Lake Elsinore City Council
November 18, 2025

REPORT TO PLANNING COMMISSION
To: Honorable Chair and Members of the Planning Commission From: Damaris Abraham, Community Development Director
Prepared by: Nancy Huynh, Principal Planner
Date: October 21, 2025
Subject: Planning Application No. 2016-112 (Kassab Travel Center Carwash) - A Modification to the Kassab Travel Center to Replace the Previously Approved Drive-through Restaurant with a Proposed Express Carwash Including Vacuum Spaces
Applicant: Joseph Karaki, Karaki Western States Engineering, Inc.

Recommendation

1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE

ELSINORE, CALIFORNIA, ADOPTING AN ADDENDUM TO THE KASSAB TRAVEL CENTER MITIGATED NEGATIVE DECLARATION NO. ER 2018-02 (SCH NO. 2019029048) FOR PLANNING APPLICATION 2016-112 (COMMERCIAL DESIGN REVIEW NO. 2021-21 AND CONDITIONAL USE PERMIT NO. 2021-16);

2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION 2016- 112 (COMMERCIAL DESIGN REVIEW NO. 2021-21 AND CONDITIONAL USE PERMIT NO. 2021-16) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP);

3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2021-16 TO ALLOW A NEW 3,600 SQUARE-FOOT EXPRESS CARWASH FACILTY INCLUDING VACUUM SPACES FOR THE KASSAB TRAVEL CENTER LOCATED AT APNS 378-030- 007 AND 378-030-009; and,

4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2021-21 TO ESTABLISH A NEW 3,600 SQUARE-FOOT EXPRESS CARWASH FACILTY INCLUDING VACUUM SPACES FOR THE KASSAB TRAVEL CENTER LOCATED AT APNS 378-030- 007 AND 378-030-009.

PA 2016-112 (Kassab Carwash)

Project Location
The project site is located on an approximately 2.8-acre property in the central portion of the City near the southwest corner of Riverside Drive and Collier Avenue. The project site is currently zoned Commercial Manufacturing (C-M) and encompasses Assessor Parcel Numbers (APNs) 378-030-007 and 378-030-009.

Environmental Setting

EXISTING LAND USE GENERAL PLAN ZONING
Project Site Vacant Limited Industrial (LI) Commercial Manufacturing (C-M) North Self-storage Limited Industrial (LI) General Manufacturing (M-2) South Vacant Limited Industrial (LI) Commercial Manufacturing (C-M) East Vacant Limited Industrial (LI) Commercial Manufacturing (C-M) West RV Sales & Service Limited Industrial (LI) Commercial Manufacturing (C-M) Table 1: Environmental Setting
Background
The Kassab Travel Center was originally approved by City Council on July 14, 2020 which allowed the development of a new travel center consisting of an 8,360 square foot (SF) convenience store with concurrent sale of alcoholic beverages (Type 21), quick service restaurants within the new convenience store, a 6,092 SF gas station including for Recreational Vehicles (RVs), and a 2,543 SF free-standing drive-through restaurant. The project’s approved entitlements included the following:
Municipal Code Amendment (MCA) No. 2017-02: an amendment to the Lake Elsinore Municipal Code (LEMC) to allow drive-through establishments as a use subject to a Conditional Use Permit in the C-M zone;
Conditional Use Permit (CUP) No. 2018-03: to allow a proposed 2,543 SF drive-through restaurant in the C-M zone; and
Commercial Design Review (CDR) No. 2016-07: to allow construction of the new commercial/retail buildings for the proposed travel center.

Subsequently, on November 12, 2020, a Minor Design Review (PDR No. 2020-04) was approved by the Director of Community Development which increased the convenience store to 10,240 sq. ft., reduced the quick service restaurant area to 1,000 sq. ft., and removed three (3) RV parking spaces.

Project Description
The proposed project is a request to modify the travel center’s previous approval to replace the approximately 2,500 SF drive-through restaurant with a proposed 3,600 SF express carwash with 15 vacuum spaces. The request includes CUP No. 2021-16 and CDR No. 2021-21 since a CUP is required for carwash uses in the C-M zone and a CDR is required for the new carwash building design.

PA 2016-112 (Kassab Carwash)

The proposed express carwash would be located in the same area as the drive-through which is towards the rear of the travel center. The express carwash would be automated and feature a 120-foot-long tunnel with three queuing lanes and include an emergency exit lane. The new carwash building would also include “back of house” areas to support the carwash use such as an office, equipment room, and towel wash room. Access to the proposed carwash would be provided via two 50-foot-wide driveways along Riverside Drive and Collier Avenue.

The project does not involve changes to the travel center’s other previously approved uses or square footages including the convenience store, gas station, and quick service restaurants.

Potential Oversaturation of Carwash Uses
Although the proposed carwash use complies with the applicable Lake Elsinore Municipal Code (LEMC) development standards and requirements as discussed further below, there remains a concern from staff and the community regarding a potential oversaturation of carwash uses within the City.

The City Council recently directed staff to conduct a market analysis to study this oversaturation concern and better understand the appropriate number of carwash facilities that the economic market in Lake Elsinore could support before reaching saturation. At their regular meeting on October 8, 2024, the City Council reviewed the Carwash Market Analysis (dated September 13, 2024) which was prepared by an economic consultant hired by the City, The Natelson Dale Group.

At the time the report was prepared, the City had 18 carwashes either in process (i.e. entitled, under construction, or application under review) or currently in operation. The analysis concluded that the market demand for carwashes in Lake Elsinore is 13 total by 2035. As such, if all 18 carwashes were constructed and in operation, Lake Elsinore would be oversaturated by five (5) carwashes.

If approved, the Kassab Travel Center’s proposed express carwash could further contribute to the oversaturation concerns with carwash uses especially given that 18 carwashes are already entitled, under construction, or in operation.

Analysis
The following analysis 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 has included recommended conditions of approval to ensure compliance with adopted plans, policies, and regulations.

General Plan Consistency
The project has a General Plan Land Use designation of Limited Industrial (LI) and is located in the Business District. The LI designation provides for industrial parks, warehouses, PA 2016-112 (Kassab Carwash)

manufacturing, research and development, public and quasi-public uses, and similar and compatible uses with a maximum 0.45 Floor Area Ratio (FAR). The proposed project is an amendment to the Kassab Travel Center to replace the previously approved drive-through restaurant with a new express carwash including vacuum spaces which is considered a compatible use with the other intended uses in the LI designation. Although the express carwash is approximately 1,000 SF larger than the drive-through restaurant, the increased FAR of 0.175 would still be below the maximum allowed in the LI designation. Therefore, the Project is consistent with the General Plan.

Municipal Code Consistency
Pursuant to LEMC Section 17.132.030.C, a carwash is a conditionally permitted use in the C-M zone. Staff has reviewed the proposed carwash with respect to the relevant development standards as identified in the C-M zone and other applicable sections of the Lake Elsinore Municipal Code (LEMC) and has determined that the carwash complies with the requirements as shown in Table 2.

In terms of parking, the proposed carwash complies with the minimum parking requirements, especially since it requires less than a drive-through restaurant. The carwash requires nine parking spaces (one space per 400 SF) while the drive-through required 27 spaces (one space per 45 SF of customer area plus one space per 200 SF of non-customer area). With the proposed carwash, the travel center’s parking requirements decrease to 41 spaces. The travel center proposes to provide 47 parking spaces which exceeds the minimum requirements by six spaces.

Development Standard Required Proposed
FAR 0.45 FAR 0.175 FAR
Front Yard Setback 20 feet 40 feet
Side Yard Setback (Interior) 0 feet 0 feet
Rear Yard Setback 0 feet 63 feet
Maximum Building Height 45 feet 26 feet
Landscape Coverage 12% 12%
Table 2: Development Standards
The carwash also complies with the applicable non-residential development standards outlined in Chapter 17.112 of the LEMC. The carwash has been designed to provide adequate stacking distance for a minimum of four vehicles at the entry of the facility. Parking areas for the vacuuming stations are clearly provided adjacent to carwash facility.

The new carwash building’s architecture would be consistent with the overall theme of the previously approved travel center which is contemporary with cement pilaster and stucco finishes in neutral tone colors that complement the existing natural surroundings of the City. The carwash building would have architectural treatments such as articulated planes along the exterior walls, attractive storefront window system, recessed suite entries and a variety of rooflines which would create depth and shadow.

Environmental Determination
PA 2016-112 (Kassab Carwash)

Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164, the City proposes to adopt an Addendum to the Kassab Travel Center Mitigated Negative Declaration (ER 2018-02; SCH #2019029048) for the project on the basis that none of the conditions described in CEQA Guidelines Sections 15162 or 15163 calling for the preparation of a subsequent or supplemental Mitigated Negative Declaration have occurred.

Although the proposed modification involves a change in land use with a slight increase in square footage from an approximately 2,500 SF drive-through restaurant to a 3,600 SF automated express carwash with vacuum spaces, the change is not considered substantial in that there are no new significant environmental effects, no substantial increase in the severity of previously identified significant effects, no substantial changes to the circumstances under which the project was undertaken, and/or no new information of substantial importance which was not known at the time of the previous EIR. Furthermore, all potentially significant effects have been avoided or mitigated pursuant to the MND adopted by the City Council on July 14, 2020.

MSHCP Consistency
The project has also been reviewed for consistency with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The project is located within the MSHCP Elsinore Area Plan, Criteria Cell #4266. On May 9, 2018, the Western Riverside County Regional Conservation Authority (RCA) completed the Joint Project Review (JPR #18-03-29-01) process and concluded that the project is consistent with both the Criteria and other plan requirements of the MSHCP.

Public Notice

Notice of the public hearing has been published in the Press-Enterprise newspaper and mailed to property owners within 300 feet of the subject properties. As of the writing of this report, no written comments concerning these applications have been received by staff.

Attachments
Attachment 1 – CEQA Addendum Resolution
Attachment 2 – MSHCP Resolution
Attachment 3 – CUP Resolution
Attachment 4 – CDR Resolution
Attachment 5 – Conditions of Approval
Attachment 6 – GIS Exhibits
Attachment 7 – Project Plans
Attachment 8 – Addendum to MND
Attachment 9 – Public Notice Materials
RESOLUTION NO. 2025-__

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE

ELSINORE, CALIFORNIA, ADOPTING AN ADDENDUM TO THE KASSAB TRAVEL CENTER MITIGATED NEGATIVE DECLARATION NO. ER 2018-02 (SCH NO. 2019029048) FOR PLANNING APPLICATION 2016-112 (COMMERCIAL DESIGN REVIEW NO. 2021-21 AND CONDITIONAL USE PERMIT NO. 2021-16) Whereas, Joseph Karaki, Karaki Western States Engineering, Inc., has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2016-112 which includes a Commercial Design Review (CDR No. 2021-21) and Conditional Use Permit (CUP No. 2021-16) to modify the previous entitlement approval for the Kassab Travel Center. The modification is specifically to replace the 2,543 sq. ft. drive-through restaurant with a new 3,600 sq. ft. express carwash facility including vacuum spaces. The project site is located in the central portion of the City near the southwest corner of Riverside Drive and Collier Avenue and includes APNs 378-030-007 and 378-030-009;
Whereas, the project is subject to the provisions of the California Environmental Quality Act (Public Resources Code §§ 21000, et seq.: “CEQA”) and the State Implementation Guidelines for CEQA (14 California Code of Regulations Sections 15000, et seq.: “CEQA Guidelines”) because the project involves an activity which may cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and involves the issuance of a lease, permit license, certificate, or other entitlement for use by one or more public agencies (Public Resources Code Section 21065); Whereas, pursuant to CEQA, the City prepared a Recirculated Mitigated Negative Declaration (MND No. ER 2018-02; SCH No. 2019029048) to address the potential environmental impacts resulting from implementation of the Kassab Travel Center; Whereas, on July 14, 2020, the City Council (Council) adopted Recirculated MND No. ER 2018-02 (SCH No. 2019029048) and a corresponding Mitigation Monitoring and Reporting Program (MMRP) for the Kassab Travel Center;
Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the project would have a significant effect on the environment. The Initial Study revealed that the project would have potentially significant environmental impacts but those potentially significant impacts could be mitigated to less than significant levels; Whereas, based upon the results of the Initial Study and based upon the standards set forth in CEQA Guidelines Section 15070, it was determined that it was appropriate to prepare an Addendum to Recirculated MND No. ER 2018-02 (SCH No. 2019029048) for the project; Whereas, an Addendum to Recirculated MND No. ER 2018-02 (SCH No. 2019029048) has been prepared to provide an evaluation of potential project-specific environmental effects that could result from the project in relation to the effects disclosed by Recirculated MND No ER 2018- 02, and the Addendum concludes that the project would not result in new significant effects or increase the severity of any previously identified significant effects; Whereas, pursuant to CEQA Guidelines Section 15164(a), the Addendum includes necessary changes and additions to the Recirculated MND necessary to assess project-specific environmental impacts; and,
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0 Whereas, on October 21, 2025, at a duly noticed Public Hearing, the Planning 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, based upon a thorough review of the proposed Addendum to Recirculated MND No. ER 2018-02 and the evidence received to date, does determine as follows:

1. That in accordance with CEQA Guidelines Section 15162, the proposed project does not present substantial changes or reveal new information that would require subsequent or supplemental analysis. However, some changes or additions to the information contained in the adopted Recirculated MND are necessary in order to adequately evaluate the potential of environmental impacts resulting from the project. Pursuant to CEQA Guidelines Section 15164, an Addendum to Recirculated MND No. ER 2018-02 has been prepared to provide an evaluation of potential project-specific environmental effects in comparison to those effects described in Recirculated MND No. ER 2018-02, and concluded that the significant effects that would result from the project have been addressed in the previously adopted Recirculated MND.

2. That the Addendum was prepared in compliance with the requirements of CEQA and the CEQA Guidelines.

3. That, based upon the evidence submitted and as demonstrated by the analysis included in the Addendum, none of the conditions described in Sections 15162 or 15163 of the CEQA Guidelines calling for the preparation of a subsequent or supplemental Environmental Impact Report or Negative Declaration have occurred; specifically:
a. There have not been any substantial changes with respect to the circumstances under which the proposed project is undertaken that require major revisions of the CEQA documents due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or b. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time MND No.

ER 2018-02 was adopted, that shows any of the following:
i. The project will have one or more significant effects not discussed in MND No. ER 2018-02;
ii. Significant effects previously examined will be substantially more severe than shown in MND No. ER 2018-02;
iii. Mitigation measures or alternatives which are considerably different from those analyzed in MND No. ER 2018-02 would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measures or alternatives.

Section 2: The Commission has evaluated all comments, written and oral, received from persons who have reviewed the Addendum. The Commission hereby finds and determines that all public comments have been addressed.

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0 Section 3: The Commission hereby finds that the Addendum is adequate and has been completed in accordance with CEQA, the CEQA Guidelines, and City procedures concerning implementation of CEQA.

Section 4: Based upon the evidence presented, the above findings, the Commission hereby adopts the Addendum.

Section 5: This Resolution shall take effect immediately upon its adoption.

Passed and Adopted on this 21st day of October, 2025.

John Gray, Chairman
Attest:
___________________________________
Damaris Abraham
Community Development Director

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on October 21, 2025 and that the same was adopted by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Damaris Abraham
Community Development Director
RESOLUTION NO. 2025-

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE

ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING
APPLICATION NO. 2016-112 (COMMERCIAL DESIGN REVIEW NO. 2021-21 AND CONDITIONAL USE PERMIT NO. 2021-16) IS CONSISTENT WITH THE WESTERN

RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP)
Whereas, Joseph Karaki, Karaki Western States Engineering, Inc., has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2016-112 which includes a Commercial Design Review (CDR No. 2021-21) and Conditional Use Permit (CUP No. 2021-16) to modify the previous entitlement approval for the Kassab Travel Center. The modification is specifically to replace the 2,543 sq. ft. drive-through restaurant with a new 3,600 sq. ft. express carwash facility including vacuum spaces. The project site is located in the central portion of the City near the southwest corner of Riverside Drive and Collier Avenue and includes APNs 378-030-007 and 378-030-009;
Whereas, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and the Joint Project Review (JPR) to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP Criteria Cell;
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, the project site is within the MSHCP Elsinore Area Plan, Subunit 3 (Elsinore).

The proposed project site lies within Criteria Cell #4266; Whereas, pursuant to Section 17.415.070 (Conditional Use Permits), and Section

17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has the responsibility of reviewing and approving, conditionally approving, or denying conditional use permits and design review applications; and Whereas, on October 21, 2025, at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item.

NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:

Section 1: The Commission has considered the Project and its consistency with the MSHCP 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 a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval.

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1 The Property is located within an MSHCP criteria cell. Pursuant to the City’s MSHCP Resolution, the Project has been reviewed for MSHCP consistency, including consistency with “Other Plan Requirements.” These include the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, §

6.1.4), Vegetation Mapping (MSHCP, § 6.3.1) requirements, Fuels Management Guidelines (MSHCP, § 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP Ordinance, § 4).

2. The Project is subject to the City’s LEAP and the County’s Joint Project Review (JPR) processes.

The majority of the project site (2.67 acres) is located within Criteria Cell #4266. A small portion of the project site (0.17 acre) is not located within a criteria cell. A formal and complete LEAP application, LEAP 2017-02 was submitted to the City on January 23, 2018. and the JPR application, JPR 18-03-29-01 was submitted to the County on March 26, 2018. The County’s Regional Conservation Authority (RCA) completed the review on May 9, 2018 and found the Project consistent with both the Criteria and Other Plan Requirements.

3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines.

The property was assessed for the presence of Riparian/Riverine and Vernal Pool habitats through an on-site evaluation. No rivers, streams, or other watercourses (or vegetation associated with these features) were observed on the project site. The closest riparian vegetation is located in a flood-control channel less than 200 feet southwest of the Project site. Denser, more mature riparian habitat occurs in Alberhill Creek, approximately 600 feet west of the project site. No drainages, waterbodies, or other water resources under the regulatory authority of the United States Army Corps of Engineers (USACE), the California Department of Fish and Wildlife (CDFW) or the Regional Water Quality Control Board (RWQCB) were observed in the project area.

No basins, ponds, or obvious depressional features were observed on the Project site.

However, a small area exhibiting surface soil cracks was present in the southwest portion of the site. Surface soil cracks, where clay sediment is deposited by infiltration and evaporation of water, are an indicator of hydrology and possible ponding. If the area holds surface water, it may provide habitat for vernal pool branchiopods (i.e., fairy shrimp). One fairy shrimp, Riverside fairy shrimp (Streptocephalus woottonii) was reported from the literature review in the project vicinity.

Given that the survey was conducted during the dry season, it was not possible to directly determine whether this area holds water for any length of time. However, it is unlikely that the area ponds. A review of aerial imagery shows no indication of surface water or soil saturation over multiple years and seasons. In addition, the soil type (Garretson very fine sandy loam and Pachappa fine sandy loam) is not considered hydric. This area would not be considered a “vernal pool” because indicator plant species (e.g., woolly-marbles [Psilocarphus brevissimus], toad rush [Juncus bufonius] or water crassula [Crassula aquatic]) are not likely to be present. Plant species observed in the immediate area consist of horseweed (Erigeron canadensis), stinknet (Oncosiphon piluliferum), annual bur-sage, PC Reso. No. 2025-____

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1 and grayish shortpod mustard, which are considered upland or facultative upland species.

For these reasons, fairy shrimp are not expected to occur on the Project site.

The proposed Project will not directly impact riparian bird species (least Bell’s vireo, southwestern willow flycatcher, and western yellow-billed cuckoo) because the project will not result in the removal of the habitat for these species. However, construction noise and human activity may indirectly impact riparian species if they occur in the flood-control channel’s riparian habitat that is approximately 200 feet southwest of the project site.

