engineering Department before final inspection will be scheduled. 127. All required public right-of-way dedications, easements, vacations, and easement agreement(s) shall be recorded with a recorded copy provided to the City prior to first occupancy unless a more stringent requirement is noted herein. 128. Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval.
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129. Applicant shall submit documentation pursuant to City’s Security Release handout. 130. Applicant shall submit as-built all Engineering Department approved project plan sets. After City approval of paper copy, applicant is responsible for revising the original mylar plans.
Once the original mylars have been approved, the developer shall provide the City with a digital copy of the “as-built” plans in .tif format.
131. Applicant shall provide AutoCAD and GIS Shape files of all Street and Storm Drain plans.
All data must be in projected coordinate system: NAD 83 State Plane California Zone VI U.S. Fleet. All parts and elements of the designed system shall be represented discretely.
Include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes include material (PVC, RCP, etc.) and slope.
CITY OF LAKE ELSINORE FIRE MARSHAL
132. The applicant/operator shall comply with all requirements of the Riverside County Fire Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225. 133. Hazardous Fire Area: this project is in a Very High Fire Hazard Severity Zone of Riverside County as shown on a map on file with the Clerk of the Board of Supervisors. Any building constructed within this project shall comply with the special construction provision contained in City of Lake Elsinore Ordinance and the California Building Code. 134. Fire flow and hydrants: the applicant or developer shall provide fire hydrants in accordance with the following:
a. Prior to building permit application, coordinate with the water district to provide a new public fire hydrant. Show the location of the proposed hydrant on the building permit site plan submittal. The hydrant must comply with fire hydrant flow and spacing requirements per the California Fire Code at the time of permit application.
b. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes.
c. Emergency vehicle access roads must meet fire department standards at the time of building permit application. Current standards require minimum 24-foot wide roads. Roads must be capable of supporting at least 80,000 pounds.
d. Prior to building permit issuance, install the approved water system, approved access roads, and contact the Fire Department for a verification inspection.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services)
135. Prior to issuance of a grading permit, the applicant shall submit an application to the Department of Administrative Services to initiate the annexation process into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District PA 2019-80 /CUP 2022-05/CUP 2024-06/CDR 2022-05
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in place at the time of annexation to fund the on-going operation and maintenance of the public right-of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. The annexation process shall be completed prior to issuance of the first certificate of occupancy for the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services.
Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable.
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I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the Planning Commission of the City of Lake Elsinore on __________ . I also acknowledge that all Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
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ORTEGA OAKS PLAZA
PLANNING APPLICATION NO. 2019-80
CONDITIONAL USE PERMIT NO. 2022-05
CONDITIONAL USE PERMIT NO. 2024-06
COMMERCIAL DESIGN REVIEW NO. 2022-05
CLASS 32 – IN-FILL DEVELOPMENT
CATEGORICAL EXEMPTION CHECKLIST
Prepared By:
CITY OF LAKE ELSINORE
130 South Main Street
Lake Elsinore, CA 92530
Applicant:
CHRIS GOROU
10662 Weatherhill Ct.
San Diego, CA 92131
Project Location:
15890 Grand Avenue, southeasterly corner of Ortega Highway and Grand Avenue APN:
381-320-025
September 2024
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A. BACKGROUND
SURROUNDING LAND USES AND SETTING
The project is located within the existing 7.07-acre commercial zoned property known as Ortega Oaks Plaza which is located on the southeastern corner of Grand Avenue and Ortega Highway and includes Assessor Parcel Number (APN) 381-320-025. The proposed area of disturbance for the subject project site consists of a 3.57-acre portion of the Ortega Oaks Plaza. The proposed area of disturbance is bordered by the existing surface parking lot, a one-story grocery building to the south, a two-story office building to the east and, a vacant commercial mixed-use parcel to the west. The location and boundaries of the subject project site are depicted in Figure 1.
PROJECT DESCRIPTION
The project proposes the development of the following:
On-Site Improvements
o A one-story, 3,375-square-foot convenience store;
o A one-story, 1,400-square-foot fast-food drive-through restaurant; and o A 3,427-square-foot gasoline fueling facility with ten (10) fueling stations. Off-Site Improvements
o Ultimate half width improvements along property frontage on Grand Avenue o Ultimate half width improvements along property frontage on Ortega Highway o Traffic Signal at Grand Avenue and Macy Street
The project also proposes related site improvements including reconfiguring of the plaza’s existing surface parking lot to provide 124 parking spaces and new landscaping including 24-inch box trees, shrubs, and groundcovers. Access to the property will be provided via three improved driveways with one located on Grand Avenue and the other two located on Ortega Highway. The existing one-story approximately 1,200-square-foot restaurant building is proposed to be demolished to accommodate the new buildings and gasoline fueling facility. Refer to Figure 2 for details of the proposed site plan.
GENERAL PLAN DESIGNATION: General Commercial (GC)
ZONING: Neighborhood Commercial Use (C-1)
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Figure 1 – Aerial/Vicinity Map
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Figure 2 – Site Plan – Northern Portion
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Figure 2 – Site Plan – Southern Portion
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INFORMATION DEMONSTRATING THAT THE PROJECT SATISFIES THE CONDITIONS DESCRIBED IN SECTION 15332 OF TITLE 14 OF THE CALIFORNIA CODE OF REGULATIONS:
Criterion (a): Is the project consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations?
The proposed development’s area of disturbance is located on a 3.57-acre portion of an approximately
7.07-acre commercial property in the City of Lake Elsinore’s General Commercial General Plan (GP) Land Use designation and is also currently zoned Neighborhood Commercial (C-1). The intent of the GC GP Land Use designation and zoning district is to provide locations for general retail and office uses which offer the sale of goods and services to the general public and serve primarily the day-today shopping needs of the local residents. The proposed convenience store, drive-through restaurant, and gasoline fueling facility are permitted or conditionally permitted land uses pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.120.020 and 17.120.030. In addition, the project meets all required development standards pursuant to LEMC Section 17.120 for the C-1 zone including building setbacks, floor area ratio (FAR), parking, and landscaping. Therefore, the project is consistent with the general plan designation and policies as well as the zoning designation and regulations.
Criterion (b): Is the proposed development located within the City limits on a site of no more than five acres substantially surrounded by urban uses? The proposed development site is located within City limits and is part of an existing commercial center that was originally entitled in the mid-to-late 1950’s. The proposed development’s area of disturbance is 3.57-acres in size which is less than five acres. The subject property is substantially surrounded by commercial and residential uses including the Lake Elsinore Market, Lake Shore Beauty Supply, and Ortega Beauty Hair Salon. Therefore, the project meets this criterion.
Criterion (c): Does the project site have no value as habitat for endangered, rare, or threatened species?
A Biological Report (Western Riverside County – MSHCP Biological Resources Compliance Analysis for the
3.57-acre Ortega Plaza – Commercial Retail Project Site, City of Lake Elsinore, Western Riverside County, California) dated June 10, 2022, was prepared by Searl Biological Services for the project. The findings in the Biological Report are informed by an extensive literature review, compilation of existing documentation, and field reconnaissance conducted on August 4, 2020 and February 28, 2022. The total 3.57 acres to be disturbed as a result of project are characterized as “Developed”.
As part of the study, the project site was assessed for its value as habitat for endangered, rare, or threatened species and was identified as having potential habitat. However, according to the Biological Report, no suitable habitat (riparian Scrub, forest or woodlands for the least Bell’s vireo, southwestern willow flycatcher, or western yellow-billed cuckoo was documented within or adjacent to the project site, according to the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), the project area is not located in a predetermined survey area and no additional surveys are required. Furthermore, the existing conditions documented within the Project Site including developed/ruderal habitat do not currently represent potential nesting habitat for common and/or MSHCP covered sensitive bird and raptor species. Potential direct and/or indirect impacts to Ortega Oa k Pla za Cla ss 32 Ca tego rical E xemption Checklist Pag e 7 of 16
regulated nesting birds is not expected to occur as a result of project. The proposed action would not conflict with CDFG Codes Section 3503, 3503.5, and 3513. A preconstruction nesting bird surveys is not warranted.
Additionally, the project is not located within an MSHCP Criteria Area, Cell Group, or Linkage area.
Therefore, no habitat Evaluation and Acquisition Negotiation Strategy (HANS) or Joint Project Review (JPR) are required.
In conclusion, the project site has no value as habitat for endangered, rare, or threatened species.
For additional information, refer to the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Biological Resources Compliance Analysis Report included as Appendix A to this report.
Criterion (d): Would the project result in any significant effects relating to traffic, noise, air quality, or water quality?
I. Traffic
The following review of potential traffic impacts is based on the Vehicle Miles Traveled (VMT) Screening Evaluation prepared by Urban Crossroads dated March 2022 (included as Appendix B) for the project. The purpose of the VMT Analysis is to assess the potential traffic-related effects of the project on the existing road network.
The City of Lake Elsinore’s criteria to identify projects that would have a less-than significant impact on VMT and therefore could be screened out from further analysis includes the following:
1. Transit Priority Area (TPA) Screening: Projects which are located within a TPA are presumed to have a less than significant impact on VMT.
2. Low VMT Area Screening: This screening threshold applies to residential or office projects that are located within a low VMT-generating area, which are identified by WRCOG as traffic analysis zones (TAZ) where total daily VMT per service population performs at or below the jurisdictional average of total VMT per service population under base year (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. Also, projects that generate less than 3,000 MTCO2e per year are considered to have a less than significant impact related to VMT.
The applicability of each criterion to the proposed Project is discussed below.
Screening Criteria 1 – TPA Screening: According to the City’s guidelines, projects located in a TPA may be presumed to have a less than significant impact if the floor area ratio (FAR) is 0.75 or higher, includes no more parking for residents, customers, or employees than the City code mandates, and is Ortega Oa k Pla za Cla ss 32 Ca tego rical E xemption Checklist Pag e 8 of 16
consistent with the Sustainable Communities Strategy (SCS). The proposed project is not located in a TPA. The proposed project site is not located within 0.5 mile of an existing major transit stop or an existing stop along a high-quality transit corridor.
Screening Criteria 2 - Low VMT Area Screening: The City Guidelines states that “Residential and office projects located within a low VMT- generating area are presumed to have a less than significant impact absent substantial evidence to the contrary. In addition, other employment-related and mixeduse land use projects may qualify for the use of screening if the project can reasonably be expected to generate VMT per service population that is similar to the existing land uses in the low VMT area.” City Guidelines identifies low VMT generating traffic analysis zones as those that generate VMT per service population below the City of Lake Elsinore’s baseline’s VMT per service population.
The parcel containing the proposed project was selected and the Screening Tool was run for the Origin-Destination VMT per service population measure of VMT. Based on the Screening Tool results (see Appendix B), the Project TAZ is shown to generate a VMT per service population of 23.3.
Whereas the Screening Tool shows the City of Lake Elsinore baseline 35.6 VMT per service population. Therefore, the project is located in a low VMT area.
Screening Criteria 3 – Project Trip Generation Screening: City Guidelines state that small projects that generate less than 400 daily vehicle trips are considered less than significant absent substantial evidence to the contrary. Trips generated by the Proposed Project have been estimated based on trip generation rates collected by the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, 2021 (3). The proposed project is anticipated to generate 956 daily vehicle trip-ends per day.
Therefore, the project is does not meet the 400 daily vehicle trips threshold.
Additionally, the City Guidelines describe those projects consisting of local-serving retail less than 50,000 square feet may be presumed to cause a less than significant impact absent substantial evidence to the contrary. Local serving retail generally improves the convenience of shopping close to home and has the effect of reducing vehicle travel. The proposed project consists of a 10‐vehicle fueling station and a 4,775 square foot convenience store/fast-food restaurant, which is less than the 50,000 square foot threshold, therefore, the project’s impact on VMT is presumed to be less than significant.
In summary, the project was evaluated consistent with the available screening criteria. The project was found to meet the Low VMT Area and Project Type screening criteria. The proposed project is presumed to result in a less than significant impact for VMT; no further VMT analysis required.
For additional information, refer to the Vehicle Miles Traveled (VMT) Screening Evaluation included as Appendix B to this report.
II. Noise
The following review of potential noise impacts is based on the Noise Impact Analysis prepared by Entech Consulting Group dated May 2024 (included in Appendix C) for the project. Under Appendix G of the State CEQA Guidelines, any project would create significant noise impacts if the project Ortega Oa k Pla za Cla ss 32 Ca tego rical E xemption Checklist Pag e 9 of 16
would result in:
Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies;
Generation of excessive groundborne vibration or groundborne noise levels; or Expose people residing or working in the project area to excessive noise levels if the project is located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport The purpose of the Noise Impact Analysis is to assess the potential noise impacts resulting from project construction and operation and to evaluate whether the project would expose people to excessive noise levels. A summary of the Noise Impact Analysis is provided below:
During project construction, it would result in temporary noise impacts from transportation of construction crews and equipment to and from the development site and construction activities such as operation of mobile and stationary construction equipment. However, any temporary increases in ambient noise levels caused by construction would not exceed the City’s mobile and stationary construction noise standards. Therefore, impacts from construction noise would be less than significant. Although not required to mitigate any significant impacts under CEQA, the City will require the project to comply with the following Conditions of Approval to minimize noise from project construction in accordance with the recommendations provided in the Noise Impact Analysis:
Prior to approval of grading plans and/or issuance of building permits, plans shall include a note indicating that noise‐generating Project construction activities shall only occur between the hours of 7:00 a.m. and 7:00 p.m. on weekdays only, Monday through Friday. Construction is prohibited on weekends and holidays.
During construction, the contactor shall ensure all construction equipment is equipped with appropriate noise attenuating devices.
The contractor should locate equipment staging areas that will create the greatest distance between construction-related noise/vibration sources and sensitive receptors nearest the project site during all project construction.
Idling equipment should be turned off when not in use. The construction contractor shall limit haul truck deliveries to the same hours specified for construction equipment (between the hours of 7:00 a.m. and 7:00 p.m. on weekdays.
Construction is prohibited on weekends and holidays).
The construction contractor shall utilize an ultra-quiet air compressor with a Lmax noise level to no more than 65 dBA.
During project operation, it would result in ongoing noise generation caused by external speakers at the drive-through lane, outdoor eating area, parking noise and HVAC operations. However, project operation would not result in significant increase in ambient noise levels from project operational activities given the project setting and the proximity to Ortega Highway as well as the incorporation Ortega Oa k Pla za Cla ss 32 Ca tego rical E xemption Checklist Pag e 10 of 16
of a 461-foot-long sound wall at a height of seven (7) feet near the northeastern edge of the property line adjacent to the existing residential uses. No significant changes to ambient noise levels are expected as a result of existing ambient noise generated by vehicle traffic along the highway. The noise levels caused by project operation would not exceed the City’s exterior noise standards. Therefore, impacts from operational noise would be less than significant.
In conclusion, the project’s construction and operation would not exceed the City’s established noise standards. Therefore, the project would not result in significant noise impacts from construction or operational activities.
For additional information, refer to the Noise Impact Analysis included as Appendix C to this report.
III. Air Quality
The following review of potential air quality impacts is based on the Air Quality and Greenhouse Gas Study prepared by Entech Consulting Group dated March, 2022 (included in Appendix D) for the project. Under Appendix G of the State CEQA Guidelines, any project would create significant impacts if a project would:
Conflict with or obstruct implementation of the applicable air quality plan; Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard; Expose sensitive receptors to substantial pollutant concentrations; or Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people
The purpose of the Air Quality and Greenhouse Gas Study is to assess the potential air quality impacts resulting from project construction and operation and to evaluate project compliance with applicable criteria pollutant thresholds set by the South Coast Air Quality Management District (SCAQMD).
Project Construction
Project construction would result in Short-term emissions from equipment exhaust, fugitive dust, and architectural coatings. Short-term emissions would fall below all applicable SCAQMD local and regional daily thresholds of significance. Therefore, both regional and localized construction emissions from project construction would fall below SCQAMD daily significance thresholds and project construction would not result in significant regional or localized air quality impacts.
Project Operations
During project operation, emissions of all criteria pollutants would fall below applicable daily thresholds of significance. Therefore, the project would neither conflict with plans, violate an air quality standard, nor contribute to an existing or projected violation, that would result in a cumulatively considerable increase in ozone or particulate matter emissions or expose receptors to substantial pollutant concentrations. Therefore, air quality emissions from project operation are less Ortega Oa k Pla za Cla ss 32 Ca tego rical E xemption Checklist Pag e 11 of 16
than significant.
Project operation would produce an increase in project trip generation, electricity consumption, area sources, and evaporative emissions resulting in air quality impacts. However, regional and localized emissions from project operation would fall below SCQAMD daily significance thresholds and therefore would not result in significant regional or localized air quality impacts.
Moreover, the project does not have the potential to expose sensitive receptors to substantial pollutant concentrations, result in other emissions (such as those leading to odors) adversely affecting a substantial number of people, or conflict with or obstruct implementation of any air quality plan. As such, the project would not result in any significant air quality impacts.
For additional information, refer to the Air Quality and Greenhouse Gas Study included as Appendix D to this report.
IV. Water Quality
The project area is located within the Lake Elsinore sub-watershed of the Santa Ana Watershed region of Riverside County. The Santa Ana Regional Water Quality Control Board (SARWQCB) sets water quality standards for ground and surface waters within the region. Water quality standards are defined under the Clean Water Act to include both the beneficial uses of specific water bodies and the levels of water quality that must be met and maintained to protect those uses (i.e. water quality objectives).
Project construction activities would include grading, excavation, installation of subsurface infrastructure, and other earthmoving activities which could potentially cause erosion that could degrade surface or ground water quality and/or violate water quality standards. Moreover, the use of heavy construction equipment could result in the accidental release of hazardous materials (e.g., oils, fuels, and other water quality pollutants) that could potentially affect surface and/or ground water quality. As required by the Clean Water Act, the project would comply with the Santa Ana Municipal Separate Storm Sewer (MS4) NPDES Permit. The NPDES MS4 Permit Program, which is administered in the project area by Riverside County and is issued by the SARWQCB, regulates storm water and urban runoff discharges from developments to natural and constructed storm drain systems in the City. Because the project would disturb one or more acres of soil, construction activities would be subject to the Construction General Permit (NPDES General Permit No. CAS000002, Waste Discharge Requirements, Order No. 2009-0009-DWQ, adopted September 2, 2009 and effective as of July 2, 2010) issued by the State Water Resources Control Board. The Construction General Permit requires implementation of a Storm Water Pollution Prevention Plan (SWPPP) for site clearing, grading, and disturbances such as stockpiling or excavation. The SWPPP would generally contain a site map showing the construction perimeter, proposed buildings, storm water collection and discharge points, general pre- and post-construction topography, drainage patterns across the site, and adjacent roadways.
A project-specific Preliminary Water Quality Management Plan (WQMP) dated September 11, 2020 (Revised May 03, 2024) has been prepared to address the increase in polluted runoff that would occur Ortega Oa k Pla za Cla ss 32 Ca tego rical E xemption Checklist Pag e 12 of 16
from the project by describing the site design, source control and treatment control Best Management Practices (BMPs) that will be implemented and maintained throughout the life of the project. In drainage design, the proposed drainage pattern of the site will sheet flow stormwater runoff to the landscape areas fronting the property along Ortega Highway and Grand Avenue. Stormwater from the site (designated as - 7 - DMA 1 and DMA-2) will be treated by the bioretention systems located within the landscape areas. Stormwater treated by the bioretention systems will flow into the underdrains connected to the pump station before being discharged to the curb and gutter on Ortega Highway. Storm events exceeding the capacity of the bioretention system will discharge through the primary overflow system to the pump structure. Secondary overflow structures have been included on each basin fronting the property and will discharge directly to the curb and gutter on Ortega Highway. In addition, there will be a dedication of approximately 0.74 acres of land (designated as DMA 3) for street improvement along Ortega Highway and Grand Ave. This area (DMA-3) will be alternatively included in sizing of the proposed basin (BMP-1) in DMA-1, although its runoff will not be possibly captured by the basin due to elevation constraints. Lastly, runoff from the Ortega Highway gutter will flow into the curb and gutter on Grand Avenue before discharging to an engineered swale and proceeding to Lake Elsinore.
Furthermore, the project is required to implement a Storm Water Pollution Prevention Plan which will include measures such as construction-phase best management practices (BMPs) to protect against stormwater runoff. Through implementation of measures specified in both the WQMP and SWPPP, along with adhering to applicable regulations, the project would meet applicable water quality standards and discharge regulations. Therefore, the project would not otherwise substantially degrade surface or ground water quality, and any water quality impacts resulting from the project would be less than significant.
For additional information, refer to the Water Quality Management Plan included as Appendix E to this report.
Criterion (e): Can the Project site be adequately served by all required utilities and public services?
Fire Protection: The project will be subject to City policies and ordinances relating to hazard mitigation and fire prevention. The project will be required to comply with applicable fire code requirements for construction and access to the site which will be reviewed by the City Fire Department to determine the project-specific fire requirements. Chapter 16.74 of the LEMC establishes a program for the adoption and administration of development impact fees by the City whereby as a condition to the issuance of a building permit or certificate of occupancy by the City, the property owner or land developer is required to pay development impact fees or provide other consideration to the City for the purpose of defraying the costs of public expenditures for capital improvements (and operational services to the extent allowed by law) which will benefit such new development. Section 16.74.049 includes a “fire facilities fee” to mitigate the additional burdens created by new development for City fire facilities. The project will incrementally increase demands for fire protection services associated with service calls, inspections, etc. However, the increase in Ortega Oa k Pla za Cla ss 32 Ca tego rical E xemption Checklist Pag e 13 of 16
demand for fire protection services is not anticipated to require the construction of new facilities or infrastructure. Therefore, any impacts related to fire protection resulting from the project will be less than significant.
Police Protection: Chapter 16.74 of the LEMC establishes a program for the adoption and administration of development impact fees by the City for the purpose of defraying the costs of public expenditures for capital improvements (and operational services to the extent allowed by law) which would benefit such new development. The project will participate in this development impact fee program to mitigate potential impacts to police protection resources. Additionally, the project will be required to comply with applicable law enforcement requirements and standards to ensure adequate law enforcement protection is available to serve the proposed development. Potential impacts would be considered incremental and can be offset through the payment of the development impact fee and compliance with regulatory requirements. The project will not result in substantial adverse physical impacts related to police protection. Therefore, the project will not significantly impact police protection resources or services.
Schools: The proposed development is located within the Lake Elsinore Unified School District (LEUSD). The project will be required to pay school impact fees as levied by the LEUSD, which will provide funding for school facilities. The project does not propose new housing and therefore no increase in demand for LEUSD facilities and services will be created. Therefore, any potential impacts would be considered incremental and would be offset through the payment of the appropriate development impact fees for schools. Based on the above, the proposed project will not result in substantial adverse physical impacts related to schools. Any impacts would be less than significant.
Parks: The project does not propose residential uses so it would not generate additional residents who would need park facilities or services. Therefore, a direct increase in park usage is not expected because of the project. New commercial development may cause incremental indirect impacts to park facilities from the occasional use of a park by employees. Section 16.34.060 of the LEMC requires that prior to the issuance of a building permit, the property owner or developer must pay fees for the purposes set forth in that section. Section 16.34.060.D describes the City’s Park Capital Improvement Fund and describes that the City Council has the option to request dedication for park purposes or in lieu thereof, request that the property owner or developer pay a fee for the purpose of purchasing the land and developing and maintaining the City park system. The project will be required to pay park fees to the City for the purpose of establishing, improving, and maintaining park land within the City.
Because the project does not propose new housing, any potential impacts would be considered incremental and would be offset through the payment of the appropriate park fees. Based on the above, the project would not result in substantial adverse physical impacts related to parks. Any impacts would be less than significant.
Other Public Facilities: The City is a part of the Riverside County Library System. Section 16.34.060 of the LEMC requires that prior to the issuance of a building permit, the property owner or developer must pay fees for the purposes set forth in that section. Section 16.34.060.B establishes the City’s Library Mitigation Fee program and provides that an in-lieu fee for future construction of library Ortega Oa k Pla za Cla ss 32 Ca tego rical E xemption Checklist Pag e 14 of 16
improvements shall be paid to the City to ensure that the necessary library facilities are provided to the community. Since the project would not include new housing, potential impacts to library services would be less than significant.
Chapter 16.74 of the LEMC establishes a program for the adoption and administration of development impact fees by the City for the purpose of defraying the costs of public expenditures for capital improvements (and operational services to the extent allowed by law) which would benefit such new development. Section 16.74.048 includes an “Animal shelter facilities fee” to mitigate the additional burdens created by new development for animal facilities. In addition, the property owner will be required to pay City Hall & Public Works fees, Community Center Fees, and Marina Facilities Fees prior to the issuance of building permits. Therefore, potential impacts associated with other public services and facilities would be less than significant.
Wastewater/Sewer: The proposed development is located within the wastewater/sewer service boundary of the Elsinore Valley Municipal Water District (EVMWD). The proposed development will connect with the EVMWD wastewater/sewer system. Connections to local sewer mains will involve temporary and less than significant construction impacts that will occur in conjunction with other on-site improvements. In addition, the project will be required to pay sewer connection fees.
Implementation of the project will not require, or result in, the construction of new wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects. Any impacts would be less than significant.
Storm Water Drainage: On-site grading and drainage improvements proposed in conjunction with the proposed site work will be required to comply with provisions of the National Pollutant Discharge Elimination System (NPDES) program, including Waste Discharge Requirements (WDR), and the 2010 Santa Ana Municipal Separate Sewer Permit (MS4) Permit, as enforced by the Santa Ana Regional Water Quality Board (SARWQCB). Pursuant to the City’s Municipal Code, all construction projects shall implement Best Management Practices (BMPs) to be specified in a submitted Stormwater Pollution Prevention Plan (SWPPP). The project was required to submit a project-specific WQMP to identify post-construction BMPs that include drainage controls such as infiltration pits, detention ponds, bioswales, berms, rain gardens, and pervious pavement. Upon adherence to the approved WQMP, the project will not substantially alter the existing drainage pattern of the site or area, nor will it require new or expanded off-site storm drain facilities the construction or relocation of which could cause significant environmental effects. Any impacts would be less than significant.
Water Supplies: The proposed development is located within the water service boundary of the Elsinore Valley Municipal Water District (EVMWD). The proposed development will connect to the EVMWD water supply system. Connections to local water mains will involve temporary and less than significant construction impacts that will occur in conjunction with other on-site improvements. In addition, the project will be required to pay water connection fees and comply with water efficiency guidelines set by the City. Project implementation will not require, or result in, the construction of new water treatment facilities or expansion of existing facilities, the construction of which would cause significant environmental effects. Given the relatively small scale of the proposed in-fill development, Ortega Oa k Pla za Cla ss 32 Ca tego rical E xemption Checklist Pag e 15 of 16
potential impacts are considered nominally incremental and would be less than significant.