These activities are not expected to impact species in Alberhill Creek, since it is more than 500 feet from project activities. The Project is therefore consistent with the Riparian/Riverine Areas and Vernal Pool Guidelines set forth in Section 6.1.2 of the MSHCP. No further action regarding this section of the MSHCP is required.

4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines.

The property is not in a Narrow Endemic Plant Species Survey Area (NEPSSA) for any narrow endemic species, and no NEPSSA surveys are required. The proposed Project is therefore consistent with the Protection of Narrow Endemic Plant Species Guidelines.

5. The Project is consistent with the Additional Survey Needs and Procedures.

The MSHCP requires additional surveys for certain species if the project is located in certain locations. Pursuant to MSHCP Figure 6-2 (Criteria Area Species Survey Area), Figure 6-3 (Amphibian Species Survey Areas with Criteria Area), Figure 6-4 (Burrowing Owl Survey Areas with Criteria Area), Figure 6-5 (Mammal Species Survey Areas With Criteria Area), burrowing owl surveys and surveys for Criteria Area species are required for the subject property prior to approval of a development proposal. Therefore, for MSHCP consistency, additional focused rare plant surveys for these species are required.

The property is not within a Criteria Area Species Survey Area (CASSA), and CASSA surveys are not required. It is also not within survey areas for amphibian species (MSHCP Figure 6-3) burrowing owls (Figure 6-4) or mammal species (MSHCP Figure 6-5) and surveys for those species are not required. As a mitigation measure for the proposed Project, the City of Lake Elsinore will require a pre-construction presence/absence survey for burrowing owl to be conducted within 30 days of the commencement of project-related grading or other land disturbance activities to ensure that the species has not moved onto the site since completion of the surveys. Therefore, the subject project is consistent with the Additional Survey Needs and Procedures of the MSHCP.

6. The Project is consistent with the Urban/Wildlands Interface Guidelines.

Section 6.1.4 of the MSHCP sets forth guidelines that are intended to address indirect effects associated with locating development in proximity to the MSHCP Conservation Area, where applicable. The Project site is not immediately adjacent to a defined MSHCP Conservation Area and thus does not pose a risk of causing direct or indirect effects to any defined MSHCP Conservation Areas. However, it is in proximity to a proposed Conservation Area (Proposed Linkage 2) which occurs approximately 600 feet west of the proposed project site, and there are two parcels southwest of, but removed from the Project site and within Cell 4266 that are set aside as Public Quasi - Public Conserved Lands. The closest riparian vegetation is located in a flood-control channel less than 200 PC Reso. No. 2025-____

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1 feet southwest of the project site. Denser, more mature riparian habitat occurs in Alberhill Creek, approximately 600 feet west of the project site.

While the proposed project would not directly impact riparian bird species (least Bell’s vireo, southwestern willow flycatcher, and western yellow-billed cuckoo) by removing their habitat, construction noise and human activity may indirectly impact riparian bird species if they occur in the flood-control channel’s riparian habitat, approximately 200 feet southwest of the project site. These activities are not expected to impact species in Alberhill Creek, since it is more than 500 feet from project activities. Indirect impacts on riparian bird species could be avoided or minimized if construction activities, or at least the most noise-intensive portions of construction, can be limited to the season when these migratory birds are not present in California (i.e., September 16 to March 14). While indirect impacts should be avoided, if possible, there is no requirement to limit construction timing adjacent to riparian habitat.

Indirect impacts, often called “edge effects”, are those that affect the quality of nearby wildlife habitat resulting from disturbance by construction (such as noise, dust, and urban pollutants) and/or the long-term use of the site. MSHCP Criteria Area Cell 4266 could be impacted by these edge effects.

During construction, runoff carrying excessive silt or petroleum residues from construction equipment could potentially impact water quality and, in turn, affect plant and wildlife species using habitat adjacent to the project site. Grading and other construction activities would disturb soils and result in the accumulation of dust on the surface of the leaves of trees, shrubs, and herbs. Temporary construction noise has the potential to disrupt foraging, nesting, roosting, and/or denning activities for a variety of wildlife species.

Following construction, urban runoff from project infrastructure or landscaping could permanently impact water quality during operation of the proposed project. Landscaping associated with the proposed project may introduce new, invasive species to the surrounding open space. An increase in the number of nighttime light and glare sources could affect the behavioral pattern of nocturnal and crepuscular (i.e., active at dawn and dusk) wildlife.

The Project Applicant will be required to follow the Urban/Wildlands Interface Guidelines in Section 6.1.4 of the MSHCP to minimize urban/wildlands interface issues in the nearby Criteria Area. These include measures related to indirect impacts such as water quality (drainage), use of toxics, night lighting, indirect noise, invasive plant and wildlife species, protection of habitat areas (barriers), and grading/land development adjacent to habitat areas. As a mitigation measure for the proposed Project, the City of Lake Elsinore will require the following measures:

1. The Project will not result in runoff being discharged into the MSHCP conservation area. The Project is designed as to not release toxins, chemicals, petroleum products, exotic plant materials, or other elements that might degrade or harm biological resources or ecosystem processed within the MSHCP Conservation Area. Drainage flows will be captured by ribbon gutters and directed towards proposed storm water BMPs. Permeable pavement is incorporated into the Project design. These surfaces reduce the volume and peak of storm water runoff and mitigate pollutants from storm water runoff.

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1 2. Land use proposed in proximity to the MSHCP Conservation Are that use chemicals or generates bio-products such as oil machinery and trucks that are potentially toxic or may adversely affect wildlife species, habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in discharge to the MSHCP Conservation Area. Measures implemented to address drainage issues would also address chemicals and toxins. Wash water containing any cleaning agent or degreaser and discharge will be collected to the sanitary sewer and not to a storm drain.

3. All exterior lighting will be shielded away from the natural lands (western boundary of the Project site).

4. Noise generation activities are anticipated to result from operation of the Project. Any noise producing activities associated with the long-term operation of the businesses will be relegated to indoor space levels and shall not exceed residential noise standards.

5. No invasive and/or non-native plant species on the California Invasive Plant Counsel List will be used in the landscaping of the Project site.

For these reasons, the subject Project is consistent with the Urban/Wildlife Interface Guidelines.

7. The Project is consistent with the Vegetation Mapping requirements.

A literature review was conducted prior to the field survey to identify special status plant and wildlife species known to occur within the Project vicinity. Plant communities was evaluated on the ground using a pedestrian survey by biologists from Psomas on June 14, 2017. The following vegetation type and other areas occur in the survey area: ruderal (2.34 acres), bare ground (0.43 acres) and developed (0.07 acres).

Ruderal vegetation occurs throughout much of the survey area. The dominant species are grayish shortpod mustard (Hirschfeldia incana) and London rocket (Sisymbrium irio).

Other common herbaceous species include fiddleneck (Amsinckia sp.), Russian thistle (Salsola tragus) and annual bur-sage (Ambrosia acanthicarpa). Evidence of ground- disturbance (e.g., mowing, tilling) during a prior season was noted during the survey; vegetation had not been disturbed this season. Ornamental China berry (Melia azedarach) trees occur in the center of the survey area along with a few small Mexican palo verde (Parkinsonia aculeate). Ruderal vegetation follows the non-native grassland association of the Grasslands vegetation association of the MSHCP habitat accounts.

Unvegetated areas consist of bare ground and developed. The portion of the survey area adjacent to Riverside Drive is bare, while a paved sidewalk is adjacent to Collier Avenue.

These areas correspond to the Residential/Urban/Exotic vegetation association of the MSHCP habitat accounts. This mapping is sufficient under the MSHCP and is consistent with the MSHCP vegetation mapping requirements.

8. The Project is consistent with the Fuels Management Guidelines.

The MSHCP acknowledges that brush management to reduce fuel loads and protect PC Reso. No. 2025-____

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1 urban uses and public health/safety shall occur where development is adjacent to conservation areas. Surrounding land uses include the developed Twist’n U Gymnastics facility and associated parking lots to the west; self- storage buildings to the north across Collier Avenue, a Cemetery to the east across Collier Avenue; Riverside Drive and beyond a vacant disturbed lot to the southeast. The Project site is not immediately adjacent to a MSHCP Conservancy Area and thus does not pose a risk of causing direct or indirect effects to MSHCP Conservancy Areas. Therefore, the Project is consistent with the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP.

9. The proposed project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee.

The Project has been conditioned to pay MSHCP Local Development Mitigation fees in effect at the time of payment.

10. The proposed Project is consistent with the MSHCP.

Target conservation in Criteria Cell #4266 ranges from 30% to 40% of the Cell focusing in the western portion of the Cell. There are two parcels removed from the Project site but within Cell 4266 that are set aside as Public Quasi-Public Conserved Lands. Both preserved parcels are owned by the Riverside County Flood Control and occur within and adjacent to the riparian area of Alberhill Creek. One parcel includes 4.72 acres and the other includes 0.86 acres. Both preserved parcels occur toward the western end of the cell, while the Project site is on the eastern edge of the cell, with several parcels separating the Project site from the preserved parcels. Additionally, the project site does not meet the conservation requirements set forth for Subunit 3 of the Elsinore Area Plan. Therefore, conservation of the project site or any portion thereof, is not required. The proposed project is consistent with the MSHCP.

Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby finds that the Project is consistent with the MSHCP.

Section 4: This Resolution shall take effect immediately upon its adoption.

Passed and Adopted on this 21st day of October, 2025.

John Gray, Chairman
Attest:
___________________________________
Damaris Abraham,
Community Development Director

STATE OF CALIFORNIA )
PC Reso. No. 2025-____

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1 COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on the October 21, 2025 and that the same was adopted by the following vote:

AYES
NOES:

ABSTAIN:

ABSENT:

Damaris Abraham,
Community Development Director
RESOLUTION NO. 2025-

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2021-16 TO ALLOW A NEW 3,600 SQUARE-FOOT EXPRESS CARWASH FACILTY

INCLUDING VACUUM SPACES FOR THE KASSAB TRAVEL CENTER LOCATED AT APNS 378-030-007 AND 378-030-009
Whereas, Joseph Karaki, Karaki Western States Engineering, Inc., has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2016-112 which includes a Commercial Design Review (CDR No. 2021-21) and Conditional Use Permit (CUP No. 2021-16) to modify the previous entitlement approval for the Kassab Travel Center. The modification is specifically to replace the 2,543 sq. ft. drive-through restaurant with a new 3,600 sq. ft. express carwash facility including vacuum spaces. The project site is located in the central portion of the City near the southwest corner of Riverside Drive and Collier Avenue and includes APNs 378-030-007 and 378-030-009;
Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impact;
Whereas, Section 17.415.070 (Conditional Use Permits), the Planning Commission (Commission) has the responsibility of reviewing and approving, conditionally approving, or denying conditional design review applications; and
Whereas, on October 21, 2025, at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE

ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:

Section 1: The Commission has considered the Project and has found it acceptable.

Section 2: On October 21, 2025, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Addendum to Recirculated MND No. ER 2018-02 (SCH No. 2019029048) is adequate and is prepared in accordance with the requirements of CEQA.

Section 3: That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding Conditional Use Permit No. 2021-16:

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.

PC Reso. No. 2025-____

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8 The project site has a General Plan Land Use designation of Limited Industrial (LI) and is located in the Business District. The LI designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi-public uses, and similar and compatible uses with a maximum 0.45 Floor Area Ratio (FAR). The main focus of the Business District is to support its position as the industrial and commercial hub of the City.

The proposed project is an amendment to the Kassab Travel Center to replace the previously approved drive-through restaurant with a new express carwash including vacuum spaces which is considered a compatible use with the other intended uses in the LI designation. Although the express carwash is approximately 1,000 SF larger than the drive-through restaurant, the increased FAR of 0.175 would still be below the maximum allowed in the LI designation. Therefore, the project is consistent with the General Plan.

Further, the express carwash use would support the Business District in that it would complement and support the City’s existing and future industrial and commercial hub.

2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City.

The proposed use would not either directly or indirectly have any detrimental effects to the existing surrounding community since the project has been reviewed by all applicable departments to address any potential land use impacts. The project has been conditioned as such to avoid any possible negative impacts associated with the proposed use.

3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title.

The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will complement the existing uses, based on the submitted plans and the conditions of approval imposed on the project.

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.

Any street improvements required has been previously analyzed and conditioned with the original entitlement for the Kassab Travel Center. Furthermore, the change in land use from a drive-through to an express carwash would not be a substantial increase in the anticipated vehicle trip generation that would require additional street improvements. The change in land use does not involve changes to site circulation and access and would remain as previously designed and approved.

5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof.

The proposed project has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects.

PC Reso. No. 2025-____

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8 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 October 21, 2025 and appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare.

Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby approves Conditional Use Permit No. 2021-16.

Section 5: This Resolution shall take effect immediately upon its adoption.

Passed and Adopted on this 21st day of October, 2025.

John Gray, Chairman
Attest:
___________________________________
Damaris Abraham,
Community Development Director

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on the 21 st day of October, 2025 and that the same was adopted by the following vote:

AYES
NOES:

ABSTAIN:

ABSENT:

Damaris Abraham,
Community Development Director
RESOLUTION NO. 2025-___

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2021-21 TO ESTABLISH A NEW 3,600 SQUARE-FOOT EXPRESS CARWASH

FACILITY INCLUDING VACUUM SPACES FOR THE KASSAB TRAVEL CENTER LOCATED AT APNS 378-030-007 AND 378-030-009
Whereas, Joseph Karaki, Karaki Western States Engineering, Inc., has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2016-112 which includes a Commercial Design Review (CDR No. 2021-21) and Conditional Use Permit (CUP No. 2021-16) to modify the previous entitlement approval for the Kassab Travel Center. The modification is specifically to replace the 2,543 sq. ft. drive-through restaurant with a new 3,600 sq. ft. express carwash facility including vacuum spaces. The project site is located in the central portion of the City near the southwest corner of Riverside Drive and Collier Avenue and includes APNs 378-030-007 and 378-030-009;
Whereas, pursuant to Section 17.415.050 (Major Design Review) of the LEMC, the Planning Commission (Commission) has the responsibility of reviewing and approving, conditionally approving, or denying design review applications; and Whereas, on October 21, 2025 at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:

Section 1: The Commission has reviewed and analyzed the proposed Project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore General Plan (GP), and the LEMC and finds and determines that the proposed Project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP, and the LEMC.

Section 2: On October 21, 2025, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission adopted a resolution finding and determining that the Addendum to Recirculated MND No. ER 2018-02 (SCH No. 2019029048) is adequate and is prepared in accordance with the requirements of CEQA.

Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding Commercial Design Review No. 2021-21:

1. The Project, as approved, will comply with the goals and objectives of the General Plan, Specific Plan and the Zoning District in which the Project is located.

The project site has a General Plan Land Use designation of Limited Industrial (LI) and is located in the Business District. The LI designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi-public uses, and PC Reso. No. 2025-____

3 9
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9 similar and compatible uses with a maximum 0.45 Floor Area Ratio (FAR). The proposed project is an amendment to the Kassab Travel Center to replace the previously approved drive-through restaurant with a new express carwash including vacuum spaces which is considered a compatible use with the other intended uses in the LI designation. Although the express carwash is approximately 1,000 SF larger than the drive-through restaurant, the increased FAR of 0.175 would still be below the maximum allowed in the LI designation.

Therefore, the Project is consistent with the General Plan.

The current zoning for the subject site Commercial Manufacturing (C-M). Pursuant to LEMC Section 17.132.030.C, a carwash is a conditionally permitted use in the C-M zone. The express carwash has been designed to comply with the relevant development standards as identified in the C-M zone and other applicable sections of the Lake Elsinore Municipal Code (LEMC) including the Nonresidential Development Standards contained in Chapter 17.112.

2. The Project complies with the design directives contained in the General Plan and all other applicable provisions of the LEMC.

The project is appropriate to the site and surrounding developments and would create a visually pleasing, non-detractive relationship between the proposed development and existing projects through the use of a ‘Contemporary’ architectural design that is similar to existing commercial and industrial developments in the vicinity. Sufficient setbacks and onsite landscaping have been provided thereby creating interest and varying vistas. 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 October 21, 2025. The project, as reviewed and conditioned by all applicable City divisions, departments a and agencies, will not have a significant effect on the environment.

Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Commission hereby approves Commercial Design Review No. 2021-21.

Section 5: This Resolution shall take effect immediately upon its adoption.

Passed and Adopted on this 21st day of October, 2025.

John Gray, Chairman
PC Reso. No. 2025-____

3 9
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9 Attest:
___________________________________
Damaris Abraham,
Community Development Director

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on the 21 st day of October, 2025 and that the same was adopted by the following vote:

AYES
NOES:

ABSTAIN:

ABSENT:

Damaris Abraham,
Community Development Director
Applicant’s Initials: _____ Page 1 of 17

CONDITIONS OF APPROVAL
PROJECT: PA 2016-112 (CUP 2021-21 and CDR 2021-16)
PROJECT NAME: Kassab Travel Center Carwash
PROJECT LOCATION: APNs: 378-030-007 and 009
APPROVAL DATE:

EFFECTIVE DATE:

EXPIRATION DATE:

GENERAL

1. Planning Application No. 2016-112 includes a Commercial Design Review (CDR No. 2021- 21) and Conditional Use Permit (CUP No. 2021-16) to modify the previous entitlement approval for the Kassab Travel Center. The modification is specifically to replace the 2,543 sq. ft. drive-through restaurant with a new 3,600 sq. ft. express carwash facility including 15 vacuum spaces. The project site is located in the central portion of the City near the southwest corner of Riverside Drive and Collier Avenue and includes APNs 378-030-007 and 378-030-009.

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 VAR 2025-07, which action is bought within the time period provided for in California Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section 21167, including the approval, extension or modification of CUP-2021-16 and CDR-2021-21 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.

4. The applicant shall submit a check in the amount of $2,456.75 made payable to the County of Riverside for the filing of a Notice of Determination. The check shall be submitted to the Planning Division for processing within 48 hours of the project’s approval.

PLANNING DIVISION

5. Commercial Design Review No. 2021-21 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 Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 2 of 17
expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two- year period, subject to any approved extensions, and shall continue to be valid upon a change of ownership of the site, which was the subject of the design review application.

6. Conditional Use Permit No. 2021-16 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.

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 triggers concerns related to parking, noise, traffic, or other impacts in violation of any condition of the Conditional Use Permit, 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 a Certificate of Occupancy and release of utilities.

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 similar manner as a new application. Grading plan revisions shall be reviewed by the City Engineer.

12. The applicant shall provide all project-related on-site and off-site improvements as required by these Conditions of Approval.

13. 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 Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 3 of 17
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.

14. No individual signs are approved as part of this approval. The applicant or designee shall submit an application for a sign permit, pay appropriate fees and receive approval from the Community Development Department for any sign(s) installed at the project site. OR The applicant shall submit a sign program for review and approval of the Planning Commission prior to installation.

15. An eight-foot high split-face CMU wall with columns shall be constructed along the project’s interior property lines (along the northwest and southwest property lines) as shown on the site plan. If a double wall condition would result, the developer shall make a good faith effort work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter.

16. The project applicant shall limit the hours of operation for the proposed carwash facility including the vacuum spaces to between the hours of 7:00 a.m. and 10:00 p.m.

17. All materials and colors depicted on the approved plans shall be used. If the applicant wishes to modify any of the approved materials or colors depicted on the plans, the applicant shall submit a proposal setting forth the modifications for review by the Community Development Director or his designee.

18. The entire site shall be kept free from trash and debris at all times and in no event shall trash and debris remain for more than 24 hours.

19. Graffiti shall be removed within 24 hours.

20. The applicant shall comply with all applicable City Codes and Ordinances.

21. The project shall comply with all applicable conditions of approval from the original entitlement approved by the City Council on July 14, 2020.

Prior to Issuance of Grading Permits/Building Permits

22. The applicant shall pay all applicable City fees, including but not limited to: Development Impact Fees (DIF), Fire Facilities Fees, and Traffic Infrastructure Fees (TIF) per LEMC Section 16.74, Transportation Uniform Mitigation Fees (TUMF) per LEMC Section 16.83, Area Drainage Fees per LEMC Section 16.72, MSHCP Fees per LEMC Section 16.85, Stephens Kangaroo Habitat Fee (K-Rat) per Chapter 19.04 of LEMC, Capital Improvement Impact/Mitigation Fees, and Plan Check and Permit fees, 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 connect to sewer and meet all requirements of the Elsinore Valley Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 4 of 17
Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards.

25. The property address (in numerals at least six inches high) shall be displayed near the entrance and be easily visible from the front of the subject property and public right-of-way.

26. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors, materials and design of the project architecture.

27. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Division review and approval prior to the issuance of building permits.

28. Prior to issuance of Building Permit, the Applicant shall submit a photometric study to the Community Development Department for review and approval. The plan shall ensure that all exterior on-site lighting are shielded and directed on-site so as not to create glare onto neighboring properties and streets or allow illumination above the horizontal plane of the fixture.

29. Prior to the issuance of a Building Permit, all exterior wall mounted and freestanding light fixtures shall be submitted for review and approval by the Director of Community Development, or their designee. Light fixtures shall compliment the architectural style of the buildings onsite.

30. Prior to the issuance of a Building Permit, the color, finish and pattern of all decorative paving onsite shall be submitted for review and approval by the Director of Community Development, or their designee.

31. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans (one full size set along with a PDF copy) shall be submitted along with appropriate fees for review and approval by the Community Development Director or designee. a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method.
b. All planting areas shall be separated from paved areas with a six inch (6”) high and six inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape areas.
c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty- four inches (24”).
d. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines.
e. No required tree planting bed shall be less than 5 feet wide. f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks.
g. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines. i. All landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 5 of 17
by the applicant at the end of the required two years with approval/acceptance reviewed by the Landscape Consultant and approved by the Community Development Director or Designee.
j. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. k. Final landscape plan must be consistent with approved site plan. l. Final landscape plans to include planting and irrigation details. m. Final landscape plans shall include drought tolerant planting consistent with Elsinore Valley Municipal Water District standards subject to plan check and approval by the City’s landscape plan check consultant.
n. No turf shall be permitted.

32. 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.

33. 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.

34. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of all future building permits, deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation.

BUILDING DIVISION
General Conditions

35. 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.

36. Compliance with Code. All design components shall comply with applicable provisions of the 2019 edition of the California Building, Plumbing and Mechanical Codes: 2019 California Electrical Code; California Administrative Code, 2019 California Energy Codes, 2019 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code.

37. Green Measures. The application shall provide 10% voluntary green measures on the Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 6 of 17
project, as stipulated by the 2019 California Green Building Standards.

38. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as clubhouse, trach enclosure tot lots and picnic areas.

39. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies. Please contact Jonathan Oronia [email protected] or (951) 674-3124 Ext. 319.

40. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department evidencing the payment or exemption from School Mitigation Fees.

41. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work.

42. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits.

43. 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.

44. 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

45. 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 1207, of the 2019 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.

Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 7 of 17
Prior to Issuance of Grading Permit(s)

46. 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.

47. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project.

Prior to Issuance of Building Permit(s)

48. 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

49. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction.

ENGINEERING DIVISION
General Conditions

50. All new submittals for plan check or permit shall be made using the City’s online Citizen Service Portal (CSSP).

51. All engineering plans shall be prepared by a State of California registered Civil Engineer using the City’s standard title block.

52. All required engineering reports shall be prepared by a State of California registered Civil Engineer and Soils Engineer, as applicable.

53. 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.

54. All open space and slopes, except for public parks and schools and flood control district facilities, outside the public right-of-way shall be owned and maintained by the property owner or property owner’s association.

55. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the applicant shall be required to contract with CR&R, Inc. for removal and disposal of all waste material, debris, vegetation, and other rubbish generated both during cleaning, demolition, clear and grubbing or all other phases of construction and during occupancy.

56. 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.

57. The developer shall provide a copy of an encroachment permit or any approval documents Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 8 of 17
from the California Department of Transportation (Caltrans) for encroaching, grading, or discharging into Caltrans's right of way.

58. Minimum good housekeeping and erosion and sediment control Best Management Practices (BMPs) shall be implemented.

Fees

59. 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.

60. 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. Master Plan of Drainage Fee – Due prior to Grading Permit issuance Traffic Infrastructure Fee (TIF) – Due prior to Building Permit issuance Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy Stephens’ Kangaroo Rat Habitat Fee (K-Rat) – Due prior to Grading Permit issuance
Land Division

61. Project is required to dedicate right-of-way along Collier Avenue adjacent to the property frontage for a total right-of-way of 50’ wide from the centerline to the project property line.

62. Project is required to dedicate right-of-way along Riverside Drive adjacent to the property frontage for a total right-of-way of 60’ wide from the centerline to the project property line.

63. All required public right-of-way dedications and parcel mergers shall be prepared by the applicant or his agent and shall be submitted to the Engineering Department for review and approval. All required public right-of-way dedications shall be recorded prior to issuance of the Building Permit.

Storm Water Management / Pollution Prevention / NPDES
Design

64. 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.

65. Final Water Quality Management Plan (WQMP) shall be approved prior to grading plan approval or issuance of any permit for construction, whichever is first.

66. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff.

67. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape.

Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 9 of 17

68. Project trash enclosure shall be covered, bermed, and designed to divert drainage from adjoining paved areas and regularly maintained.

69. 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.

70. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City-authorized marker.

71. The project site shall implement full trash capture methods/devices approved by the Regional Water Quality Control Board. This shall include installation of connector pipe screens on all onsite and offsite catch basins to which the project discharges Construction

72. 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.

73. 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.

74. 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, kept at the project site, and available for review upon request.

Post-Construction

75. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include:
Demonstrate that the project has complied with all non-structural BMPs described in the project’s WQMP.
Provide signed, notarized certification from the Engineer of Work that the structural BMPs identified in the project’s WQMP are installed in conformance with approved plans and specifications and operational.

Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 10 of 17
Submit a copy of the fully executed, recorded City approved Operations and Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the recorded City approved CC&R.
The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall:
(1) describe the long-term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identify the entity that will be responsible for long- term operation and maintenance of the referenced BMPs; (3) describe the mechanism for funding the long-term operation and maintenance of the referenced BMPs; and (4) provide for annual certification for water quality facilities by a Registered Civil Engineer. The City format shall be used. Provide documentation of annexation into a CFD for funding facilities to be maintained by the City.
Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or CC&R’s attached) are available for each of the initial occupants. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the Engineer of Work dated 12 months after the Certificate of Occupancy will be considered in lieu of a Special Investigation by the City.

Utilities

76. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the applicant, property owner, and/or their agent.

Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Section 16.64).

77. Applicant shall apply for, obtain, and submit to the City Engineering Department a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities. Non-Interference Letter (NIL) shall be provided prior to issuance of the grading permit.

78. Submit a “Will Serve” letter to the City Engineering Department from the applicable water agency stating that water and sewer arrangements have been made for this project and specify the technical data for the water service at the location, such as water pressure, volume, etc. Will Serve letters shall be provided prior to the issuance of the grading permit.

Improvements
Design

79. Sight distance into and out of the project location shall comply with CALTRANS Standards.

80. The developer shall install permanent bench marks per City of Lake Elsinore Standards and at locations to be determined by City Engineer.

81. The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 11 of 17
locations per Lake Elsinore Standards.

82. 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.

83. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards.

84. 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 onsite 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-yr storm of 6 hours or 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 24hour storm duration shall be analyzed to determine the detention basin capacities necessary to accomplish the desired results.

85. 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.

86. 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.

87. Review of project drainage design will include an evaluation of runoff impacts to adjacent Caltrans right of way. Where applicable, compliance with pertinent National Pollutant Discharge Elimination System (NPDES)/water quality standards will be required.

88. Ensure that “best management practices” (BMP’s) used to treat site runoff entering Caltrans comply with all applicable National Pollution Discharge Elimination System (NPDES) or State Regional Water Resources Board regulations.

89. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area.

90. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3).

91. All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works Standard Plans.

92. The developer shall construct street improvements on Collier Avenue such that the ultimate right-of-way width conforms to General Plan right-of-way cross sections. The cross section of roadway improvements with a raised median, thermoplastic “Do Not Block” markings, parkway and streetlights shall be consistent with the Final Adopted Initial Study/Mitigated Negative Declaration.

93. The developer shall construct street improvements on Riverside Drive such that the ultimate Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 12 of 17
right-of-way width conforms to General Plan right-of-way cross sections. The cross section of roadway improvements with a raised median, parkway and streetlights shall be consistent with the Final Adopted Initial Study/Mitigated Negative Declaration.

94. The developer shall implement mitigation measures identified in the Traffic Analysis revised March 2019, as specified in Chapters 9 and 10 of this Study to the satisfaction of the City Engineer.

95. The developer shall modify the existing traffic signal to accommodate the new improvements.

96. The developer shall restripe the southbound approach at Collier Avenue/Riverside Drive to consist of one right lane and one shared left lane in order to construct an additional northbound left turn lane for the Collier Avenue driveway.

97. Street improvement plans shall be prepared by a Registered Civil Engineer and the plans shall include curb and gutter, striping, sidewalk, ac pavement, street lighting, median, and drainage improvements.

98. The developer shall provide fair share costs, as approved by the City Engineer, as detailed in Table 27, and the Summary, of the IS/MND revised September 2019:
I-15 SB Ramps/Central Ave (SR 74) – Install 3rd EB lane and 2nd dual left turn lane
Dexter Avenue/Central Ave(SR 74) – Change NB left turn phasing to protected- permitted
Collier Avenue/Central Ave (SR 74) – Restripe two southbound through lanes to one southbound through and one southbound through left lane Gunnerson Street/Strickland Avenue/Riverside Dr. (SR 74) – Convert to signalized intersection
Riverside Drive, west of Collier Avenue
Collier Avenue, south of Riverside Drive

99. The developer shall provide signing and striping plans for the required improvements of this project. The plans shall also incorporate traffic calming measures. 100. If existing improvements are to be modified, the existing improvement plans on file shall be modified accordingly and approved by the City Engineer prior to issuance of building permit.

Permitting/Construction
101. An Encroachment Permit shall be obtained prior to any work on City and/or State right-of- way. The developer shall submit the permit application, required fees, executed agreements, security and other required documentation prior to issuance. 102. An Encroachment Permit from Caltrans shall be obtained prior to any work within Caltrans's right-of-way. Permit shall be obtained prior to issuance of City permits. 103. A landscape maintenance agreement with Caltrans will be required and provided to the City of Lake Elsinore prior to issuance of City permits.

Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 13 of 17
104. All compaction reports, grade certifications, monument certifications (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. 105. All streets shall be constructed per Lake Elsinore City Standards and/or applicable specific plan. Any deviation from City standards shall be approved by the City Engineer.

Prior to Grading Permit
106. A grading plan signed and stamped by a California Registered Civil Engineer shall be submitted for City review and approval for all addition and/or movement of soil (grading) on the site. The plan shall include separate sheets for erosion control, haul route and traffic control. The grading submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual. 107. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern.
108. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 109. If the grading plan identifies alterations in the existing drainage patterns as they exit the site, a Hydrology and Hydraulic Report for review and approval by the City Engineer shall be required prior to issuance of grading permits. All grading that modifies the existing flow patterns and/or topography shall be in compliance with Federal, State, and Local law and be approved by the City Engineer.
110. A geotechnical investigation shall be performed on the site to identify any hidden earthquake faults, liquefaction and/or subsidence zones present on-site. A certified letter from a registered geologist or geotechnical engineer shall be submitted confirming the absence of this hazard prior to grading permit. The location of faults, active or inactive shall be shown on the plan sets. A certified geotechnical engineer and/or licensed geologist shall verify compliance with geotechnical recommendations and confirm that geotechnical conditions are consistent with findings in the geotechnical investigation. 111. 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. 112. Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and/or diversion of drainage.
113. All natural drainage traversing the site (historic flow) shall be conveyed through the site in a manner consistent with the historic flow or to one or a combination of the following: to a public facility; accepted by adjacent property owners by a letter of drainage acceptance; or conveyed to a drainage easement as approved by the City Engineer.

Permit/Construction
114. Applicant shall execute and submit a grading and erosion control agreement, post-grading security and pay permit fees as a condition of grading permit issuance.

Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 14 of 17
115. Any grading that affects “waters of the United States”, wetlands, or jurisdictional streambeds requires approval and necessary permits from respective Federal and/or State Agencies. 116. No grading shall be performed without first having obtained a Grading Permit. A grading permit does not include the construction of retaining walls or other structures for which a Building Permit is required.
117. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. 118. Hauling in excess of 5,000 cubic yards shall be approved by the City Council (LEMC

15.72.065). Prior to commencement of grading operations, the applicant shall provide to the City a map of all proposed haul routes to be used for the movement of export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit. 119. 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.
120. 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.
121. Approval of the project Final Water Quality Management Plan (WQMP) for post-construction shall be received prior to issuance of a grading permit. 122. Applicant shall obtain applicable environmental clearance from the Planning Department and submit the applicable clearance document to the Engineering Department. This approval shall specify that the project complies with all required environmental mitigation triggered by the proposed grading activity.

Prior to Building Permit
123. Provide soils, geology, and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 124. The developer shall participate in “fair share” payment of offsite improvements as described in Table 19 of the final IS/MND to the satisfaction of the City Engineer. 125. All public improvement, traffic signal, signing, and striping plans shall be completed and approved by the City Engineer.
126. All required parcel mergers, public right-of-way dedications, and easements prepared by separate instruments shall be recorded prior to issuance of a building permit. 127. All street improvement plans, traffic signal modification plans, signing and striping plans shall be completed and approved by the City Engineer.
128. The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan Check fees (LEMC 16.34).

Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 15 of 17
Prior to Occupancy / Final Approval / Project Closeout
129. All public improvements shall be constructed in accordance with the approved plans or as a condition of this development to the satisfaction of the City Engineer prior to issuance of occupancy.
130. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided.
131. In the event of damage to City roads from hauling or other construction-related activity, the applicant shall pay the full cost of restoring public roads to the baseline condition. 132. Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval.
133. Applicant shall submit documentation pursuant to the City’s Security Release handout. 134. Applicant shall submit as-built all Engineering Department approved project plan sets. After City approval of the paper copy, the developer/owner is responsible for revising the original mylar plans. Once the original mylars have been approved, the developer shall provide the City with a digital copy of the “as-built” plans in .tif format. 135. Applicant shall provide AutoCAD and GIS Shape files of all Street and Storm Drain plans.

All data must be in the projected coordinate system: NAD 83 State Plane California Zone VI U.S. Fleet. All parts and elements of the designed system shall be represented discretely.

Include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes include material (PVC, RCP, etc.) and slope. 136. All final studies and reports, final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be submitted in .tif format on a USB flash drive or electronically to the Engineering Department before final inspection is scheduled.

CITY OF LAKE ELSINORE FIRE MARSHAL
137. 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.

DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services)
138. Prior to approval of the Final Map, Parcel Map, Design Review, Conditional Use Permit or building permit (as applicable), the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public right-of-way landscaped areas and neighborhood parks to be maintained by the City and Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 16 of 17
for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project.

Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services.

Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable.

MITIGATION MONITORING AND REPORTING PROGRAM
139. The applicant shall comply with all mitigation measures identified in the Mitigation Monitoring & Reporting Program for the Recirculated Mitigated Negative Declaration (ER No. 2018-02; SCH No. 2019029048) prepared for the Project.

Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 16 of 17
Conditions of Approval PC: October 21, 2025 PA 2016-112 (CUP 2021-21/CDR 2021-16) CC:

Applicant’s Initials: _____ Page 17 of 17
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the City Council of the City of Lake Elsinore on __________ . I also acknowledge that all Conditions shall be met as indicated.

Date:

Applicant’s Signature:

Print Name:

Address:

Phone Number:

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EMERGENCYEXIT
T

SERVICE LOADING
1CM
2A
3A
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NOTE TO CONTRACTOR
3421
DESCRIPTIONNO.BYDATEREVISIONS

SUBMITTAL

OWNER NAME & ADDRESS

PROJECT NAME & ADDRESS

CONFIDENTIALITY STATEMENT

SHEET TITLE
1 A
B
C
D
E
F
G
H
2 3 4 5 6
J
7 8 109 11 12 13 14
DRAWN BY:PLOT DATE:CHECKED BY:

DATEBYNO.DESCRIPTION
DESIGNED BY:

SCALE:

I
JOB NoCUP No
Z:\_Current Projects\E102121 Kassab Express Wash\_CAD\1. Architectural\SHEETS\AS-1.0 SITE PLAN_CARWASH.dwg E102121 29301 RIVERSIDE DRIVELAKE ELSINORE CA 92530

CONSULTANT/ SEALS
KARAKIWSe

BLDGSHEET NUMBER

7.30.2024
Plotted: Tuesday, July 30, 2024 11:01 AM FlorentinoMendoza WSWSJK 1" = 30'-0"5+6'2.#0
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SCALE:1SITE PLAN1" = 30'-0"00 30' 60'NORTH
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AREA OF SITE

BLDG SETBACKSFRONTREARSIDE (YARD)SIDE (STREET)

REQUIREDPROPOSED

LANDSCAPE AREAFLOOR AREA RATIOMAXIMUM HEIGHTLOT COVERAGE

PROJECT DATA

VICINITY MAP
378-030-007378-030-009

BLDG CONVENIENCE STOREOCCUPANCYTYPE OF CONSTNUMBER OF STORYAREA

BLDG HEIGHT

OCCUPANCYTYPE OF CONSTNUMBER OF STORYAREA

BLDG HEIGHT

BUILDING DATA

BLDG CANOPY (FOR AUTOS)FIRE SPRINKLER

FIRE SPRINKLER

OCCUPANCYTYPE OF CONSTNUMBER OF STORYAREA

BLDG HEIGHT
(N) BLDG EXPRESS CARWASH

FIRE SPRINKLER

OCCUPANCYTYPE OF CONSTNUMBER OF STORYAREA

BLDG HEIGHT
BLDG CANOPY (FOR R.V.s)

FIRE SPRINKLERPARKING ANALYSISPARKING STANDARDSSIZEREGULARPARALLELHANDICAPTYPE

PARKING REQUIREMENTSUSEFORMULAREQUIREDPROPOSED

HANDICAP PARKING REQUIREMENTSFORMULAREQUIREDPROPOSED

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C-STORE (RETAIL AREA)

CARWASHFORMULA

TOTAL PARKING SPACES

FORMULAC-STORE (QSR AREA)

SITE KEY NOTES
1 2A
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8 9
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25 5D
26 27
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1 2 3 4 5 6 7 8 9 10 11 12 13 14

NOTE TO CONTRACTOR
3421
DESCRIPTIONNO.BYDATEREVISIONS

SUBMITTAL

OWNER NAME & ADDRESS

PROJECT NAME & ADDRESS

CONFIDENTIALITY STATEMENT

SHEET TITLE
1 A
B
C
D
E
F
G
H
2 3 4 5 6
J
7 8 109 11 12 13 14
DRAWN BY:PLOT DATE:CHECKED BY:

DATEBYNO.DESCRIPTION
DESIGNED BY:

SCALE:

I
JOB NoCUP No
Z:\_Current Projects\E102121 Kassab Express Wash\_CAD\1. Architectural\SHEETS\A-1.0 FLOOR PLAN_CARWASH.dwg E102121 29301 RIVERSIDE DRIVELAKE ELSINORE CA 92530

CONSULTANT/ SEALS
KARAKIWSe

BLDGSHEET NUMBER

7.30.2024
Plotted: Tuesday, July 30, 2024 11:05 AM FlorentinoMendoza WSWSJK 1" = 30'-0"%#49#5*2.#0
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SCALE:1CARWASH FLOOR PLAN3/16" = 1'-0"00 30' 60'NORTH

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NOTE TO CONTRACTOR
3421
DESCRIPTIONNO.BYDATEREVISIONS

SUBMITTAL

OWNER NAME & ADDRESS

PROJECT NAME & ADDRESS

CONFIDENTIALITY STATEMENT

SHEET TITLE
1 A
B
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CONSULTANT/ SEALS
KARAKIWSe

BLDGSHEET NUMBER

7.30.2024
Plotted: Tuesday, July 30, 2024 11:06 AM FlorentinoMendoza WSWSJK 1" = 30'-0"411(2.#0
#Ä
SCALE:1CARWASH ROOF PLAN3/16" = 1'-0"00 30' 60'NORTH

ROOF FINISHES

ROOF KEYNOTES
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1 2

SIGNAGEEXIT ONLY
SCALE:1FRONT ELEVATION - @ RIVERSIDE DRIVE1/8" = 1'-0"
SCALE:2REAR ELEVATION1/8" = 1'-0"
SCALE:4LEFT SIDE ELEVATION1/8" = 1'-0"
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NOTE TO CONTRACTOR
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DESCRIPTIONNO.BYDATEREVISIONS

SUBMITTAL

OWNER NAME & ADDRESS

PROJECT NAME & ADDRESS

CONFIDENTIALITY STATEMENT

SHEET TITLE
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Z:\_Current Projects\E102121 Kassab Express Wash\_CAD\1. Architectural\SHEETS\A-3.0 ELEVATIONS_CARWASH.dwg E102121 29301 RIVERSIDE DRIVELAKE ELSINORE CA 92530

CONSULTANT/ SEALS
KARAKIWSe

BLDGSHEET NUMBER

7.30.2024
Plotted: Tuesday, July 30, 2024 11:07 AM FlorentinoMendoza WSWSJK 1/8" = 1'-0"'.'8#6+105%#49#5*
#Ä

ELEVATION KEYNOTESMATERIAL

FINISH COLORS - BUILDING A

KASSAB TRAVEL CENTER PROJECT

CEQA ADDENDUM TO ADOPTED MITIGATED

NEGATIVE DECLARATION

CITY OF LAKE ELSINORE

Lead Agency:

City of Lake Elsinore
Planning Division
Community Development Department
130 South Main Street
Lake Elsinore, CA 92530

Prepared by:

Vista Environmental
1021 Didrickson Way
Laguna Beach, CA 92651
949 510 5355
Greg Tonkovich, AICP

Project No. 17028

December 9, 2024

Kassab Express Car Wash Project - AMND
City of Lake Elsinore
Page i

TABLE OF CONTENTS

1.0 Executive Summary ................................................................................................................ 1

2.0 Purpose of the Addendum ..................................................................................................... 2

3.0 CEQA AUTHORITY FOR THE ADDENDUM ................................................................................. 2

4.0 Project DESCRIPTION ............................................................................................................. 4

4.1 Project Location and Setting ...................................................................................................... 4

4.2 Summary of the Approved Project ............................................................................................ 4

4.3 Summary of Project Changes ..................................................................................................... 4

5.0 Comparative Anaylsis of Impacts ............................................................................................ 8

5.1 Aesthetics ................................................................................................................................... 8

5.2 Agriculture and Forestry Resources ........................................................................................... 9

5.3 Air Quality .................................................................................................................................. 9

5.4 Biological Resources................................................................................................................. 14

5.5 Cultural Resources ................................................................................................................... 18

5.6 Energy ...................................................................................................................................... 21

5.7 Geology and Soils ..................................................................................................................... 22

5.8 Greenhouse Gas Emissions ...................................................................................................... 24

5.9 Hazards and Hazardous Materials ........................................................................................... 30

5.10 Hydrology and Water Quality ................................................................................................ 32

5.11 Land Use and Planning ........................................................................................................... 33

5.12 Mineral Resource ................................................................................................................... 34

5.13 Noise ...................................................................................................................................... 34

5.14 Population and Housing ......................................................................................................... 39

5.15 Public Service ......................................................................................................................... 40

5.16 Recreation .............................................................................................................................. 40

5.17 Transportation ....................................................................................................................... 41

5.18 Tribal Cultural Resources ....................................................................................................... 43

5.19 Utilities and Service Systems ................................................................................................. 43

5.20 Wildfire .................................................................................................................................. 45

6.0 Conclusion ........................................................................................................................... 46

APPENDICES
Appendix A – Air Quality
Appendix B –Noise Report
Appendix C – Traffic Memo

Kassab Express Car Wash Project - AMND
City of Lake Elsinore
Page ii

TABLE OF CONTENTS CONTINUED

LIST OF FIGURES
Figure 1 – Local Vicinity................................................................................................................................. 6 Figure 2 – Proposed Site Plan ....................................................................................................................... 7

LIST OF TABLES
Table A– Construction-Related Regional Criteria Pollutant Emissions ....................................................... 11 Table B – Construction-Related Local Criteria Pollutant Emissions ............................................................ 12 Table C– Operational Regional Criteria Pollutant Emissions ...................................................................... 12 Table D – Operations-Related Local Criteria Pollutant Emissions .............................................................. 12 Table E – Project Related Greenhouse Gas Annual Emissions.................................................................... 25 Table F – Climate Action Plan Local GHG Reduction Measures and Project Consistency .......................... 26 Table G – Worst Case Construction Noise Levels at Nearest Receptors .................................................... 37 Table H – Mitigated Operational Noise Levels at the Nearby Commercial Uses ........................................ 38

Kassab Express Car Wash Project - AMND
City of Lake Elsinore
Page iii

ACRONYMS AND ABBREVIATIONS
AB
CEQA
City
dB
EIR
GHG
ISMND
SCAQMD

Assembly Bill
California Environmental Quality Act
City of Lake Elsinore
Decibels
Environmental Impact Report
Greenhouse Gas
Initial Study/Mitigated Negative Declaration
South Coast Air Quality Management District

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

1.0 EXECUTIVE SUMMARY
This document is an Addendum to the adopted Initial Study/Mitigated Negative Declaration (ISMND) that was prepared for the Kassab Travel Center Project (hereafter referred to as the Approved Project) (City of Lake Elsinore 2020), on the west corner of Riverside Drive and Collier Avenue at 29301 Riverside Drive, in the City of Lake Elsinore (City). The ISMND for the Approved Project was prepared in compliance with the California Environmental Quality Act (CEQA) in support of the discretionary approvals required to develop the project. The ISMND was adopted and approved by the City on July 14, 2020 . The Approved Project establish a new travel center consisting of an 8,360 square foot (SF) convenience store with concurrent sale of alcoholic beverages (Type 21 ABC), three quick-serve restaurants, two covered gas dispensing areas totaling 6,092 SF with a maximum throughput o f 5.8 million gallons of gasoline per year, and a free - standing 2,543 SF fast food restaurant with a drive -through, 59 vehicular parking space s, and three RV parking spaces on an approximately 2.39-net acre site (Approved Project). The Approved Project includes a Municipal Code Amendment to allow for drive-through establishments as a use subject to the approval of a Conditional Use Permit in the Commercial Manufacturing (C-M) Zone.

Since the time of project approval, the project proponent has modified the project (hereafter referred to as the Modified Project). The primary modification to the Approved Project is on approximately 0.64 acres of the project site located on the southwestern portion and would consist of replacing the previously approved 2,543 square foot fast food restaurant with an express car wash. The carwash would consist of a 3,600 square foot structure with the would on t he northwest side and exit on the southeast side. The carwash would include three queue lanes located to the north of the proposed carwash structure . The proposed carwash would also have 13 vacuum stalls and 10 standard parking stalls on the northeast side of the carwash structure.

The primary focus of this Addendum is to analyze the environmental impact(s) of proposed changes to the Approved Project. This evaluation will determine whether any new significant environmental impacts that were not previously identified in the Adopted ISMND would result from the Modified Project , or whether previously identified significant impacts would be substantially more severe as a result of these changes.

As described herein, an evaluation has been conducted that confirms that the impacts from the Modified Project would not be more severe than those from implementation of the Approved Project, and no new significant impacts would occur. This Addendum also evaluates whether any changes in circumstances surrounding the Modified Project or new information of substantial importance would cause new significant environmental effects or a substantial increase in the severity of such effects beyond what was identified in the Adopted ISMND. The evaluation of changes in the circumstances and new information is focused on whether changes of substantial importance have occurred to environmental conditions on the project site and in the area or to applicable plans, policies, or regulations.

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

2.0 PURPOSE OF THE ADDENDUM
The primary focus of this Addendum is to analyze the environmental impact(s) of proposed changes to the Approved Project. This evaluation will determine whether any new significant environmental impacts that were not previously identified in the 2020 Adopted ISMND would result from the Modified Project, or whether previously identified significant impacts would be substantially more severe as a result of these changes. This Addendum together with the 2020 Adopted ISMND will be used by the City when considering approval of the Modified Project.

As described herein, an evaluation has been conducted that confirms that the impacts from the Modified Project would not be more severe than those from implementation of the Approved Project, and no new significant impacts would occur. This Addendum also evaluates whether any changes in circumstances surrounding the Modified Project or new information of substantial importance would cause new significant environmental effects or a substantial increase in the severity of such effects beyond what was identified in the 2020 A dopted ISMND. The evaluation of changes in the circumstances and new information is focused on whether changes of substantial importance have occurred to environmental conditions on the project site and in the area or to applicable plans, policies, or regulations.

3.0 CEQA AUTHORITY FOR THE ADDENDUM
CEQA and CEQA Guidelines establish the type of environmental documentation that is required when changes to a project occur after adoption or certification of an ISMND. Section 15164(b) states, “An addendum to an adopted negative declaration may be prepare d if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent [environmental impact report] or negative declaration have occurred.” In order to give a degree of finality to CEQA documentation, Section 15162 of the CEQA Guidelines states that when an Environmental Impact Report (EIR) has been certified or a negative declaration has been adopted for a project, no EIR shall be prepared for the project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, that one or more of the following occur:

1. Substantial changes are proposed in the project, which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;

2. Substantial changes occur with respect to the circumstances under which the project is undertaken, which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substanti al increase in the severity of previously identified significant effects; or

3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, or the negative declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous EIR or negative declaration,

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

b. Significant effects previously examined will be substantially more severe than shown in the previous EIR,
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative, or
d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

4.0 PROJECT DESCRIPTION

4.1 Project Location and Setting
The project site is located in the northern portion of the City of Lake Elsinore (City) on the west corner of Riverside Drive and Collier Avenue at 29301 Riverside Drive. T he project site is within the United States Geological Survey (USGS) “Lake Elsinore, California” 7.5 minute quadrangle (1988) and located in the central portion of the City, north of State Route 74 (SR -74). The project site consists of two parcels (APNs 378-030-007 and 378- 030-009). The Modified Project sits on approximately 0.64 acre of the project site located on the southwestern portion. The previously Approved Project consists of 2.84 acres located on a vacant parcel, undeveloped land. The project site is relatively flat and situated at an elevation of approximately 1,268 feet above mean sea level (msl). Surface drainage (precipitation that does not infiltrate into the subsurface soils) follows the topographical gradient which is generally toward the south/southwest towards Lake Elsinore.

The rectangular -shaped site is bounded to the northwest by commercial and industrial uses, to the southwest by vacant land that has recently been approved by the City for commercial development, to the northeast by Collier Avenue and a self- storage facility, and to the southeast by the intersection of Riverside Drive and Collier Avenue, with vacant land beyond. Vacant land is located north of the site across Collier Avenue, and south of the site across Riverside Drive. Riverside Drive is a State Route (SR-74) and subject to the jurisdiction of the California Department of Transportation (Caltrans). Collier Avenue is a City street designated as Major in the City’s Roadway Classifications in the General Plan. Freeway access to the Project Site is provided via Interstate 15 (I-15).

Vehicular access to the p roject site is provided via a driveway entrance on Collier Avenue and from the side of the road on Riverside Drive, as there is no curb, gutter or sidewalk on Riverside Drive. Riverside Drive is currently one lane in the westbound direction along the frontage of the Project Site with an additional lane that tapers at the west property line. Collier Avenue is improved to three southbound lanes with a curb, gutter, and sidewalk. The project local study area is shown in Figure 1.

4.2 Summary of the Approved Project
The Approved Project consistent of a new travel center with an 8,360 square foot (SF) convenience store with concurrent sale of alcoholic beverages (Type 21 ABC), three quick-serve restaurants, two covered gas dispensing areas totaling 6,092 SF with a maximum throughput of 5.8 million gallons of gasoline per year, and a free-standing 2,543 SF fast food restaurant with a drive -through, 59 vehicular parking spaces, and three RV parking spaces on an approximately 2.39-net acre site (Approved Project). The Approved Project included a Municipal Code Amendment to allow for drive-through establishments as a use subject to the approval of a Conditional Use Permit in the Commercial Manufacturing (C-M) Zone.

4.3 Summary of Project Changes
The proposed Modified Project would consist of replacing the previously approved 2,543 square foot fast food restaurant with an express car wash. The carwash would consist of a 3,600 square foot structure with the would on the northwest side and exit on the southeast side. The carwa sh would include three queue lanes located to the north of the proposed carwash structure. The proposed carwash would also have 13 vacuum stalls and 10 standard parking stalls on the northeast side of the carwash structure. The proposed site plan is shown in Figure 2.

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

As discussed further below, any potential impacts related to the modifications associated with project parking areas have been evaluated in the Adopted ISMND and would be mitigated to a less -than- significant level with the incorporation of the same adopted mitigation measures.

Figure 1
Local Vicinity Map
SOURCE: Google Maps.

Project Site
N
Figure 2
Proposed Site Plan
SOURCE: Karaki WSE.

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

5.0 COMPARATIVE ANAYLSIS OF IMPACTS
Updated potential impacts on resources that were previously discussed in the 20 20 Adopted ISMND are discussed in more detail below. New analysis not previously conducted in the 2020 document is provided, where appropriate, based on the updated 2024 Appendix G CEQA checklist. As noted, there would be no new potential environmental impacts as the Modified Project would comply with all requirements and applicable Project Design Features and Mitigation Measures identified in the 2020 Adopted ISMND. The Modified Project does include additional mitigation measures that reduce impacts to less than significant levels. Consistent with the Approved Project, impacts associated with the Modified Project would be within the scope of the analysis of the 2020 Adopted ISMND and would be less than significant.

5.1 Aesthetics

5.1.1 Adopted Project
The 2020 Adopted ISMND did not identify any scenic resources that would be impacted by the Approved Project. The General Plan EIR identifies the most notable aesthetic resource in the City as Lake Elsinore itself, a 3,000-acre natural lake. The Modified Project would not result in the degradation of the existing visual character of the site and its surroundings and may enhance the visual character of the area. The site is not considered a scenic resource . The Approved Project is consistent with the intended land use for the area and meets development standards guiding the visual character of the site. In addition, the Approved Project would provide right -of-way and develop half width street improvements along the Project Site’s frontage of Riverside Drive and Collier Avenue, including curbs, and sidewalks. According to the City’s General Plan, light and glare impacts to the Mount Palomar Observatory are of concern to the City. Areas of light pollution impacts have been identified through a “ring analysis,” where primary impacts to the Observatory are within a 30-mile radius, and secondary impacts are up to 45 miles. According to the General Plan Figure 4.12, the Project Site is within the 45 -mile secondary impacts radius. The Approved Project would introduce new sources of light, all lighting fixtures would comply with Lake Elsinore Municipal Code (LEMC) Section 17.112.040 Lighting (for Nonresidential Development).

5.1.2 Modified Project
The Modified Project would consist of replacing the previously approved 2,543 square foot fast food restaurant with an express car wash. The carwash would consist of a 3,600 square foot structure with the would on the northwest side and exit on the southeast side. The carwash would include three queue lanes located to the north of the proposed carwash structure. The proposed carwash would also have 13 vacuum stalls and 10 standard parking stalls on the northeast side of the carwash structure. S imilar to the Approved Project, the Modified Project would not result in a significant impact on scenic resources, scenic highways, visual character or quality, or light and glare, proposed under the Modified Project is captured within analysis of the previously ap proved building envelope and façade of the Approved Project. The Modified Project would be within the scope of the impacts identified in the 20 20 Adopted ISMND and impacts to aesthetics would be less than significant.

5.1.3 Mitigation Measures
No mitigation measures were required for aesthetics in the 2020 Adopted ISMND; no mitigation measures are required for the Modified Project.

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

5.2 Agriculture and Forestry Resources

5.2.1 Adopted Measures
The project site was not originally identified to contain important farmland, pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency; Williamson Act lands; timberland; or forestland. The Project Site is within the City of Lake Elsinore which does not have zoning designated for forest land, timberland, or timberland zoned Timberland Production within City limits. The site does not contain forestland or timberland. There is no conflict with existing zoning and no cause for rezoning of land related to forestland or timberland. Therefore, the Modified Project would be within the scope of the impacts identified in the 20 20 Adopted ISMND, and there would be no impacts to agriculture or forestry resources. in the 2020 Adopted ISMND and impacts to aesthetics would be less than significant.

5.2.2 Modified Project
The Modified Project would be developed on the same Project Site as evaluated in the 2020 Adopted ISMND. Accordingly, the Modified Project would not impact agricultural or forestry resources and, consequently, would not represent a new significant impact or substantial increase in the severity of previously identified impacts with respect to agricultural and forestry resources.

5.2.3 Mitigation Measures
No mitigation measures were required for aesthetics in the 2020 Adopted IS/MND; no mitigation measures are required for the Modified Project.

5.3 Air Quality

5.3.1 Adopted Measures
The 2020 Adopted ISMND included Project Design Features related to Air Quality. The 2020 Adopted ISMND provided an air quality analysis for the Approved Project uses, which utilized the California Emissions Estimator Model (CalEEMod) to estimate air pollutant emissions for construction and operations, including from mobile sources. The emissions include volatile organic compounds (VOC), nitrogen oxides (NOx), carbon dioxide (CO), sulfur dioxide (SO2), respirable particulate matter (PM10), and fine particulate matter (PM2.5). The emissions estimates were conducted to reflect 18 -month construction and operational periods of the Approved Project.

The Approved Project is located within the 6,745-square-mile South Coast Air Basin. Therefore, the South Coast Air Quality Management District (SCAQMD) is required, pursuant to the Clean Air Act, to reduce emissions of criteria pollutants for which the South Coast Air Basin is in non-attainment (i.e., ozone, PM10, and PM2.5). The 2029 Adopted ISMND for the Approved Project evaluated the potential for conflicts with the SCAQMD’s Air Quality Management Plan (AQMP), which was the approved AQMP at the time of the analysis. The Adopted IS/MND determined that the implementation of the Approve d Project would not be anticipated to conflict with or obstruct the implementation of the SCAQMD’s Air Quality Management Plan (AQMP).

Construction-related emissions associated with the Approved Project were estimated using CalEEMod.