Solid Waste Disposal: All development within the City of Lake Elsinore is required to comply with applicable elements of AB 1327, Chapter 18 (California Solid Waste Reuse and Recycling Access Act of 1991), AB 939 (CalRecycle), and other local, state, and federal solid waste disposal standards. The California Integrated Waste Management Act of 1989 (AB 939) requires every city and county in the state to prepare a Source Reduction and Recycling Element (SRRE) to its Solid Waste Management Plan, that identifies how each jurisdiction will meet the mandatory state diversion goal of 50% by and after the year 2000. The purpose of AB 939 is to “reduce, recycle, and re-use solid waste generated in the state to the maximum extent feasible.” The project is required to comply with applicable elements of AB 1327, Chapter 18 (California Solid Waste Reuse and Recycling Access Act of 1991), AB 939, and other applicable local, state, and federal solid waste disposal standards as a matter of regulatory policy as standard condition of approval, thereby ensuring that the solid waste stream to the waste disposal facilities is reduced in accordance with existing regulations. Any impacts would be less than significant.
Electricity, Natural Gas, Telephone, Television: The proposed development is in a developed, urban setting. The site and the surrounding properties are fully served by various utility service providers. There are no anticipated significant service or system upgrades required to serve the proposed development. Any increase in the demand for public utilities by the project would be less than significant.
DETERMINATION:
I find that the answers given above are adequately supported by the information sources cited following each question and that the effects of the project are typical of those generated within that class of projects (i.e., Class 32 – Infill Development Projects) characterized as in-fill development meeting the conditions of Section 15332 of Title 14 of the California Code of Regulations. The project will not cause a significant effect on the environment and is therefore categorically exempt from the requirement for the preparation of environmental documents under the California Environmental Quality Act.
Carlos Serna 09/11/2024
Carlos Serna, Associate Planner Date
Appendices:
The following documents were used as information sources during preparation of this document. They are available for public review on the City’s CEQA Documents – Pending Projects Webpage here: https://www.lake-elsinore.org/306/CEQA-Documents---Pending-Projects or at the City of Lake Elsinore, Community Development Department, 130 South Main Street, Lake Elsinore, CA 92530, ph. (951) 674-3124.
A) Western Riverside County – MSHCP Consistency Analysis for the 3.57-acre Ortega Plaza – Commercial Retail Project Site, City of Lake Elsinore, Western Riverside County, California prepared by Searl Biological Services (June 25, 2024)
Ortega Oa k Pla za Cla ss 32 Ca tego rical E xemption Checklist Pag e 16 of 16
B) Ortega Plaza Vehicle Miles Traveled (VMT) Screening Evaluation prepared by Urban Crossroads (March 2022)
C) Noise Impact Analysis prepared by: Entech Consulting Group (May 2024) D) Air Quality and Green House Gas Study prepared by: Entech Consulting Group (May 2024) E) Preliminary Water Quality Management Plan prepared by Plump Engineering, Inc. (Revised May 03, 2024)
0 120 240
US Feet
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Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2019-80
APN: 381-320-025
Vicinity Map
GRAND AVE
WINDWARD
WAY
SHORELINE DR
SH-74
HALF MOON DR
QUAIL
KNOLL RD
LAGUNA AVE
MOLLY CT
COMPASS CT
SERENA WAY
BONNIE
LEA DR
TRABUCO DR
LIGHTHOUSE DR
LEEWARD WAY HEERS PL
MAXSON
AVE
JANEL CT
MORRO WAY GRANDVIEWAVE
MOUNTAIN LN
SHADOW
PATSY PL
KEVIN PL
GOLDEN CT
MEGAN CT
MARIA CT
QUAIL KNOLL
LAKE TERRACE DR
ACROPOLIS WAY
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Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2019-80
APN: 381-320-025
Aerial Map
Earthstar
Geographics
WINDWARD WAY
GRAND AVE
MACY ST
SH-74
QUAIL
KNOLL RD
LAGUNA AVE
MOLLY CT
COMPASS CT
HALF MOON DR
TRABUCO DR
SHORELINE DR
ANCHOR WAY
SERENA WAY
HEERS PL
MAXSON
AVE
CEDAR DR
JANEL CT
LIGHTHOUSE DR
GRANDVIEW AVE MORRO WAY PATSY PL
GOLDEN CT
SPINNAKER DR
LEEWARD WAY
MEGAN CT
PEPPER DR
MOUNTAIN LN
SHADOW
MARIA CT
QUAIL KNOLL
KEVIN PL
BONNIE LEA DR
ACROPOLIS WAY
LAKE TERRACE DR
Maxar
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Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2019-80
APN: 381-320-025
General Plan Exhibit
CMU -
Commercial
Mixed Use
GC - General
Commercial
LMR
- Low-Medium Residential
LMR -
Low-Medium
Residential
LMR -
Low-Medium
Residential
LMR -
Low-Medium
Residential LAGUNA AVE
GRANDVIEW AVE
GRAND AVE
SERENA
WAY
SHORELINE DR
SH-74
QUAIL
KNOLL RD
MOLLY CT
PATSY PL COMPASS CT
ANCHOR
WAY
TRABUCO DR
LAKE TERRACE DR
BONNIE
LEA DR
HEERS PL
MAXSON
AVE
JANEL CT
LEEWARD WAY
MORRO WAY
GOLDEN CT
QUAIL KNOLL
0 100 200
US Feet
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Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2019-80
APN: 381-320-025
Zoning Exhibit
CMU -
Commercial
Mixed Use
CMU -
Commercial
Mixed Use
C1 -
Neighborhood
Commercial
R1 - Single
Family
Residential
SERENA WAY
SHORELINE DR
GRAND AVE
LAGUNA AVE
SH-74 GRANDVIEW AVE
BONNIE
LEA DR
QUAIL
KNOLL RD
LEEWARD WAY
MOON DR
HALF
MOLLY
CT
COMPASS CT
TRABUCO DR
PATSY PLMARIA CT
HEERS PL
MAXSON AVE
JANEL CT
MORRO WAY
GOLDEN CT
LAKE TERRACE DR
QUAIL KNOLL
CODE INFORMATION TITLE SHEET G 1.0 GHGHAH
15890 GRAND AVENUE
LAKE ELSINORE, CA 92530
ORTEGA PLAZA ORTEGA PLAZA, LLC EMPIRE DESIGN GROUP Inc . SCOPE OF WORK DRAWING INDEX ARCHITECT / EXHIBIT PREPARER EMPIRE DESIGN GROUP, INC. PO BOX 944 MURRIETA, CA 92564 PHONE: (951) 696-1490 FAX: (951) 696-1443 E-MAIL: [email protected] CONTACT: GREGORY HANN, ARCHITECT PROJECT OWNER / APPLICANT LEGAL DESCRIPTION COMMERCIAL CENTER W/ ORTEGA PLAZA, LLC ALL CONSTRUCTION TO COMPLY WITH: BUILDING CODE: 2022 CALIFORNIA BUILDING CODE PLUMBING CODE: 2022 CALIFORNIA PLUMBING CODE ELECTRICAL CODE: 2022 CALIFORNIA ELECTRIC CODE MECHANICAL CODE: 2022 CALIFORNIA MECHANICAL CODE ENERGY CODE: 2022 CALIFORNIA ENERGY CODE GREEN BUILDING: 2022 CALIFORNIA GREEN BUILDING CODE FIRE CODE: 2022 CALIFORNIA FIRE CODE (2021 IFC) *THE PROJECT SHALL COMPLY WITH THE DEVELOPMENT STANDARDS AS OUTLINED IN THE C-1 ZONE AND THE LEMC THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: SOUTHEAST HALF OF LOT 8 IN BLOCK "C" AS SHOWN BY MAP SHOWING SUBDIVISIONS IN ELSINORE ON FILE IN BOOK 8, PAGE 377 OF MAPS, RECORDS OF SAN DIEGO COUNTY, CALIFORNIA. EXCEPTING THAT PORTION CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED MARCH 26, 1991 AS INSTRUMENT NO. 98098, OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. APN: 381-320-025-6 ARCHITECTURAL G1.0 TITLE SHEET AS 1.0 CONCEPTUAL SITE PLAN AS 1.1 CONCEPTUAL SITE WALL PLAN A 1.0 C-STORE FLOOR A 1.1 C-STORE ROOF PLAN A 2.0 C-STORE ELEVATIONS A 3.0 C-STORE SECTIONS CA 1.0 CANOPY PLAN CA 2.0 CANOPY ELEVATIONS TE 1.0 TRASH ENCLOSURE PLAN MB 1.0 MATERIALS BOARD ALTA/TOPO SHEET 1 ALTA/TOPO SHEET 2 ALTA/TOPO CIVIL C01 PRELIMINARY GRADING PLAN C02 WQMP PLAN C03 PRELIMINARY UTILITY PLAN C04 SECTIONS LANDSCAPE L1 LANDSCAPE CONCEPT PLAN PHOTOMETRIC SHEET 1 SITE LIGHTING PHOTOMETRIC PLAN PROJECT TEAM ARCHITECT: EMPIRE DESIGN GROUP, INC. PO BOX 944 MURRIETA, CA 92564 PHONE: 951-696-1490 FAX: 951-696-1443 CELL PHONE: 951-809-7601 E-MAIL: [email protected] CONTACT: GREGORY HANN, ARCHITECT CIVIL / HYDROLOGY / PLUMP ENGINEERING, INC. WQMP: 914 E. KATELLA AVE. ANAHEIM, CA 92805 PHONE: 714-385-1835 EXT. 110 FAX: 714-385-1834 CELL PHONE: 714-357-7323 E-MAIL: [email protected] CONTACT: TROY TRYFONOPOULOS, P.E. LANDSCAPE: ROBERT TAFT & ASSOCIATES 36275 AVENIDA DE ACACIAS TEMECULA, CA 92592 PHONE: 951-676-5688 E-MAIL: [email protected] CONTACT: ROBERT TAFT AIR QUALITY/GREEN HOUSE / ENTECH CONSULTING GROUP NOISE IMPACT ANALYSIS: PO BOX 892188 TEMECULA, CA 92589 PHONE: 951-506-0055 E-MAIL: [email protected] CONTACT: MICHELLE A. JONES BIOLOGICAL / MSHCP: BSEARL BIOLOGICAL SERVICES 43430 E. FLORIDA AVE. #F HEMET, CA 92544 PHONE: 951-805-2028 E-MAIL: [email protected] CONTACT: TIM SEARL GEOTECHNICAL / EARTH STRATA GEOTECHNICAL SERVICES, INC. INFILTRATION: 4218 REMINGTON AVENUE TEMECULA, CA 92590 CELL PHONE: 951-536-5081 E-MAIL: [email protected] CONTACT: GADALLA GADALLA "GUGU" PHASE 1 ENVIRONMENTAL: TA-GROUP DD, LLC 3146 TIGER RUN COURT, SUITE 118 CARLSBAD, CA 92010 CELL PHONE: 760-473-0645 E-MAIL: [email protected] CONTACT: TIMOTHY LESTER TRAFFIC IMPACT STUDY: URBAN CROSSROADS 1133 CAMELBACK ST #8329 NEWPORT BEACH, CA 92658 PHONE: 949-861-0177 E-MAIL: [email protected] CONTACT: CHARLENE SO, PE PHOTOMETRIC PLAN: CREE LIGHTING 9201 WASHINGTON AVE. RACINE, WI 53406 PHONE: 714-812-8182 E-MAIL: [email protected] CONTACT: JAY BOSTON ORTEGA PLAZA RETAIL & NOT TO SCALE VICINITY MAPSITE DEFFERED SUBMITTALS 1. FIRE SPRINKLER ENGINEERING 2. TRUSS'S SEPARATE PERMITS 1. SIGNS (SINGS MUST BE COMPLEMENTARY TO THE ARCHITECTURAL DESIGN OF THE BUILDING. SIGN PROPOSAL SHALL INCLUDE COLOR SCHEME, TYPES OF MATERIALS, TYPEFACE, DIMENSIONS, AND A SITE PLAN DEPICTING THE LOCATIONS OF ALL PROPOSED FOR THE PROJECT, INCLUDING BUILDING SIGNS, CANOPY SIGNS, PARCEL IDENTIFICATION SIGNS, AND GAS PRICES SIGNS. A. SPACE FOR THE LOGICAL AND INTEGRATED PLACEMENT OF SIGNS (INCLUDING ADDRESS) SHOULD BE ALLOCATED IN THE PROJECT DESIGN. INDICATE CONCEPTUAL LOCATION AND SPECIFICATIONS OF PROPOSED SIGNAGE INCLUDING GAS STATION PRICING SIGNAGE AND MONUMENTATION. REFER TO LEMC 17.196.210 FOR GAS STATION SIGN STANDARDS. B. PROVIDE A SIGN AREA CALCULATION FOR THE CONCEPTUAL WALL SIGNAGE. THE TOTAL SIGN AREA PERMITTED PER BUILDING FRONTAGE SHALL NOT EXCEED ONE SQUARE FOOT PER LINEAL FOOT OF BUILDING FRONTAGE ON WHICH THE SIGN IS LOCATED. (17.196.180) KAZAK GOROU ORTEGA PLAZA, LLC 15890 GRAND AVE. LAKE ELSINORE, CA 92530 PHONE: 619-889-4250 E-MAIL: [email protected] 1. DEMOLITION OF EXISTING BURGER AND WINGS QUICK SERVE RESTAURANT. 2. EXISTING OFFICE AND RETAIL BUILDING TO REMAIN, NO A PART. 3. PROPOSED 3,375 S.F. CONVENIENCE STORE WITH 1,400 S.F DRIVE-THRU QUICK SERVE RESTAURANT. 4. PROPOSED 3,427 S.F. FIVE MPD FUELING CANOPY WITH ASSOCIATED UNDERGROUND STORAGE TANKS. 5. PROPOSED THREE 176 S.F. TRASH ENCLOSURES WITH OVERHEAD ROOF. 6. PROPOSED PARKING, LANDSCAPE, WQMP, AND HARDSCAPE IMPROVEMENTS. 7. PROPOSED OFFSITE DRIVEWAY IMPROVEMENTS INCLUDE; BUS STOP TURNOUT, UTILITY CONNECTIONS, SIGNAL MODIFICATIONS, STRIPING MODIFICATIONS, AND RIGHT OF WAY DEDICATIONS. 10. A RECIPROCAL ACCESS & PARKING AGREEMENT IS REQUIRED FOR ALL SHARD-USE DRIVEWAYS AND PARKING STALLS. 11. PROPOSED ALCOHOL SALES. 12. SIGNAGE NOT A PART OF REVIEW. 1 B&S DEPARTMENT GENERAL CONDITIONS 1 FIRE DEPARTMENT GENERAL CONDITIONS 1. HAZARDOUS FIRE AREA: THIS PROJECT IS IN A VERY HIGH FIRE HAZARD SEVERITY ZONE OF RIVERSIDE COUNTY AS SHOWN ON A MAP ON FILE WITH THE CLERK OF THE BOARD OF SUPERVISORS. ANY BUILDING CONSTRUCTED WITHIN THIS PROJECT SHALL COMPLY WITH THE SPECIAL CONSTRUCTION PROVISION CONTAINED IN THE CITY OF LAKE ELSINORE ORDINANCE AND THE CALIFORNIA BUILDING CODE. 2. FIRE FLOW AND HYDRANTS: THE APPLICANT OR DEVELOPER SHALL PROVIDE FIRE HYDRANTS IN ACCORDANCE WITH THE FOLLOWING: A. PRIOR TO BUILDING PERMIT APPLICATION, COORDINATE WITH THE WATER DISTRICT TO PROVIDE A NEW PUBLIC FIRE HYDRANT. SHOW THE LOCATION OF THE PROPOSED HYDRANT ON THE BUILDING PERMIT SITE PLAN SUBMITTAL. THE HYDRANT MUST COMPLY WITH FIRE HYDRANT FLOW AND SPACING REQUIREMENTS PER THE CALIFORNIA FIRE CODE AT THE TIME OF PERMIT APPLICATION. B. PRIOR TO PLACING ANY COMBUSTIBLES ON SITE, PROVIDE AN APPROVED WATER SOURCE FOR FIREFIGHTING PURPOSES. 3. EMERGENCY VEHICLE ACCESS ROADS MUST MEET FIRE DEPARTMENT STANDARDS AT THE TIME OF BUILDING PERMIT APPLICATION. CURRENT STANDARDS REQUIRE MINIMUM 24-FOOT WIDE ROADS. ROADS MUST BE CAPABLE OF SUPPORTING AT LEAST 80,000 POUNDS. 4. PRIOR TO BUILDING PERMIT ISSUANCE, INSTALL THE APPROVED WATER SYSTEM, APPROVED ACCESS ROADS, AND CONTACT THE FIRE DEPARTMENT FOR A VERIFICATION INSPECTION. PLANNING GENERAL CONDITIONS 1. PROJECT REQUIRED TO INCORPORATE APPLICABLE CAP MEASURES. 1 1 2 SITE DATA ADDRESS: 15890 GRAND AVENUE LAKE ELSINORE, CA 92530 APN: 381-320-025-6 COUNTY: RIVERSIDE SPECIFIC PLAN: N/A ZONE: EXISTING: C1 - NEIGHBORHOOD COMMERCIAL PROPOSED: C1 - NEIGHBORHOOD COMMERCIAL CONSTRUCTION TYPE: OCCUPANCYS: V-B/SPRINKLERED M BUILDING AREAS: PROPOSED C-STORE: 3,375 S.F. PROPOSED: RETAIL / COMMERCIAL BUILDING HEIGHT: MAX HEIGHT: 35'-0" LOT COVERAGE: BUILDING: 20,603 S.F. (7%) LANDSCAPING: 43,605 S.F. (14%) PUBLIC R.O.W.: 61,890 S.F. (20%) GROSS TOTAL: 307,939 S.F. (100%) PARKING REQUIREMENTS: SURROUNDING LAND NORTH: CMU - COMMERCIAL MIXED USE SOUTH: R1 - SINGLE FAMILY RESIDENTIAL EAST: CMU - COMMERCIAL MIXED USE WEST: R1 - SINGLE FAMILY RESIDENTIAL USE AND ZONING: PERMIT NUMBER: PA2019-80 LAND USE: EXISTING: RETAIL / COMMERCIAL PROPOSED CANOPY: 3,427 S.F. EXISTING 2-STORY OFFICE: 6,478 S.F. (3,239 S.F. PER FLR) PROPOSED TRASH ENCLOSURE: 176 S.F. (TYP. OF 3) EXISTING RETAIL: 8,634 S.F. RESTAURANT: 1/40 S.F. OF CUSTOMER AREA RETAIL / OFFICE: 1/250 S.F. PROPOSED QSR: 1,400 S.F. NOT A PART TOTAL PARKING REQUIRED: 90 TOTAL PARKING PROVIDED: 124 UNDISTURBED LAND: 90,509 S.F. (29%) *HATCHED STORIES: PROPOSED: SINGLE ALCOHOL SALES: YES GENERAL PLAN: GENERAL COMMERCIAL LAND USE 1 GROSS LOT SIZE: 7.07 ACRES (307,939 S.F.) 1 FAR: ACTUAL: 0.07 (MAX .40) 1 FIRE HAZARD: VERY HIGH FIRE HAZARD SEVERITY ZONE1 + 1/200 S.F. OF NON-CUSTOMER AREA C-STORE: (3,375 / 250) = 14 2-STORY OFFICE: (6,478 / 250) = 26 RETAIL: (8,634 / 250) = 34 QSR: (420 / 40 = 11) + (980 / 200 = 5) = 16 PROJECT AREA: DISTURBED: 3.57 ACRES (155,540 S.F.) 4 4 IMPERVIOUS: 91,332 S.F. (30%) CDR2022-0005 CUP2022-0005 OWNER'S REP CHRIS GOROU 10665 WEATHERHILL CT. SAN DIEGO, CA 92131 PHONE: 858-692-0029 E-MAIL: [email protected] EXISTING UTILITY METERS IN PUBLIC R.O.W. TO BE RELOCATED, SEE CIVIL PROPOSED C-STORE 75'X45' 3,375 S.F. 14S (P) T.E. 176 S.F. (P) T.E. 176 S.F. LANDSCAPE PLANTER LANDSCAPE PLANTER
LANDSCAPE PLANTER
CONCRETE WALKWAY CONCRETE WALKWAY CONCRETE WALKWAY
LANDSCAPE PLANTER
LANDSCAPE PLANTER
LANDSCAPE PLANTER CONCRETE SIDEWALK
CONCRETE SIDEWALK CONCRETE SIDEWALK
CONCRETE SIDEWALK PROPOSED ADA PATH OF TRAVEL THROUGHOUT SITE AND TO THE PUBLIC RIGHT OF WAY EXISTING SIGNALIZED INTERSECTION TO BE MODIFIED TO ALLOW FOR A U-TURN MOVEMENT ON GRAND AVENUE UNDISTURBED LAND: 78,636 S.F. PROPOSED INGROUND 5-BIKE RACK BY: BARCO PRODUCTS #05CL1692 OR EQUAL PROPOSED LOCATION OF HEALY TANK, VENT RISERS, AND UNDERGROUND STORAGE TANKS DRIVE-THROUGH LANE PROVIDES A MINIMUM OF 8 VEHICLES AT 20 FEET PER VEHICLE IN ACCORDANCE WITH LEMC SECTION 17.148.060.A (TYP.) LANDSCAPE PLANTER
LANDSCAPE PLANTER
CONCRETE WALKWAY
CONCRETE WALKWAY
CONCRETE WALKWAY PROPOSED 7' HIGH, 452' LONG CMU WALL AT THIS LOCATION, SEE SHEET AS 1.1 FOR WALL DETAIL EXISTING TELEPHONE/POWER POLES TO REMAIN, PROTECT IN PLACE, TYP. (P) T.E. 176 S.F. PROPOSED MONUMENT SIGN LOCATION, UNDER SEPARATE PERMIT PER LEMC 17.196.210 PROPOSED MONUMENT SIGN LOCATION, UNDER SEPARATE PERMIT PER LEMC 17.196.210 PROPOSED CONCEPTUAL MENU BOARD LOCATION, SIGNAGE AND MENUS UNDER SEPARATE PERMIT PARKING SPACES SHALL BE STRIPED WITH DOUBLE LINES TWO FEET APART SEPARATING SPACES PER LEMC SECTION 17.148.040 PROPOSED QSR 28'X50' 1,400 S.F. 16S
BIO RETENTION
BIO RETENTION PROPOSED OFFSITE FIRE HYDRANTS AND STREET LIGHTS, SEE CIVIL
LANDSCAPE PLANTER CONCRETE WALKWAY
AIR & WATER
EVCS NO
PARKING EVCS PROPOSED 5 MPD CANOPY 149'X23' 3,427 S.F. 420 S.F. OF CUSTOMER SERVING AREA (11 SPACES REQUIRED) SHELTER LANDSCAPE PLANTER EXISTING TELEPHONE/POWER POLES TO BE RELOCATED UNDERGROUND, TYP. OF 7 ALONG BOTH STREET FRONTAGES EXISTING RETAIL TO REMAIN 8,634 S.F. 34S N.A.P. EXISTING 2-STORY OFFICE TO REMAIN 6,478 S.F. 26S N.A.P. UNDISTURBED BUILDING UNDISTURBED BUILDING CONCRETE SIDEWALK PROPOSED RAISED MEDIAN PROPOSED RAISED MEDIAN PROPOSED ON-SITE LIGHT STANDARDS, SEE PHOTOMETRIC PREPARED BY CREE LIGHTING NOT TO SCALE CONCEPTUAL SITE PLAN SCALE: 1" = 40'-0" VICINITY MAP GHGHAH 15890 GRAND AVENUE
LAKE ELSINORE, CA 92530