Construction of the Approved Project would generate emissions from the use of heavy-duty construction equipment, haul and vendor truck trips, and construction worker vehicles. Fugitive dust emissions would occur from demolition and soil handling activities. Fugitive VOC emissions would occur from the use of architectural coating products. The 2020 Adopted ISMND determined that the mass daily regional

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

emissions generated by the Approved Project’s construction -related activities ( Table 3 of the 2020 Adopted ISMND) would not exceed the SCAQMD significance thresholds for VOC, NOx, CO, SO2, PM10, or PM2.5. Therefore, construction of the Approved Project would not violate any air quality standard or contribute substantially to an existing or projected air quality violation.

Operational-related emissions associated with the Approved Project were estimated using CalEEMod.

Operation of the Approved Project would generate mobile source emissions from the increase in the number of vehicle trips to and from the Project Site as compared to conditions with existing uses on-site.

The Approved Project would also generate emissions from on -site area sources such as natural gas combustion, landscaping equipment, and use of consumer products. The Adopted IS/MND determined that the mass daily regional emissions generated by the Approved Project’s operational activities ( Table 5 of the 2020 Adopted ISMND would not exceed the SCAQMD significance thresholds for VOC, NOx, CO, SO2, PM10, or PM2.5. Therefore, operation of the Approved Project would not violate any air quality standard or contribute substantially to an existing or projected air quality violation.

The 2020 Adopted ISMND and operation of the Approved Project ( Tables 4 and 6 of the 2020 Adopted ISMND) would not generate emissions in excess of the SCAQMD localized significance thresholds; therefore, the Approved Project would not expose sensitive receptors in the vicinity of the Project Site to substantial pollutant concentrations for emissions of CO, NOx, PM10, and PM2.5.

The 2020 Adopted ISMND determined that the greatest potential for toxic air contaminant emissions would be related to diesel particulate matter (DPM) emissions associated with heavy equipment operations during construction of the Adopted Project. Given the relatively limited number of heavy-duty construction equipment and the short-term construction schedule, the Adopted Project would not result in a long -term (i.e., 70 years) substantial source of toxic air contaminant emissions and corresponding individual cancer risk. In addition, California Code of Regulations Title 13, Article 4.8, Chapter 9, Section 2449 regulates emissions from off- road diesel equipment in California. This regulation limits idling of equipment to no more than five minutes, requires equipment operators to label each piece of equipment and provide annual reports to CARB of their fleet’s usage and emissions. This regulation also requires systematic upgrading of the emission Tier level of each fleet, and currently no commercial operator i s allowed to purchase Tier 0 or Tier 1 equipment and by January 2023 no commercial operator is allowed to purchase Tier 2 equipment. In addition to the purchase restrictions, equipment operators need to meet fleet average emissions targets that become more stringent each year between years 2014 and 2023.

Therefore, potential short -term toxic air contaminant impacts associated with construction of the Approved Project would be less than significant.

The 2020 Adopted ISMND determined that construction and operation of the Approved Project would not generate nuisance odors at nearby sensitive receptors.

Thus, the 2020 Adopted ISMND found that air quality impacts associated with the Approved Project would be less than significant with the implementation of Project Design Features 1 through 8.

5.3.2 Modified Project
The Modified Project would be developed on the same site as the Approved Project and subject to the same regulatory compliance and mitigation measure identified in the Adopted IS/MND.

The Modified Project would add approximately 21,554 square feet of additional floor area, increasing the total floor area to 124,233 square feet, as compared to 102,679 square feet under the Approved Project.

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

The Modified Project would include additional office space as opposed to specific private club, gym, spa, and retail uses included in the Approved Project. The Modified Project does not propose any substantial new uses or activities that would result in immense changes to the findings of the Adopted IS/MND. The Modified Project would consist of replacing the previously approved 2,543 square foot fast food restaurant with an express car wash. The carwash would consist of a 3,600 square foot structure with the would on the northwest side and exit on the southeast side. The carwash would include three queue lanes located to the north of the proposed carwash structure. The proposed carwash would also have 13 vacuum stalls and 10 standard parking stalls on the northeast side of the carwash structure.

The proposed increase in square footage and car wash use would likely increase the levels of operational emissions for the Modified Project, including those from vehicle mileage trips (VMT) and other related building emissions (energy, consumer product use, etc.). The vehicle trips associated with the Modified project have been analyzed through use of trip rates obtained from the Kassab Express Car Wash Traffic Evaluation (Traffic Analysis), prepared by Trames Solutions, Inc., March 25, 2024. The Traffic A nalysis found that the Adopted Project would generate 1,189 daily trips. This is an increase from the Approved Project by 171 more trips per day. These additional construction and operational emissions were reviewed in Appendix A, Air Quality. Table A and Table B show that the construction regional and local emissions are still below significance thresholds. Therefore, less than significant impacts would occur with the Modified Project.

Table A– Construction-Related Regional Criteria Pollutant Emissions Pollutant Emissions (pounds/day)
Activity VOC NOx CO SO2 PM10 PM2.5
Site Preparation1
Onsite 0.58 6.93 3.96 0.01 0.50 0.26
Offsite 0.02 0.01 0.20 <0.01 0.06 0.02
Total 0.60 6.95 4.16 0.01 0.55 0.28
Grading1
Onsite 1.08 12.00 5.94 0.01 2.91 1.63
Offsite 0.03 0.02 0.32 <0.01 0.09 0.02
Total 1.11 12.03 6.25 0.01 3.00 1.66
Combined Building Construction, Paving and Architectural Coatings Onsite 8.85 13.23 15.93 0.02 0.65 0.61
Offsite 0.09 0.13 0.91 <0.01 0.01 <0.01
Total 8.94 13.35 16.83 0.03 0.94 0.69
Maximum Daily Construction
Emissions 8.94 13.35 16.83 0.03 3.00 1.66
SCQAMD Thresholds 75 100 550 150 150 55
Exceeds Threshold? No No No No No No
Notes:
1 Site Preparation and Grading based on adherence to fugitive dust suppression requirements from SCAQMD Rule 403. 2 Onsite emissions from equipment not operated on public roads. 3 Offsite emissions from vehicles operating on public roads.

Source: Appendix A, Air Quality

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

Table B – Construction-Related Local Criteria Pollutant Emissions Pollutant Emissions (pounds/day)
Phase NOx CO PM10 PM2.5
Site Preparation1 6.93 3.96 0.50 0.26
Grading3 12.00 5.94 2.91 1.63
Combined Building Construction, Paving and
Architectural Coatings 13.23 15.93 0.65 0.61
Maximum Daily Construction Emissions 13.23 15.93 2.91 1.63 SCAQMD Local Construction Thresholds2, 3 162 750 178 86 Exceeds Threshold? No No No No
Notes:
1 Site Preparation and Grading phases based on adherence to fugitive dust suppression requirements from SCAQMD Rule 403. 2 For NOx and CO the thresholds are based on the nearest offsite workers (100 feet or 30 meters), which utilized the 25 meter threshold. 3 For PM10 and PM2.5 the thresholds are based on the nearest homes (1,700 feet or 518 meters), which utilized the 500 meter threshold.

Source: Appendix A, Air Quality

Table C and Table D show that the operational regional and local emissions are still below significance thresholds. Therefore, less than significant impacts would occur with the Modified Project.

Table C– Operational Regional Criteria Pollutant Emissions Pollutant Emissions (pounds/day)
Activity VOC NOx CO SO2 PM10 PM2.5
Area Sources1 0.08 <0.01 <0.01 <0.01 <0.01 <0.01
Energy Usage2 <0.01 0.03 0.03 <0.01 <0.01 <0.01
Mobile Sources3 0.07 0.05 0.37 <0.01 0.06 0.02
Total Emissions 0.15 0.09 0.40 <0.01 0.07 0.02
SCQAMD Operational Thresholds 55 55 550 150 150 55
Exceeds Threshold? No No No No No No
Notes:
1 Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment. 2 Energy usage consist of emissions from natural gas usage. 3 Mobile sources consist of emissions from vehicles and road dust.

Source: Appendix A, Air Quality
Table D – Operations-Related Local Criteria Pollutant Emissions Pollutant Emissions (pounds/day)
Onsite Emission Source NOx CO PM10 PM2.5
Area Sources <0.01 <0.01 <0.01 <0.01
Energy Usage 0.03 0.03 <0.01 <0.01
Mobile Sources1 0.01 0.05 0.01 <0.01
Total Emissions 0.04 0.08 0.01 <0.01
SCAQMD Local Operational Thresholds2, 3 118 602 3 1
Exceeds Threshold? No No No No
Notes:
3 Mobile sources based on 1/8 of the gross vehicular emissions, which is the estimated portion of vehicle emissions occurring within a quarter mile of the project site
2 For NOx and CO the thresholds are based on the nearest offsite workers (100 feet or 30 meters), which utilized the 25 meter threshold. 3 For PM10 and PM2.5 the thresholds are based on the nearest homes (1,700 feet or 518 meters), which utilized the 500 meter threshold.

Source: Appendix A, Air Quality

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

The emission levels for the Modified Project would still be below SCAQMD significant thresholds consistent with the 2020 Adopted ISMND.

The Modified Project can have the potential to emit odors during construction and operational activities.

However, the 2020 Adopted ISMND determined that construction and operation of the Approved Project would not generate nuisance odors at nearby sensitive receptors and the Modified Project is assumed to minimally increase any potential sources of odors relative to the Approved Project. Th erefore, potential odor impacts would be less than significant and mitigation measures would not be required.

The Modified Project would be required to implement the same Project Design Features as identified for the Approved Project in the 2020 Adopted ISMND. The Project Design Features are listed in the 2020 Adopted ISMND and is included below and as Appendix A to this Addendum. The Modified Project would, consequently, not represent a new significant impact or substantial increase in the severity of previously identified impacts with respect to air qua lity. Thus, Project Design Features 1 through 8 from the 2020 Adopted ISMND would be implemented by the Modified Project, and impacts associated with air quality would be less than significant.

5.3.3 Project Design Features
The 2020 Adopted ISMND for the Approved Project implemented the following Project Design Features related to air quality.

Project Design Feature 1: The Property Owner/Developer shall implement Measure T- 1.2 from the Climate Action Plan, which requires the installation of sidewalks along the boundary of the Project Site that is adjacent to Riverside Drive and Collier Avenue as well as internal sidewalks to connect to neighborhood activity centers, major destinations, and transit facilities.

Project Design Feature 2: The Property Owner/Developer shall implement Measure T- 1.4 from the Climate Action Plan, which requires the installation of a Class II bike lane along the Project Site boundary with Riverside Drive and Collier Avenue as specified in the Bikeway Plan depic ted in the City of Lake Elsinore General Plan.

Project Design Feature 3: The Property Owner/Developer shall implement Measure T- 1.5 from the Climate Action Plan, which requires the installation of bicycle parking spaces to equal five percent of the visitor parking capacity. This shall be achieved by providing a two-bike capacity rack east of the entrance to the Convenience Store and a two-bike capacity rack south of the entrance the Drive-Thru Restaurant, as detailed on the Site Plan.

Project Design Feature 4: The Property Owner/Developer shall implement Measure T- 4.1 from the Climate Action Plan, which requires the institution of a trip reduction program for employers with fewer than 100 employees. The trip reduction program shall consist of a board in the employee work area of the Convenience Store and Drive -Thru Restaurant that provides bus route maps and information about carpooling and bicycling to work.

Project Design Feature 5: The Property Owner/Developer shall prepare a Landscape Plan that meets the requirements of Measures E -1.1 and E -4.1 from the Climate Action Plan, which requires that all new developments plant a minimum one 15 gallon non -deciduous umbrella form tree per 3 0 linear feet of boundary length (minimum of 47 trees for the Project Site) and that the Landscape Plan is designed to be consistent with the requirements detailed in Assembly Bill 1881.

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Project Design Feature 6: The Property Owner/Developer shall implement Measure E -1.2 from the Climate Action Plan, which requires the use of roofing material that has an initial Solar Reflectance Index (SRI) of 75 (or 0.75 if on 1.0 scale) or higher as detailed in Section 140.3 of the 2019 Title 24 Part 6 (CalGreen) Building Standards.

Project Design Feature 7 : The Property Owner/Developer shall implement Measure S -1.1 from the Climate Action Plan, which require the project applicant to contract with a waste provider that provides recycling services that diverts a minimum of 65 percent of the solid waste generate d by the Proposed Project.

Project Design Feature 8 : The Property Owner/Developer shall implement Measure S -1.4 from the Climate Action Plan, which requires that the building contractor recycles a minimum of 65 percent of the nonhazardous construction debris generated from construction of the Proposed Project. This shall be achieved by the preparation of a waste management plan for the Proposed Project and a copy of the completed waste management report would be submitted to the City at the completion of construction.

5.4 Biological Resources

5.4.1 Adopted Project
The overall Approved Project Site is located within the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Elsinore Area Plan, Subunit 3 (Elsinore). The majority of the Approved Project Site (2.67 acres) is located within Criteria Cell # 4266. A small portion of the Approved Project Site (0.17 acre) is not located within a criteria cell. Surrounding land uses consist of undeveloped open space and commercial development. Alberhill Creek occurs less than 1,000 feet west of the survey area. Cell # 4266 contributes to the assembly of Proposed Linkage 2 and encompasses meadow, marsh, riparian scrub, woodland, and forest habitat along Alberhill Creek and adjacent grassland . Conserved areas would connect to meadow, marsh, and grassland proposed for conservation in Cell # 4169 to the north.

Conservation in the cell ranges from 30 to 40 percent of the cell, focusing on the western portion of the cell. Areas designated as Public/Quasi-Public Lands are located approximately 0.5 mile to the southwest of the survey area. Pursuant to the provisions of the MSHCP, all discretionary development projects within a Criteria Area are to be reviewed for compliance with the “Property Owner Initiated Habitat Evaluation and Acquisition Negotiation Strategy” (LEAP) process or equivalent process. A formal and complete LEAP application, LEAP 2018-01 was submitted to the City on January 23, 2018 and a Joint Project Review (JPR) 18-03-29-01 was completed on May 15, 2018 with the Regional Conservation Agency (RCA) and concurrence from the California Department of Fish and Wildlife and the U.S. Fish and Wildlife Service (collectively, the Wildlife Agencies) on May 21, 2018 for the Approved Project. In response to the federal listing of Stephens’ kangaroo rat (Dipodomys stephensi), the Riverside County Habitat Conservation Agency (RCHCA) was formed. The survey area is located within a designated Fee Area. For projects within a Fee Area, focused surveys for the Stephens’ kangaroo rat are not required, and all potential impacts are mitigated through the RCHCA. No rivers, streams, or other watercourses (or vegetation associated with these features) were observed in the survey area of the Approved Project site.

The Approved Project included MM BIO-1 includes measures from the MSHCP “Guidelines Pertaining to Urban/Wildlands Interface” (Section 6.1.4) to ensure that the Adopted Project would be consistent with the MSHCP and ensure protection of adjacent riparian/riverine habitats to not be indirectly impacted by long-term changes in water quality, increased noise, or increased night lighting. MM BIO -2 includes measures from the MSHCP “Construction Guidelines” (Section 7.5.3) to minimize indirect impacts to

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adjacent riparian or riverine resources by requiring Best Management Practices to protect water quality.

MM BIO -3 requires a pre -construction presence/absence survey for burrowing owl to be conducted within 30 days of the commencement of project -related grading or other land disturbance activities to ensure that the species has not moved onto the site since completion of the surveys. MM BIO-4 requires a pre-construction nesting bird survey, if construction is initiated during the peak bird nesting season (March 1 to June 30, as defined by Section 7.5.3 of the MSHCP) to ensure that no nests are impacted. With implementation of the recommendations in the Habitat Assessment, consistent with the MSHCP and LEMC, MM BIO-1, MM BIO-2, MM BIO-3, and MM BIO-4, the Approved Project had less than significant impacts to the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved habitat conservation plan. Additionally, the 2020 Adopted ISMND included MM NOI- 2, the Property Owner/Developer would construct a minimum 8-foot high masonry wall on the northwest and southwest property lines of the Project Site. With implementation of MM NOI-2, the combined noise levels at the adjacent commercial uses would be 58 dBA at the northwest property line and would be 51 dBA at the southwest property line, which are within both the City’s daytime and nighttime noise standards for commercial land uses and below the 60dBA threshold recommended by the Wildlife Agencies.

5.4.2 Modified Project
The Modified Project would be developed on the same Project Site as evaluated in the 2020 Adopted ISMND. The Modified Project would maintain the Mitigation Measures of the 2020 Adopted ISMND of MM BIO -1 through MM BIO -4 and MM NOI -2, impacts to biological resources would be less than significant. The mitigation measures listed in the 2020 Adopted ISMND are included below. The Modified Project would, consequently, not represent a new significant impact or substantial increase in the severity of previously identified impacts with respect to biological resources. Thus, Mitigation Measures MM BIO- 1 through MM BIO -4 and MM NOI -2 from the 20 20 Adopted ISMND would be implemented by the Modified Project and impacts to biological resources would be less than significant.

5.4.3 Mitigation Measures
The Adopted IS/MND for the Approved Project incorporated the following Mitigation Measures related to cultural resources:

MM BIO-1: Prior to the issuance of a grading permit, the Property Owner/Developer shall include a note on the plans that outlines the following requirements from Section 6.1.4 of the MHSCP: Drainage:

1. Prepare and follow a Storm Water Pollution Prevention Plan (SWPPP) as required by the National Pollutant Discharge Elimination System (NPDES) General Construction Permit requirements.

2. Implement the measures in the Project Specific Water Quality Management Plan (Appendix I):
a. Drainage flows will be captured by the proposed ribbon gutters toward the proposed BMPs.
b. Washwater containing any cleaning agent or degreaser and discharge will be collected to the sanitary sewer and not to a storm drain.

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c. Storm drain inlets will be marked “only rain down the storm drain”. Stormwater pollution prevention information will be provided to new site owners, lessees, or operators. A Lease agreement will include the following: “tenant shall not allow anyone to discharge anything to storm drains or store or deposit materials so as to create a potential discharge to storm drains”.

MM BIO-2: Prior to the issuance of a grading permit, the Property Owner/Developer shall include a note on the plans that outlines the following requirements from Section 7.5.3 of the MSHCP:

Construction Minimization Measures:

1. Plans for water pollution and erosion control will be prepared for all Discretionary Projects involving the movement of earth in excess of 50 cubic yards. The plans will describe sediment and hazardous materials control, dewatering or diversion structures, fueling and equipment management practices, use of plant material for erosion control. Plans will be reviewed and approved by the County of Riverside and participating jurisdiction prior to construction.

2. Timing of construction activities will consider seasonal requirements for breeding birds and migratory non -resident species. Habitat clearing will be avoided during species active breeding season defined as March 1 to June 30.

3. Sediment and erosion control measures will be implemented until such time soils are determined to be successfully stabilized.

4. Short-term stream diversions will be accomplished by use of sand bags or other methods that will result in minimal in -stream impacts. Short -term diversions will consider effects on wildlife.

5. Silt fencing or other sediment trapping materials will be installed at the downstream end of construction activities to minimize the transport of sediments off-site.

6. Settling ponds where sediment is collected will be cleaned in a manner that prevents sediment from re-entering the stream or damaging/disturbing adjacent areas. Sediment from settling ponds will be removed to a location where sediment cannot re- enter the stream or surrounding drainage area. Care will be exercised during removal of silt fencing to minimize release of debris or sediment into streams.

7. No erodible materials will be deposited into water courses. Brush, loose soils, or other debris material will not be stockpiled within stream channels or on adjacent banks.

8. The footprint of disturbance will be minimized to the maximum extent feasible. Access to sites will occur on pre-existing access routes to the greatest extent possible.

9. Equipment storage, fueling and staging areas will be sited on non -sensitive upland habitat types with minimal risk of direct discharge into riparian areas or other sensitive habitat types.