ORTEGA PLAZA ORTEGA PLAZA, LLC EMPIRE DESIGN GROUP Inc . ARCHITECT / EXHIBIT PREPARER EMPIRE DESIGN GROUP, INC. 511 N MAIN STREET LAKE ELSINORE, CA PHONE: (951) 696-1490 CELL PHONE: (951) 809-7601 E-MAIL: [email protected] CONTACT: GREGORY HANN, ARCHITECT CONCEPTUAL SITE PLAN AS 1.0 SITE SITE DATA LEGAL DESCRIPTION THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: SOUTHEAST HALF OF LOT 8 IN BLOCK "C" AS SHOWN BY MAP SHOWING SUBDIVISIONS IN ELSINORE ON FILE IN BOOK 8, PAGE 377 OF MAPS, RECORDS OF SAN DIEGO COUNTY, CALIFORNIA. EXCEPTING THAT PORTION CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED MARCH 26, 1991 AS INSTRUMENT NO. 98098, OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. APN: 381-320-025-6 ADDRESS: 15890 GRAND AVENUE LAKE ELSINORE, CA 92530 APN: 381-320-025-6 COUNTY: RIVERSIDE SPECIFIC PLAN: N/A ZONE: EXISTING: C1 - NEIGHBORHOOD COMMERCIAL PROPOSED: C1 - NEIGHBORHOOD COMMERCIAL CONSTRUCTION TYPE: OCCUPANCYS: V-B/SPRINKLERED M BUILDING AREAS: PROPOSED C-STORE: 3,375 S.F. PROPOSED: RETAIL / COMMERCIAL BUILDING HEIGHT: MAX HEIGHT: 35'-0" LOT COVERAGE: BUILDING: 20,603 S.F. (7%) LANDSCAPING: 43,605 S.F. (14%) PUBLIC R.O.W.: 61,890 S.F. (20%) GROSS TOTAL: 307,939 S.F. (100%) PARKING REQUIREMENTS: SURROUNDING LAND NORTH: CMU - COMMERCIAL MIXED USE SOUTH: R1 - SINGLE FAMILY RESIDENTIAL EAST: CMU - COMMERCIAL MIXED USE WEST: R1 - SINGLE FAMILY RESIDENTIAL USE AND ZONING: PERMIT NUMBER: LAND USE: EXISTING: RETAIL / COMMERCIAL PROPOSED CANOPY: 3,427 S.F. EXISTING 2-STORY OFFICE: 6,478 S.F. (3,239 S.F. PER FLR) PROPOSED TRASH ENCLOSURE: 176 S.F. (TYP. OF 3) EXISTING RETAIL: 8,634 S.F. RESTAURANT: 1/40 S.F. OF CUSTOMER AREA RETAIL / OFFICE: 1/250 S.F. PROPOSED QSR: 1,400 S.F. NOT A PART TOTAL PARKING REQUIRED: 90 TOTAL PARKING PROVIDED: 124 UNDISTURBED LAND: 90,509 S.F. (29%) *HATCHED STORIES: PROPOSED: SINGLE ALCOHOL SALES: YES GENERAL PLAN: GENERAL COMMERCIAL LAND USE 1 GROSS LOT SIZE: 7.07 ACRES (307,939 S.F.) 1 FAR: ACTUAL: 0.07 (MAX .40) 1 FIRE HAZARD: VERY HIGH FIRE HAZARD SEVERITY ZONE1 + 1/200 S.F. OF NON-CUSTOMER AREA C-STORE: (3,375 / 250) = 14 2-STORY OFFICE: (6,478 / 250) = 26 RETAIL: (8,634 / 250) = 34 QSR: (420 / 40 = 11) + (980 / 200 = 5) = 16 1 1 PROJECT AREA: DISTURBED: 3.57 ACRES (155,540 S.F.) 4 4 4 IMPERVIOUS: 91,332 S.F. (30%) PA2019-80 CDR2022-0005 CUP2022-0005 PROJECT OWNER / APPLICANT KAZAK GOROU ORTEGA PLAZA, LLC 15890 GRAND AVE. LAKE ELSINORE, CA 92530 PHONE: 619-889-4250 E-MAIL: [email protected] OWNER'S REP CHRIS GOROU 10665 WEATHERHILL CT. SAN DIEGO, CA 92131 PHONE: 858-692-0029 E-MAIL: [email protected] BEER 13 BEER 14
SODA 9
SODA 8
BEER
10 BEER
11 SODA 7 WATER 6 WATER 5 SAFE
JUICE 1 PREP / STORAGE ROOM WALK IN COOLER ALL GENDER RESTROOM 1 ALL GENDER RESTROOM 2 DELI 8' CIGARETTES TELEPHONE BACKBOARD OFFICE ATM JUICE 2
JUICE 3
JUICE 4 69'-8" 5'-4"
45'-0"
4'-10" 20'-0" 17'-2" 5'-4" 5'-4" 28'-0"4'-10" 103'-0"
50'-0" 5'-4" 3'-7" 5'-4" 5'-4" 2'-0" 14'-9" 4'-5"
4'-10" 4'-10" C-STORE 3,375 SF QSR 1,400SF AA 3.0 AA 3.0 AA 2.0 B A 2.0 DA 2.0 A 2.OC B A 3.0 B A 3.0 CA 3.0 CA 3.0 12'-0" 23'-7" 5'-2" 3'-1" 21'-1" 19'-7" 1'-6" 75'-0" 3'-7" 9'-7" 9'-7" 1'-8" 12'-0" 2'-0" 11" TYP. 19'-2" 5'-0" 9'-2" 5'-0" 12'-7" 5'-0" GHGHAH
15890 GRAND AVENUE
LAKE ELSINORE, CA 92530
ORTEGA PLAZA ORTEGA PLAZA, LLC EMPIRE DESIGN GROUP Inc . CONCEPTUAL C-STORE FLOOR PLAN A 1.0 CONCEPTUAL FLOOR PLAN LEGEND R-01 CR-1 CR-1 GHGHAH
15890 GRAND AVENUE
LAKE ELSINORE, CA 92530
ORTEGA PLAZA ORTEGA PLAZA, LLC EMPIRE DESIGN GROUP Inc . CONCEPTUAL C-STORE ROOF PLAN A 1.1 CONCEPTUAL ROOF PLAN GAS/ELECTRIC PACKAGE ROOFTOP UNIT KEYED NOTES ROOFING: R-01 BEST BUY METALS SERIES: SNAP-LOC 24 SIZE: 24" X 3" COLOR: MANSARD BROWN (133) UL-580 CLASS 90 UPLIFT +30 POUND FELT PAPER UNDERLAYMENT CR-1 COOL ROOFING 60 MIL TPO SINGLE PLY ROOF BY FIRESTONE ICC-ESR-3174 GHGHAH
15890 GRAND AVENUE
LAKE ELSINORE, CA 92530
ORTEGA PLAZA ORTEGA PLAZA, LLC EMPIRE DESIGN GROUP Inc . CONCEPTUAL C-STORE ELEVATIONS A 2.0 C-STORE NORTH ELEVATION C-STORE WEST ELEVATION C-STORE SOUTH ELEVATION C-STORE EAST ELEVATION C-STORE PERSPECTIVE C-STORE PERSPECTIVE EXTERIOR FINISHES: STUCCO LAHABRA ACRYLIC ELECTROMETRIC FINISH (20/30 SAND FLOAT) OVER THREE PART 7/8" PORTLAND CEMENT PLASTER OVER METAL LATH. PROVIDE CONTROL JOINTS AS SHOWN STONE EXTERIOR PAINTS: P-01 ICI #A0070, "SOUTHERN SHADOW" COLOR SPECIFY #40YY 74/056 ELDORADO STONE SERIES: COASTAL LEDGE COLOR: SANTA CRUZ ICC-ES #: ESR-1215 ROOFING: R-01 BEST BUY METALS SERIES: VERTICAL SEAM STANDING SEAM SIZE: 18" X 1.75" COLOR: MANSARD BROWN (133) UL-580 CLASS 90 UPLIFT +30 POUND FELT PAPER UNDERLAYMENT P-02 ICI #A0301, "BABBITT BROWN" COLOR SPECIFY #13YR 07/157 P-03 ICI #A0629, "CALIFORNIA COPPER" COLOR SPECIFY #00YY 23/557 GENERAL NOTES KEYED NOTES P-01 P-01 STUCCO STUCCO STUCCO P-01 STONE STONE STONE STONE P-02 P-03 P-03 STUCCO P-02 P-02 P-02 P-04 P-01 STUCCO P-04 ICI #CFCEDO, "UNIVERSAL GREY" COLOR SPECIFY #OONN 62/000 P-04 P-04 R-01 R-01 R-01 2 C-STORE SECTIONS A 3.0 GHGHAH
15890 GRAND AVENUE
LAKE ELSINORE, CA 92530
ORTEGA PLAZA ORTEGA PLAZA, LLC EMPIRE DESIGN GROUP Inc . C-STORE SECTION A C-STORE SECTION B C-STORE SECTION C 149'-0"
23'-0" 10'-6" 32'-0" 32'-0" 32'-0" 32'-0" 10'-6"
14'-4"
3'-0" 3'-10"
10'-6" 12'-6" D CA 2.0 A CA 2.0 B CA 2.0 CA 2.0 C GHGHAH 15890 GRAND AVENUE
LAKE ELSINORE, CA 92530
ORTEGA PLAZA ORTEGA PLAZA, LLC EMPIRE DESIGN GROUP Inc . CONCEPTUAL CANOPY PLAN CONCEPTUAL CANOPY PLAN CA 1.0 KEYED NOTES STONEC-01 STUCCO STONE C-01 STUCCO STONE STONE STONE STONE STONE C-01 STUCCO C-01 STUCCO C-01 STUCCO C-01 STUCCO C-01 STUCCO C-01 STUCCO C-01 STUCCO C-01 STUCCO C-01 STUCCO C-01 STUCCO GHGHAH 15890 GRAND AVENUE
LAKE ELSINORE, CA 92530
ORTEGA PLAZA ORTEGA PLAZA, LLC EMPIRE DESIGN GROUP Inc . CONCEPTUAL CANOPY ELEVATIONS CA 2.0 CONCEPTUAL WEST ELEVATION CONCEPTUAL EAST ELEVATION CONCEPTUAL NORTH-WEST ELEVATION CONCEPTUAL SOUTH-EAST ELEVATION EXTERIOR FINISHES: STUCCO LAHABRA ACRYLIC ELECTROMETRIC FINISH (20/30 SAND FLOAT) OVER THREE PART 7/8" PORTLAND CEMENT PLASTER OVER METAL LATH. PROVIDE CONTROL JOINTS AS SHOWN STONE EXTERIOR PAINTS: P-02 ICI #A0070, "SOUTHERN SHADOW" COLOR SPECIFY #40YY 74/056 ELDORADO STONE SERIES: COASTAL LEDGE COLOR: SANTA CRUZ ICC-ES #: ESR-1215 ROOFING: R-01 BEST BUY METALS SERIES: SNAP-LOC 24 SIZE: 24" X 3" COLOR: MANSARD BROWN (133) UL-580 CLASS 90 UPLIFT +30 POUND FELT PAPER UNDERLAYMENT P-03 ICI #A0301, "BABBITT BROWN" COLOR SPECIFY #13YR 07/157 P-04 ICI #A0629, "CALIFORNIA COPPER" COLOR SPECIFY #00YY 23/557 TRASH ONLY RECYCLE ONLY CONCEPTUAL TRASH ENCLOSURE PLAN TE 1.0 GHGHAH 15890 GRAND AVENUE
LAKE ELSINORE, CA 92530
ORTEGA PLAZA ORTEGA PLAZA, LLC EMPIRE DESIGN GROUP Inc . EXTERIOR FINISHES: STUCCO LAHABRA ACRYLIC ELECTROMETRIC FINISH OVER THREE PART 7/8" PORTLAND CEMENT PLASTER OVER METAL LATH. PROVIDE CONTROL JOINTS AS SHOWN STONE EXTERIOR PAINTS: P-01 ICI #A0070, "SOUTHERN SHADOW" COLOR SPECIFY #40YY 74/056 ELDORADO STONE SERIES: COASTAL LEDGE COLOR: SANTA CRUZ ICC-ES #: ESR-1215 DECKING: R-01 VERCO DECK SERIES: HSB-36 16 GAGE COLOR: PAINT TO MATCH PARAPET ICC-ES #: UES-217 P-02 ICI #A0301, "BABBITT BROWN" COLOR SPECIFY #13YR 07/157 P-03 ICI #A0629, "CALIFORNIA COPPER" COLOR SPECIFY #00YY 23/557 GENERAL NOTES A. REVEAL LOCATIONS IN FINISH SYSTEM SHOWN ARE TO ALIGN AS CLOSELY AS POSSIBLE TO ELEVATIONS. B. PRE-FABRICATED METAL ACCENTS BETWEEN CMU WALL AND TOP COVER TO SECURE OPEN AREAS TO PREVENT ILLEGAL DUMPING. CONCEPTUAL SOUTH ELEVATION CONCEPTUAL NORTH ELEVATION CONCEPTUAL WEST ELEVATION CONCEPTUAL EAST ELEVATION TRASH ENCLOSURE FLOOR PLAN NONEBASIS OF BEARINGS FOR THIS SURVEY WAS THE CENTER LINE OF GRAND AVENUE AS SHOWN ON TRACT NO. 5(&25'62)5,9(56,'(&2817<&$/,)251,$6$,'%($5,1*%(,1*1257+ :(67 ____________________ Ray R. Zeqollari
Registration No. 8346 in the state of California Date of Survey: SEPTEMBER 25, 2019 Date of Last Revision: OCTOBER 5, 2019 Survey performed by: DELTA SURVEYING & MAPPING
39305 Salinas Drive,
Murrieta, CA 92563 Phone: 951-764-0158 Fax: 951-816-3235 Email: [email protected] FILE NO. 19177 ALTA/NSPS LAND TITLE SURVEY COPYRIGHT 2019 SIGNIFICANT OBSERVATIONS BASIS OF BEARINGS UTILITY NOTE UN1 THE LOCATION OF UTILITIES SHOWN HEREON ARE BASED ON THE OBSERVED EVIDENCE OF ABOVE GROUND APPURTENANCES. THE SURVEYOR WAS NOT PROVIDED WITH UNDERGROUND PLANS OR SURFACE GROUND MARKINGS TO DETERMINE THE LOCATION OF ANY SUBTERRANEAN USES. UN2 FROM OBSERVED ABOVE GROUND APPURTENANCES ONLY AS SHOWN HEREON, GAS, ELECTRIC, STORM SEWER, SANITARY SEWER, TELEPHONE AND WATER LINES AND/OR SERVICE IS AVAILABLE FOR THE SUBJECT PROPERTY WITHIN THE PUBLIC RIGHT OF WAY OF GRAND AVENUE. SHEET 1 OF 2 PROPERTY HAS DIRECT ACCESS TO AND FROM GRAND AVENUE AND ORTEGA HIGHWAY, DULY DEDICATED AND ACCEPTED PUBLIC STREETS. THERE WAS NO OBSERVED EVIDENCE OF CEMETRIES/BURIAL GROUNDS ON THE SUBJECT PROPERTY. THERE WAS OBSERVED EVIDENCE OF BUILDING DEMOLITION, CONSTRUCTION AND/OR BUILDING ADDITION ON THE SUBJECT PROPERTY. THERE WAS NO OBSERVED EVIDENCE OF ANY CHANGES IN STREET RIGHT OF WAY LINES, SIDEWALK CONSTRUCTION AND/OR REPAIRS EITHER COMPLETED OR PROPOSED AND AVAILABLE FROM CONTROLLING JURISDICTION ON THE SUBJECT PROPERTY. THE SURVEYOR WAS NOT PROVIDED ANY DOCUMENTATION, WAS NOT MADE AWARE AND DID NOT OBSERVE ANY GROUND MARKINGS ON THE SURVEYED PROPERTY WITH REGARDS TO WETLANDS ON THE SURVEYED PROPERTY. NO ENVIRONMENTAL ASSESSMENT OR AUDIT WAS PERFORMED ON THE SUBJECT PARCEL BY DELTA SURVEYING & MAPPING. MISCELLANEOUS NOTES 15890 GRAND AVENUE, LAKE ELSINORE, CA 92530 Based on Preliminary Report No.000600895-995-zw1 of Ticor Title Company bearing an effective date of April 26, 2019 Surveyor's Certification To: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 2, 3, 4, 5, 6a, 6b, 7a, 7b1, 7c, 8, 9, 13, 14, 16, 17, 18, 19 and 20 of Table A thereof. The fieldwork was completed on September 25, 2019. By graphic plotting only, this property is in Zone __________ of the Flood Insurance Rate Map, Community No. ____________, Map No. ________________ which bears an effective date of _______________ and is in a Special Flood Hazard Area. As shown on FEMA website (fema.gov) by firmette created on ______________ we have learned this community does currently participate in the program. FLOOD NOTE DELTA SURVEYING AND MAPPING RECORD DESCRIPTION THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: SOUTHEAST HALF OF LOT 8 IN BLOCK "C" AS SHOWN BY MAP SHOWING SUBDIVISIONS IN ELSINORE ON FILE IN BOOK 8, PAGE 377 OF MAPS, RECORDS OF SAN DIEGO COUNTY, CALIFORNIA. EXCEPTING THAT PORTION CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED MARCH 26, 1991 AS INSTRUMENT NO. 98098, OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. APN: 381-320-025-6 MATCH LINE MATCH LINE *INVERT ELEVATION OF THE SANITARY SEWER LINE ARE PROVIDED BY THE CITY OF LAKE ELSINORE AND MAY BE BASED ON THE NGVD29 DATUM ITEMS CORRESPONDING TO SCHEDULE B-II SOURCE BENCHMARK THE ELEVATIONS SHOWN HEREON ARE BASED UPON NGS BENCHMARK DX1725 ELEVATION: 1274.30 FEET (NAVD88) VICINITY MAP SHEET 2 OF 2 SITE ITEM 1 IS NOT A SURVEY MATTER DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER MATTERS SHOWN ON RECORD OF SURVEY RECORDED IN BOOK 5, PAGE 38, OF RECORD OF SURVEYS. -NON PLOTTABLE ITEM EASEMENT(S) GRANTED TO COUNTY OF RIVERSIDE FOR ROAD AND INCIDENTAL PURPOSES AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT RECORDED MAY 8, 1934 IN BOOK 172, PAGE 45, OF OFFICIAL RECORDS. -SHOWN HEREIN EASEMENT(S) GRANTED TO CALIFORNIA ELECTRIC POWER COMPANY FOR EITHER OR BOTH POLE LINES, CONDUITS OR UNDERGROUND FACILITIES AND INCIDENTAL PURPOSES, AS GRANTED IN A DOCUMENT RECORDED SEPTEMBER 18, 1951 IN BOOK 1303, PAGE 177, OF OFFICIAL RECORDS. -SHOWN HEREIN DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER MATTERS SHOWN ON RECORD OF SURVEY RECORDED IN BOOK 48, PAGES 55 THROUGH 57, OF RECORD OF SURVEYS. -NON PLOTTABLE ITEM THE LAND DESCRIBED HEREIN IS INCLUDED WITHIN A PROJECT AREA OF THE THE REDEVELOPMENT PROJECT NO. 1, AND THAT PROCEEDINGS FOR THE REDEVELOPMENT OF SAID PROJECT HAVE BEEN INSTITUTED UNDER THE REDEVELOPMENT LAW (SUCH REDEVELOPMENT TO PROCEED ONLY AFTER THE ADOPTION OF THE REDEVELOPMENT PLAN) AS DISCLOSED BY A DOCUMENT RECORDED NOVEMBER 4, 1980 AS INSTRUMENT NO: 205654, OF OFFICIAL RECORDS. -BLANKET IN NATURE THE LAND DESCRIBED HEREIN IS INCLUDED WITHIN A PROJECT AREA OF THE LAKE ELSINORE REDEVELOPMENT PROJECT AREA, AND THAT PROCEEDINGS FOR THE REDEVELOPMENT OF SAID PROJECT HAVE BEEN INSTITUTED UNDER THE REDEVELOPMENT LAW (SUCH REDEVELOPMENT TO PROCEED ONLY AFTER THE ADOPTION OF THE REDEVELOPMENT PLAN) AS DISCLOSED BY A DOCUMENT RECORDED SEPTEMBER 18, 1987 AS INSTRUMENT NO: 271071, OF OFFICIAL RECORDS. -BLANKET IN NATURE AN IRREVOCABLE OFFER TO DEDICATE AN EASEMENT OVER A PORTION OF SAID LAND FOR TO: CITY OF LAKE ELSINORE PURPOSE(S): PUBLIC ROAD, PUBLIC UTILITY AND PUBLIC SERVICES AND INCIDENTAL PURPOSES RECORDED OCTOBER 26, 1990 AS INSTRUMENT NO: 394418 OF OFFICIAL RECORDS A DOCUMENT ENTITLED "QUITCLAIM DEED" RECORDED JULY 27, 1995 AS INSTRUMENT NO. 242739, OF OFFICIAL RECORDS. - DOES NOT LIE WITHIN THE SUBJECT PROPERTY AN UNRECORDED LEASE WITH CERTAIN TERMS, COVENANTS, CONDITIONS AND PROVISIONS SET FORTH THEREIN AS DISCLOSED BY THE DOCUMENT ENTITLED: MEMORANDUM OF LEASE OPTION TO PURCHASE DATED: JUNE 01, 1991 RECORDED DECEMBER 31, 1991 AS INSTRUMENT NO: 450730, OF OFFICIAL RECORDS -BLANKET IN NATURE ITEM 10 IS NOT A SURVEY MATTER EASEMENT(S) TO SOUTHERN CALIFORNIA GAS COMPANY, A CALIFORNIA CORPORATION, ITS SUCCESSORS AND ASSIGNS FOR THE TRANSPORTATION OF GAS, ENERGY, COMMUNICATIONS, PETROLEUM PRODUCTS AND OTHER SUBSTANCES AND INCIDENTAL PURPOSES , AS GRANTED IN A DOCUMENT RECORDED DECEMBER 11, 2006 AS INSTRUMENT NO: 2006-0907749, OF OFFICIAL RECORD. -THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD -THE DOCUMENT IS INCOMPLETE THE LAND DESCRIBED HEREIN IS INCLUDED WITHIN A PROJECT AREA OF THE RANCHO LAGUNA REDEVELOPMENT PROJECT AREA NO. II, AND THAT PROCEEDINGS FOR THE REDEVELOPMENT OF SAID PROJECT HAVE BEEN INSTITUTED UNDER THE REDEVELOPMENT LAW (SUCH REDEVELOPMENT TO PROCEED ONLY AFTER THE ADOPTION OF THE REDEVELOPMENT PLAN) AS DISCLOSED BY A DOCUMENT RECORDED JULY 7, 2009 AS INSTRUMENT NO: 2009-0346669, OF OFFICIAL RECORDS. -DOES NOT LIE WITHIN THE SUBJECT PROPERTY ITEMS 13 THROUGH 23 ARE NOT A SURVEY MATTER
MATCH LINE MATCH LINE
W W W W W W W W W W W
W
W
W
S S S S
S S S S S S
S S S S S S
S
S
S
W
W
W
EXISTING RETAIL TO REMAIN
8,634 S.F. 34S N.A.P.
PROPOSED
QSR
28'X50'
1,400 S.F.
14S
PROPOSED C-STORE
75'X45'
3,375 S.F.
14S
EXISTING 2-STORY
OFFICE
TO REMAIN
6,478 S.F.
13S
N.A.P.
PROPOSED
5 MPD CANOPY
149'X23'
3,427 S.F.
EVCS EVCS
FF=1318.20
(FF=1327.75)
BC04
BC04
D
C04
D
C04
CC04
A
C04
A
C04
CC04
FF=1318.20 GRAND AVE
ORTEGA HWY
(FF=1319.26)
(FF=1316.94)
R
GB GB
GB
R
1 1
1 1
1 1
1 2
1 1
1 1
1 2
2 7
7 2
7 7
7 7
7 7
7 7
4 5
6 6
6 8
8 8
8 8
8 8
8 8
8 8
9 9
10 11
12 13 13
15 14
15 17
18 17
17 17 4
17 17
1 9
10 14
16 16
1 4
17 19
19 19 19
19 19
5 3
3 3
21 21
20 20
14 14
20 21
20 23 23
VICINITY MAP
N.T.S. N.A.
CONCEPTUAL GRADING PLANS
FOR
COMMERCIAL RETAIL
15890 GRAND AVE. LAKE ELSINORE, CA 92530
C01
EMPIRE
DESIGN
GROUP Inc . ORTEGA
PLAZA, LLC
T
. YR
S
O
FON OP
L
U
O
P. TRYFON
EXP.12/31/21
NO. 65859
IA RN
LIFO
F CA O TE TA S CIVI L
R
E
E IN
GNE L NA
PROFESSIO
DERET IS
GE
R
CONSULTING ENGINEERS
IN CIVIL, SURVEYING,
AND STRUCTURAL
914 E. KATELLA AVENUE
ANAHEIM, CALIFORNIA 92805
(714) 385-1835, FAX (714) 385-1834
ENGINEERING COMMERCIAL RETAIL APN: 381-320-025-6 15890 GRAND AVE. LAKE ELSINORE, CA 92530 SCALE:
30' 0 30' 60' 90'
1" = 30' N
PROJECT INFORMATION:
ENGINEER
PLUMP ENGINEERING, INC.
914 E KATELLA AVE
ANAHEIM, CA 92805
(714) 385-1835
ARCHITECT
EMPIRE DESIGN GROUP, INC.
511 N MAIN STREET
LAKE ELSINORE, CA
(951) 696-1490
GRADING CONSTRUCTION NOTES
1 2
3 4
5 6
7 8
9 LANDSCAPE AREA
CONCRETE WALKWAY
AC/AB PAVEMENT
PCC/AB PAVEMENT
GRIND & OVERLAY
10 LEGEND:
11 12
13 14
15 16
17 18
19 PRELIMINARY
GRADING PLAN
NOTE:
1. ALL EXISTING UTILITIES WITHIN GRAND
AVENUE WIDENING DEVELOPMENT SHALL BE
UNDERGROUND EXCEPT ELECTRICAL OVER
34.5KV SHALL BE RELOCATED PER SCE
REQUIREMENTS
2. FIRE ACCESS ROAD SHALL BE 24FT WIDTH
MINIMUM WITH 80,000LBS CAPACITY
20 21
22 23
SITE DATA:
IMPROVEMENT AREA:
BUILDING: 20,603 S.F.
LANDSCAPING: 43,605 S.F.
IMPERVIOUS: 91,332 S.F.
UNDISTRUBED LAND: 90,509 S.F.
PUBLIC R/W: 61,890 S.F.
GROSS TOTAL: 307,939 S.F.
DISTRUBED AREA:3.57 ACRES (155,540 S.F.)
EXISTING RETAIL TO REMAIN
8,634 S.F. 34S N.A.P.
PROPOSED
QSR
28'X50'
1,400 S.F.
14S
PROPOSED C-STORE
75'X45'
3,375 S.F.
14S
EXISTING 2-STORY
OFFICE
TO REMAIN
6,478 S.F.
13S
N.A.P.
PROPOSED
5 MPD CANOPY
149'X23'
3,427 S.F. GRAND AVE
ORTEGA HWY
DMA-1
124,872 SF
(2.87AC)
DMA-2
121,153 SF
(2.78AC)
TC-32
TC-32 SD10
SD10
SD10
SD10
SD10
SD10
SD10
SD10
SD12
SD12
SD12
SD12
SD12
SD12
SD12
SD12
SD10
SD12
SD10
SD12
SD32
SD32
SD10
SD12
BMP-1: BIORETENTION BASIN WITH UNDERDRAIN
REQUIRED SURFACE AREA: 1,993 SF
PROVIDED SURFACE AREA: 2,119 SF
BMP-2: BIORETENTION BASIN WITH UNDERDRAIN
REQUIRED SURFACE AREA: 2,829 SF
PROVIDED SURFACE AREA: 2,844 SF
6" PIPE
PERFORATED
6" PIPE
PERFORATED
V-GUTTER
V-GUTTER
CURB &
GUTTER
CURB &
GUTTER
SD30
V-GUTTER
V-GUTTER
PROP.
R/W
EX.
R/W
29'
DEDICATION
EX.
R/W
PROP.
R/W 10' DEDICATION
DMA-3
33,144SF
(0.76AC)
SC-41
SC-41
SC-41
SC-43
SC-43
SC-43
SC-43
SC-43
SC-43
SC-44
SC-44 PROP.
SUMP PUMP
20'
DEDICATION
SD10
SD12
PROP.
PARKWAY
CULVERT
(OVERFLOW
DISCHARGE)
NOTE:
BMP-1 IN DMA-1 TO BE ONLY OVERSIZED TO
COMPENSATE FOR DMA-3 NOT BEING CAPTURED;
SEE BMP CALCULATION BELOW.
PROP. GREASE
INTERCEPTOR
DMA-X
XX,XXX SF
X.XX ac
C02
EMPIRE
DESIGN
GROUP Inc . ORTEGA
PLAZA, LLC
T
. YR
S
O
FON OP
L
U
O
P. TRYFON
EXP.12/31/21
NO. 65859
IA RN
LIFO
F CA O TE TA S CIVI L
R
E
E IN
GNE L NA
PROFESSIO
DERET IS
GE
R
P:\ACAD\PBD.bmp
CONSULTING ENGINEERS
IN CIVIL, SURVEYING,
AND STRUCTURAL
914 E. KATELLA AVENUE
ANAHEIM, CALIFORNIA 92805
(714) 385-1835, FAX (714) 385-1834
ENGINEERING COMMERCIAL RETAIL APN: 381-320-025-6 15890 GRAND AVE. LAKE ELSINORE, CA 92530 SCALE:
30' 0 30' 60' 90'
1" = 30' N
LEGEND:
PROPOSED LANDSCAPE AREA
SHEET FLOW
DMA BOUNDARY
DMA INFORMATION
CONCENTRATED FLOW
SOURCE CONTROL BMP'S:
SITE DESIGN & LANDSCAPE PLANNING
EFFICIENT IRRIGATION
FUELING AREAS
ROOFED TRASH STORAGE AREAS
NON STRUCTURAL CONTROL BMP'S:
EDUCATION FOR PROPERTY OWNERS,
TENANTS AND OCCUPANTS (ENTIRE SITE)
TREATMENT CONTROL BMP'S:
BIORETENTION BASIN WITH UNDERDRAIN
AND IMPERMEABLE LINER
CASQA BMPS:
BUILDING & GROUND MAINTENANCE
PARKING LOT MAINTENANCE
DRAINAGE SYSTEM MAINTENANCE
SD32
TC32
SD30
SD10
N4
SD12
DCV CALCULATIONS
PERVIOUS AND IMPERVIOUS AREA
DMA PERVIOUS AREA
(SF)
IMPERVIOUS AREA
(SF)
TOTAL AREA
(SF) DCV (CF)
1 97,344 27,528 124,872 1,855
2 29,292 91,861 121,153 4,986
3 3,776 29,369 33,144 1,686
TOTAL 130,411.25 148,757 279,168 8,527
WQMP
SITE PLAN
BMP CALCULATION
BIORETENTION FACILITY DESIGN
(PER RIVERSIDE COUNTY LID DESIGN MANUAL)
BMP VBMP SOIL
DEPTH TOP WIDTH EFFECTIVEDEPTH
REQUIRED
SURFACE AREA
PROVIDED
SURFACE AREA
CF FT FT FT SF SF
1 1,855+1,676=
3,531 3.0 25.3 1.77 1,993 2,119
2 4,922 3.0 12.6 1.74 2,829 2,861
NTS BIORETENTION WITH UNDERDRAIN AND IMPERMEABLE LINER BMP-1,2
WIDTH VARIES
2FT MIN.
RETAINING WALL TYPE 1A PER
CALTRANS STANDARD B3-3 OR
ENGINEERED ALTERNATIVE BASED ON
GEOTECHNICAL PARAMETERS
6" PERFORATED
PIPE
6" MAX
PONDING
DEPTH
MATURE VEGETATION
AND 2-3" MUCH LAYER
TIE SUBDRAIN
INTO INLET
RETAINING WALL
TYPE 1A PER CALTRANS
STANDARD B3-3 OR
ENGINEERED ALTERNATIVE
BASED ON GEOTECHNICAL
PARAMETERS
CALTRANS D73 TYPE G-1 OR
FUNCTIONAL EQUIVALENT
NATURAL GRASSES DROP INLET
DISCHARGE PIPE TO
LIFT STATION
30 MIL GEOTEXTILE
IMPERMEABLE LINER
30 MIL GEOTEXTILE
IMPERMEABLE LINER
36" ENGINEERED
SOIL MEDIA: 65% Medium
Sand + 15% WOOD-BASED
COMPOST+ 20% Sandy Loam
Soil
*GRAVEL LAYER
(D = VARIES)
*GRAVEL LAYER
BMP-1: D = 1.35'
BMP-2: D = 1.65'
OVERFLOW TO
PARKWAY CULVERT 6'-8" MAX 8" 18" MAX
GRAVEL PAD
INLET PIPE
4:1 MAX
SC-41
SC-43
SC-44
3" PEA GRAVEL
SITE DATA:
IMPROVEMENT AREA: BUILDING: 20,603 S.F.
LANDSCAPING: 43,605 S.F.
IMPERVIOUS: 91,332 S.F.
UNDISTRUBED LAND: 90,509 S.F.
PUBLIC R/W: 61,890 S.F.
GROSS TOTAL: 307,939 S.F.
DISTRUBED AREA:3.57 ACRES (155,540 S.F.)
NOTE:
1. DISTURBED PROJECT AREA IS 3.57AC; HOWEVER ALL BMPS
SIZING TO CAPTURE ENTIRE DMA AREAS
2. ONCE UNDISTURBED LAND AREA IN DMA 1 FULLY DEVELOPED,
BMP SIZING SHALL BE UPDATED TO ULTIMATE CONDITION
W W W W W W W W W W W W W W W S S S S S S S S S S S S S S S S S S S S W W W EXISTING RETAIL TO REMAIN 8,634 S.F. 34S N.A.P. PROPOSED QSR 28'X50' 1,400 S.F. 14S PROPOSED C-STORE 75'X45' 3,375 S.F. 14S EXISTING 2-STORY OFFICE TO REMAIN 6,478 S.F. 13S N.A.P. PROPOSED 5 MPD CANOPY 149'X23' 3,427 S.F. F F F F F F F F F F F F F F F F W W W W WW F F W F F F GRAND AVE ORTEGA HWY EMPIRE DESIGN GROUP Inc . ORTEGA PLAZA, LLC T . YRS O FON OP L U O P. TRYFON EXP.12/31/21 NO. 65859 IA RN LIFO F CA O TE TA S CIVI L REE INGNE L NA PROFE SIO DERET IS GER CONSULTING ENGINEERS IN CIVIL, SURVEYING, AND STRUCTURAL 914 E. KATELLA AVENUE ANAHEIM, CALIFORNIA 92805 (714) 385-1835, FAX (714) 385-1834 ENGINEERING
COMMERCIAL RETAIL
APN: 381-320-025-6
15890 GRAND AVE.
LAKE ELSINORE, CA 92530 SCALE: 30' 0 30' 60' 90' 1" = 30' N NOTE: WATER METER AND BACKFLOW DEVICE SIZE MAY VARY BASED ON WATER DEMAND FOR EACH BUILDING. 1. THE OWNER/DEVELOPER SHALL PROVIDE A WATER STUDY ANALYZING THE ONSITE WATER DEMAND. PRIOR TO THE FINAL APPROVAL OF CONSTRUCTION DOCUMENTS. 2. THE OWNER/DEVELOPER SHALL PROVIDE A SEWER STUDY ANALYZING THE ONSITE SEWER DISCHARGE. PRIOR TO THE FINAL APPROVAL OF CONSTRUCTION DOCUMENTS. 3. THE OWNER/DEVELOPER SHALL CONSTRUCT AN IRRIGATION WATER SERVICE WITH BACKFLOW DEVICE TO SERVE THE ENTIRE PROPERTY'S LANDSCAPE AREA. PRIOR TO THE FINAL APPROVAL OF CONSTRUCTION DOCUMENTS. 4. THE OWNER/DEVELOPER SHALL RECORD A WATER RIGHTS GRANT DEED TO GRANT THE WATER RIGHTS TO THE DISTRICT. PRIOR TO THE FINAL APPROVAL OF CONSTRUCTION DOCUMENTS. 5. THE OWNER/DEVELOPER SHALL SUBMIT A WATER AND SEWER IMPROVEMENT PLAN TO THE DISTRICT. THE PLAN SUBMITTAL SHALL INCLUDE WATER FIXTURE UNIT CALCULATION CONFORMING TO THE CURRENT CALIFORNIA PLUMBING CODE TO CONFIRM ADEQUATE METER SIZE. PRIOR TO THE FINAL APPROVAL OF CONSTRUCTION DOCUMENTS. 6. THE OWNER/DEVELOPER SHALL SUBMIT LANDSCAPE PLANS TO THE DISTRICT FOR REVIEW PRIOR TO CITY APPROVAL OF THE PLANS. ELSINORE VALLEY WATER DISTRICT NOTES: C03 PRELIMINARY UTILITY PLAN PROPOSED 6" CURB PROPOSED AC/AB PAVEMENT PROPOSED CURB & GUTTER PROPOSED LANDSCAPE AREA PROPOSED CONCRETE WALKWAY EXISTING GROUND PROPOSED CURB & GUTTER EXISTING AC/AB PAVEMENT
5.00' 28.00' 7.75' 5.00' 7.25'
PROP. BUILDING
FF=1318.20
EXIST.
R/W.
PROPOSED.
R/W.
3.00' PROPOSED LANDSCAPE AREA PROPOSED SIDEWALK PROPOSED LANDSCAPE AREA2.33' 5.00'
20.00' DEDICATION 40.00'
60.00'
GRAND AVE PROPOSED LANDSCAPE AREA PROPOSED AC/AB PAVEMENT PROPOSED RAISED MEDIAN
45.67' 2.00' 5.00'
32.17' PROPOSED AC/AB PAVEMENT EXISTING GROUND PROPOSED AC/AB PAVEMENT PROPOSED 6" CURB PROPOSED LANDSCAPE AREA
98.50' 5.65'
EXIST. PROPOSED V-GUTTER PROPOSED AC/AB PAVEMENT EXISTING GROUND PROPOSED SIDEWALK PROPOSED BIORETENTION BASIN PROPOSED CONCRETE CURB PROPOSED LANDSCAPE AREA PROPOSED AC/AB PAVEMENT EXISTING GROUND PROPOSED 6" CURB PROPOSED LANDSCAPE AREA
40.00'
6.00' 13.00' 16.17' 28.00' 5.00'
PROPOSED.
R/W.
EXIST.
R/W.
ORTEGA HWY
6.00' 9.00'
50.00'
10.00' DEDICATION PROPOSED LANDSCAPE AREA PROPOSED LANDSCAPE PROPOSED CURB & GUTTER
33.00'
VARIES
7.00' 7.00' PROPOSED RAISED MEDIAN PROPOSED AC/AB PAVEMENT PROPOSED 6" CURB PROPOSED LANDSCAPE AREA EXISTING GROUND PROPOSED 6" CURB PROPOSED LANDSCAPE AREA
17.33' 40.00' 19.61'
EXIST.PROPOSED V-GUTTER
32.00' EX. AC/AB PAVEMENT EX. CURB & GUTTER
SECTION A
SCALE: 1" = 5'
SECTION B
SCALE: 1" = 5'
SECTION C
SCALE: 1" = 5'
SECTION D
SCALE: 1" = 5'
EMPIRE
DESIGN
GROUP Inc . ORTEGA
PLAZA, LLC T . YRS O FON OP L U O P. TRYFON
EXP.12/31/21
NO. 65859 IA RN LIFO F CA O TE TA S CIVI L REE INGNE L NA PROFESSIO DERET IS GER P:\ACAD\PBD.bmp
CONSULTING ENGINEERS
IN CIVIL, SURVEYING,
AND STRUCTURAL
914 E. KATELLA AVENUE
ANAHEIM, CALIFORNIA 92805
(714) 385-1835, FAX (714) 385-1834
ENGINEERING COMMERCIAL RETAIL APN: 381-320-025-6 15890 GRAND AVE. LAKE ELSINORE, CA 92530 C04
SITE SECTIONS
5 64
31 4
4 4
4 4
4 4
44 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 1 1 1
1 1
1 1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 1 1
1 1
1 1 1 1 11 1 1
1 1
1 1
1 1 1 1
1 1
2 2
2 2 2
2 2
22 2
2 2
2 2 2
2 22
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2
2 2
2 2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2 2 2 2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2
2 2
2 2
2 2 2
2 2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2 2
22 2
2 2
2 2
3 3 3
3 3
33 3 3
3 3
3 3
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3 3 3
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3 3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3 3 3 3
3 3
3 3
3 3
3 3
3 3 3
3 3
3 3 3 3 3 3 3 3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3 3 3 3 3 3 3
3 3
3 3 3
3 3
3 3
3 3
3 3
3 3
3 3 3 3
3 3
3 3
3 3 3 3 3 3
3 3 3
3 3 3
3 3
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3 3 3
3 3
3 3
3 3
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3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3 3 3
3 3
3 3 3
3 3
3 3 3
3 3
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3 3
3 3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3 3 3
3 3 3 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3 3 3 3 3 3
3 3 3
3 3
3 3
3 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2 2 2 2 22 2 2
2 2
2 2 2
2 2
2 2
2 2 2 2 2 2 2 2 2
2 2 2
2 2
22 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2 2
2 2
2 2 2
2 2
2 2 2
22 2
2 2 2
2 2 2 2
22 2
2 2
2 2
2 2 2
22 2
2 2
2 22
2 2
2 2
2 2
2 2 2
2 2
2 2
2 2 2
2 2
2 2
2 2
2 2
2 2
2 2 2 2
2 2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 1
1 1
1 1
1 1
1 1
1 1
1 3
3 3
3 3
3 3
3 3
3 3
3 3
3 3
5 55
5 5
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66 6
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5 5
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5 5
5 5
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5 5
5 5
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5 5
5 1
1 1
1 1
1 6
6 6
6 6
6 6
6 6
6 6
6 6
6 6
6 6
6 6
55 5
5 5
5 5
2 2
2 2 2
2 2
2 2
2 2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
22 2
2 2
2 5
5 5
5 5
5 5
555
5 5
5 5
5 5
5 5
5 5
5 5
5 5
5 5
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5 5
5 4
4 4
4 4
4 4
4 5
5 5
℄ PROPOSED C-STORE 75'X45' 3,375 S.F. 14S (P) T.E. 176 S.F. (P) T.E. 176 S.F. LANDSCAPE PLANTER LANDSCAPE PLANTER
LANDSCAPE PLANTER
CONCRETE WALKWAY CONCRETE WALKWAY
CONCRETE WALKWAY
LANDSCAPE PLANTER
LANDSCAPE PLANTER
LANDSCAPE PLANTER CONCRETE SIDEWALK
CONCRETE SIDEWALK CONCRETE SIDEWALK
CONCRETE SIDEWALK
CONCEPTUAL LEASE LINE UNDISTURBED LAND: 79,891 S.F. LANDSCAPE PLANTER
LANDSCAPE PLANTER
CONCRETE WALKWAY
CONCRETE WALKWAY
CONCRETE WALKWAY (P) T.E. 176 S.F. PROPOSED QSR 28'X50' 1,400 S.F. 16S
BIO RETENTION
BIO RETENTION
LANDSCAPE PLANTER CONCRETE WALKWAY
AIR & WATER
EVCS NO
PARKING EVCS PROPOSED 5 MPD CANOPY 149'X23' 3,427 S.F. 80' WIDE PUBLIC ROAD PUBLIC
ROAD
ROW
VARIES N 53°30'33" W 1208.73'
N 36°26'06" E 832.33' N 53°31'47" W 330.00' N 53°31'47" W 315.00' N 36°26'06" E 245.00' 15.00' N 53°33'54" W
N 36°26'06" E 547.33'
S 36°26'06" W 792.20' N 53°30'33" W 330.00'
CL
CL SHELTER LANDSCAPE PLANTER EXISTING RETAIL TO REMAIN 8,634 S.F. 34S N.A.P. EXISTING 2-STORY OFFICE TO REMAIN 6,478 S.F. 26S N.A.P. UNDISTURBED BUILDING UNDISTURBED BUILDING
CONCRETE SIDEWALK
3 3 3 3 3
3 3
2 2
2 2
2 WUCOLS IV PLANT FACTOR
LLMLLLLLLLLLLN.A.LMN.A. PROPOSED INFILTRATION BASIN PLANTING: 3323281251128 72363056 6T.B.D. T.B.D. T.B.D. T.B.D. T.B.D. T.B.D. PROPOSED TREES: PROPOSED VINES: PROPOSED UNDISTURBED LAND PLANTING: NO SYMBOL PROPOSED SHRUBS: SYMBOL BOTANICAL NAME/COMMON NAME SIZE QTY. PLANT PALLETTE ACACIA STENOPHYLLA / SHOESTRING ACACIA CERCIDIUM F. 'DESERT MUSEUM' / DESERT MUSEUM PALO VERDE LAGERSTROEMIA 'CATAWBA' / INDIAN TRIBE CRAPE MYRTLE OLEA EUROPAEA 'SWAN HILL' / SWAN HILL OLIVE NOTE: PROVIDE A PRE-APPROVED ROOT BARRIER FOR ALL TREES PLANTED WITHIN 8'-0" OF HARDSCAPE OR WALLS AND PROVIDE A MINIMUM OF 3'-0" CLEARANCE BETWEEN TREE TRUNK AND ADJACENT STRUCTURE OR WALLS CAESALPINIA PULCHERRIMA / RED BIRD OF PARADISE PENNISETUM MASSAICUM / BUNNY TAILS HESPERALOE PARVIFLORA / RED YUCCA HETEROMELES ARBUTIFOLIA / TOYON SALVIA LEUCANTHA / MEXICAN BUSH SAGE MUHLENBERGIA C. 'REGAL MIST' / PINK MUHLY GRASS MACFYDENA UNGIS-CATI / CAT'S CLAW VINE MYOPORUM PARVIFOLIUM / MYOPORUM LANTANA M. 'GOLD RUSH' / GOLD RUSH LANTANA MEDIUM BARK MULCH THROUGHOUT ALL SHRUB/G.C. AREAS NATIVE WILD FLOWER SEED MIX MUHLENBERGIA RIGENS / DEER GRASS NATIVE ROCK BOULDERS PLACED IN GROUPINGS OF 1's & 3's NOTES: 1. ALL PROPOSED TREES, SHRUBS, VINE, AND GROUND COVER ARE TO BE IRRIGATED WITH AN AUTOMATIC ET BASED CONTROLLER AND DRIP IRRIGATION SYSTEM. 2. EXISTING LANDSCAPE AND IRRIGATION ARE TO BE REMOVED. 3. TOTAL NEW PROPOSED LANDSCAPE AREA: 46,481 S.F 24" BOX 24" BOX 24" BOX 24" BOX MULTI-TRUNK 5 GAL. 5 GAL. 1 GAL. 5 GAL. 5 GAL. 1 GAL. 5 GAL. 1 GAL. @ 3' O.C. 1 GAL. @ 3' O.C. 3" LAYER MIN. HYDROSEED @ 12 LBS. / 1,000 S.F. 1 GAL. @ 4' O.C. 1', 1.5', & 2.5' DIA. PROPOSED GROUND COVER: 6 5431
2 PROPOSED ROCK BOULDERS: 1. ALL LANDSCAPING AND IRRIGATION TO BE INSTALLED BY OWNER OR OWNERS AGENT, IN ACCORDANCE WITH ALL LOCAL CODES AND REGULATIONS. 2. ALL LANDSCAPING SHALL BE MAINTAINED BY OWNER OR OWNERS AGENT. 3. ALL PLANTING SHALL BE CONTAINED WITHIN PROPERTY LINES OF THE LOT. 4. IRRIGATION AND PLANTING SHALL BE INSTALLED TO PROMOTE EFFICIENT USE OF WATER. 5. ALL STREET TREES AND ANY TREE WITHIN 8' FT. OF WALLS, HARDSCAPE, OR BUILDINGS SHALL BE INSTALLED WITH CITY APPROVED LINEAR BIO BARRIER ROOT CONTROL BARRIERS OR EQUAL. 6. ALL PLANTING LOCATIONS ARE APPROXIMATE. CONTRACTOR SHALL VERIFY ALL PLANT LOCATIONS WITH THE OWNER OR THE OWNERS REPRESENTATIVE PRIOR TO PLANTING. 7. ALL TREES SHALL BE DOUBLE STAKED PER LOCAL CODES. 8. REFER TO LANDSCAPE CONSTRUCTION DRAWING SET FOR PLANTING DETAILS AND SPECIFICATIONS. 9. TREE PLACEMENT MINIMUMS SHALL BE: 10' FROM LIGHT STANDARDS, POWER POLES, AND DRIVE APPROACHES AND 5' FROM FIRE HYDRANTS, UTILITIES AND PROPERTY LINES. NO TREES ALLOWED IN SWALES. 10. ALL 2:1 SLOPES SHALL BE PLANTED AND IRRIGATED PER THE CITY OF LAKE ELSINORE CODES AND REGULATIONS. 11. ALL IRRIGATION SYSTEMS SHALL BE INSTALLED PER ALL STATE AND CITY OF LAKE ELSINORE CODES AND REGULATIONS. 12. ALL LANDSCAPED AREAS SHALL BE PROVIDED WITH AN AUTOMATIC ET BASED CONTROLLER AND DRIP IRRIGATION SYSTEM WHERE WATER IS CONSERVED, THERE IS NO RUN-OFF, AND WHERE HYDROZONE AREAS ARE VALVED SEPARATELY. REFER TO LANDSCAPE CONSTRUCTION DRAWING SET FOR IRRIGATION DETAILS AND SPECIFICATIONS. 13. ALL SHRUB PLANTER AREAS SHALL RECEIVE A 3" LAYER MIN. OF MEDIUM BARK MULCH OR DECOMPOSED GRANITE (D.G.) THROUGHOUT. 14. ALL LANDSCAPED AREAS SHALL BE KEPT FREE FROM WEEDS AND DEBRIS AND MAINTAINED IN A HEALTHY, GROWING CONDITION AND SHALL RECEIVE REGULAR PRUNING, FERTILIZING, AND TRIMMING. ANY DAMAGED, DEAD, DISEASED, OR DECAYING PLANT MATERIAL SHALL BE REPLACED WITHIN 30 DAYS FROM THE DATE OF DAMAGE. 15. ALL LANDSCAPING SHALL BE WITHIN PLANTERS BOUNDED BY A CURB AT LEAST SIX INCHES HIGH. A SIX-INCH HIGH CURB WITH A TWELVE (12) INCH WIDE CONCRETE WALKWAY SHALL BE CONSTRUCTED ALONG PLANTERS ON END STALLS ADJACENT TO VEHICLE PARKING SPACES. LANDSCAPE NOTES MAXIMUM APPLIED WATER ALLOWANCE MAWA = Maximum Applied Water Allowance (GALLONS) MAWA = (ETo) x (0.62) x [(0.45 x LA) + (0.3 x SLA)] ETo = Reference Evapotranspiration (inches per year) 55.1 0.62 = Conversion Factor (to gallons per square foot) 0.62 0.45 = ET Adjustment Factor (55% of Reference ET) 0.45 LA = Total Landscaped Area (square feet) 46,481 SLA = Special Landscape Area 0 TOTAL MAWA 714,547.8 WATER CALCULATIONS SECTION @ BUS STOP SCALE: 1/8"=1'-0" GRAND AVE. TURNOUT BUS STOP LANDSCAPE BERM PROJECT SITE 0' 20' 40' 60' 80' SCALE: 1"=40' NORTH L1 LANDSCAPE CONCEPT PLAN of 1 See Plan March 12, 2024 R.E.T. Job No. Scale Date Drawn Sheet EMPIRE DESIGN GROUP 511 N Main St. Lake Elsinore, CA 92530 Contact: Gregory S Hann Phone: 951.696.1490 Fax: 951.696.1443 Email: [email protected] No. Revision Date Signature Expiration Date Date
L I CENSED
LAND
S
CAPE
ARCH I TECT Sheet Title Client ORTEGA PLAZA 15890 Grand Avenue Lake Elsinore, California 92530 LANDSCAPE PLANS Plans Project Seal© ROBERT TAFT + ASSOCIATES LANDSCAPE ARCHITECTURE 2024 THESE DRAWINGS AND THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF ROBERT TAFT + ASSOCIATES LANDSCAPE ARCHITECTURE, AND MAY NOT BE REPRODUCED IN ANY FORM WITHOUT WRITTEN PERMISSION FROM THE LANDSCAPE ARCHITECT. Underground Service Alert R EFO B AC LL
U
DIG
E YO 811 ROBERT TAFT + ASSOCIATES Temecula Valley Office: 36275 Avenida De Acacias Temecula, California 92592 Orange County Office: 5331 Stonehedge Court Yorba Linda, California 92886 Phone: 951.541.1738 Ca. Lic. No. 3669 Email: [email protected] Web: www.RobertTaftandAssociates.com L A N D S C A P E A R C H I T E C T U R E LANDSCAPE BERM LANDSCAPE BERM LANDSCAPE BERM LANDSCAPE BERM NATIVE ROCK BOULDER GROUPING - TYP. 3/15/2024
AIR & WATER
EVCS NOEVCS PARKING 80' WIDE PUBLIC ROAD
P
UB
LI
C
R
OA
D
R
OW
V
AR
IE
S N 53°30'33" W 1208.73'
N 36°26'06" E 832.33' N 53°31'47" W 330.00' N 53°31'47" W 315.00' N 36°26'06" E 245.00' 15.00' N 53°33'54" W
N 36°26'06" E 547.33'
S 36°26'06" W 792.20' N 53°30'33" W 330.00'
CL
LC GRAND AVENUE
HIGHWAY 74 (ORTEGA HIGHWAY)
? 360'
290'
290'
100'
Calculation Summary (Footcandles calculated using predicted lumen values @ 50K hrs of operation) Label Units Avg Max Min Avg/Min Max/Min
CANOPY Fc 42.28 52 30 1.41 1.73
PAVED AREA Fc 3.02 15.3 1.0 3.02 15.30
Luminaire Schedule
Symbol Qty Label Arrangement LMF Lum. Lumens Lum. Watts Part Number 4 3M-4L SINGLE 1.000 4270 40 XSPW-B-WM-3ME-4L-50K-UL-__ 30 C SINGLE 1.000 N.A. 82 CP5-13L-50K9-DF-UL-DM-WH-10V-HZ 16 3M-11L SINGLE 1.000 9600 72 OSQM-B-11L-50K9-3M-UL-NM-__ w/OSQ-ML-B-DA-__ 6 4M-11L SINGLE 1.000 9600 72 OSQM-B-11L-50K9-4M-UL-NM-__ w/OSQ-ML-B-DA-__ 5 5Q-11L 2 2 @ 180° 1.000 10125 72 OSQM-B-11L-50K9-5Q-UL-NM-__ w/OSQ-ML-B-DA-__ 0 Illumination results shown on this lighting design
are based on project parameters provided to
Cree Lighting used inconjunction with luminaire
test procedures conducted under laboratory
conditions. Actual project conditions differing
from these design parameters may affect field
results. The customer is responsible for
verifying dimensional accuracy along with
compliance with any applicable electrical,
lighting,or energy code.
A COMPANY OF IDEAL INDUSTRIES, INC.
9201 Washington Ave, Racine, WI 53406 https://creelighting.com - (800) 236-6800 CREE _______________________
Footcandles calculated at grade Filename: BM220421LKCALSR2.AGI Scale 1" = 30'
60 120 CASE #: 00492489
Layout By:
Linda Schaller
Date:3/12/2024
Project Name: 4591.01 Ortega Plaza LAKE ELSINORE CA
(22) SSS-4-11-15-CW-BS-1D-C-XX (15' X 4" X 11ga STEEL SQUARE POLE) (5) SSS-4-11-15-CW-BS-2D18-C-XX (15' X 4" X 11ga STEEL SQUARE POLE 2@180) Proposed poles meet 140 MPH sustained winds.