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10. The limits of disturbance, including the upstream, downstream and lateral extents, will be clearly defined and marked in the field. Monitoring personnel will review the limits of disturbance prior to initiation of construction activities.

11. During construction, the placement of equipment within the stream or on adjacent banks or adjacent upland habitats occupied by Covered Species that are outside of the project footprint will be avoided.

12. Exotic species removed during construction will be properly handled to prevent sprouting or regrowth.

13. Training of construction personnel will be provided.

14. Ongoing monitoring and reporting will occur for the duration of the construction activity to ensure implementation of best management practices.

15. When work is conducted during the fire season (as identified by the Riverside County Fire Department) adjacent to coastal sage scrub or chaparral vegetation, appropriate fire-fighting equipment (e.g., extinguishers, shovels, water tankers) shall be available on the site during all phases of project construction to help minimize the chance of human-caused wildfires.

16. Shields, protective mats, and/or other fire preventative methods shall be used during grinding, welding, and other spark -inducing activities. Personnel trained in fire hazards, preventative actions, and responses to fires shall advise contractors regarding fire risk from all construction-related activities.

17. Active construction areas shall be watered regularly to control dust and minimize impacts to adjacent vegetation.

18. All equipment maintenance, staging, and dispensing of fuel, oil, coolant, or any other toxic substances shall occur only in designated areas within the proposed grading limits of the Project Site. These designated areas shall be clearly marked and located in such a manner as to contain run-off.

19. Waste, dirt, rubble, or trash shall not be deposited in the Conservation Area or on native habitat.

MM BIO -3: Burrowing Owl Surveys. Prior to the issuance of a grading permit, the Property Owner/Developer shall conduct focused burrowing owl surveys and a pre -construction burrowing owl survey within the Project Site and 150 -meter Survey Area surrounding the Proj ect Site. The focused surveys should occur during the breeding season between March 1 and August 31 but may be conducted any time of year. Four separate focused surveys must occur during favorable weather conditions on the Project Site and Survey Area during early morning hours (from one hour before sunrise until two hours after sunrise) or late afternoon hours (from two hours before sunset to one hour after sunset) and may occur on consecutive days. After completion of the surveys, a final report shall be submitted to the City of Lake Elsinore Planning Division and the RCA Monitoring Program Administrator, which discusses survey methods, transect widths, duration, weather conditions and results of the survey. The report will discuss any additional required mitigation for MSHCP consistency.

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MM BIO-4: Nesting Bird Pre -Construction Surveys. In order to avoid violation of the federal Migratory Bird Treaty Act (MBTA) and California Fish and Wildlife Code, site-preparation activities (removal of trees and vegetation) shall be avoided to the greatest exten t possible during the nesting season (generally March 1 to August 15).

5.5 Cultural Resources

5.5.1 Adopted Project
The 2020 Adopted ISMND did not identify any historical resources, archaeological resources, or human remains that would be impacted by the Approved Project . No historical or archaeological resources are known to exist at the project site. A total of fifteen cultural resources have been previously documented outside of the boundaries of the Project Site but within the one-mile search radius. These consist of one prehistoric archaeological site, three prehistoric archaeological isolates, six historic archaeological sites, two historic archaeological isolates and three his toric built environment resources.

In the event that cultural resources (including historical, archaeological, and tribal resources) are inadvertently discovered during ground -disturbing activities, MM CUL-1 requires work to be halted within 100 feet of the discovery until it can be evaluated by a qualified arch aeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), and the Community D evelopment Director or their designee to discuss the significance of the find. Construction activities may continue in other areas. If the discovery proves to be significant, additional work, such as data recovery excavation or resource recovery, may be warranted and would be discussed in consultation with the appropriate regulatory agency and/or tribal group.

In the 2020 Adopted ISMND a Native American Heritage Commission (NAHC) and AB52 consultation was conducted. The City received responses from three tribes and included the following Mitigation Measures including MM CUL-1. MM CUL-2 requires implementation of a Cultural Resource Monitoring Program to address details of all activities that must be completed and procedures to be followed regarding cultural resources. MM CUL -3 requires the Property Owner/Developer to enter into Tribal Monitoring Agreement(s) with Native American Tribe(s) that have requested monitoring through the AB 52 consultation with the City. MM CUL-4 requires that a Phase IV Cultural Resources Monitoring Report be prepared and submitted to the City after ground disturbing activities have been concluded.

The 2020 Adopted ISMND included MM CUL-5, in the unexpected event human remains are found, those remains would require proper treatment, in accordance with applicable laws.

5.5.2 Modified Project
The Modified Project would be developed on the same Project Site as evaluated in the 2020 Adopted ISMND. No historic resources, Archeological Resources, or human Remains were found on the Project Site. However, the 2020 Adopted ISMND included MM CUL -1 through MM CUL-5, in case cultural resources are unearthed during construction. The Modified Project would be within the scope of the impacts identified in the 2020 Adopted ISMND, and with implementation of MM CUL-1 through MM CUL- 5 Impacts to cultural resources would be less than significant.

5.5.3 Mitigation Measures
The Adopted IS/MND for the Approved Project incorporated the following Mitigation Measures related to cultural resources:

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MM-CUL-1: Unanticipated Resources. The Developer/Permit Holder or any successor in interest shall comply with the following for the life of this permit. If during ground disturbance activities, unanticipated cultural resources are discovered, the following procedures shall be followed:

1. All ground disturbance activities within 100 feet of the discovered cultural resource shall be halted until a meeting is convened between the developer, the Project Archaeologist, the Native American tribal representative(s) from consulting tribes (or othe r appropriate ethnic/cultural group representative), and the Community Development Director or their designee to discuss the significance of the find.

2. The developer shall call the Community Development Director or their designee immediately upon discovery of the cultural resource to convene the meeting.

3. At the meeting with the aforementioned parties, the significance of the discoveries shall be discussed and a decision is to be made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resource.

4. Further ground disturbance shall not resume within the area of the discovery until a meeting has been convened with the aforementioned parties and a decision is made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation measures.

MM CUL -2: Archaeologist/CRMP. Prior to issuance of grading permits, the Property Owner/Developer shall provide evidence to the Community Development Department that a Secretary of Interior Standards qualified and certified Registered Professional Archaeologist (RPA) has been contract ed to implement a Cultural Resource Monitoring Program (CRMP) that addresses the details of all activities that must be completed and procedures that must be followed regarding the cultural resources associated with this project. The CRMP document shall be provided to the Community Development Director or their designee for review and approval prior to issuance of the grading permit. The CRMP provides procedures to be followed and are to ensure that impacts on cultural resources will not occur without proce dures that would reduce the impacts to less than significant. These measures shall include, but shall not be limited to, the following:

Archaeological Monitor - An adequate number of qualified monitors shall be present to ensure that all earth-moving activities are observed and shall be on -site during all grading activities for areas to be monitored including off -site improvements. Inspections will vary based on the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The frequency and location of inspections will be determined by the Project Archaeologist, in consultation with the Tribal monitor.

Cultural Sensitivity Training - The Project Archaeologist and a representative designated by the consulting Tribe(s) shall attend the pre-grading meeting with the contractors to provide Cultural Sensitivity Training for all Construction Personnel. Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified during earthmoving activities; the requirements of the monitoring program; the protocols that apply in the event unanticipated cultural resources are identified, including who to contact and appropriate avoidance measures until the find(s) can be properly evaluated; and any other appropriate protocols. This is a mandatory training and all

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construction personnel must attend prior to beginning work on the Project Site. A sign -in sheet for attendees of this training shall be included in the Phase IV Monitoring Report.

Unanticipated Resources - If previously unidentified potentially significant cultural resources are discovered, the Archaeological and/or Tribal Monitor(s) shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow evaluation of potentially significant cultural resources. The Project Archaeologist, in consultation with the Tribal monitor(s) shall determine the significance of the discovered resources. The Community Development Director or their designee must concur with the evaluation before construction activities will be allowed to resume in the affected area. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered and features recorded using professional archaeological methods. The Project Archaeologist shall determine the amount of material to be recovered for an adequate artifact sample for analysis.

Isolates and clearly non-significant deposits shall be minimally documented in the field and the monitored grading can proceed.

Cultural Resources Disposition - If Native American cultural resources are discovered during the course of grading (inadvertent discoveries), the following procedures shall be carried out for final disposition of the discoveries:

One or more of the following treatments, in order of preference, shall be employed with the tribes.

Evidence of such shall be provided to the Community Development Department:

1. Preservation-In-Place of the cultural resources, if feasible. Preservation in place means avoiding the resources, leaving them in the place where they were found with no development affecting the integrity of the resources.

2. Relocation of the resources on the Project property. The measures for relocation shall include, at least, the following: Measures and provisions to protect the future reburial area from any future impacts in perpetuity. Relocation shall not occur until all legally required cataloging and basic recordation have been completed, with an exception that sacred items, burial goods and Native American human remains are excluded. Any reburial process shall be culturally appropriate. Listing of contents and location of the reburial shall be included in the confidential Phase IV report. The Phase IV Report shall be filed with the City under a confidential cover and not subject to Public Records Request.

3. If relocation is not agreed upon by the Consulting Tribes, then the resources shall be curated at a culturally appropriate manner at a Riverside County curation facility that meets State Resources Department Office of Historic Preservation Guidelines for t he Curation of Archaeological Resources ensuring access and use pursuant to the Guidelines. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence of curation in the form of a letter from the curation facility stating that subject archaeological materials have been received and that all fees have been paid, shall be provided by the landowner to the City.

There shall be no destructive or invasive testing on sacred items, burial goods and Native American human remains. Results concerning finds of any inadvertent discoveries shall be included in the Phase IV monitoring report.

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Phase IV Report - A final archaeological report shall be prepared by the Project archaeologist and submitted to the Community Development Director or their designee prior to the issuance of a final grading permit. The report shall follow County of Riverside requirements an d shall include at a minimum: a discussion of the monitoring methods and techniques used; the results of the monitoring program including any artifacts recovered; an inventory of any resources recovered; updated DPR forms for all sites affected by the development; final disposition of the resources including GPS data; artifact catalog and any additional recommendations. A final copy shall be submitted to the City, Project Applicant, the Eastern Information Center (EIC), and the Tribe.

MM CUL-3: Tribal Monitoring. Prior to the issuance of a grading permit, the Property Owner/Developer shall contact the consulting Native American Tribe(s) that have requested monitoring through consultation with the City during the AB 52 and/or the SB 18 process (“Monitoring Tribes”). The Property Owner/Developer shall coordinate with the Tribe(s) to develop individual Tribal Monitoring Agreement(s).

A copy of the signed agreement(s) shall be provided to the City of Lake Elsinore Planning Department prior to the issuance of a grading permit. The Agreement shall address the treatment of any known tribal cultural resources (TCRs) including the Proposed Project’s approved mitigation measures and conditions of approval; the designation, responsibilities, an d participation of professional Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains/burial goods discovered on the site per the Tribe(s) customs and traditions and the City’s mitigation measures/conditions of approval. The Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist.

MM CUL-4: Phase IV Report. Upon completion of the implementation phase, a Phase IV Cultural Resources Monitoring Report shall be submitted that complies with the Riverside County Planning Department's requirements for such reports for all ground disturbing activities associated with this grading permit. The report shall follow the County of Riverside Planning Department Cultural Resources (Archaeological) Investigations Standard Scopes of Work posted on the County website. The report shall include results of any feature relocation or residue analysis required as well as evidence of the required cultural sensitivity training for the construction staff held during the required pre-grade meeting.

5.6 Energy

5.6.1 Adopted Project
The City of Lake Elsinore has adopted the City of Lake Elsinore Climate Action Plan (CAP), on December 13, 2011, that includes a GHG emissions reduction target based on a community-wide emissions reduction to 6.6 MTCO2e per service population per year by 2020 and 4.4 MTCO2e per year by 2030. These efficiency- based targets were derived by dividing the statewide AB 32 targeted emissions levels for 2020 and statewide Executive Order S -3-05 targeted emissions level for 2030. These targets represent the maximum quantity emissions each person in the State of California could emit in 2020 and 2030 based on emissions levels necessary to achieve the statewide AB 32 and Executive Order S -3-05 GHG emissions reduction goals.

The 2020 Adopted ISMND found that the Property Owner/Developer would comply with all applicable regulations related to construction and operation of the Adopted Project, including the City of Lake Elsinore building code, the MHSCP (Section IV), the Climate Action Plan (Section VIII), and solid waste

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management (Section XIX). Therefore, potential impacts associated of the Approved Project related to wasteful energy use during construction or operation would be less than significant.

The Climate Action Plan also addresses measures that address renewable energy and energy efficiency (Project Design Features 1 through 6). Appendix A provides a list of the applicable reduction measures for new non -residential developments included in the Climate Action Plan and a project consistency analysis of each measure. With implementation of Project Design Features 1 through 6 , the Approved Project would be consistent with the applicable local measures provided in the Climate Action Plan. Therefore, potential impacts associated with obstructing a state or local plan for renewable energy or energy efficiency would be less than significant for the Adopted Project.

5.6.2 Modified Project
The Modified Project would be developed consistent with the 2020 Adopted ISMND that found that the Property Owner/Developer would comply with all applicable regulations related to construction and operation of the Modified Project, including the City of Lake Elsinore building code, the MHSCP (Section IV), the Climate Action Plan (Section VIII), and solid waste management (Section XIX). Therefore, potential impacts associated of the Modified Project related to wasteful energy use during construction or operation would be less than significant. Additionally, the Modified Project maintain Project Design Features 1 through 6, which would be make the Modified Project consistent with the applicable local measures provided in the Climate Action Plan. Thus, Project Design Features 1 through 6 from the 2020 Adopted ISMND would be implemented by the Modified Project and impacts to energy would be less than significant.

5.6.3 Project Design Features
The Adopted IS/MND for the Approved Project incorporated Project Design Features 1 through 6 related to Energy. Please see 5.3.3 Air Quality Project Design Features.

5.7 Geology and Soils

5.7.1 Adopted Project
The 2020 Adopted ISMND indicated that the Overall Project Site does not lie within nor is adjacent to an earthquake fault zone as defined by the State of California in the Alquist -Priolo Earthquake Fault Zoning Act. Although the Overall Project Site is not within an Earthquake Fault Zone, it is located in a seismically active area of Southern California. The type and magnitude of seismic hazards that may affect the Project Site are dependent on both the distance to causative faults and the intensity and duration of the seismic event. The Elsinore (Glen Ivy) rev f ault is the closest known active fault, located 1.91 -km of the site with an anticipated maximum moment magnitude (Mw) of 7.7. Although the probability of primary surface rupture is considered low, ground shaking hazards caused by earthquakes along regional active faults do exist and are accounted for in the design and construction of the proposed structures. Structures proposed for the Overall Project Site would be constructed to the standards prescribed by the California Building Code (CBC), which would reduce risks associated with seismic activity. The Overall Project Site is generally flat and is surrounded by similar topography and no significant slopes are proposed as part of the project design related to landslides. The Project Site is not located in an area of landslide potential.

The geotechnical investigation for the Approved Project evaluated the potential for seismic -related ground failure, including liquefaction. Prior to the issuance of a grading permit, the Property Owner/Developer of the Approved Project would be required to submit grading and foundation plans to

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the City for review to demonstrate compliance with the City’s grading requirements as well as any applicable recommendations contained in the geotechnical report. Structures proposed for the Overall Project Site would be constructed to the standards prescribed by the California Building Code (CBC), which would reduce risks associated with seismic activity. The Approved and Modified Project would not include the use of septic tanks or alternative wastewater disposal systems.

The Overall Project Site is currently vacant and unimproved. Construction activity associated with development may result in wind driven soil erosion and loss of topsoil due to grading activities. However, all construction and grading activities would comply with City’s grad ing ordinance (LEMC 15.04) using BMPs, including the use of fiber rolls, street sweeping, sandbag barriers, straw bale barriers, and storm drain inlet protection. The Approved Project included implementation BMPs to control project runoff and protect water quality, which would limit operational impacts as a result of the Approved Project. The Modified Project would maintain the same or similar BMPs related project runoff and protect water quality. The Approved Project would be constructed to the recommendations in the geotechnical study and to the standards prescribed by the CBC, as amended by the City.

The 2020 Adopted ISMND identified that t here is a possibility that undiscovered buried paleontological resources might be encountered during construction of the Approved Project. The 2020 Adopted ISMND implement MM-GEO-1, which requires that in the event paleontological resources are inadvertently discovered during ground-disturbing activities, work within 50 feet of the discovery shall be halted until a qualified paleontologist can evaluate it. Construction activities may continue in other areas. If the discovery proves to be significant, additional work, such as data recovery excavation or resource recovery, may be warranted and would be discussed in consultation with the City and appropriate regulatory agency.

5.7.2 Modified Project
The Modified Project would be developed on the same Project Site as evaluated in the 2020 Adopted ISMND and would be subject to the same regulatory compliance and mitigation measure identified in the 2020 Adopted ISMND. Similar to the Approved Project, the Modified Project would not expose people or structures to potentially adverse effects or otherwise result in significant impacts with respect to surface fault rupture; seismicity and ground shaking; seism ic-related ground failure and liquefaction; landslides; soil erosion or loss of topsoil; expansive soils; soils incapable of supporting the use of septic tanks or alternative waste water disposal systems; or paleontological resources. Similar to the Approved Project, the Modified Project would be required to implement the same MM GEO -1, related to Paleontological Monitoring. The Modified Project would, consequently, not represent a new significant impact or substantial increase in the severity of previously identified impacts with respect to geology and soils. Thus, Mitigation Measure MM-GEO-1 from the 2020 Adopted ISMND would be implemented by the Modified Project, and impacts associated with geology and soils would be less than significant.

5.7.3 Mitigation Measures
The 2020 Adopted ISMND for the Approved Project implemented the following mitigation measure related to geology and soils:

MM GEO-1: Paleontological Monitoring. If fossil remains are encountered during site development:

1. All site earthmoving shall be ceased within 50 feet of where the fossil remains are encountered. Earthmoving activities may be diverted to other areas of the site.

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2. The owner of the property shall be immediately notified of the fossil discovery who will in turn immediately notify the City of the discovery.

3. The Property Owner/Developer shall retain a qualified paleontologist.

4. The paleontologist shall determine the significance of the encountered fossil remains.

5. Paleontological monitoring of earthmoving activities will continue thereafter on an as-needed basis by the paleontologist during all earthmoving activities that may expose sensitive strata.

Earthmoving activities in areas of the project area where previously undisturbed strata would be buried but not otherwise disturbed will not be monitored. The supervising paleontologist will have the authority to reduce monitoring once he/she determines the probability of encountering any additional fossils has dropped below an acceptable level.

6. If fossil remains are encountered by earthmoving activities when the paleontologist is not onsite, these activities would be diverted around the fossil site and the paleontologist called to the site immediately to recover the remains.

7. Any recovered fossil remains would be prepared to the point of identification and identified to the lowest taxonomic level possible by knowledgeable paleontologists. The remains then would be curated (assigned and labeled with museum* repository fossil spe cimen numbers and corresponding fossil site numbers, as appropriate; places in specimen trays and, if necessary, vials with completed specimen data cards) and catalogued, an associated specimen data and corresponding geologic and geographic site data would be archived (specimen and site numbers and corresponding data entered into appropriate museum repository catalogs and computerized data bases) at the museum repository by a laboratory technician. The remains will then be accessioned into the mu seum* repository fossil collection, where they would be permanently stored, maintained, and, along with associated specimen and site data, made available for future study by qualified scientific investigators. * The city must be consulted on the repository/museum to receive the fossil material prior to being curated.