Additional Equipment:
(32) OSQ-ML-B-DA-XX (DIRECT ARM MOUNT)
*** CUSTOMER TO VERIFY ORDERING INFORMATION AND
CATALOGUE NUMBER PRIOR TO PLACING ORDER ***
Pole Schedule
C
MH: 16
3M-4L
MH: 10
5Q-11L 2
MH: 16
4M-11L
MH: 16
3M-11L
MH: 16
5Q-11L 2
MH: 16
3M-11L
MH: 16
3M-11L
MH: 16
5Q-11L 2
MH: 16
3M-11L
MH: 16
3M-11L
MH: 16
3M-11L
MH: 16
3M-11L
MH: 16
4M-11L
MH: 16
3M-11L
MH: 16
3M-11L
MH: 16
4M-11L
MH: 16
4M-11L
MH: 16
3M-11L
MH: 16
5Q-11L 2
MH: 16
5Q-11L 2
MH: 16
3M-11L
MH: 16
4M-11L
MH: 16
3M-11L
MH: 16
4M-11L
MH: 16
3M-11L
MH: 16
3M-11L
MH: 16
3M-11L
MH: 16
3M-11L
MH: 16
31 37 38 39 36 35 37 40 41 40 38 34 36 39 41 41 40 36 35 39 41 40 40 37 34 36 39 38 37 32 38 44 47 47 43 41 45 49 49 49 45 41 43 47 49 49 48 43 42 46 49 49 48 44 40 43 47 46 45 39 40 47 49 50 46 44 47 51 52 51 48 43 45 50 52 52 50 46 45 49 52 52 51 46 42 45 49 49 47 41 38 44 46 46 43 41 44 48 48 48 45 41 42 47 48 49 47 43 42 46 48 48 48 43 40 42 46 46 44 39 30 35 37 38 35 34 36 39 39 39 37 33 35 38 39 39 39 35 34 37 39 39 39 35 33 35 37 37 36 31
1.8 2.0 1.6 1.2 1.4 2.0 2.6 4.3 4.9 3.4 2.5 3.1 4.0 4.5 4.6 4.7 3.7 2.7 1.9 1.7 1.4 4.3 4.4 3.5 1.9 1.2 1.6 2.2 3.1 4.8 4.6 2.9 2.1 1.4
2.9 2.2 1.8 1.3 1.4 2.0 2.0 2.2 2.2 2.0 2.1 3.0 4.0 3.5 3.5 3.9 4.1 3.4 3.0 2.3 2.4 3.1 3.7 3.7 3.6 3.8 2.1 1.4 1.8 2.2 2.3 2.5 2.5 2.2 2.1 1.6
6.1 2.9 2.1 1.4 1.4 2.1 2.9 2.5 2.5 3.6 2.7 3.5 3.8 3.5 3.5 3.6 2.6 1.9 1.9 2.0 2.0 2.2 2.3 2.2 2.1 1.8
7.9 3.2 2.1 1.4 1.4 1.0 1.3 1.2 1.1 7.7 5.0 2.9 3.1 3.2 3.1 3.1 3.0 2.6 2.4 2.1 1.7 1.5 1.6 2.0 2.1 2.1 2.1
5.2 2.7 1.9 1.3 1.6 2.1 2.1 2.9 2.5 2.3 2.5 2.9 3.7 3.8 3.6 2.5 1.7 1.4 1.7 2.4 3.4 3.5 3.5
2.6 2.2 1.7 1.3 1.7 2.3 3.4 1.5 1.9 2.6 4.7 5.2 2.7 1.7 1.5 1.6 2.5 5.0 7.0 7.0
1.8 1.9 1.5 1.3 2.0 2.8 6.7 1.7 2.4 4.6
1.3 1.4 1.3 1.3 2.1 2.9 7.1 1.5 2.4 4.7 6.9 6.9 5.1 2.7 1.7 1.5 1.6 2.6 4.9 6.6 6.6 4.6 2.3 1.4 1.1 2.0 3.6 4.3 4.2 3.7
1.4 1.5 1.4 1.4 1.9 2.4 3.9 1.6 2.8 3.7 3.7 3.5 3.4 2.5 1.7 1.4 1.7 2.4 3.3 3.4 3.5 3.2 2.3 1.6 1.2 2.1 3.6 3.5 3.5 3.3
2.0 2.1 1.7 1.5 1.7 2.2 2.2 2.7 3.2 2.9 2.4 2.1 2.1 2.1 2.0 1.7 1.9 2.1 2.3 2.3 2.6 3.0 3.2 2.8 2.2 2.5 3.0 2.5 2.5 2.6
3.2 2.3 1.9 1.5 1.5 1.8 1.7 4.3 3.1 2.8 2.1 1.7 1.6 1.9 2.7 2.9 3.2 2.9 2.6 1.8 2.2 3.3 4.9 4.7 3.1 2.1 1.7 1.5 1.4 1.4
6.6 3.0 2.1 1.4 1.3 1.4 1.4 7.9 3.8 2.7 2.3 1.7 1.3 1.2 1.3 2.4 4.5 9.4 4.3 2.1 1.0 1.2 1.9 5.3 5.2 1.9 1.6 1.2 1.1
8.0 3.3 2.1 1.4 1.5 1.8 1.8 3.1 4.2 4.0 3.3 2.9 2.2 1.8 1.6 1.4 1.2 2.2 2.4
1.9 1.3 1.6 1.7 2.4 2.8 3.3 3.4 2.9 2.4 2.4 2.3 1.6 2.8 3.5
2.5 2.2 1.7 1.3 1.8 2.4 4.0 1.2 1.4 2.0 2.3 2.6 3.2 4.4 4.4 4.5 3.5 1.6 2.6 4.0
1.8 1.9 1.6 1.3 2.1 2.8 7.0 1.8 1.5 1.3 1.5 1.8 2.0 3.1 6.0 7.9 7.5 4.0 1.7 2.7 3.8
1.3 1.3 1.3 1.3 2.1 2.8 6.2 3.1 2.2 1.9 1.3 1.2 1.5 1.9 3.1 6.0 7.7 4.1 2.4 3.1 3.5
1.4 1.5 1.4 1.4 2.0 2.3 3.3 7.5 3.3 2.1 1.7 1.2 1.0 1.4 1.9 3.2 5.8 4.1 2.5 2.1 2.7 3.4 4.8 3.6 2.6 1.4 1.7 2.8 4.4 4.5 3.1 2.3 2.0 1.8
2.0 2.2 1.8 1.6 1.9 2.5 2.4 5.5 4.4 3.0 2.5 1.7 1.4 1.3 1.7 2.2 3.1 3.1 3.3 3.3 2.8 2.5 2.4 2.5 2.6 2.4 2.2 1.8 1.9 2.3 2.6 2.6 2.4 2.0 1.4 1.1
3.1 2.3 2.0 1.8 2.0 2.4 2.4 2.7 3.3 3.3 3.2 2.3 1.8 1.8 1.9 2.1 2.2 2.4 2.8 3.1 3.2 2.9 2.5 2.3 2.2 2.2 2.3 2.4 2.3 2.2 2.1 2.1 2.1 2.1 1.8 1.5
6.4 3.1 2.2 1.9 2.1 2.5 2.6 2.1 2.3 3.0 3.2 3.3 3.2 3.0 3.1 2.7 1.8 1.6 2.1 2.9 4.0 4.7 5.0 5.0 4.9 4.8 4.7 4.8 4.8 4.7 4.8 4.7 4.5 4.3 4.2 3.9 3.3 2.5
8.0 3.4 2.3 1.8 2.1 3.1 4.2 2.2 1.8 1.8 2.3 2.6 3.8 5.6 1.7 1.6 2.6 5.2 9.3 11.7 12.0 12.3 12.9 12.4 12.2 12.9 12.7 12.2 12.8 12.5 11.6 11.8 11.3 8.6 5.4 3.9
5.4 2.9 2.1 1.8 1.9 3.2 6.4 2.1 1.6 1.4 1.8 2.2 3.7 3.3 2.0 1.7 1.9 3.9 10.8 9.1 7.2
1.9 1.8 1.9 2.0 1.5 1.2 1.6 2.1 3.7 3.3 2.0 1.7 2.1 4.8 15.3 12.0 10.6
1.1 1.1 1.3 1.5 1.5 1.5 1.6 1.6 1.5 1.3 1.2 1.0 1.0 1.2 1.3 1.4 1.5 1.4 1.2 1.1 1.0 1.0 1.2 1.3 1.5 1.6 1.5 1.4 1.3 1.0 1.2 1.9 2.0 1.7 1.7 2.0 3.3 5.7 6.0 6.0 3.7 2.1 1.5 1.1 1.5 2.2 3.3 4.2 4.0 4.1 3.1 2.1 1.7 2.0 4.6 13.9 10.9 8.7
2.9 2.8 3.0 2.6 2.4 2.1 2.4 2.5 2.1 1.9 1.7 1.2 1.4 1.9 1.9 2.2 2.3 2.1 1.9 1.7 1.2 1.3 1.9 1.9 2.2 2.4 2.2 2.1 2.1 1.4 1.4 1.6 1.6 1.6 1.9 2.4 3.0 3.3 3.1 3.2 3.0 2.3 1.8 1.4 1.8 2.1 2.6 2.7 2.6 2.6 2.5 2.2 1.9 2.0 3.4 7.9 13.8 7.1 4.8
5.3 3.9 3.3 3.0 2.4 2.9 5.1 6.1 3.7 2.2 1.7 1.2 1.4 1.9 2.6 4.6 5.7 3.7 2.2 1.7 1.2 1.3 1.9 2.5 4.5 6.0 4.2 2.5 2.2 1.9 1.9 2.1 2.3 2.4 2.6 2.8 2.6 2.2 1.9 2.0 2.4 3.0 2.9 2.6 2.5 2.1 2.4 2.7 2.8 3.0 3.0 2.7 2.3 2.0 2.3 3.5 5.5 6.8 7.2 7.5 7.8 7.7 7.6 7.9 7.8 7.6 7.8 7.6 7.3 7.2 6.9 5.7 4.3 2.9
5.2 4.2 3.1 2.7 2.5 3.0 3.2 2.9 2.7 2.3 1.6 2.0 3.3 4.0 4.1 2.1 2.6 2.7 3.2 3.2 2.8 2.5 1.6 1.7 2.2 2.6 2.8 2.9 3.0 3.1 3.1 3.1 3.1 3.1 3.1 3.0 2.9 2.8 2.8 2.6 2.2 1.7
5.5 3.9 2.9 2.0 3.6 7.0 7.3 4.0 2.4 1.7 1.0 1.5 2.7 3.7 4.6 1.8 2.3 3.5 6.7 7.1 4.0 2.4 1.1 1.2 1.3 1.3 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.3 1.3 1.3 1.2 1.0
3.1 2.9 2.8 1.7 1.3 2.5 3.5 4.4
1.2 2.6 3.4 3.7
Point of Contact:
Jay Boston, CPMR | Executive Vice President
[email protected] | 714/812-8182
POLE HT=15'
BASE HT= 13'
OSQ Area Luminaire
3/25/2024 2:40:39 PM
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Lake Elsinore, California, will hold a Public Hearing on September 17, 2024, at the Lake Elsinore Cultural Center, 183 North Main Street, Lake Elsinore, California, 92530, at 6:00 p.m., or as soon thereafter as the matter may be heard, to consider the following:
Planning Application No. 2019-80 (Ortega Oaks Plaza): A request by David Culter, Ortega Plaza, LLC, for a Commercial Design Review (CDR No. 2022-05) to construct a one-story 3,375 square-foot (sq. ft.) convenience store, a 3,427 sq. ft. gasoline dispensing facility canopy with ten (10) fueling stations, a 1,400 sq. ft. drive-through restaurant, 124 parking spaces, and new landscaping on a 3.57-acre portion of the existing Ortega Oaks Plaza. The application also includes a request for a Conditional use Permit (CUP No. 2022-05) to permit the operation of the drive-through restaurant as well as CUP No. 2024-06 to permit the operation of the gasoline dispensing facility. The project site is located on an approximately 3.57-acre portion of the existing Ortega Oaks Plaza within the General Commercial (C-1) District. The project site is located on the southern corner of Grand Avenue and Ortega Highway (APN: 381-320-025).
The proposed project is exempt from California Environmental Quality Act (CEQA), pursuant to California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 (InFill Development).
ALL INTERESTED PERSONS are invited to submit written information, express opinions or otherwise submit written evidence by email to [email protected].
If you wish to legally challenge any action taken by the City on the above matter, you may be limited to raising only those issues you or someone else at the Public Hearing described in this notice, or in written correspondence delivered to the City prior to or at the Public Hearing. If you require accommodation to participate in a Public Hearing, please contact the Administrative Secretary at (951) 674-3124 ext. 297. All Agenda materials are available for review on the City’s website at www.lake-elsinore.org the Friday before the Public Hearing.
FURTHER INFORMATION on this item may be obtained by contacting Carlos Serna, Associate Planner in the Planning Division at [email protected] or (951) 674-3124, ext. 916.
Damaris Abraham,
Community Development Director
PC NOPH PA 2019-80 (Ortega Oaks Plaza) - Page 1 of 1
3512 14 Street
Riverside, California 92501
(951) 368-9229
[email protected]
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
Account Number: 5209153
Ad Order Number: 0011690590
Customer's Reference/PO Number:
Publication: The Press-Enterprise
Publication Dates: 09/07/2024
Total Amount: $346.42
Payment Amount: $0.00
Amount Due: $346.42
Notice ID: pUozG7k3baNmUv7MqAkb
Invoice Text: [https://res.cloudinary.com/dgqq2xsfd/image/upload/enoticeproduction/exports/1725464905682/image001.jpg] NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Lake Elsinore, California, will hold a Public Hearing on September 17, 2024, at the Lake Elsinore Cultural Center, 183 North Main Street, Lake Elsinore, California, 92530, at 6:00 p.m., or as soon thereafter as the matter may be heard, to consider the following: Planning Application No. 2019-80 (Ortega Oaks Plaza): A request by David Culter, Ortega Plaza, LLC, for a Commercial Design Review (CDR No. 2022-05) to construct a one-story 3,375 square-foot (sq. ft.) convenience store, a 3,427 sq. ft. gasoline dispensing facility canopy with ten (10) fueling stations, a 1,400 sq. ft. drivethrough restaurant , 124 parking spaces, and new landscaping on a 3.57-acre portion of the existing Ortega Oaks Plaza. The application also includes a request for a Conditional use Permit (CUP No. 2022-05) to permit the operation of the drivethrough restaurant as well as CUP No. 2024-06 to permit the operation of the gasoline dispensing facility. The project site is located on an approximately 3.57-acre portion of the existing Ortega Oaks Plaza within the General Commercial (C-1) District. The project site is located on the southern corner of Grand Avenue and Ortega Highway (APN: 381-320-025). The proposed project is exempt from California Environmental Quality Act (CEQA), pursuant to California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 (In-Fill Development). ALL INTERESTED PERSONS are invited to submit written PC NOPH PA 2019-80 (Ortega Oaks Plaza) - Page 1 of 1
The Press-Enterprise
3512 14 Street
Riverside, California 92501
(951) 368-9229
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
Publication: The Press-Enterprise
PROOF OF PUBLICATION OF
Ad Desc: 0011690590
FILE NO. 0011690590
PROOF OF PUBLICATION
I am a citizen of the United States. I
am over the age of eighteen years and
not party to or interested in the aboveentitled matter. I am an authorized representative of THE PRESSENTERPRISE, a newspaper of general circulation, printed and published daily
in the County of Riverside, and which
newspaper has been adjudicated a
newspaper of general circulation by the
Superior Court of the County of
Riverside, State of California, under
date of April 25, 1952, Case Number
54446, under date of March 29, 1957,
Case Number 65673, under date of
August 25, 1995, Case Number
267864, and under date of September
16, 2013, Case Number RIC 1309013;
that the notice, of which the annexed is
a printed copy, has been published in
said newspaper in accordance with the
instructions of the person(s) requesting
publication, and not in any supplement
thereof on the following dates, to wit:
09/07/2024
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Date: September 7, 2024.
At: Riverside, California
______________________________
Signature
11) Professional Services Agreement with VCS Environmental, Inc. for Environmental Documentation for the East Lake Villas Senior Living Community Project Approve and authorize the City Manager to execute a Professional Services Agreement with VCS Environmental, Inc. in an amount not to exceed $71,545 to prepare California Environmental Quality Act (CEQA) Compliance documents, in such final form as approved by the City Attorney.
REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Damaris Abraham, Community Development Director Date: October 8, 2024
Subject: Professional Services Agreement with VCS Environmental, Inc. for Environmental Documentation for the East Lake Villas Senior Living Community Project
Recommendation
Approve and authorize the City Manager to execute a Professional Services Agreement with VCS Environmental, Inc. in an amount not to exceed $71,545 to prepare California Environmental Quality Act (CEQA) Compliance documents, in such final form as approved by the City Attorney.
Background
The City of Lake Elsinore is the lead agency to evaluate the environmental impacts of development projects proposed within the City. The Community Development Department is responsible for preparing the necessary information and, depending on the scope and size of the project, will either prepare the environmental documents in-house or have a consultant prepare the documents and studies. Through the application fee process, the project applicant (Keystone DCS, Inc.) pays for the cost of preparing the environmental analysis.
Discussion
The applicant has submitted an entitlement application for a new Senior Housing Community development located on the southerly edge of East Lakeshore Drive, east of Lucerne Street and West of Marian Street within the East Lake Specific Plan. (APNs: 373-260-007, 008, and 010) The East Lake Villas project proposal consists of a total of 336-units that includes 192-units of independent living facility and a 144-bed (or 144-units) of assisted living and memory care facility with on-site amenities and related site improvements located on an approximately 9.9-acre site.
The project also includes Tentative Tract Map No. 37948 which proposes to subdivide the subject property into five parcels ranging in size from 0.99 acres to 4.38 acres.
East Lake Villas (VCS Environmental, Inc.)
The project must prepare technical studies such as a Traffic Impact Report, Air Quality Report, Greenhouse Gas Emissions Report, Energy Report, Noise Report, Hydrology Report, Biological Report, Cultural Resources Report, Phase 1 Environmental Site Assessment, Paleontology Report, and Geotechnical. VCS Environmental, Inc. will utilize the above referenced technical studies to prepare a detailed environmental analysis for the project as required by CEQA.
Fiscal Impact
The cost of preparing the environmental review will be paid by fees collected from the developer through the City’s cost recovery program. All administrative staff time and consultant costs are paid from the applicant’s fees. No General Fund budgets will be allocated or used for the completion of the CEQA documents for the project.
Attachments
Attachment 1 - Agreement
Exhibit A - Proposal
temp_2085D6.docx Page 1
AGREEMENT FOR PROFESSIONAL SERVICES
VCS ENVIRONMENTAL, INC.
East Lake Villas
This Agreement for Professional Services (the “Agreement”) is made and entered into as of October 8, 2024, by and between the City of Lake Elsinore, a municipal corporation (‘‘City") and VCS Environmental, Inc., a California corporation ("Consultant").
RECITALS
A. The City has determined that it requires the following professional services:
Prepare and process a limited CEQA document under Section 15183 in accordance with the California Environmental Quality Act (CEQA) for the PA 2019-89 East Lake Villas Senior Living Community Project
B. Consultant has submitted to City a proposal, dated July 16, 2024, attached hereto as Exhibit A (“Consultant’s Proposal”) and incorporated herein, to provide professional services to City pursuant to the terms of this Agreement.
C. Consultant possesses the skill, experience, ability, background, certification and knowledge to perform the services described in this Agreement on the terms and conditions described herein.
D. City desires to retain Consultant to perform the services as provided herein and Consultant desires to provide such professional services as set forth in this Agreement.
AGREEMENT
1. Scope of Services. Consultant shall perform the services described in Consultant’s Proposal (Exhibit A). Consultant shall provide such services at the time, place, and in the manner specified in Consultant’s Proposal, subject to the direction of the City through its staff that it may provide from time to time.
2. Time of Performance.
a. Time of Essence. Time is of the essence in the performance of this Agreement. The time for completion of the professional services to be performed by Consultant is an essential condition of this Agreement. Consultant shall prosecute regularly and diligently the professional services contemplated pursuant to this Agreement according to the agreed upon performance schedule in Consultant’s Proposal (Exhibit A). b. Performance Schedule. Consultant shall commence the services pursuant to this Agreement upon receipt of a written notice to proceed and shall perform all services within the time period(s) established in the Consultant’s Proposal (Exhibit A). When requested by Consultant, extensions to the time period(s) specified may be approved in writing by the City Manager.
c. Term. The term of this Agreement shall commence upon execution of this Agreement and shall continue until the services and related work are completed in accordance with the Consultant’s Proposal (Exhibit A).
3. Compensation. Compensation to be paid to Consultant shall be in accordance with the fees set forth in Consultants’ Proposal (Exhibit A), which is attached hereto and incorporated herein by reference. In no event shall Consultant’s compensation exceed SeventyOne Thousand Five Hundred and Forty-Five dollars ($71,545) without additional written authorization from the City. Notwithstanding any provision of Consultant’s Proposal to the contrary, out of pocket expenses set forth in Exhibit A shall be reimbursed at cost without an inflator or administrative charge. Payment by City under this Agreement shall not be deemed a waiver of defects, even if such defects were known to the City at the time of payment.
4. Method of Payment. Consultant shall promptly submit billings to the City describing the services and related work performed during the preceding month to the extent that such services and related work were performed. Consultant’s bills shall be segregated by project task, if applicable, such that the City receives a separate accounting for work done on each individual task for which Consultant provides services. Consultant’s bills shall include a brief description of the services performed, the date the services were performed, the number of hours spent and by whom, and a description of any reimbursable expenditures. City shall pay Consultant no later than forty-five (45) days after receipt of the monthly invoice by City staff.
5. Background Checks. At any time during the term of this Agreement, the City reserves the right to make an independent investigation into the background of Consultant’s personnel who perform work required by this Agreement, including but not limited to their references, character, address history, past employment, education, social security number validation, and criminal or police records, for the purpose of confirming that such personnel are lawfully employed, qualified to provide the subject service or pose a risk to the safety of persons or property in and around the vicinity of where the services will be rendered or City Hall. If the City makes a reasonable determination that any of Consultant’s prospective or then current personnel is deemed objectionable, then the City may notify Consultant of the same. Consultant shall not use that personnel to perform work required by this Agreement, and if necessary, shall replace him or her with a suitable worker.
6. Suspension or Termination.
a. The City may at any time, for any reason, with or without cause, suspend or terminate this Agreement, or any portion hereof, by serving upon the Consultant at least ten (10) days prior written notice. Upon receipt of such notice, the Consultant shall immediately cease all work under this Agreement, unless the notice provides otherwise. If the City suspends or terminates a portion of this Agreement such suspension or termination shall not make void or invalidate the remainder of this Agreement.
b. In the event this Agreement is terminated pursuant to this Section, the City shall pay to Consultant the actual value of the work performed up to the time of termination, provided that the work performed is of value to the City. Upon termination of the Agreement pursuant to this Section, the Consultant will submit an invoice to the City, pursuant to Section entitled “Method of Payment” herein.
7. Plans, Studies, Documents.
a. Ownership of Documents. All plans, studies, documents and other writings prepared by and for Consultant, its officers, employees and agents and subcontractors in the course of implementing this Agreement, except working notepad internal documents, shall become the property of the City upon payment to Consultant for such work, and the City shall have the sole right to use such materials in its discretion without further compensation to Consultant or to any other party. Consultant shall, at Consultant’s expense, provide such reports, plans, studies, documents and other writings to City upon written request. City shall have sole determination of the public’s rights to documents under the Public Records Act, and any thirdparty requests of Consultant shall be immediately referred to City, without any other actions by Consultant.
b. Licensing of Intellectual Property. This Agreement creates a nonexclusive and perpetual license for City to copy, use, modify, reuse, or sublicense any and all copyrights, designs, and other intellectual property embodied in plans, specifications, studies, drawings, estimates, and other documents or works of authorship fixed in any tangible medium of expression, including but not limited to, physical drawings or data magnetically or otherwise recorded on computer diskettes, which are prepared or caused to be prepared by Consultant under this Agreement ("Documents & Data"). Consultant shall require that all subcontractors agree in writing that City is granted a nonexclusive and perpetual license for any Documents & Data the subcontractor prepares under this Agreement. Consultant represents and warrants that Consultant has the legal right to license any and all Documents & Data. Consultant makes no such representation and warranty in regard to Documents & Data which were prepared by design professionals other than Consultant or provided to Consultant by the City. City shall not be limited in any way in its use of the Documents & Data at any time, provided that any such use not within the purposes intended by this Agreement shall be at City’s sole risk. c. Confidentiality. All ideas, memoranda, specifications, plans, procedures, drawings, descriptions, computer program data, input record data, written information, and other Documents & Data either created by or provided to Consultant in connection with the performance of this Agreement shall be held confidential by Consultant. Such materials shall not, without the prior written consent of City, be used by Consultant for any purposes other than the performance of the services under this Agreement. Nor shall such materials be disclosed to any person or entity not connected with the performance of the services under this Agreement. Nothing furnished to Consultant which is otherwise known to Consultant or is generally known, or has become known, to the related industry shall be deemed confidential. Consultant shall not use City’s name or insignia, photographs relating to project for which Consultant’s services are rendered, or any publicity pertaining to the Consultant’s services under this Agreement in any magazine, trade paper, newspaper, television or radio production or other similar medium without the prior written consent of City.
8. Consultant’s Books and Records.
a. Consultant shall maintain any and all ledgers, books of account, invoices, vouchers, canceled checks, and other records or documents evidencing or relating to charges for services, or expenditures and disbursements charged to City for a minimum period of three (3) years, or for any longer period required by law, from the date of final payment to Consultant to this Agreement.
b. Consultant shall maintain all documents and records which demonstrate performance under this Agreement for a minimum period of three (3) years, or for any longer period required by law, from the date of termination or completion of this Agreement. c. Any records or documents required to be maintained pursuant to this Agreement shall be made available for inspection or audit, at any time during regular business hours, upon written request by the City Manager, City Attorney, City Auditor or a designated representative of these officers. Copies of such documents shall be provided to the City for inspection at City Hall when it is practical to do so. Otherwise, unless an alternative is mutually agreed upon, the records shall be available at Consultant’s address indicated for receipt of notices in this Agreement.
d. Where City has reason to believe that such records or documents may be lost or discarded due to dissolution, disbandment or termination of Consultant’s business, City may, by written request by any of the above-named officers, require that custody of the records be given to the City and that the records and documents be maintained in City Hall. Access to such records and documents shall be granted to any party authorized by Consultant, Consultant’s representatives, or Consultant’s successor-in-interest.
9. Independent Contractor.
a. Consultant is and shall at all times remain as to the City a wholly independent contractor pursuant to California Labor Code Section 3353. The personnel performing the services under this Agreement on behalf of Consultant shall at all times be under Consultant’s exclusive direction and control. Neither City nor any of its officers, employees, or agents shall have control over the conduct of Consultant or any of Consultant’s officers, employees, or agents, except as set forth in this Agreement. Consultant shall not at any time or in any manner represent that it or any of its officers, employees, or agents are in any manner officers, employees, or agents of the City. Consultant shall not incur or have the power to incur any debt, obligation, or liability whatsoever against City, or bind City in any manner. b. Notwithstanding any other federal, state and local laws, codes, ordinances and regulations to the contrary and except for the fees paid to Consultant as provided in the Agreement, Consultant and any of its employees, agents, and subcontractors providing service under this Agreement shall not qualify for or become entitled to, and hereby agree to waive any claims to, any compensation, benefit, or any incident of employment by City, including but not limited to eligibility to enroll in PERS as an employee of City and entitlement to any contribution to be paid by City for employer contribution and/or employee contributions for PERS benefits.
10. PERS Eligibility Indemnification. In the event that Consultant or any employee, agent, or subcontractor of Consultant providing services under this Agreement claims or is determined by a court of competent jurisdiction or the California Public Employees Retirement System (PERS) to be eligible for enrollment in PERS as an employee of the City, Consultant shall indemnify, defend, and hold harmless City for the payment of any employee and/or employer contributions for PERS benefits on behalf of Consultant or its employees, agents, or subcontractors, as well as for the payment of any penalties and interest on such contributions, which would otherwise be the responsibility of City.
11. Interests of Consultant. Consultant (including principals, associates and professional employees) covenants and represents that it does not now have any investment or interest in real property and shall not acquire any interest, direct or indirect, in the area covered
by this Agreement or any other source of income, interest in real property or investment which would be affected in any manner or degree by the performance of Consultant’s services hereunder. Consultant further covenants and represents that in the performance of its duties hereunder no person having any such interest shall perform any services under this Agreement.
Consultant is not a designated employee within the meaning of the Political Reform Act because Consultant:
a. will conduct research and arrive at conclusions with respect to his/her rendition of information, advice, recommendation or counsel independent of the control and direction of the City or of any City official, other than normal agreement monitoring; and b. possesses no authority with respect to any City decision beyond rendition of information, advice, recommendation or counsel. (FPPC Reg. 18700(a)(2).)
12. Professional Ability of Consultant. City has relied upon the professional training and ability of Consultant to perform the services hereunder as a material inducement to enter into this Agreement. Consultant shall therefore provide properly skilled professional and technical personnel to perform all services under this Agreement. All work performed by Consultant under this Agreement shall be in accordance with applicable legal requirements and shall meet the standard of quality ordinarily to be expected of competent professionals in Consultant’s field of expertise.
13. Compliance with Laws.
a. Consultant shall comply with all local, state and federal laws and regulations applicable to the services required hereunder, including any rule, regulation or bylaw governing the conduct or performance of Consultant and/or its employees, officers, or board members.
b. Consultant represents that it has obtained and will maintain at all times during the term of this Agreement all professional and/or business licenses, certifications and/or permits necessary for performing the services described in this Agreement, including a City business license.
14. Licenses. Consultant represents and warrants to City that it has the licenses, permits, qualifications, insurance and approvals of whatsoever nature which are legally required of Consultant to practice its profession. Consultant represents and warrants to City that Consultant shall, at its sole cost and expense, keep in effect or obtain at all times during the term of this Agreement, any licenses, permits, insurance and approvals which are legally required of Consultant to practice its profession. Consultant shall maintain a City of Lake Elsinore business license.
15. Indemnity. Consultant shall indemnify, reimburse the City for the cost of defense. and hold harmless the City and its officials, officers, employees, agents, and volunteers from and against any and all losses, liability, claims, suits, actions, damages, and causes of action arising out of any personal injury, bodily injury, loss of life, or damage to property, or any violation of any federal, state, or municipal law or ordinance, to the extent caused, in whole or in part, by the willful misconduct or negligent acts or omissions of Consultant or its employees, subcontractors, or agents, by acts for which they could be held strictly liable, or by the quality or character of their work. The foregoing obligation of Consultant shall not apply when (1) the injury, loss of life,
damage to property, or violation of law arises from the sole negligence or willful misconduct of the City or its officers, employees, agents, or volunteers and (2) the actions of Consultant or its employees, subcontractor, or agents have contributed in no part to the injury, loss of life, damage to property, or violation of law.
16. Insurance Requirements.
a. Insurance. Consultant, at Consultant’s own cost and expense, shall procure and maintain, for the duration of the contract, unless modified by the City’s Risk Manager, the following insurance policies.
i. Workers’ Compensation Coverage. Consultant shall maintain Workers’ Compensation Insurance and Employer’s Liability Insurance for his/her employees in accordance with the laws of the State of California. In addition, Consultant shall require each subcontractor to similarly maintain Workers’ Compensation Insurance and Employer’s Liability Insurance in accordance with the laws of the State of California for all of the subcontractor’s employees. Any notice of cancellation or non-renewal of all Workers’ Compensation policies must be received by the City at least thirty (30) days prior to such change. The insurer shall agree to waive all rights of subrogation against City, its officers, agents, employees and volunteers for losses arising from work performed by Consultant for City. In the event that Consultant is exempt from Worker’s Compensation Insurance and Employer’s Liability Insurance for his/her employees in accordance with the laws of the State of California, Consultant shall submit to the City a Certificate of Exemption from Workers Compensation Insurance in a form approved by the City Attorney.
ii. General Liability Coverage. Consultant shall maintain commercial general liability insurance in an amount not less than one million dollars ($1,000,000) per occurrence for bodily injury, personal injury and property damage. If a commercial general liability insurance form or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to the work to be performed under this Agreement or the general aggregate limit shall be at least twice the required occurrence limit. Required commercial general liability coverage shall be at least as broad as Insurance Services Office Commercial General Liability occurrence form CG 0001 (ed. 11/88) or Insurance Services Office form number GL 0002 (ed. 1/73) covering comprehensive General Liability and Insurance Services Office form number GL 0404 covering Broad Form Comprehensive General Liability. No endorsement may be attached limiting the coverage.
iii. Automobile Liability Coverage. Consultant shall maintain automobile liability insurance covering bodily injury and property damage for all activities of the Consultant arising out of or in connection with the work to be performed under this Agreement, including coverage for owned, hired and non-owned vehicles, in an amount of not less than one million dollars ($1,000,000) combined single limit for each occurrence.
Automobile liability coverage must be at least as broad as Insurance Services Office Automobile Liability form CA 0001 (ed. 12/90) Code 1 (“any auto”). No endorsement may be attached limiting the coverage.
iv. Professional Liability Coverage. Consultant shall maintain professional errors and omissions liability insurance appropriate for Consultant’s profession for protection against claims alleging negligent acts, errors or omissions which
may arise from Consultant’s services under this Agreement, whether such services are provided by the Consultant or by its employees, subcontractors, or sub consultants. The amount of this insurance shall not be less than one million dollars ($1,000,000) on a claims-made annual aggregate basis, or a combined single limit per occurrence basis. b. Endorsements. Each general liability and automobile liability insurance policy shall be with insurers possessing a Best’s rating of no less than A:VII and shall be endorsed with the following specific language:
i. Notwithstanding any inconsistent statement in any required insurance policies or any subsequent endorsements attached thereto, the protection offered by all policies, except for Workers’ Compensation, shall bear an endorsement whereby it is provided that, the City and its officers, employees, servants, volunteers and agents and independent contractors, including without limitation, the City Manager and City Attorney, are named as additional insureds. Additional insureds shall be entitled to the full benefit of all insurance policies in the same manner and to the same extent as any other insureds and there shall be no limitation to the benefits conferred upon them other than policy limits to coverages.
ii. This policy shall be considered primary insurance as respects the City, its elected or appointed officers, officials, employees, agents and volunteers.
Any insurance maintained by the City, including any self-insured retention the City may have, shall be considered excess insurance only and shall not contribute with it. iii. This insurance shall act for each insured and additional insured as though a separate policy had been written for each, except with respect to the limits of liability of the insuring company.
iv. The insurer waives all rights of subrogation against the City, its elected or appointed officers, officials, employees or agents. v. Any failure to comply with reporting provisions of the policies shall not affect coverage provided to the City, its elected or appointed officers, officials, employees, agents or volunteers.
vi. The insurance provided by this Policy shall not be suspended, voided, canceled, or reduced in coverage or in limits except after thirty (30) days written notice has been received by the City.
c. Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions must be declared to and approved by the City. At the City’s option, Consultant shall demonstrate financial capability for payment of such deductibles or self-insured retentions. d. Certificates of Insurance. Consultant shall provide certificates of insurance with original endorsements to City as evidence of the insurance coverage required herein.
Certificates of such insurance shall be filed with the City on or before commencement of performance of this Agreement. Current certification of insurance shall be kept on file with the City at all times during the term of this Agreement.
17. Notices. Any notice required to be given under this Agreement shall be in writing and either served personally or sent prepaid, first class mail. Any such notice shall be addressed
to the other party at the address set forth below. Notice shall be deemed communicated within 48 hours from the time of mailing if mailed as provided in this section.
If to City: City of Lake Elsinore
Attn: City Manager
130 South Main Street
Lake Elsinore, CA 92530
With a copy to: City of Lake Elsinore
Attn: City Clerk
130 South Main Street
Lake Elsinore, CA 92530
If to Consultant: VCS Environmental, Inc.
Attn: Julie Beeman, President
30900 Rancho Viejo Road, Suite 100
San Juan Capistrano, CA 92675
18. Assignment and Subcontracting. The parties recognize that a substantial inducement to City for entering into this Agreement is the professional reputation, experience and competence of Consultant and the subcontractors listed in Exhibit B. Consultant shall be fully responsible to City for all acts or omissions of any subcontractors. Assignments of any or all rights, duties or obligations of the Consultant under this Agreement will be permitted only with the express consent of the City. Consultant shall not subcontract any portion of the work to be performed under this Agreement except as provided in Exhibit B without the written authorization of the City. If City consents to such subcontract, Consultant shall be fully responsible to City for all acts or omissions of those subcontractors. Nothing in this Agreement shall create any contractual relationship between City and any subcontractor nor shall it create any obligation on the part of the City to pay or to see to the payment of any monies due to any such subcontractor other than as otherwise is required by law.
19. Waiver. Waiver of a breach or default under this Agreement shall not constitute a continuing waiver of a subsequent breach of the same or any other provision under this Agreement.
20. Litigation Expenses and Attorneys’ Fees. If either party to this Agreement commences any legal action against the other party arising out of this Agreement, the prevailing party shall be entitled to recover its reasonable litigation expenses, including court costs, expert witness fees, discovery expenses, and attorneys’ fees.
21. Mediation. The parties agree to make a good faith attempt to resolve any disputes arising out of this Agreement through mediation prior to commencing litigation. The parties shall mutually agree upon the mediator and share the costs of mediation equally. If the parties are unable to agree upon a mediator, the dispute shall be submitted to JAMS or its successor in interest. JAMS shall provide the parties with the names of five qualified mediators. Each party shall have the option to strike two of the five mediators selected by JAMS and thereafter the mediator remaining shall hear the dispute. If the dispute remains unresolved after mediation, either party may commence litigation.
22. Prohibited Interests. Consultant maintains and warrants that it has not employed nor retained any company or person, other than a bona fide employee working solely for
Consultant, to solicit or secure this Agreement. Further, Consultant warrants that it has not paid nor has it agreed to pay any company or person, other than a bona fide employee working solely for Consultant, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. For breach or violation of this warranty, City shall have the right to rescind this Agreement without liability. For the term of this Agreement, no member, officer or employee of City, during the term of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.
23. Equal Opportunity Employment. Consultant represents that it is an equal opportunity employer and it shall not discriminate against any subcontractor, employee or applicant for employment because of race, religion, color, national origin, handicap, ancestry, sex or age. Such non-discrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination.
24. Prevailing Wages. Consultant is aware of the requirements of California Labor Code Section 1720, et seq., and 1770, et seq., as well as California Code of Regulations, Title 8, Section 16000, et seq., ("Prevailing Wage Laws"), which require the payment of prevailing wage rates and the performance of other requirements on "public works" and "maintenance" projects.
Consultant agrees to fully comply with all applicable federal and state labor laws (including, without limitation, if applicable, the Prevailing Wage Laws). It is agreed by the parties that, in connection with the Work or Services provided pursuant to this Agreement, Consultant shall bear all risks of payment or non-payment of prevailing wages under California law, and Consultant hereby agrees to defend, indemnify, and hold the City, and its officials, officers, employees, agents, and volunteers, free and harmless from any claim or liability arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. The foregoing indemnity shall survive termination of this Agreement.
25. Severability. If any term or portion of this Agreement is held to be invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions of this Agreement shall continue in full force and effect.
26. Controlling Law Venue. This Agreement and all matters relating to it shall be governed by the laws of the State of California and any action brought relating to this Agreement shall be held exclusively in a state court in the County of Riverside.
27. Authority to Enter Agreement. Consultant has all requisite power and authority to conduct its business and to execute, deliver, and perform the Agreement. Each party warrants that the individuals who have signed this Agreement have the legal power, right, and authority to make this Agreement and to bind each respective party. The City Manager is authorized to enter into an amendment or otherwise take action on behalf of the City to make the following modifications to the Agreement: (a) a name change; (b) grant extensions of time; (c) nonmonetary changes in the scope of services; and/or (d) suspend or terminate the Agreement.
28. Counterparts. This Agreement may be executed in several counterparts, each of which shall constitute one and the same instrument and shall become binding upon the parties when at least one copy hereof shall have been signed by both parties hereto. In approving this Agreement, it shall not be necessary to produce or account for more than one such counterpart.
29. Entire Agreement; Incorporation; Conflict. This Agreement contains the entire understanding between the parties relating to the obligations described herein. All prior or contemporaneous understandings, agreements, representations and statements, oral or written, are superseded in total by this Agreement and shall be of no further force or effect. Consultant’s Proposal is incorporated only for the description of the scope of services and/or the schedule of performance and no other terms and conditions from such proposal shall apply to this Agreement unless specifically agreed to in writing. In the event of conflict, this Agreement shall take precedence over those contained in the Consultant’s Proposal.
30. Amendments. This Agreement may be modified or amended only by a written document executed by both Consultant and City and approved as to form by the City Attorney. [Signatures on next page]
IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on the date first written above.
“CITY”
CITY OF LAKE ELSINORE, a municipal
corporation
City Manager
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
Assistant City Manager
“CONSULTANT”
VCS ENVIRONMENTAL, INC., a California
corporation
By: Julie Beeman
Its: President
Attachments: Exhibit A – Consultant’s Proposal
Exhibit B – List of Subcontractors
EXHIBIT A
EXHIBIT A
CONSULTANT’S PROPOSAL
[ATTACHED]
EXHIBIT B
EXHIBIT B
LIST OF SUBCONTRACTORS
1. As set forth in the cover letter to Proposal dated July 16,2024 VCS Environmental provides CEQA/NEPA, Biological, Regulatory & Cultural Services 30900 Rancho Viejo Road, Suite 100, San Juan Capistrano, CA 92675 | 949.489.2700 September 17, 2024
Carlos Serna, MPP, Associate Planner
City of Lake Elsinore
130 S. Main Street
Lake Elsinore, CA 92530
Dear Carlos:
Thank you for the opportunity to provide this proposal to prepare and process a limited CEQA document under Section 15183 in accordance with the California Environmental Quality Act (CEQA) for the PA 2019- 89 East Lake Villas Senior Living Community Project located in Lake Elsinore, California.
Vandermost Consulting Services, Inc. dba VCS Environmental (VCS) is a California S. Corporation founded in 1996 by Julie Vandermost Beeman who remains the sole owner. VCS is a certified Small Business/ Disadvantaged Business Enterprise (SBE/DBE) with a 30-member staff specializing in full service environmental consulting headquartered in San Juan Capistrano, California. VCS regularly prepares and peer reviews CEQA/NEPA documents and technical studies. We also specialize in Biological, Cultural and Regulatory Permitting Services. VCS has a wide variety of experience working on jobs ranging from smaller development projects to $1.8 billion transportation improvements. Our clients include builders/developers, cities, regional transportation agencies, water districts, school districts and the State of California.
The VCS Team will be led by Director of Environmental Services, Eric Turner, who will be the Project Manager/Primary Contact for the proposed work. Biological and cultural studies will be reviewed in-house.
Our trusted subconsultant team will peer review the following technical reports: Vista Environmental will review the Air Quality, Energy, Greenhouse Gas, and Noise technical studies with TA-Group DD reviewing the Phase I Environmental Site Assessment.
We look forward to the opportunity to work with you. Please do not hesitate to contact me at 949.234.6070 or at [email protected] should you have any questions or would like additional information.
Sincerely,
Julie Beeman
President
VCS Environmental
30900 Rancho Viejo Road,
Suite 100
San Juan Capistrano, CA 92675
www.vcsenvironmental.com
WBE | SBE | DBE
Julie Beeman
President
Phone: 949.234.6070
[email protected]
Eric Turner
Project Manager | Primary Contact
Phone: 949.234.6075
[email protected]
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | i
TABLE OF CONTENTS
Section 1.0 Qualifications and Experience...................................................................................................................1 Firm Overview.................................................................................................................................................1 Qualifications...................................................................................................................................................2 Subconsultants...............................................................................................................................................3 Project Experience.........................................................................................................................................3 Section 2.0 Method of Approach ................................................................................................................................. 16 Project Understanding and Approach ................................................................................................ 16 Scope of Work .............................................................................................................................................. 19 Section 3.0 Proposed Schedule .................................................................................................................................... 23 Section 4.0 Project Budget ............................................................................................................................................. 24 Attachment A: Example CEQA Section 15183 Exemption for La Perch PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 1
1.0 QUALIFICATIONS AND EXPERIENCE
Firm Overview
Vandermost Consulting Services, Inc. doing business as VCS Environmental (VCS) was founded in 1996. VCS is a California S Corporation specializing in CEQA/NEPA, Biological, Regulatory and Cultural Resources. Our corporate office is located at 30900 Rancho Viejo Road, Suite 100, San Juan Capistrano, CA 92675.
VCS Environmental is dedicated to delivering quality, personalized, multi-disciplinary services to a variety of municipalities, private sector clients, and state and federal agencies. Our services include:
CEQA/NEPA
PREPARATION OF CEQA/NEPA DOCUMENTS
■ Prepare/process California Environmental Quality Act (CEQA) documents ■ Prepare/process National Environmental Policy Act (NEPA) documents ■ Public presentations/technical translation of CEQA/NEPA documents to the community and decision makers
BIOLOGICAL
MAPPING, ENDANGERED SPECIES SURVEYS, AND REPORTS
■ Biological technical reports
■ Vegetation mapping
■ Focused surveys for endangered species
■ Biological assessments and Endangered Species Act Section 7 consultations ■ Western Riverside County Multiple Species Habitat Conservation Plan, surveys, reports, and HANS process
■ Conservation easements
■ Construction monitoring
REGULATORY
REGULATORY PERMITS AND WETLANDS/WATERS DELINEATIONS
■ Delineation of wetlands and waters of the U.S. and State ■ U.S. Army Corps of Engineers, Section 404 permits
■ U.S. Army Corps of Engineers, Section 408 processing
■ California Department of Fish & Game, Section 1602, and maintenance agreements ■ Regional Water Quality Control Board, Section 401 certifications ■ Regional Water Quality Control Board, Waste Discharge Requirements ■ U.S. Environmental Protection Agency 404(b)(1) alternatives analyses ■ Constraints and feasibility analyses
■ Biological Monitoring
CULTURAL
■ Area of potential effect mapping
■ Phase I cultural and paleontological assessments
■ Phase II resource evaluation and testing
■ Phase III data recovery/mitigation studies
■ Phase IV construction monitoring mitigation programs
■ Historic resources evaluation reports
■ Worker environmental awareness training
■ Native American scoping and consultation
■ Fossil salvage, identification, evaluation, and preparation for curation ■ Caltrans studies and documentation (HPSR, ASR, HRER, FOE, PIR, PER, PMP, et al.) ■ Site recordation on DPR 523 series site recording forms PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 2
■ Section 106 of the National Historic Preservation Act compliance ■ Construction monitoring
ADDITIONAL SERVICES
MITIGATION BANKING AND HABITAT RESTORATION
■ Mitigation Bank document preparation, processing and sales ■ Habitat Mitigation, Monitoring, and Reporting Plans (HMMP) and Implementation ■ HGM and CRAM analyses
■ Coordination with landscape design and maintenance contractors ■ Preparation of annual reports
PEER REVIEW AND DUE DILIGENCE
■ CEQA/NEPA documents and technical studies
■ Regulatory permit applications and strategies
■ Project sites and/or existing permits and documents for clients considering property acquisitions FHA
Qualifications
CEQA/NEPA Services
VCS’s services include Categorical Exemptions/Exclusions; Initial Studies, Environmental Assessments; Preliminary Environmental Assessments and Studies, Addendums, Revalidations, Environmental Impact Reports, and accompanying technical studies. All analyses will be completed by trained staff who are experienced in public and private projects. All technical reports will contain an adequate level of information so that they may be used to support environmental determinations, and serve as reference for environmental documentation, permitting, and other project decisions.
VCS is experienced in analyzing projects to meet the requirements of CEQA, including state and federal regulations, local agency General Plan goals and policies, and local agency Municipal Code and Zoning Regulations. VCS is aware that the preparation of environmental documents begins with the understanding of existing environmental baseline conditions and relevant laws, regulations, guidelines, codes, goals, and/or policies that apply to the site in order to accurately understand the threshold of impacts for a particular project. The process for complying with CEQA is outlined in the CEQA Guidelines. All technical studies and environmental documents required for CEQA approval will be completed by VCS in accordance with these guidelines in a format approved by the City. In this case, the project is within the East Lake Specific Plan (ELSP). VCS prepared the Environmental Impact Report (EIR) for the ELSP. This project’s CEQA document is expected to tier off the ELSP EIR. Pursuant to the Hilltop Group Inc. v. County of San Diego, the project appears to qualify for a CEQA Section 15183 analysis, which will allow CEQA analysis of only those topics not covered in the ELSP EIR. Namely, biology and cultural along with site hydrology.
The documents will evaluate the significance of the effects of the project alternatives on the environment and, if required, will identify mitigation measures to reduce these effects.
VCS is very skilled in presenting projects to appointed and elected municipal bodies. We are able to attend Planning Commissions and City Council meetings as requested and we have several project managers who are excellent public speakers should staff request us to make any project or new policy presentations. We have extensive experience creating PowerPoint presentations and presenting technical information to the public.
PROGRAM MANAGEMENT AND QA/QC
Daily Directors’ and staff briefings facilitate the seamless flow of information, while maximizing project efficiency and eliminating gaps in communication. VCS prepares a project schedule for all CEQA documents PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 3
to sequence project activities most efficiently. Schedules are maintained throughout the project. VCS employs the use of internal review by Senior Staff and a final production review to ensure Quality Assurance/Quality Control in all deliverables. This internal review ensures high quality deliverables and enables VCS to adhere to project schedules.
PEER REVIEW
VCS has been peer reviewing documents for the past 28 years. Depending on the project size and complexity, we have our subconsultants review certain technical studies. We review the documents for clarity, quality, typographic errors and grammatical errors (trying not to edit for style but for actual errors).
We check the mitigation measures and highlight those that need engineers and/or construction review to ensure their appropriateness.
Subconsultants
AIR QUALITY | GREENHOUSE GAS | ENERGY | NOISE
1021 Didrickson Way
Laguna Beach, California 92651
(949) 715-3628
Vista Environmental specializes in air quality, greenhouse gas emissions, health risk assessments (HRAs) and noise impact analyses for governmental agencies and the business community and has completed numerous complex air and noise studies that conform to the California Environmental Quality Act (CEQA) and the National Environmental Policy Act (NEPA) requirements. Vista Environmental has worked with VCS over the past seven years on our CEQA documents.
PHASE I ENVIRONMENTAL SITE ASSESSMENT
3146 Tiger Run Court, Suite 118
Carlsbad, California 92010
(760) 473-0645
TA-Group DD, LLC, provides consulting and technical services as a project manager, expert witness, and technical expert for investigation and cleanup efforts at sites impacted by heavy metals, petroleum hydrocarbons, pesticides, PNA and PCB, solvents, and radionuclides. TA-Group DD will provide consulting and technical services for Hazardous Materials with their experience in Phase 1 studies for CEQA compliance.
Project Experience
VCS has a wide variety of experience providing environmental services for projects ranging from smaller site development projects to industrial development projects to more expansive transportation improvements. VCS provides environmental services to several private developers across Southern California, including projects in Riverside County, namely Beaumont, Fallbrook, Jurupa Valley, La Quinta, Lakeland Village (unincorporated Riverside County), Banning as well as Lake Elsinore. VCS staff have a deep understanding of how federal, state, and local laws and polices all play a contributing role in determining the appropriate legal and procedural environmental review and regulatory processes for a given project.
Descriptions and details for representative projects that are ongoing and completed are included on the following pages. We believe these examples illustrate our experience in working on projects of similar size and scope. In addition, key members full resumes are provided following our example projects. These team members are supported by additional staff members with the skills and expertise necessary to respond to the needs of any project.
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 4
EAST LAKE SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT
Project
Description:
VCS prepared the Environmental Impact Report (EIR) and supported City staff with development of the East Lake Specific Plan. The goal of this project was to overhaul land uses, development regulations, and architectural guidelines. This area is particularly challenging due to the local hydrology, presence of environmental resources, complex regulatory requirements and multiple landowners within the planning area. In order to be responsive to changing market conditions, evolving lifestyle preferences and the specific needs of potential developers, the Specific Plan incorporates flexibility for type and intensity of development, so land use decisions can be made without having to go through a specific plan amendment process. To ensure that the East Lake Specific Plan is consistent with the General Plan, a review of the General Plan’s goals and policies was completed and included in the Specific Plan. VCS also provided biological and cultural resources reports.
HOME SWEET HOME INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Project
Description:
VCS prepared an Initial Study/Mitigated Negative Declaration (IS/MND) for the Home Sweet Home Project in 2019. The site is regionally located in unincorporated Riverside County within the Lakeland Village of the Elsinore Area Plan. The 7.16-acre project site is located between Grand Avenue and Brightman Avenue. The current General Plan designation is Mixed Use, and the current zoning is General Commercial (C-1/C-P). Historically, the property was vacant land up until the 1920’s when agricultural activities began and continued to about the 1970’s when the agricultural activities ceased. Presently, the property is vacant and surrounded by residential uses to the north, south, east and a fire station and vacant land to the west. The Proposed Project includes a Zone Change request from General Commercial to Mixed Use and the approval of a tentative tract map. Primary issues analyzed within the Initial Study/Mitigated Negative Declaration were air quality/noise (construction-related and long-term operational), biological resources, cultural resources, traffic impacts to the local roadway network and land use compatibility.
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 5
TUSCANY CREST RESIDENTIAL PROJECT ADDENDUM TO MITIGATED NEGATIVE DECLARATION
Project
Description:
VCS prepared an addendum to Mitigated Negative Declaration (MND) 2006-4 that identified project-specific impacts associated with developing a portion of the Ramsgate Specific Plan area. The Scope of Work included the implementation and revision of the Ramsgate Specific Plan to facilitate water/sewer service connections and address minor revisions to the local roadway network. The proposed action is subject to a discretionary review process by the City of Lake Elsinore; thus, an addendum to the MND was prepared to demonstrate California Environmental Quality Act (CEQA) compliance.