5.8 Greenhouse Gas Emissions

5.8.1 Adopted Project
The City of Lake Elsinore has adopted the City of Lake Elsinore Climate Action Plan (CAP), on December 13, 2011, which states:

Specifically, the CAP is designed to serve as the programmatic tiering document for the purposes of CEQA within the City of Lake Elsinore for GHG emissions, by which applicable projects will be reviewed. If a proposed development project can demonstrate it is consistent with the applicable emissions reduction measures included in the CAP, the programs and standards that would be implemented as a result of the CAP, and the General Plan Update growth projections, the project’s environmental review pertaining to GHG impacts may be streamlined as allowed by CEQA Guidelines Sections 15152 and 15183.5.

In order to show consistency with the CAP, quantification of the Approved Project’s GHG emissions were not required. However, the Approved Project’s GHG emissions were provided for informational purposes

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only. The GHG emissions for the Approved Project showed that for the year 2020, the Approved Project would create 2,219.09 MTCO2e per year, which is within the SCAQMD’s draft threshold of significance for all land use types of 3,000 MTCO2e per year.

Additionally, the Approved Project would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing GHG emissions. With implementation of Project Design Features 1 through 8 , the Approved Project would be consistent with the applicable local measures provided in the CAP as well as the programs and standards that would be implemented as a result of the CAP. Therefore, potential impacts associated with conflict with a plan, policy, or regulation to reduce greenhouse gas emissions related to the Approved Project would be less than significant.

5.8.2 Modified Project
The Modified Project would be developed consistent with the Approved Project . Similar to the 2020 Adopted ISMND the in order to show consistency with the CAP, quantification of the Modified Project’s GHG emissions were not required. However, the Approved Project’s GHG emissions were provided for informational purposes only. A summary of the results is shown below in Table E.

Table E – Project Related Greenhouse Gas Annual Emissions Greenhouse Gas Emissions (Metric Tons per Year)
Category CO2 CH4 N2O CO2e
Area Sources1 <0.00 <0.00 <0.00 <0.00
Energy Usage2 13.12 <0.00 <0.00 13.19
Mobile Sources3 10.76 <0.01 <0.01 11.00
Solid Waste4 1.40 0.08 <0.00 3.46
Water and Wastewater5 1.16 0.01 <0.00 1.48
Construction6 1.97 <0.00 <0.00 1.99
Total GHG Emissions 28.40 0.09 <0.01 31.11
SCAQMD Draft Threshold of Significance 3,000
Notes:
1 Area sources consist of GHG emissions from consumer products, architectural coatings, and landscaping equipment. 2 Energy usage consists of GHG emissions from electricity and natural gas usage. 3 Mobile sources consist of GHG emissions from vehicles. 4 Waste includes the CO2 and CH4 emissions created from the solid waste placed in landfills. 5 Water includes GHG emissions from electricity used for transport of water and processing of wastewater. 6 Construction emissions amortized over 30 years as recommended in the SCAQMD GHG Working Group on November 19, 2009.

Source: Appendix A, Air Quality

The data provided in Table E shows that the Modified Project would create 31.11 MTCO2e per year, which is within the SCAQMD’s draft threshold of significance for all land use types of 3,000 MTCO2e per year. It should be noted that the calculated GHG emissions are based on approved statewide GHG reduction measures and the required GHG reduction measures provided in the City’s Climate Action Plan and include Project Design Features 1 through 8. Therefore, impacts would be less than significant for the Modified Project.

Additionally, the Modified Project would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing GHG emissions . The City of Lake Elsinore has adopted the City of Lake Elsinore Climate Action Plan (CAP), on December 13, 2011. The CAP provides the following specific measures to be implemented in new developments to reduce GHG emissions. Table F provides a

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list of the applicable reduction measures for new non -residential developments included in the Climate Action Plan. Table F also provide a project consistency analysis of each measure.

Table F – Climate Action Plan Local GHG Reduction Measures and Project Consistency Local Measure Measure Description Project Consistency
T-1.2: Pedestrian
Infrastructure
Through the development review process,
require the installation of sidewalks along new
and reconstructed streets. Also require new
subdivisions and large developments to provide
sidewalks or paths to internally link all uses
where applicable and provide connections to
neighborhood activity centers, major
destinations, and transit facilities contiguous
with the project site; implement through
conditions of approval.

Consistent. Project Design Feature 1 is
provided that requires the installation of
sidewalks along the project site boundary
that is adjacent to Riverside drive and Collier
Avenue as well as internal sidewalks to
connect to neighborhood activity centers,
major destinations, and transit facilities.

T-1.4: Bicycle
Infrastructure
Through the development review process,
require new development, as applicable, to
implement and connect to the network of Class
I, II and III bikeways, trails and safety features
identified in the General Plan, Bike Lane Master
Plan, Trials Master Plan and Western Riverside
County Non-Motorized Transportation plan,
implement through conditions of approval. The
City will also continue to pursue and utilize
funding when needed to implement portions of
these plans.

Consistent. Project Design Feature 2 is
provided which requires the installation of a
bike lane along the project site boundary
with Riverside Drive and Collier Avenue. See
the Lake Elsinore General Plan Circulation
Element, Figure 2.5 Bikeway Plan.

T-1.5: Bicycle
Parking Standards
Through the development review process,
enforce the following short-term and long-term
bicycle parking standards for new non-
residential development (consistent with 2010
California Green Building Code [CalGreen],
Section 5.106.4), and implement through
conditions of approval:
• Short-Term Bicycle Parking: If the project is
anticipated to generate visitor traffic,
provide permanently anchored bicycle racks
within 200 feet of the visitor entrance,
readily visible to passers-by, for 5% of visitor
motorized vehicle parking capacity, with a
minimum of one two-bike capacity rack.

Long-Term Bicycle Parking: For buildings with
over 10 tenant-occupants, provide secure bicycle
parking for 5% of tenant-occupied motorized
vehicle parking capacity, with a minimum of one
space.

Consistent. Project Design Feature 3 is
provided which requires the installation of
bicycle parking spaces to equal five percent
of the visitor parking capacity. The Site Plan
for the project details the locations of the
two bike racks, with one located east of the
Convenience Store entrance and the other
located south of the Drive-Thru restaurant
entrance.

T-3.1: Mixed
Use, High
Density, Infill and
Transit Oriented
Development
Revise the Land Use Map and Municipal Code to
allow for and/or increase the amount of mixed
use, high density, infill and transit oriented
development. Mixed-use projects should be
targeted in the Historic and Ballpark Districts, as
Consistent. The Modified Project will be
developed on a street with commercial uses
located within walking distance and the
nearest bus stop is located as near as 80 feet
northeast of the project site.

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Local Measure Measure Description Project Consistency
well as other areas where services are within
walking distance. High density projects should
be located in urbanized areas adjacent to
services and transportation. Update the
Municipal Code for consistency between zoning
regulations and General Plan land use
designations.

T-4.1: Commute
Trip Reduction
Program
Institute a commute trip reduction program for
employers with fewer than 100 employees
(below the requirements of the existing
Transportation Demand Management Program).

Provide information, training, and incentives to
encourage participation.

Consistent. Project Design Feature 4 is
provided that requires the applicant to install
a board in the employee work area of the
Convenience Store and Drive-Thru
Restaurant that provides bus route maps and
information about carpooling and bicycling to
work.

E-1.1: Tree
Planting
Requirements
Require new development to plant at minimum
one 15-gallon nondeciduous, umbrella-form tree
per 30 linear feet of boundary length near
buildings, per the Municipal Code. Trees shall be
planted in strategic locations around buildings or
to shade pavement in parking lots and streets.

Consistent. Project Design Feature 5 is
provided that requires the applicant to
prepare a landscape plan that meets the
requirement to plant a minimum of one 15
gallon nondeciduous umbrella form tree per
30 linear feet of boundary length (minimum
of 47 trees for the project site).

E-1.2 Cool Roof
Requirements
Amend the City Municipal Code to require new
non-residential development to use roofing
materials having solar reflectance, thermal
emittance or Solar Reflectance Index (SRI)3
consistent with CalGreen Tier 1 values (Table
A5.106.11.2.1), and implement through
conditions of approval.

Consistent. Project Design Feature 6 is
provided that requires the applicant to use
roofing material that has a Solar Reflective
Index (SRI) of 75 or higher as detailed in
Section 3.2.4.1(D) of the 2019 Title 24 Part 6
(CalGreen) Building Standards.

E-1.3: Energy
Efficient Building
Standards
Adopt an ordinance requiring that all new
construction exceed the California Energy Code
requirements, based on the 2008 Energy
Efficiency Standards by 15% (consistent with
CalGreen Tier 1), through either the
performance based on prescriptive approach
described in the California Green Building Code;
implement through conditions of approval.

Alternatively, a solar photovoltaic system and/or
solar water heating may be used to assist in
meeting all or a portion of the 15% requirement.

Consistent. The Modified Project will be
required to be designed to meet Title 24 Part
6 year 2019 Building Energy Efficiency
standards that provide over 50% greater
efficiency than the 2008 Energy Efficiency
Standards.

E-4.1:

Landscaping
Ordinance
Enforce the City’s Assembly Bill 1881
Landscaping Ordinance; implement through
conditions of approval.

Consistent. Project Design Feature 5 is
provided that requires the Landscape Plan to
be designed to be consistent with the
requirements of AB 1881.

E-4.2: Indoor
Water
Conservation
Requirements
Amend the City’s Uniform Building Code to
require development projects to reduce indoor
water consumption by 30% (consistent with
CalGreen Tier 1, Section A5.303.2.3.1), and
implement through conditions of approval.

Consistent. The Modified Project will utilize
water fixtures that are sold in California that
are required to meet CCR Title 20, Sections
1601 – 1608 that require all water fixtures to
be low flow and provide an average water
use reduction of 30%.

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Local Measure Measure Description Project Consistency
S-1.1:

Commercial
Recycling
Renegotiate the contract with the waste
provider to require curbside recycling for all
commercial land uses to divert 65% of
commercial solid waste by 2020 and 75% of
commercial solid waste by 2030.

Consistent. Project Design Feature 7 is
provided that requires the applicant to
contract with a waste provider that provides
recycling services and diverts a minimum of
65 percent of solid waste generated by the
project.

S-1.4:

Construction and
Demolition Waste
Diversion
Amend the Municipal Code to require
development projects to divert, recycle or
salvage at least 65% of nonhazardous
construction and demolition debris generated at
the site by 2020 (consistent with CalGreen Tier
1, Section A 5.408.3.1). Require all construction
and demolition projects to be accompanied by a
waste management plan for the project and a
copy of the completed waste management
report shall be provided upon completion.

Consistent. Project Design Feature 8 is
provided that requires the building
contractor for the Modified Project
to recycle
a minimum of 65 percent of the
nonhazardous construction debris and to
prepare a waste management plan that
details how this is achieved.

T-1.2: Pedestrian
Infrastructure
Through the development review process,
require the installation of sidewalks along new
and reconstructed streets. Also require new
subdivisions and large developments to provide
sidewalks or paths to internally link all uses
where applicable and provide connections to
neighborhood activity centers, major
destinations, and transit facilities contiguous
with the project site; implement through
conditions of approval.

Consistent. Project Design Feature 1 is
provided that requires the installation of
sidewalks along the project site boundary
that is adjacent to Riverside drive and Collier
Avenue as well as internal sidewalks to
connect to neighborhood activity centers,
major destinations, and transit facilities.

T-1.4: Bicycle
Infrastructure
Through the development review process,
require new development, as applicable, to
implement and connect to the network of Class
I, II and III bikeways, trails and safety features
identified in the General Plan, Bike Lane Master
Plan, Trials Master Plan and Western Riverside
County Non-Motorized Transportation plan,
implement through conditions of approval. The
City will also continue to pursue and utilize
funding when needed to implement portions of
these plans.

Consistent. Project Design Feature 2 is
provided which requires the installation of a
bike lane along the project site boundary
with Riverside Drive and Collier Avenue. See
the Lake Elsinore General Plan Circulation
Element, Figure 2.5 Bikeway Plan.

T-1.5: Bicycle
Parking Standards
Through the development review process,
enforce the following short-term and long-term
bicycle parking standards for new non-
residential development (consistent with 2010
California Green Building Code [CalGreen],
Section 5.106.4), and implement through
conditions of approval:
• Short-Term Bicycle Parking: If the project is
anticipated to generate visitor traffic,
provide permanently anchored bicycle racks
within 200 feet of the visitor entrance,
readily visible to passers-by, for 5% of visitor
Consistent. Project Design Feature 3 is
provided which requires the installation of
bicycle parking spaces to equal five percent
of the visitor parking capacity. The Site Plan
for the project details the locations of the
two bike racks, with one located east of the
Convenience Store entrance and the other
located south of the Drive-Thru restaurant
entrance.

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City of Lake Elsinore

Local Measure Measure Description Project Consistency
motorized vehicle parking capacity, with a
minimum of one two-bike capacity rack.

Long-Term Bicycle Parking: For buildings with
over 10 tenant-occupants, provide secure bicycle
parking for 5% of tenant-occupied motorized
vehicle parking capacity, with a minimum of one
space.

T-3.1: Mixed
Use, High
Density, Infill and
Transit Oriented
Development
Revise the Land Use Map and Municipal Code to
allow for and/or increase the amount of mixed
use, high density, infill and transit oriented
development. Mixed-use projects should be
targeted in the Historic and Ballpark Districts, as
well as other areas where services are within
walking distance. High density projects should
be located in urbanized areas adjacent to
services and transportation. Update the
Municipal Code for consistency between zoning
regulations and General Plan land use
designations.

Consistent. The Modified Project will be
developed on a street with commercial uses
located within walking distance and the
nearest bus stop is located as near as 80 feet
northeast of the project site.

T-4.1: Commute
Trip Reduction
Program
Institute a commute trip reduction program for
employers with fewer than 100 employees
(below the requirements of the existing
Transportation Demand Management Program).

Provide information, training, and incentives to
encourage participation.

Consistent. Project Design Feature 4 is
provided that requires the applicant to install
a board in the employee work area of the
Convenience Store and Drive-Thru
Restaurant that provides bus route maps and
information about carpooling and bicycling to
work.

E-1.1: Tree
Planting
Requirements
Require new development to plant at minimum
one 15-gallon nondeciduous, umbrella-form tree
per 30 linear feet of boundary length near
buildings, per the Municipal Code. Trees shall be
planted in strategic locations around buildings or
to shade pavement in parking lots and streets.

Consistent. Project Design Feature 5 is
provided that requires the applicant to
prepare a landscape plan that meets the
requirement to plant a minimum of one 15
gallon nondeciduous umbrella form tree per
30 linear feet of boundary length.

E-1.2 Cool Roof
Requirements
Amend the City Municipal Code to require new
non-residential development to use roofing
materials having solar reflectance, thermal
emittance or Solar Reflectance Index (SRI)3
consistent with CalGreen Tier 1 values (Table
A5.106.11.2.1), and implement through
conditions of approval.

Consistent. Project Design Feature 6 is
provided that requires the applicant to use
roofing material that has a Solar Reflective
Index (SRI) of 75 or higher as detailed in
Section 3.2.4.1(D) of the 2019 Title 24 Part 6
(CalGreen) Building Standards.

E-1.3: Energy
Efficient Building
Standards
Adopt an ordinance requiring that all new
construction exceed the California Energy Code
requirements, based on the 2008 Energy
Efficiency Standards by 15% (consistent with
CalGreen Tier 1), through either the
performance based on prescriptive approach
described in the California Green Building Code;
implement through conditions of approval.

Alternatively, a solar photovoltaic system and/or
solar water heating may be used to assist in
meeting all or a portion of the 15% requirement.

Consistent. The Modified Project will be
required to be designed to meet Title 24 Part
6 year 2019 Building Energy Efficiency
standards that provide over 50% greater
efficiency than the 2008 Energy Efficiency
Standards.

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

Local Measure Measure Description Project Consistency
E-4.1:

Landscaping
Ordinance
Enforce the City’s Assembly Bill 1881
Landscaping Ordinance; implement through
conditions of approval.

Consistent. Project Design Feature 5 is
provided that requires the Landscape Plan to
be designed to be consistent with the
requirements of AB 1881.

E-4.2: Indoor
Water
Conservation
Requirements
Amend the City’s Uniform Building Code to
require development projects to reduce indoor
water consumption by 30% (consistent with
CalGreen Tier 1, Section A5.303.2.3.1), and
implement through conditions of approval.

Consistent. The Modified Project will utilize
water fixtures that are sold in California that
are required to meet CCR Title 20, Sections
1601 – 1608 that require all water fixtures to
be low flow and provide an average water
use reduction of 30%.

S-1.1:

Commercial
Recycling
Renegotiate the contract with the waste
provider to require curbside recycling for all
commercial land uses to divert 65% of
commercial solid waste by 2020 and 75% of
commercial solid waste by 2030.

Consistent. Project Design Feature 7 is
provided that requires the applicant to
contract with a waste provider that provides
recycling services and diverts a minimum of
65 percent of solid waste generated by the
project.

S-1.4:

Construction and
Demolition Waste
Diversion
Amend the Municipal Code to require
development projects to divert, recycle or
salvage at least 65% of nonhazardous
construction and demolition debris generated at
the site by 2020 (consistent with CalGreen Tier
1, Section A 5.408.3.1). Require all construction
and demolition projects to be accompanied by a
waste management plan for the project and a
copy of the completed waste management
report shall be provided upon completion.

Consistent. Project Design Feature 8 is
provided that requires the building
contractor for the Modified Project to recycle
a minimum of 65 percent of the
nonhazardous construction debris and to
prepare a waste management plan that
details how this is achieved.

Source: City of Lake Elsinore Climate Action Plans, December 13, 2011.

As shown above in Table F, with implementation of Project Design Features 1 through 8, the Modified Project is consistent with the applicable local measures provided in the Climate Action Plan as well as the programs and standards that would be implemented as a result of the CAP and that the Modified Project is consistent with the General Plan Update growth projections. Therefore, the Modified Project would comply with the CAP’s local measures and reduction targets and would not conflict with the applicable plan for reducing GHG emissions.

5.8.3 Project Design Features
The Adopted IS/MND for the Approved Project incorporated Project Design Features 1 through 8 related to Greenhouse Gas Emissions. Please see 5.3.3 Air Quality Project Design Features.

5.9 Hazards and Hazardous Materials

5.9.1 Adopted Project
The 2020 Adopted ISMND found that ring construction, there would be a minor level of transport, use, and disposal of hazardous materials and wastes that are typical of construction projects. This would include fuels and lubricants for construction machinery, coating materials, etc., as well as for the transport of the gas and diesel fuels to the Project Site. The 2020 Adopted ISMND project included fuel storage tanks associated with the gas and diesel stations would be required to follow specific protocols for handling,

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transporting, and storing the fuel onsite. All hazardous materials are required to be utilized and transported in accordance with their labeling pursuant to federal and state law . Routine construction control measures and best management practices for hazardous materials storage, application, waste disposal, accident prevention and clean-up would be sufficient to reduce potential impacts to a less than significant level. The operation of the Approved Project convenience store and fast-food restaurant would not be expected to generate hazardous waste or create the routine transport, use, or disposal of hazardous materials. The Approved Project would be required to comply with all applicable federal, state and local laws and regulations pertaining to the transport, use, disposal, handling, and storage of hazardous waste during the construction phase to reduce the likelihood and severity of accidents during transit. There are no existing or proposed schools within a quarter mile of the Approved Project . The closest school site is Temescal Canyon High School, located approximately 0.3 miles to the north. As previously discussed, the Approved Project would be required to comply with all applicable federal, state and local laws and regulations pertaining to the transport, use, disposal, handling, and storage of hazardous waste during the construction phase to reduce the likelihood and severity of accidents during transit. Proper handling of the use and disposal of hazardous materials associated with the gas station would reduce the potential for exposure of any school in proximity to the Project Site to hazardous materials.