JD RANCH RESIDENTIAL PROJECT ENVIRONMENTAL IMPACT REPORT
Project
Description:
VCS is preparing an Environmental Impact Report for the JD Ranch Residential Project located in the City of Norco. The project site is a former dairy farm. The proposed project requests approval of a General Plan Amendment, a Zone Change, and Tentative Parcel Map, to allow for the development of a 68-unit single family detached housing project. Additionally, the proposed project involves the reconfiguration of Assessor’s Parcel Numbers (APNs) 121-110-003 and 121- 110-001 to allow for the development of the proposed project. As part of the Memorandum of Understanding with the City of Norco, the project proposes to deed 7.20 acres (Lot B) to the City of Norco as open space. In exchange, the City of Norco would deed 8.2 acres of the City of Norco owned parcel to TACRD Investment to be incorporated into the proposed project. The EIR for this project is currently out for public review.
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 6
TRUMARK RESIDENTIAL PROJECT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Project
Description:
VCS prepared an Initial Study/Mitigated Negative Declaration (IS/MND) for the Trumark Residential Project. The project site is located in the City of Mission Viejo, within the City of Riverside. Locally, the 13.4-acre project site is located within the northeastern area of the City of Mission Viejo on El Toro Road between Marguerite Parkway and State Route 241 (SR-241).
The project includes the development of 91 multiple-family dwelling units. The General Plan land use designation was amended from Open Space/Recreation to Residential Planned Development 30 (RPD-30) and the Zoning on the site was changed from Recreation to Residential Planned Development 30 (RPD-30). The project required a Planned Development Permit approval, Lot Line Adjustment and requested variances to the City’s Zoning Code site development standards. Primary issues analyzed within the Initial Study/Mitigated Negative Declaration were air quality/noise (construction-related and long-term operational), biological resources, cultural resources, traffic impacts to the local roadway network and land use compatibility.
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 7
JULIE VANDERMOST BEEMAN | Experience: 30+ years
VCS President | Role: Contract Administrator
ABOUT
Julie Vandermost Beeman is President and founder of Vandermost Consulting Services, Inc., doing business as VCS Environmental, a full-service environmental firm headquartered in San Juan Capistrano. VCS was founded in 1996 and specializes in CEQA/NEPA, biology, regulatory and cultural services. Julie leads a 24-member team that serves private sector and public agencies throughout Southern California.
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SAN BERNARDINO COUNTY TRANSPORTATION AUTHORITY (SBCTA) ON-CALL Julie manages the SBCTA On-call contract for the San Bernardino County Transportation Authority. The first five-year contract was $3.7 million. VCS is in its second $3 million, five-year contract to provide staffing services on an as-needed basis for major transportation projects throughout San Bernardino County. Julie assigns and manages staff to assist with projects and leads key projects, including:
• 33-Mile I-10 Express Lanes | SBCTA, San Bernardino County • I-15/I-215 Devore Interchange | SBCTA | San Bernardino • 15-Mile I-15 Express Lanes | SBCTA | San Bernardino County • Numerous Interchanges and Grade Separations
EAST LAKE SPECIFIC PLAN | LAKE ELSINORE, CA
Julie worked with the City to prepare an Opportunities & Constraints report related to the Lake Elsinore Back Basin. A major Specific Plan Amendment was prepared by the City as a result of this effort, which modified land uses to maximize the City’s “Dream Extreme” development goals. Julie also oversaw the VCS preparation of the Environmental Impact Report for the Specific Plan Amendment.
TRUMARK RESIDENTIAL PROJECT | MISSION VIEJO, CA
The proposed project involved approval of a General Plan Amendment, Zone Change, Planned Development Permit, Tentative Tract Map and Variances to allow for the construction and operation of a 91-unit multiple-family dwelling residential development project. Julie provided project oversight.
BORBA SCHAEFER AVENUE STORAGE PROJECT | ONTARIO, CA
The Borba Schaefer Avenue Storage Center Specific Plan provides for the development of 229,200 square feet of indoor self-storage area and 645 vehicle storage spaces. The Plan includes construction of self-storage buildings along Archibald Avenue and Schaefer Avenue. A landscape program, including a landscaped neighborhood edge, is proposed to complement the building architecture and to enhance streetscape views for motorists and pedestrians. The proposed project would amend the Avenues Specific Plan and change the existing Medium Density Residential zoning on the project site to Retail/ Commercial. The project is also within the Ontario International Airport and Chino Airport Influence Areas. Key environmental topics in the IS/MND include hazardous materials due to contamination associated with the site’s previous farming uses, water quality, vehicle miles traveled, biological issues, and historical farm structures. Julie is the Project Manager.
EDUCATION
B.A. Sociology, Minor in
Criminal Justice: California
State University, Fullerton
1987
PROFESSIONAL AFFILIATIONS
Building Industry Association
(BIA)
American Planning Association
(APA)
Association of Environmental
Professionals
Association of State Wetlands
Managers
Ecological Restoration Business
Association
Orange County Women’s
Transportation Seminar
(WTS)
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 8
ERIC TURNER | Experience: 14 years
Director of Environmental Services | Role: QA/QC
ABOUT
Eric has worked with interdisciplinary teams in support of transportation, infrastructure, port, coastal, commercial, and residential projects in the southern California area since 2010. He has also provided technical support for various port, coastal, rail, and roadway projects in northern California, Georgia, Maryland, Washington, and Virginia. Prior to his consulting career, Eric worked for the City of San Diego Environmental Services Department. VCS responsibilities include preparing and processing environmental documents in compliance with the California Environmental Quality Act (CEQA), the National Environmental Policy Act (NEPA), regulatory permits with the U.S. Army Corps of Engineers (USACE), Regional Water Quality Control Board (RWQCB), California Department of Fish and Wildlife (CDFW) and United States Fish and Wildlife (USFWS); and mitigation compliance. Eric appreciates the importance of fine project details and how they fit within the larger context of project goals, having managed projects through all phases: scoping, environmental review, permitting, construction and close-out.
His primary strength is his ability to foresee potential obstacles early in the project scoping phase and identify appropriate actions to take in advance to maintain project schedules and budgets.
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SAN JACINTO RESIDENTIAL DEVELOPMENT PROJECT TTM 38202 | SAN
JACINTO, CA
The project proposed developing an approximately 33.8-acre vacant site with up to 181 single-family residential homes and associated infrastructure. Eric was the environmental project manager and primary author of the Initial Study/Mitigated Negative Declaration, with technical studies for air quality/greenhouse gas, biological resources, cultural resources, hazardous materials, and transportation. The project was certified in January 2024.
SAN JACINTO RESIDENTIAL (TTM 38202) | SAN JACINTO, CA
The project would develop an approximately 33.8-acre vacant site with up to 181 single-family residential homes and associated infrastructure, including connecting to existing utility systems, frontage improvements, and a portion of the San Jacinto Valley Master Drainage Plan storm drain system. Eric is the Project Manager and primary author of the CEQA Initial Study/Mitigated Negative Declaration (IS/MND). He is also overseeing production of the biological resources, cultural resources, air quality, greenhouse gases, energy and noise technical studies and integrating findings of the traffic, hydrology, hazardous materials, and water quality studies into the IS/MND. The project site is located within the Western Riverside Multiple Species Habitat Conservation Plan burrowing owl and narrow endemic plant survey areas.
MCLEISH RANCH TENTATIVE TRACT 31466 | SAN JACINTO, CA
The McLeish Ranch Residential Project requests approval of Tentative Tract Map 31466, Planned Development Permit, and Site Plan approval to allow for the development of 424 single-family homes. The project site consists of 84.4 acres with 11.6 acres of open space and landscape areas. Eric is the Project Manager and is preparing the Initial Study/Mitigated Negative Declaration as well as assisted with jurisdictional waters avoidance strategy and provided support for production of the biological resources and cultural resources technical studies.
EDUCATION
MURP (emphasis in
Environmental Planning &
Policy), Cal Poly Pomona, CA
2010
B.A., History, Minor in
Psychology, University of
California, San Diego, CA,
2001
PROFESSIONAL AFFILIATIONS
Association of Environmental
Professionals (AEP)
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DONNA DECKER | 31 years
Director of Planning Services | Role: Project Manager/Day-to-Day Contact ABOUT
Donna Decker received her Master of Planning and Development Studies from the University of Southern California (USC). At VCS, Donna is the Director of Planning Services and her primary responsibilities are the preparation of, management, and conformance to the requirements of CEQA. This includes the range of CEQA documents, from Categorical Expemptions, Initial Studies, Negative Declarations, Mitigated Negative Declarations, Mitigation Monitoring Plans to Environmental Impact Reports. She has also been lead planner for deliverables of various documents, including Annexations, General Plans, General Plan Amendments, Community Plans, and Specific Plans. She has been the lead project manager in the development of policy documents for local government; and is a specialist in the preparation of underwriting procedures for CDBG Disaster Recovery Multi-Family Housing Policy.
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CHANDLER PARK SUBDIVISION IS/MND PROJECT | GRIDLEY, CA
The project consisted of the annexation of 40 acres of land through the Local Agency Formation Commission (LAFCO) process for the entitlement of 203 single-family residential units, 2.3 acres of parkland and detention basin, with a General Plan Amendment from Residential, Very Low Density to Residential, Low Density. The parcels ranged from 3,500 square feet to 7,500 square feet providing affordable-by-design units with reduced side yard setbacks. The project was designed to provide an open space corridor along the Union Pacific Railroad (UPRR) right-of-way meeting the park/detention basin area and connection south to the Heron Landing Subdivision. Donna prepared the Initial Study/Mitigated Negative Declaration (IS/MND), coordinated conditions from other departments, and completed the annexation process throug LAFCO.
KIWI VINEYARD ESTATES IS/MND PROJECT | GRIDLEY, CA
The proposed project subdivided a 20-acre parcel into 56 lots reserving three large 1-acre lots for existing units. The remaining area was developed into 53, 6,000 square-foot residential single-family lots. The project consisted of entitlements for annexation and General Plan and Zoning amendments. As the Planning Director for the City, Donna was the liaison between departments, the applicant, and LAFCO. She also prepared the IS/MND, presented the project to the decision-makers from the Planning Commission, City Council, and then to LAFCO.
EDLER ESTATES | GRIDLEY, CA
The project consisted of the development of 42 single-family lots on an 8.49- acre parcel. This project required a General Plan Amendment from R-S, Suburban Residential to R-1 Single Family Residential. The development included an internal street system connected to two additional subdivisions, and the development of a shared stormwater detention basin. Donna prepared the IS/MND, resolutions and ordinances for the entitlements and ensured that the project coordination between agencies and departments was seamless.
EDUCATION
B.S., Anthropology-Geography,
Cal Poly Pomona, 1990
Land Use and Environmental
Planning Certification,
University of California,
Irvine, 2000
CERTIFICATIONS
Licensed Landscape Architect,
California, No. 3737, Expires
9/2025
California Construction
General Permit – CASQA
QSP/QSD Certificate No.
20068 Expires 9/2025
PROFESSIONAL AFFILIATIONS
American Planning Association
(APA)
Association of Environmental
Professionals (AEP)
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WADE CAFFREY | Experience: 14 years
Vice President | Role: Biological Resources Lead
ABOUT
Wade Caffrey is the Vice President of VCS Environmental. Wade oversees the Biological Resources and Regulatory Permitting Department. Wade manages the biological surveys, biological technical reports, regulatory permitting, and habitat mitigation work at VCS. His field work includes monitoring mitigation sites and conducting biological surveys and assessments of onsite resources including special status species and other sensitive resources. Wade manages the preparation of and prepares biological reports and planning documents such as habitat mitigation and monitoring plans (HMMPs), mitigation monitoring reports (MMRs), California Rapid Assessment Method (CRAM) analysis reports, CEQA, biological technical reports, species survey reports, jurisdictional delineations, and habitat conservation plan compliance documents. Wade has extensive expertise in regulatory services, such as the preparation of United States Army Corps of Engineers (USACE) Section 404 Permits, United States Fish and Wildlife Service Section 7 and Section 10 permits, California Department of Fish and Wildlife (CDFW) Section 1602 Streambed Alteration Agreements, and Regional Water Quality Control Board (RWQCB) Section 401 Water Quality Certifications.
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SHADY VIEW | CHINO HILLS, CA
The project proposes the development of a single-family residential subdivision.
The proposed subdivision would consist of 159 single-family residential homes, a community recreation center, private interior streets, debris basins, utility infrastructure, and other associated improvements. Wade is preparing and processing a Regional Water Quality Control Board (RWQCB) Section 401 Permit, a U.S. Army Corps of Engineers (USACE) 404 Permit, and a California Department of Fish and Wildlife (CDFW) Section 1602 Streambed Alteration Agreement permit application submittal.
SBCTA ON-CALL | SBCTA | SAN BERNARDINO COUNTY, CA
Under the on-call environmental contract for San Bernardino County Transportation Authority (SBCTA), Wade manages all aspects of regulatory permitting. He prepares U.S. Army Corps of Engineers (USACE) Section 404 Permits, California Department of Fish and Wildlife (CDFW) Section 1602 Streambed Alteration Agreements, and Regional Water Quality Control Board (RWQCB) Section 401 Water Quality Certifications. Wade also coordinates with regulatory agencies to process permits.
NEW MODEL COLONY INFRASTRUCTURE IMPROVEMENTS | ONTARIO, CA The New Model Colony development is comprised of multiple specific plans for an 8,200-acre area annexed by the City of Ontario. Wade prepared a biological report for multiple infrastructure related projects, a California Department of Fish & Wildlife (CDFW) Section 1602 Streambed Alteration Agreement, and a U.S.
Army Corps of Engineers (USACE) 404 Permits. Additionally, Wade conducted biological surveys and monitoring.
TAPESTRY MITIGATION BANK | HESPERIA, CA
Wade and his team have prepared the draft Prospectus for the 2,500-acre Tapestry Mitigation Bank located in Hesperia, California. Several title/ stakeholders have been identified for this Bank and Wade is responsible for building consensus among the parties. To date, a jurisdictional delineation has been conducted for the site and a mitigation plan identified. Wade and his staff are now working on the Bank Enabling Instrument and coordinating frequently with the Internal Review Team (IRT).
EDUCATION
B.S. Biology, San Diego State
University, San Diego, CA
2009
CERTIFICATIONS
SEATAC, County of Los
Angeles, March 2022
Wetland Training Institute
Certified, July 2011
CRAM Certified, 2013
SPECIALIZED TRAINING
Association of Environmental
Professionals
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 11
PATRICK MAXON | Experience: 29 years
Director of Cultural Resources | Role: Cultural Resources Lead ABOUT
Patrick Maxon M.A., RPA is a Registered Professional Archaeologist who meets the Secretary of Interior's standards for historic preservation programs for archaeology and who has a permit to perform work on Bureau of Land Management land. Patrick has 29 years of experience in all aspects of cultural resources management, including prehistoric and historic archaeology, paleontology, ethnography, and tribal consultation. He has expertise in compliance with NEPA, CEQA, the National Historic Preservation Act (NHPA), the Archaeological Resources Protection Act, and the Clean Water Act, among others.
He has managed a number of projects within the jurisdiction of the USACE, the Bureau of Land Management, the Bureau of Reclamation, and other federal agencies that require compliance with Section 106 of the NHPA. He has also completed projects throughout Southern California under CEQA for State and local governments and municipalities.
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HOME SWEET HOME PROJECT | UNINCORPORATED RIVERSIDE COUNTY, CA The site is regionally located in unincorporated Riverside County within the Lakeland Village of the Elsinore Area Plan. The 7.16-acre project site is located between Grand Avenue and Brightman Avenue. The current General Plan designation is Mixed Use and the current zoning is General Commercial (C-1/C-P).
Historically, the property was vacant land up until the 1920’s when agriculture activities began and continued to about the 1970’s when the agricultural activities ceased. Presently, the property is vacant and surrounded by residential uses to the north, south, east and a fire station and vacant land to the west. The Proposed Project includes a Zone Change request from General Commercial to Mixed Use and the approval of a tentative tract map.
TRUMARK RESIDENTIAL PROJECT | MISSION VIEJO, CA
Pat is the Cultural Resources Manager for the ongoing Cultural Resources services for the Trumark Residential Project. The proposed project involves approval of a General Plan Amendment, Zone Change, Planned Development Permit, Tentative Tract Map and Variances to allow for the construction and operation of a 91-unit multiple-family dwelling residential development project. The Phase I study consists of a records search and literature review, a pedestrian survey of the project site, Native American scoping, and preparation of a technical report describing the results of the study. The Project site is within the Upper Aliso Creek Archaeological District and is sensitive for the presence of cultural resources.
Subsequently, he assisted in the identification of AB 52/SB 18 consulting parties and participated in the consultation meetings.
BORBA SCHAEFER AVENUE STORAGE PROJECT | ONTARIO, CA
Pat is the Cultural Resources Manager the Borba Schaefer Avenue Storage Center Specific Plan provides for the development of 229,200 square feet of indoor selfstorage area and 645 vehicle storage spaces. A series of self-storage buildings are proposed along Archibald Avenue and Schaefer Avenue. The proposed project would amend The Avenue Specific Plan would change the existing Medium Density Residential zoning on the project site to Retail/Commercial. The Phase I study consists of a records search and literature review, a pedestrian survey of the project site, Native American scoping, and preparation of a technical report describing the results of the study.
EDUCATION
Master of Arts Anthropology:
California State University,
Fullerton, 1994
B.A. Psychology, Sociology:
Towson State University,
Towson, MD, 1987
CERTIFICATIONS/TRAINING
Riverside County Transportation
and Land Management Agency
Certified Archaeologist (No.
226)
California Energy Commission
Cultural Resources Specialist
Registered Professional
Archaeologist (National)/No.
11468/Register of Professional
Archaeologists
Orange County Certified
Archaeologist, 1999
National Historic Preservation Act
Section 106 Compliance
Advanced Certification, 2002
Principal Investigator, Southern
California/Bureau of Land
Management
Qualified Archaeologist –
Secretary of the Interior
Standards and Guidelines of
Professional Qualification &
Standards for Archaeology, as
per Title 36, Code of Federal
Regulations, Part 61/
PROFESSIONAL AFFILIATIONS
Pacific Coast Archaeological
Society
Society for California Archaeology
Society for American Archaeology
American Cultural Resources
Association
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WILLA SUMER | Experience: 12 years
Assistant Project Manager | Role: GIS Specialist
ABOUT
Willa has been working in public and private sector urban planning since 2009, with an emphasis on water resource management and Geographic Information Systems (GIS) technology applications. Duties include preparation and processing of environmental documents and regulatory permits, coordinating with team members, and conducting research and spatial analysis. Prior to joining VCS, Willa worked for the San Diego Association of Governments and the New York City Department of Parks and Recreation. Willa’s main strength is her ability to identify key issues and perform complex analysis to effectively problem-solve.
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ANITA STREET WET WELL AND COASTAL ACCESSWAY IMPROVEMENT PROJECT |
LAGUNA BEACH, CA
The proposed project involves the removal of the Anita Street Lift Station and the construction of a wet well to increase reliability, robustness, and to improve the efficiency of operations and safety. Additionally, the project would rehabilitate the Anita Street Coastal Accessway to create a more visually appealing beach access to Anita Beach. Willa assisted with vegetation, and other mapping and spatial analysis for the project.
GATE KING INDUSTRIAL PARK TRACT 50283 | SANTA CLARITA, CA The Gate King Industrial Park Tract 50283 Project was an industrial park on approximately 250 acres. Willa assisted with the regulatory permitting and coordinated with the VCS biological team to amend environmental permits from the United States Army Corps of Engineers and the California Department of Fish and Wildlife.
SUMMERLY | LAKE ELSINORE, CA
Summerly by McMillin Companies, LLC, is a master planned golf community in Lake Elsinore for which VCS provided strategic environmental planning and regulatory permitting services. Willa has prepared background research on project history and regulation and utilized ArcGIS to perform analysis and create informational graphics.
CALIFORNIA HIGH-SPEED RAIL | STATE OF CALIFORNIA
VCS conducted peer-review of technical reports produced as part of the Palmdale to Burbank Section of the California High-Speed Rail project. Willa reviewed these technical reports for both editorial and methodological content and provided feedback to the Environmental/Engineering Services team.
BORBA SHAEFER AVENUE STORAGE PROJECT| ONTARIO, CA
The Borba Schaefer Avenue Storage Center Specific Plan provides for the development of 229,200 square feet of indoor self-storage area and 645 vehicle storage spaces. A series of self-storage buildings are proposed along Archibald Avenue and Schaefer Avenue. The proposed buildings have been provided with a variety of articulations, massing, textures, and colors to provide visual interest. A landscaped program, including a landscaped neighborhood edge, is proposed to complement the building architecture and to enhance streetscape views for motorists and pedestrians. Willa is preparing acreage calculations for soil type and vegetation, in addition to analysis of state- and federally-listed species.
EDUCATION
MURP, University of California,
Irvine, 2015
B.A., Environmental Policy and
Economics, Fordham
University, New York, 2010
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LINDA BO | Experience: 33 years
CEQA/NEPA Production Coordinator | Role: CEQA Production Coordinator ABOUT
Linda has over 30 years of experience working with CEQA documents and joined VCS in January 2020. She coordinates, prepares, and produces large, complex documents, presentations, and papers within critical, time-sensitive deadlines, ensuring quality of materials produced in compliance with formatting and graphics standards and expectations. Her attention to quality control and detailed document management adds to VCS’s commitment to producing high-quality, error-free work product.
SELECT PROJECTS
HOME SWEET HOME PROJECT | COUNTY OF RIVERSIDE, CA
VCS prepared the Initial Study/Mitigated Negative Declaration for the Home Sweet Home Project. The 7.16-acre project site is located between Grand Avenue and Brightman Avenue in the Lakeland Village. The proposed project included a Zone Change request from General Commercial to Mixed Use and the approval of a tentative tract map. Linda assisted with the distribution and noticing for the project.
TUSCANY CREST TENTATIVE TRACT MAP 333725 PROJECT | LAKE ELSINORE, CA VCS prepared the Initial Study/Mitigated Negative Declaration Addendum for the Tuscany Crest Tentative Tract Map 333725 Project. Linda assisted with key sections of the Addendum.
MCLEISH RANCH TENTATIVE TRACT 31282 PROJECT | SAN JACINTO, CA McLeish Ranch Residential Project requests approval of Tentative Tract Map 31466, Planned Development Permit, and Site Plan approval to allow for the development of 424 single-family homes. The project site consists of 84.4 acres with 11.6 acres of open space and landscape areas. Linda is assisting with research/investigation, key sections of the Initial Study/Mitigated Negative Declaration and all distribution and noticing for the project.
MONTEOLIVO SUBDIVISION PROJECT | CORONA, CA
VCS prepared the Initial Study/Mitigated Negative Declaration Addendum for the Monteolivo Project. The proposed project modifications documented and evaluated in Addendum 1 include construction of the offsite sewer line, construction of onsite stormwater management improvements, the conversion of a wastewater treatment pond into a water quality treatment detention basin and a proposed new secondary access into the Monteolivo Subdivision. Linda assisted with the preparation of the Addendum.
TRUMARK RESIDENTIAL PROJECT | MISSION VIEJO, CA
The proposed project involved approval of a General Plan Amendment, Zone Change, Planned Development Permit, Tentative Tract Map and Variances to allow for the construction and operation of a 91-unit multiple-family dwelling residential development project. Amidst COVID-19 conditions, Linda assisted the Cultural Resources Director at VCS, to hold teleconferencing meetings with the Native American Tribes and the City to obtain consensus on monitoring to close AB 52/SB 18 consultations to maintain the project schedule. In addition, she assisted with research, key sections of the IS/MND, and all distribution and noticing for the project.
EDUCATION
A.A., Business Education: Rider
University, Lawrenceville, NJ;
1985
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GREG TONKOVICH, AICP | Experience: 18 years
Subconsultant: Vista Environmental | Role: Air Quality, Energy, Greenhouse Gas, Noise Analysis ABOUT
Greg Tonkovich has over 18 years of air quality and noise analysis experience.
He specializes in air quality and noise impact analyses for governmental agencies and the business community and has completed numerous complex air and noise studies that conform to both the California Environmental Quality Act (CEQA) and the National Environmental Policy Act (NEPA) requirements. Greg’s air quality analysis experience includes global climate change analyses and health risk assessments. He is proficient in utilizing CalEEMod, URBEMIS2007, CALINE4, ISCST3, AERMOD, EMFAC2014, and OffRoad2011 models, in order to quantify emissions impacts as well as to assess the efficacy of proposed mitigation. Greg is also experienced in noise analyses and is proficient in utilizing FHWA Traffic Noise Model (TNM), FHWA Roadway Construction Noise Model (RCNM), FAA Integrated Noise Model (INM), and SoundPlan. In addition, he has created and implemented a noise program based on the FHWA-RD-77-108 Standard. Through the use of the above models, he is able to efficiently determine noise impacts to nearby sensitive land uses and assess the efficacy of proposed mitigation. Greg is experienced in a wide range of project types, including residential, commercial, industrial, and recreational projects as well as public projects that include specific plans and general plans. He has completed air quality and/or noise analyses in over 200 different local jurisdictions throughout California.
SELECT PROJECTS
TRUMARK RESIDENTIAL PROJECT | MISSION VIEJO, CA
Prepared for VCS an Air Quality, Energy and GHG Emissions Analysis that analyzed development of a 91-unit multiple-family dwelling residential development project.
SCHAEFER AVENUE STORAGE CENTER PROJECT | ONTARIO, CA
Prepared for VCS an Air Quality, Energy and GHG Emissions Analysis and Noise Impact Analysis that analyzed development of a storage facility project.
LEGACY AT COTO SENIOR LIVING RESIDENTIAL PROJECT | COTO DE CAZA, CA Prepared an Air Quality, Energy and GHG Emissions Analysis that analyzed the development of a 95-unit active senior living project.
BLUFFS AT BOCA | SAN CLEMENTE, CA
Prepared for VCS an Air Quality, Energy and GHG Emissions Analysis and Noise/ Vibration Impact Analysis that analyzed development of seven single-family homes on the side of a bluff.
JD RANCH RESIDENTIAL PROJECT | NORCO, CA
Prepared for VCS an Air Quality, Energy and GHG Emissions Analysis and Noise Impact Analysis that analyzed development of a 69-unit single-family detached housing project on 35 acres.
CHAPMAN YORBA VIII PROJECT | ORANGE, CA
Prepared for VCS an Air Quality, Energy and GHG Emissions Analysis and Noise Impact Analysis that analyzed development of a 158-apartment senior housing project and a 152,653 square foot self-storage building on approximately 8.2 acres of vacant land.
EDUCATION
M.S., Electrical Engineering,
University of Southern
California
B.S., Planning and
Development, University of
Southern California
REGISTRATIONS/CERTIFICATIONS
American Institute of Certified
Planners (AICP)
American Planning Association
(APA)
Institute of Noise Control
Engineering (INCE)
State of California General ‘B’
Contractors License
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TIMOTHY LESTER, REA II, CEM | Experience: 25+ years
Subconsultant: TA-Group DD, LLC | Role: Phase I Environmental Site Assessment ABOUT
As Managing Principal of TA-Group DD, LLC, Tim Lester provides consulting and technical services as a project manager, expert witness, and technical expert for investigation and cleanup efforts at sites impacted by heavy metals, petroleum hydrocarbons, pesticides, PNA and PCB, solvents, and radionuclides (NORM). As a remediation specialist, he has hands on experience designing, installing, and managing large scale metals fixation, bioventing, soil vapor extraction, sparging, and free phase hydrocarbon recovery projects. He has over 25 years of environmental investigation and remediation experience, plus four years of related experience in the geotechnical and petroleum exploration businesses. Mr.
Lester has been an active participant on all phases of remediation planning, cleanup strategy, feasibility evaluation, remedial implementation, and litigation support for a variety of industrial and commercial projects.
SELECT PROJECTS
CHAPMAN YORBA VIII PROJECT | ORANGE, CA
The proposed Chapman Yorba VIII Project involves the development of a 158-unit apartment senior housing project and a 152,653 square foot self-storage building on approximately 8.2 acres of vacant land. As a subconsultant to VCS, Tim prepared the Phase I and Phase II Environmental Site Assessments (ESA) for the project to assess the presence or likely presence of any hazardous substances or petroleum products on the property for the Environmental Impact Report.
Geotechnical investigations identified historical disposal of construction materials (concrete, wood, rebar, etc.) beneath the site to a depth of 27-feet below grade (bg). Subsurface investigations including trenching, installation of soil borings and the like have been conducted previously at the site without revealing the disposal of hazardous waste. Tim did soil gas sampling to evaluate the potential presence of methane gas, sampling for volatile organic compounds (VOC’s) was also conducted in accordance with applicable regulatory guidelines.
SCHAEFER AVENUE STORAGE CENTER SPECIFIC PLAN PROJECT | ONTARIO, CA The Schaefer Avenue Storage Center Specific Plan Project provides for the development of up to 363,740 square feet of self-storage area on approximately 37 acres of land. As a subconsultant to VCS, Tim conducted a Phase I Environmental Site Assessment (ESA) for the project’s Environmental Impact Report. The site is developed with two former dairies and several residences.
JD RANCH RESIDENTIAL PROJECT | NORCO, CA
The JD Ranch residential project will create 69 single-family homes on 34.37 acres and is located in the City of Norco. The site contains existing City water well facilities, including several wells and related piping and utilities and two above ground water storage reservoirs. Additionally, portions of the site have been used by the city as a spoils/staging yard. Currently on the site are a ranch house, a former milking barn, retail outlet, barns/sheds, and dairy related features including pastures, impoundment, pole barns, and fencing. As a subconsultant to VCS, Tim conducted a Phase I Environmental Site Assessment (ESA) for the project’s Environmental Impact Report.
EDUCATION
B.S., Geology, California State
University Bakersfield, 1985
LICENSES/CERTIFICATIONS
Registered Environmental
Assessor II No. 20047, State
of California
Certified Environmental
Manager No. EM-1754,
State of Nevada
HAZWOPER 40-hour OSHA
Training
HAZWOPER Site Supervisor 8-
Thour Training
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2.0 METHOD OF APPROACH
Project Understanding and Approach
CEQA mandates that projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies. The courts recently upheld this approach in Hilltop Group Inc. v. County of San Diego.
In approving a project meeting the requirements of this section, a public agency shall limit its examination of environmental effects to those which the agency determines, in an initial study or other analysis:
(1) Are peculiar to the project or the parcel on which the project would be located; (2) Were not analyzed as significant effects in a prior EIR on the zoning action, general plan or community plan with which the project is consistent;
(3) Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action; or (4) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.
In the case of the Eastlake Specific Plan (ELSP) Environmental Impact Report (EIR), the intention of the City was to cover as many impacts as possible for future new development. It was, however, not feasible to undertake an on-the-ground biological or cultural survey for each area of the Specific Plan. Additionally, new CEQA categories for Transportation (Vehicle Miles Traveled [VMT]) and Tribal Cultural Resources have been incorporated into Appendix G of the CEQA Guidelines since the adoption of the ELSP. These sections would also be included.
The ELSP EIR required the following measures for biology and cultural analysis:
MM BIO-3 Mitigation for impacts to vegetation communities caused by development within the Project site will be achieved through compliance with MSHCP requirements as applicable. Each future implementing development project will go through the MSHCP approval process. Mitigation for impacts to sensitive vegetation communities associated with jurisdictional waters, riparian, riverine, or vernal pool resources may be satisfied through compensatory and/or preservation requirements described below under MM BIO-4 and MM BIO-8.
MM BIO-3a Prior to issuance of any grading permit, the project applicant of a future implementing development project shall complete systematic wildlife and sensitive plant surveys to document species occurrence. For sensitive species detected onsite, but not covered by the MSHCP, project specific mitigation measures will be included in future specific plan approvals to offset impacts. These measures shall include the preservation of appropriate natural open space areas in perpetuity via a conservation easement and provision of a non-wasting endowment to fund the long-term management by a CDFWapproved local conservation entity. Preservation of open space shall occur at a minimum 1:1 ratio.
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MM BIO-4a Whenever more than 10% of the area with long term conservation value within a future implementing development project’s footprint is affected by that future implementing development project’s activities and the DBESP has been prepared and approved, if the mitigation strategy includes translocation and or seed collection with propagation to an on-site or off-site preserved property, the receiving property must be acceptable to the City and Wildlife Agencies. The property shall provide habitat characteristics suitable to support the plant species, including but not limited to: appropriate soils, elevation, hydrology and vegetation community. The property shall be conserved via recordation of a conservation easement or deed restriction in favor of a CDFW-due diligence approved local conservation entity to protect sensitive plant species on the property in perpetuity. Alternatively, the land may be transferred in fee title to a CDFW approved local conservation entity. A management fund shall be established by the Applicant and will consist of an interest-bearing account with the amount of capital necessary to generate sufficient interest and/or income to fund all monitoring, management, and protection of the conservation area(s), including but not limited to, reasonable administrative overhead, biological monitoring, invasive species and trash removal, fencing and signage replacement and repair, law enforcement measures, long-term management reporting (as described below), and other actions designed to maintain and improve the habitat of the conserved land(s), in perpetuity. A Property Analysis Record, or substantially equivalent analysis, shall be conducted by the Applicant and approved by the City to determine the management needs and costs described above, which then will be used to calculate the capital needed for the management of the fund. This management fund shall be held and managed by a CDFW-approved local conservation entity. To protect the mitigation area(s), the Applicant shall place appropriate fencing and/or natural barriers and signage around the perimeter of each site. Except for uses appropriate to a habitat conservation area, the public shall not have access to the mitigation area(s), and no activities shall be permitted within the site, except maintenance of habitat, including the removal of nonnative plant species, trash, and debris, and the installation of native plant materials. Mitigation areas can include limited trails to allow passive use of the land, subject to CDFW and City approval. Prior to any ground disturbance, the Applicant shall prepare a Planting Plan (Plan) for sensitive plant species. The Plan shall require a replacement ratio of 1:1 by area, and ensure a minimum 90 percent survivorship at the end of a five-year monitoring period, which shall be verified by the monitoring biologist (minimum qualifications of the monitoring biologist are specified below). At a minimum, the five-year plan shall include the following information:
a) A description of the existing conditions of the receiver site(s), characterizing the suitability of the site(s) for the plant, and documenting the acreage of the site. b) A description of how the site will be preserved in perpetuity, e.g., conservation easement, deed restriction, etc., and the name of the CDFW-approved due diligence entity that will hold the easement/deed restriction, etc. c) Qualifications of the monitoring biologist: At a minimum, the monitoring biologist will possess a minimum of two-year’s experience conducting habitat restoration projects in coastal sage scrub, chaparral and/or other native habitat in Riverside County, California.
d) Receiver site preparation for transplanting.
e) Goals for success.
f) Schedule.
g) Propagation techniques.
h) Transplant and seedling installation methods.
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i) Plant spacing.
j) Performance criteria for success, including provision for control of non-native and invasive species.
k) Monitoring and reporting procedures for each of the five years of the monitoring period.
l) Adaptive management strategies, including a contingency plan should the site fail to meet the specified success criteria.
m) Maintenance requirements that will be reviewed and approved by the City. The Plan shall also ensure a mixture of both male and female plants (where appropriate).
MM BIO-5 Most of the special status wildlife species with potential to occur within the Project site are covered under the MSHCP. Therefore, mitigation for potential impacts to special status wildlife species caused by development within the Project site will be achieved through compliance with MSHCP requirements. Each future implementing development project will go through the MSHCP approval process (including burrowing owl surveys and/or other focused species surveys as appropriate for each site/development, per MSHCP requirements).
MM BIO-6 Unless impacts can be avoided, focused surveys conducted pursuant to Appendix E of the MSHCP, Summary of Species Survey Requirements shall be conducted to determine presence/absence of Riverside fairy shrimp within vernal pool habitat. If fairy shrimp are present, the City shall determine whether avoidance can be achieved. If not, and 90 percent of the occupied portions of the property that provide for long-term conservation value for the fairy shrimp shall be conserved consistent with the MSHCP.
MM CUL-1 Prior to implementation of each implementing development project that shall occur in undisturbed native soils, an archaeological survey shall be conducted by a qualified archaeologist to document site conditions and any identified cultural resources. A survey shall not be required where ground disturbance is limited to invasive plant species removal or planting of native plant species, without the use of heavy equipment (e.g. scrapers or excavators), for enhancement or preservation of those sites or where documentation shows that prior disturbance greater than nine (9) feet in depth has occurred. Examples of adequate documentation include “As-Builts”, geotechnical reports, or similar documents reviewed by the Project’s archeologist and provided to the City with the grading permit application. Previous archeological surveys may be utilized provided they are no more than five years old at the time of submitting the grading permit application (survey age requirement based on period of time where site conditions and/or survey methodologies may have substantially changed; thus, warranting a new survey).
If any site is confirmed to meet the eligibility criteria in Section 15064.5(a) (3) (A–D) in the State CEQA guidelines, consultation between the City of Lake Elsinore, the developer, the project archeologist, and the Pechanga Band of Luiseño Indians (Pechanga Band) and Soboba Band of Luiseño Indians (Soboba Band) will be initiated in order to determine specific disposition in compliance with Section 15126.4(b)(3) of the State CEQA Guidelines.
The biological surveys for the project cite impacts peculiar to the project, namely the presence of waters of the State, least Bell’s vireo, vernal pools and smooth tarplant. While these issues will be managed through the Multiple Species Habitat Conservation Plan (MSHCP) and the California Department of Fish and Wildlife (CDFW) Section 1602 Streambed Alteration Agreement and the Regional Water Quality Control PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 19
Board (RWQCB) Waste Discharge Requirements, they were not disclosed to the public under CEQA.
Additionally, both agencies will require a CEQA document to recertify in order to issue their permits.
The cultural study for the project found no impact, but because a subsequent CEQA document will be required, we believe that AB52 consultation is required, and both the Cultural and Tribal Cultural Resources categories should be included in the subsequent IS/MND.
A discussion of hydrology will also be necessary as it relates to the protection of the avoided. vernal pools.
Based on our initial review of the focus surveys, it appears that these are the only categories that would need to be discussed in a subsequent document. We would also prepare a letter for the City incorporating the ELSP EIR mitigation measures by reference and go through each CEQA topic to demonstrate consistency with the ELSP EIR, as shown in the attached example prepared for the City of Moorpark (Attachment A).
Scope of Work
TASK 1.0 PROJECT INITIATION
1.1 Project Kick-Off Meetings
Two project kick-off meetings with the Applicant and Staff and preparation of a detailed project description.
1.2 Peer Review of Technical Studies
VCS will peer review the Applicant’s technical studies to confirm their adequacy for use for the CEQA document preparation. The following studies will be peer reviewed:
Acoustical Analysis
Air Quality and Greenhouse Gas Analysis
Biological Resources Technical Reports
Phase I Cultural Resources Assessment
Phase I Environmental Site Assessment
TASK 2.0 ADMINISTRATIVE DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION VCS will prepare an Administrative Draft IS/MND, citing CEQA Section 15183, incorporating the ELSP document and mitigation measures by reference, a brief description of each CEQA category demonstrating why additional analysis is not required for any topics other than those identified above. VCS will answer the CEQA checklist questions for the following topics:
Biological Resources: This will rely on the background and mitigation measures in the ELSP EIR but will also include a discussion of the project specific resources and mitigation. Hydrology data related to the avoidance of vernal pools will be included in this section. Cultural Resources: This will incorporate the project cultural report findings for use by the tribes for AB52 analysis.
Transportation: This will cite the VMT analysis that has been prepared. Tribal Cultural Resources: This will mirror the cultural resources section with the addition of an AB52 discussion.
TASK 3.0 SECOND ADMINISTRATIVE DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION VCS will submit one (1) electronic copy of the Administrative Draft IS/MND for review and comment by the City.
VCS will respond to one consolidated set of comments on the Administrative Draft IS/MND. Should the City provide various sets of comments, a change order may be required. Upon incorporation of edits, VCS will submit one electronic (1) “check copy” of the Revised Administrative Draft document, which will PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 20
incorporate one complete set of comments received from the City. Changes to the draft document will be made in track changes to assist the review. It is assumed that any substantive comments will be received as part of the Administrative Draft review and any additional comments to the Revised Administrative Draft document will be minimal. Upon receipt of comments on the Revised Administrative Draft, VCS will prepare the document for Public Review.
TASK 4.0 PUBLIC REVIEW DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION VCS will prepare the Public Review Draft IS/MND and the Notice of Intent (NOI). The NOI and Mitigated Negative Declaration will be attached to the Initial Study to summarize the proposed project and its effects.
VCS will prepare a Notice of Completion and submit the document to the State Clearinghouse. In addition, this task includes posting of the NOI at the County of Riverside Recorder’s Office. VCS will also be available to assist the City with the required radius mailing (assumes the Client or City provides the addresses and labels) and newspaper notices (assumes the City contracts with the newspaper for the ad and Client pays the required fees) required for the project. The document will be circulated for a 30-day public review and comment period.
TASK 5.0 FINAL INITIAL STUDY/NEGATIVE DECLARATION-MITIGATED NEGATIVE DECLARATION
5.1 Responses to Comments
VCS will respond to environmental comments received on the Public Review Draft IS/MND during the public review period. VCS will prepare thorough, reasoned, and sensitive responses to relevant environmental issues. The Draft Responses to Comments will be prepared for review by the City and submitted electronically. VCS will submit an electronic “check copy” of the revised Responses to Comments, which will incorporate one complete set of comments received from the City. It is assumed that any substantive City comments on the Draft Response to Comments will be received as part of the initial review and any additional comments to the Revised Draft document will be minimal. Upon receipt of City comments on the Revised Draft, VCS will prepare the Final Responses to Comments. VCS has assumed 30 staff hours for this task.
It is noted that the extent of public and agency comments resulting from the review process is currently unknown. We have budgeted conservatively based upon our understanding of the project and assume only minor supplemental technical support may be necessary. Should the level of comments exceed our estimate or require more substantial technical analysis, VCS will advise the Client and submit an additional funding request. Similarly, if comments are minor, less funding will be required. Please note that the level of effort required to adequately address comments is predicated on the technical nature of comments received and the number of discrete comments received, not necessarily the number of comment letters received.
5.2 Mitigation Monitoring and Reporting Program
VCS will prepare a Mitigation Monitoring and Reporting Program (MMRP). The MMRP will be defined through working with City staff to identify appropriate monitoring steps/procedures and will provide a basis for monitoring such measures during and upon project implementation. The Checklist will indicate the mitigation measure number as outlined in the IS/MND, a list of Mitigation Measures/Conditions of Approval (in chronological order under the appropriate topic), the Monitoring Milestone (at what agency/ department responsible for verifying implementation of the measure), Method of Verification (documentation, field checks, etc.), and a verification section for the initials of the verifying individual date of verification, as well as pertinent remarks.
5.3 Completion of Final Initial Study/Negative Declaration-Mitigated Negative Declaration If necessary, VCS will prepare an Errata to the Public Review Draft IS/MND for City review and approval.
The Errata will be a stand-alone document identifying any revised text in strikethrough and underline, as PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 21
necessary to address comments received on the Draft document. The Final IS/MND will be comprised of the responses to comments and Errata, along with the Public Review Draft IS/MND, previously provided.
TASK 6.0 PUBLIC HEARINGS AND POST CERTIFICATION
6.1 Public Hearings
VCS will represent the environmental Project Team at public hearings and make presentations, as necessary. For budgeting purposes, the following hearings have been identified:
• One City Planning Commission Hearing
• One City Council Meeting
Should additional hearings be necessary beyond those identified above, services will be provided on a time and materials basis.
6.2 Post-City Adoption
After certification, a clean electronic copy of the adopted IS/MND, which incorporates changes to the Public Review Draft IS/MND and Mitigation Monitoring and Reporting Program will be provided to you and the City.
6.3 Notice of Determination
VCS will prepare the Notice of Determination (NOD) and file the NOD at the County of Riverside Recorder’s Office as well as provide a copy of the NOD to the State Clearinghouse within five (5) days of IS/MND certification and project approval, which will start the 30-day Statute of Limitations on any legal challenge to the CEQA document.
7.0 PROJECT MANAGEMENT
Eric Turner will be responsible for management and supervision of the environmental Project Team. He will coordinate with the City as well as internal technical staff, and support staff toward the timely completion of the IS/MND. We have assumed 52 hours for project management. Should additional hours be required a change order will be requested.
8.0 CIRCULATION TASKS AND REIMBURSABLES
VCS will bill mileage and deliverables at cost each month. Client to provide reprographics account number for printing; VCS uses Crisp Imaging.
ASSUMPTIONS:
The City of Lake Elsinore will provide all available site and project information. The City of Lake Elsinore will perform all work related to Assembly Bill 52 (AB 52) Consultation. If the City requests VCS’ assistance in this government-to-government process, VCS may require a change order or can bill time and materials directly.
No modifications to the Project Description will occur after approval by the City of Lake Elsinore.
Modifications to the Project Description create major text and figures editing issues that would require a change order.
The Project is consistent with the applicable land use and zoning for the Project site and does not require a General Plan Amendment.
Newspaper notices required for the project will be the responsibility of the City of Lake Elsinore and paid for by the Client.
VCS will upload the IS/MND documentation to the State Clearinghouse’s CEQAnet database. VCS will prepare the Notice of Determination (NOD) and file at the County of Riverside Recorder’s Office as well as upload the NOD to the State Clearinghouse’s CEQAnet database.
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Assumes the Client will provide all technical studies for the document. VCS has assumed a “typical” amount of review time to incorporate the data from these studies into the IS/MND. If upon review they are determined to need revisions or augments for CEQA adequacy, a change order may be needed for the additional coordination and review effort. Assumes the Client will provide CADD files that are georeferenced so that they line up accurately on aerials and can be manipulated in GIS. VCS has assumed a “typical” amount of review and conversion time to integrate the CAD into shapefiles for graphics. If upon review they are determined to be missing information or have a complex organization system, a change order may be needed for the additional coordination and review effort.
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3.0 PROPOSED SCHEDULE
The following is a conceptual schedule for the preparation and processing of an Initial Study/Mitigated Negative Declaration. A date-specific schedule will be provided subsequent to a kick-off meeting.
Project Initiation and Kick-off Meetings........................................................................................Week 1 Peer Review Technical Studies.................................................................................................Week 1-2* VCS prepares Administrative Draft IS/MND.........................................................................Weeks 3 – 11 City Review of Administrative Draft IS/MND..........................................................................Week 12-15 VCS completes Second Draft IS/MND....................................................................................Week 16-17 City review of Check Copy Draft IS/MND...............................................................................Week 18-19 Print and distribute Public Review IS/MND.................................................................................Week 20 30-Day Public Review.........................................................................................................Weeks 21 – 24 VCS prepares Final IS/MND.........................................................................................................Week 25 Print and distribute Final IS/MND...............................................................................................Week 26 Hearing ...............................................................................................................................................TBD *Assumes technical studies will require little to no edits to maintain schedule PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES | PA 2019-89 East Lake Villas Project VCS Environmental Page | 24
4.0 PROJECT BUDGET
TASK COST
1.0 Project Initiation
1.1 Project Kick-Off Meeting and Field Review $8,100
1.2 Peer Review Technical Studies $5,760
2.0 Administrative Draft IS/MND $18,795
3.0 Administrative Draft IS/MND $4,800
4.0 Public Draft IS/MND $6,700
5.0 Final IS/MND $0
5.1 Responses to Comments (assumes 30 staff hours) $6,910
5.2 Mitigation Monitoring and Reporting Program $795
5.3 Completion of Final IS/MND $1,205
6.0 Public Hearings and Post Certification
6.1 Public Hearings $3,180
6.2 Post-City Adoption $810
6.3 Notice of Determination $540
7.0 Project Management and Coordination (assumes 52 staff hours) $13,950
8.0 Circulation Tasks and Reimbursables At Cost
Total $71,545
The VCS project manager reserves the right to move dollars between tasks, as necessary.
REIMBURSABLE EXPENSES. Expenses incurred directly for the Client’s project will be billed at the actual cost and are not included in the original contract amount. Expenses include, but are not limited to, reprographics, Federal Express, necessary transportation costs including mileage by automobile at the IRS reimbursement rate, toll road fees, meals and lodging, computer services and color photocopying.
PAYMENT DUE. Invoices are due upon presentation and shall be considered past due if not paid within 15 (fifteen) calendar days of the due date. Finance charges, computed by a “Periodic Rate” of 1.5% per month, will be charged on all past due amounts.
OVERNIGHT & WEEKEND WORK. Over 8 hours, nighttime and Saturday monitoring are charged at time and a half and work on Sunday is charged at double time.
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2024/2025 Fee Schedule
Job Title Hourly Rate
President $350/hour
Vice President $285/hour
Directors $265/hour
Assistant Directors $250/hour
Senior Project Manager III $243/hour
Senior Project Manager II $239/hour
Senior Project Manager I $230/hour
Project Manager III $227/hour
Project Manager II $219/hour
Project Manager I $212/hour
Assistant Project Manager $203/hour
Project Coordinator $190/hour
Biologist $190/hour
Senior Archaeologist/Paleontologist $215/hour
Botanist $179/hour
Archaeologist/Paleontologist $192/hour
Production Coordinator $135/hour
Office Assistant $120/hour
Field Assistant $120/hour
Senior Cultural Field Monitor $115/hour
Cultural Field Monitor $110/hour
The VCS project manager reserves the right to make adjustments to staff allocations as necessary within the overall budget.
REIMBURSABLE EXPENSES. Expenses incurred directly for the Client’s project will be billed at the actual cost and are not included in the original contract amount. Expenses include, but are not limited to, reprographics, Federal Express, necessary transportation costs including mileage by automobile at the IRS reimbursement rate, toll road fees, meals and lodging, computer software and services and photocopying.
SUBCONTRACTOR ADMINISTRATION. A Management Fee of 10 percent (10%) will be added to the direct cost of all subconsultant services to provide for subconsultant administration, insurance and billing.
EQUIPMENT CHARGES.
Small Unmanned Aircraft System (Drone) $325 per day | Field Survey Computer Software $350 per project Submeter GNSS Surveying Device $40 per day
PAYMENT DUE. Invoices are due upon presentation and shall be considered past due if not paid within 15 (fifteen) calendar days of the due date. Finance charges, computed by a “Periodic Rate” of 1-1/2% per month, will be charged on all past due amounts. This scope of work will be valid for 90 days from the date of this proposal. Delays in approval will be subject to the current VCS fee schedule.
OVERNIGHT & WEEKEND WORK. Over 8 hours, nighttime and Saturday monitoring are charged at time and a half and work on Sunday is charged double time.
MULTI-YEAR CONTRACTS. Multi-year contracts are subject to annual billing rate increases/staff promotions.
CHANGE ORDERS. Change Orders are subject to future fee schedule increases.
VCS Environmental provides CEQA/NEPA, Regulatory, Biological, & Cultural Services 30900 Rancho Viejo Road, Suite 100, San Juan Capistrano, CA 92675 | 949.489.2700 vcsenvironmental.com
March 11, 2024
TO: City of Moorpark
FROM: Mike Tucker, VCS Environmental
SUBJECT: CEQA Section 15183 Exemption for La Perch
The California Environmental Quality Act (CEQA) Section 15183 exempts a project from further environmental review if it is consistent with a community plan or zoning. The La Perch Project (Project) has a General Plan land use designation of Neighborhood Low (NL), 8 du/acre. The Project proposes 120 homes on 25.73 acres, for a density of 6 dwelling units per acre.
A February 16, 2024 Court of Appeal’s decision Hilltop Group, Inc., et al. v. County of San Diego et al. (Fourth District Court of Appeal Case No. D081124) upheld Section 15183 provided that a project does not have:
1) “peculiar” specific impacts, 2) significant impacts not evaluated in a prior Environmental Impact Report (EIR) for the City’s aforementioned plans, 3) significant off-site or cumulative impacts not evaluated in the City’s prior EIRs, or 4) increased severity of impacts based on new information not known when the City’s prior EIRs were certified.
The Moorpark General Plan 2050 Environmental Impact Report (EIR), certified in March 2023, analyzed mitigation, and impacts for 20 CEQA categories. This memorandum will discuss how the Project is consistent with the City’s EIR. The following information compares the City’s General Plan 2050, the General Plan’s EIR, and the 2021-2029 Housing Element with the La Perch Project. Aesthetics. The Moorpark General Plan 2050 EIR identified less than significant impacts for aesthetics and found that development would not affect scenic views, would not alter the City’s visual character, and would not generate additional light and glare due to required compliance with the City’s lighting standards. By conforming to the lighting standards, the Project would be consistent with the City’s EIR.
Agriculture/Forestry. The Project site does not support Unique Farmland or Farmland of Local Importance, nor is it within a Williamson Act contract. The Project is not zoned as forest land or timberland. Therefore, no further CEQA analysis is warranted. Air Quality. The buildout of the Moorpark General Plan 2050 was found to have significant and unavoidable impacts after mitigation. The City adopted a Finding of Overriding Consideration for air quality impacts. The EIR requires that for short-term construction impacts, projects follow the Air Pollution Control District’s (APCD) dust control regulations, use Environmental Protection Agency (EPA) Tier 4 interim or higher emission limits for construction equipment, limit equipment idling, service equipment as prescribed by the manufacturer, and use Super-Compliant VOC paints whenever possible. The Project would incorporate these requirements. For long-term air quality, MEMORANDUM: CEQA Section 15183 Exemption for La Perch
March 11, 2024