The Approved Project would be required to comply with all applicable fire code requirements for construction and access to the Project Site and as such, would be reviewed by the City Fire Department to determine the specific fire requirements applicable to ensure comp liance with these requirements.

This review would ensure that the Approved Project would provide adequate emergency access to and from the Project Site. The City Engineer and the City Fire Department would review any modifications to existing r oadways to ensure that adequate emergency access and/or emergency response would be maintained. The Approved Project does not propose any changes that would impact the City’s Emergency Preparedness Plan or the Riverside County Operational Area Multi-Jurisdictional Local Hazard Mitigation Plan. Therefore, impacts were found to be less than significant.

5.9.2 Modified Project
The Modified Project would be developed on the same Project Site as evaluated in the 2020 Adopted ISMND and would be subject to the regulatory compliance, project design features, and mitigation measures identified in the 2020 Adopted ISMND. The Modified Project would consist of replacing the previously approved 2,543 square foot fast food restaurant with an express car wash. The carwash would consist of a 3,600 square foot structure with the would on the northwest side and exit on the southeast side. Th e carwash would include three queue lanes located to the north of the proposed carwash structure. The proposed carwash would also have 13 vacuum stalls and 10 standard parking stalls on the northeast side of the carwash structure. The Modified Project would not impair or interfere with adopted emergency plans. Therefore, impacts associated with hazards and hazardous materials during construction and operation of the Modified Project would be the same as under the Approved Project.

The Modified Project would be subject to the same regulatory compliance as identified for the Approved Project in the 2020 Adopted ISMND. The Modified Project would, consequently, not represent a new significant impact or substantial increase in the severity of previously identified impacts with respect to hazards and hazardous materials. Thus, the City, State and Federal regulations detailed in the 2020 Adopted ISMND would be implemented by the Modified Project and impacts to hazards and hazardous materials would be less than significant.

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5.9.3 Mitigation Measures
No mitigation measures were required for hazards and hazardous materials in the 2020 Adopted ISMND; no mitigation measures are required for the Modified Project.

5.10 Hydrology and Water Quality

5.10.1 Adopted Project
The 2020 Adopted ISMND concluded that compliance with the applicable regulatory requirements related to water quality would ensure that the Approved Project would not violate any water quality standards or waste discharge requirements. In addition, through preparation of a Best Management Practices (BMP), operational water quality impacts of the Approved Project were concluded to be less than significant. Since the Approved Project would not install any groundwater wells, and would not otherwise directly withdraw any groundwater, and because groundwater is below the proposed depth of excavation for the Approved Project, the Adopted IS/MND concluded that impacts to groundwater would be less than significant.

According to General Plan EIR, the Project Site is located within the Elsinore Groundwater Management Zone (GMZ). Since the City has a large amount of vacant land, substantial changes to recharge systems could occur from development of the vacant parcels. I n order to reduce pollutants, the City has implemented policies to minimize pollutants in the local and regional waterways, which includes water that percolates into the groundwater through Water Resources Policies 4.1, 4.2, and 4.3. Water Resources Policies 4.1 and 4.2 require development projects to acquire a National Pollutant Discharge Elimination System (NPDES) permit and implement BBMPs to reduce pollutants. Water Resources Policy 4.3 requires the City to review future development project’s beneficial uses during the environmental review stage. Therefore, potential impacts associated with depletion of or interference with groundwater would be less than significant.

The Adopted IS/MND identified that although the Approved Project does not result in the alteration of existing onsite drainage patterns, and is consistent with erosion or siltation controls imposed via City grading and building permit regulations. The Adopted IS/MND concluded that the Approved Project would not result in significant erosion or siltation impacts from changes to drainage patterns and would not have the potential to alter drainage patterns or increase runoff that would result in flooding. modular wetlands biofiltration system would be installed in Drainage Management Area (DMA) B to capture and treat runoff.

Outflows would be discharged into the City’s existing drainage system. The Adopted IS/MND found that the Project Site is not located adjacent to any unchannelized stream or river, and Project runoff would continue to drain into existing City storm drain infrastructure. The Adopted IS/MND identified that the Approved Project is subject to regulatory compliance regarding water quality includin g Standard Urban Storm Water Mitigation Plan (SUSMP) and the City’s LID Ordinance requirements. The Adopted IS/MND found that compliance with the applicable regulatory requirements would ensure that the Approved Project results in less than significant water quality impacts.

According to the Federal Emergency Management Agency (FEMA), the western portion of the Overall Project Site is within the 0.2% annual chance of flood hazard zone and is not within a 100-year flood hazard area. Seiches are large waves generated in enclosed bodies of water in response to ground shaking. The Project Site is surrounded by a relatively flat and urbanized area. The Overall Project Ste is located approximately 1.25 miles northeast of Lake Elsinore, which lacks significant potential for a damaging seiche because of its low depth, and presence of flood control devices constructed by the U.S. Army Corps

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City of Lake Elsinore

of Engineers, including the berm fill at the southern end of the lake. The Project Site is located at least 24 miles from the ocean and approximately 1,267 feet above mean sea level (MSL). Due to the location of the Overall Project Site, and topography of the surrounding locale, it is also not likely that mudflows would inundate the site. Therefore, no impacts associated with inundation by flood, tsunami, or seiche would occur.

5.10.2 Modified Project
Under the Modified Project, construction activities associated with the proposed development would have a similar potential to result in impacts related to degradation of water quality as the Approved Project. The Modified Project would consist of replacing the previously approved 2,543 square foot fast food restaurant with an express car wash. The carwash would consist of a 3,600 square foot structure with the would on the northwest side and exit on the southeast side. The carwash would include three queue lanes located to the north of the proposed carwash structure. The proposed carwash would also have 13 vacuum stalls and 10 standard parking stalls on the northeast side of the carwash structure. The Modified Project does not change the proposed subterranean excavation parameters or impervious surf area, compared to the Approved Project. As such, there is no potential for new or additional impacts related to hydrology and water quality would occur. EVMWD is the water purveyor for the City and as identified in the Adopted IS/MND would have sufficient water supply for construction and operation of the Approved Project and as such would not deplete groundwater supplies or result in a substantial net deficit in the aquifer volume or lowering of the local groundwater table. The Modified Project would not result in any changes which would increase the water supply demand at the Project Site. The storm water pollution prevention plan (SWPPP) would contain BMPs to minimize primarily construction-related water quality impacts, but also contains some structural BMPs built into the Modified Project for ongoing water quality purposes over the life of the Modified Project. Thus, the Modified Project and impacts associated with hydrology and water quality would be less than significant.

5.10.3 Mitigation Measures
No mitigation measures were required for hazards and hazardous materials in the 2020 Adopted ISMND; no mitigation measures are required for the Modified Project.

5.11 Land Use and Planning

5.11.1 Adopted Project
The 20 20 Adopted ISMND indicated that the Overall Project Site is currently zoned Commercial Manufacturing (C -M) and is surrounded by Limited Manufacturing (M -1) and other C -M zoning designations. The Zoning Code divides the City into districts, or zones, and regulated land use activity in each district, specifying the permitted uses of land and buildings, density, bulk, and other regulations. The Approved Project included the construction of a commercial business on an undeveloped parcel surrounded by other commercial and industrial development. The Overall Project Site does not contain any existing residential or community structures and is in the Business District. The Approved Project noted that it would not divide any established biological communities as analyzed in Section IV, Biological Resources. The Approved Project did not include any changes to the existing circulation network that would divide an existing community.

The General Plan Land Use Designation of the Overall Project Site is Limited Industrial (LI) and it is zoned Commercial Manufacturing (C-M). The Approved Project, included a gas station, convenience store and drive-thru restaurant, which are all supportive and compatible uses with the other intended uses of the

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LI Land Use Designation. The Approved Project included a Municipal Code Amendment that allowed drive- through establishments in the C-M Zone as a conditionally permitted uses.

5.11.2 Modified Project
The Modified Project would be replacing the Approved drive-through establishment, with a car wash. Car washes are allowed in the C -M Zone subject to a Conditional Use Permit (CUP). Upon completion of a CUP, the Modified Project would be consistent with all applicable existing and planned land use policies and regulations of the Lake Elsinore Municipal Code and General Plan. The Modified Project would be within the scope of the impacts identified in the 2020 Adopted ISMND, with the approval of a CUP related to the car wash and impacts to land use and planning would be less than significant.

5.11.3 Mitigation Measures
No mitigation measures were required for land use in the 2020 Adopted ISMND; no mitigation measures are required for the Modified Project.

5.12 Mineral Resource

5.12.1 Adopted Project
The 2020 Adopted ISMND did not identify as mineral resources on the project site. T he 2020 Adopted ISMND concluded that the Approved Project would not result in the loss of availability of a known mineral resource of value to the region and residents of the State, nor of a locally important mineral resource recovery site, as the Approved Project would not propose to extract mineral resources or prevent them from being extracted by other means in the future and no impact to mineral resources would result from the Approved Project.

5.12.2 Modified Project
The Modified Project would be situated on the 0.64 acre of the southwestern portion of the parcel that was previously analyzed for the Approved Project and was not identified to have any mineral resources on the project site. The Modified Project would, consequently, not represent a new significant impact or substantial increase in the severity of previously identified impacts with respect to mineral resources.

5.12.3 Mitigation Measures
No mitigation measures were required for mineral resources in the 2020 Adopted ISMND; no mitigation measures are required for the Modified Project.

5.13 Noise

5.13.1 Adopted Project
The 2020 Adopted ISMND found that the Approved Project would not expose persons to or generate noise levels in excess of standards established in the Lake Elsinore General Plan or LEMC Noise Ordinance or applicable standards of other agencies.

Noise impacts from construction activities associated with the Approved Project would be a function of the noise generated by construction equipment, equipment location, sensitivity of nearby land uses, and the timing and duration of the construction activities. The nearest sensitive receptors to the Project Site are offsite workers at the commercial uses located adjacent to the as near as 100 feet northwest side of the Project Site. There are also single-family homes located as near as 1,700 feet southwest of the Project

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Site. Section 17.176.080(F)(1) of the City’s Municipal Code restricts construction activities from occurring between the weekday hours of 7:00 p.m. and 7:00 a.m., or at any time on weekends or holidays. Section

17.176.080(F)(2) of the City’s Municipal Code limits daily average construction noise that occurs at the nearest property lines for by business uses to 85 dBA from mobile equipment and 75 dBA from stationary equipment and at the nearby single -family homes to 75 dBA for mobile equipment and 60 dBA for stationary equipment. The Approved Project showed that the greatest noise impacts at the nearby off - site workers would occur during the building construction phase of construction, with a noise level as high as 83 DBA, which is within the City’s Mobile equipment threshold for business properties of 84 dBA.

However, the site preparation, grading, building construction and paving phases have the potential to exceed the City’s stationary equipment threshold of 75 dBA at the nearest off-site workers. A sound wall provides a minimum of 5 dB of attenuation when it is high enough to break the line-of-sight between the noise source and receiver (Caltrans, 2013). MM NOI -1 would re strict stationary equipment from operating within 50 feet of the northwest and southwest property lines and that construction of the proposed sound wall detailed in MM NOI-2 be completed prior to the start of site preparation or grading activities for the Approved Project. As such, implementation of MM NOI-1 would reduce the noise level of stationary equipment to 73 dBA Leq or below, which is within the City’s stationary equipment threshold. Therefore, with implementation of MM NOI -1 and MM NOI-2, construction-related noise impacts would be reduced to within the city noise standards and potential impacts associated with construction noise would be less than significant.

Section 17.176.060(A) of the Municipal Code limits onsite noise sources to 65 dBA between 7:00 a.m. and 10:00 p.m. and 60 dBA between 10:00 p.m. and 7:00 a.m. at the adjacent existing commercial property on the northwest side and the proposed commercial property on the southwest side of the Project Site.

Section 8.06.060(A) also provides residential noise standards; however, the nearest residential uses are located 1,700 feet to the southwest and due to the distance, no noise impacts are anticipated to the nearby residential uses.

MM NOI-2 would require the Property Owner/Developer to construct a minimum 8-foot-high masonry wall on the northwest and southwest property lines of the Project Site. The portions of the walls that are within the setbacks of Riverside Drive and Collier Avenue shall be limited to three feet in height per the wall height limitations detailed in Sections 17.112.070 and 17.112.090 of the City of Lake Elsinore Municipal Code. The operational onsite noise levels were recalculated based on implementation of MM NOI-2 and the results are shown in Table 10 - Mitigated Operational Noise Levels at the Nearby Commercial Uses, which shows that with implementation of MM NOI-2, the combined noise levels at the adjacent commercial uses would be 58 dBA at the northwest property line and would be 51 dBA at the southwest property line, which are within both the City’s daytime and nighttime noise standards for commercial land uses. With implementation of MM NOI-2, potential impacts associated with noise from operation would be reduced to within the City noise standards and would be less than significant.

The 2020 Adopted ISMND found that permanent and cumulative noise increases to the nearby sensitive receptors from the generation of additional vehicular traffic would not exceed the FTA’s allowable increase thresholds.

Section 17.176.080(G) of the City’s Municipal Code restricts the operation of any device that creates a vibration which is above the vibration threshold of any individual at or beyond the property boundary of the source. Section 17.176.020 of the Municipal Code defines the “Vibration perception threshold” as motion velocity of 0.01 inch per second over the range of one to 100 Hz. Construction activity can result

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in varying degrees of ground vibration, depending on the equipment used on the Project Site. Operation of construction equipment causes ground vibrations that spread through the ground and diminish in strength with distance. Buildings in the vicinity of the construction site respond to these vibrations with varying results ranging from no perceptible effects at the low levels to slight damage at the highest levels.

Table 14 – Vibration Source Levels for Construction Equipment shows typical vibration created by different types of construction equipment quantified by extensive research into vibration created by construction equipment conducted by the Federal Transit Administration (Federal Transit Administration, 2006). The data in Table 14 provides a reason able estimate of vibration levels for a wide range of soil conditions.

Since the City of Lake Elsinore utilizes the root mean square (RMS) amplitude descriptor (Section

17.176.020 Definitions of the Municipal Code), the RMS values were also shown in Table 14 and were calculated by dividing the peak particle velocity (PPV) by a crest factor of 4, which is the same crest factor utilized by the FTA to convert between PPV and dB or L
v.

Section 17.176.020 of the Municipal Code defines the “Vibration perception threshold” as motion velocity of 0.01 inch per second over the range of one to 100 Hz. It should be noted that the 0.01 inch per second RMS vibration level, is equivalent to 68 VdB.

The 2020 Adopted ISMND included MM NOI-3 which restricts the operation of the following equipment within the listed distances from the shared property lines with the adjacent commercial uses during construction of the Approved Project. With implementation of MM NOI -3, the construction -related vibration level of the Approved Project would be reduced to within threshold of perception as required by Section 17.176.080(G) of the City’s Municipal Code.

The 2020 Adopted ISMND noted that Caltrans has done extensive research on vibration level created along freeways and State Routes and their vibration measurements of highways have never exceeded

0.08 inches per second PPV or 0.02 inch per second RMS or 86 VdB at 15 feet from the center of the nearest lane, with the worst combinations of heavy trucks traveling at highway speeds (Caltrans, 2013).

The FTA has also researched the impact of vehicle and train speed in relation to vibration level and found that d oubling the speed usually results in a vibration level increase of 4 to 6 dBV (Federal Transit Administration, 2006). Since it is unlikely that any truck operating on the Project Site would exceed 15 miles per hour, which is approximately one quarter typical highway speeds, it is anticipated that the worst- case onsite vibration level would be 8 VdB lower, which equates to 80 VdB or 0.01 inch per second RMS at 15 feet from the center of the nearest travel lane. The center of the nearest travel lane for where truck activities would occur onsite is as near as 25 feet from the nearest shared property line with the adjacent commercial uses. Based on typical propagation rates of groundborne vibration, the vibration level at the nearest shared property line would be 0.006 inch per second RMS. This would be within the City’s 0.01 inch per second RMS threshold. Therefore, the Approved Projects impacts associated with operations related vibration would be less than significant.

The Approved Project would not expose people residing or working in the Project area to excessive noise levels within an area covered by an airport land use plan. The Approved Project would not expose people residing or working in the area to excessive noise levels in the vicinity of a private airstrip.

5.13.2 Modified Project
The Modified Project would consist of replacing the previously approved 2,543 square foot fast food restaurant with an express car wash. The carwash would consist of a 3,600 square foot structure with the would on the northwest side and exit on the southeast side. The carwash would include three queue

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lanes located to the north of the proposed carwash structure. The proposed carwash would also have 13 vacuum stalls and 10 standard parking stalls on the northeast side of the carwash structure.

Construction noise impacts related to the Modified Project to the nearby sensitive receptors have been in Appendix B, Noise Impact Report and are shown below in Table G.

Table G – Worst Case Construction Noise Levels at Nearest Receptors Construction Phase
Off-Site Workers at Northwest
Property Line1
Single-Family Homes to
Southwest2
Distance3
(feet)
Noise Level
(dBA Leq)3
Distance3
(feet)
Noise Level
(dBA Leq)3
Site Preparation 115 76 1,800 52
Grading 115 77 1,800 53
Building Construction 125 77 1,750 54
Paving 115 77 1,800 53
Painting 125 66 1,750 43
City’s Daily Mobile Equipment Threshold 85 75
City’s Daily Stationary Equipment Threshold 75 60
Notes:
1 Off-Site Worker noise threshold from Section17.176.080(F)(2) of the Municipal Code for Business Properties. 2 Residential construction noise threshold from Section 17.176.080(F)(2) of the Municipal Code for Type I Areas. 3 The distances for Site Preparation, Grading and Paving are based on the distance to the center of the project site and the distances for Building Construction and Painting are based on the distance to the center of the proposed car wash structure.

Source: Appendix B, Noise Report

Table H shows that the greatest noise impacts at the nearby off -site workers would occur during the Grading, Building Construction, and Paving phases of construction, with a noise level as high as 77 dBA, which is within the City’s mobile equipment threshold for business properties of 85 dBA. However, the Site Preparation, Grading, Building Construction and Paving phases have the potential to exceed the City’s stationary equipment threshold of 75 dBA at the nearest off -site workers. Table H also shows that the greatest noise impacts at the nearest home would occur during the Building Construction phase, with a noise level as high as 54 dBA, which is within both the City’s mobile equipment threshold of 75 dBA and stationary equipment threshold of 60 dBA. MM NOI -1 is provided that would require no stationary equipment to be operated within 50 feet of the northwest and southwest property lines and that construction of the proposed sound wall detailed in MM NOI-2 to be completed prior to the start of site preparation or grading activities for the Modified Project . A sound wall provides a minimum of 5 dB of attenuation when it is high enough to break the line -of-sight between the noise source and receiver (Caltrans, 2013). As such, implementation of MM NOI -1, would reduce the noise level of stationary equipment to 73 dBA Leq or below, which is within the City’s stationary equipment threshold. Therefore, with implementation of MM NOI-1 and MM NOI-2, construction-related noise impacts would be reduced to within the City noise standards.

The operation of the Modified Project may create an increase in onsite noise levels from noise impacts from the automated carwash and vacuum stall parking spaces. Section 17.176.060(A) of the Municipal Code limits onsite noise sources to 65 dBA between 7:00 a.m. and 10:00 p.m. and 60 dBA between 10:00 p.m. and 7:00 a.m. at the adjacent existing commercial property on the northwest side and the proposed commercial property on the southwest side of the project site. Section 8.06.060(A) also provides residential noise standards, however the nearest residential uses are located 1,700 feet to the southwest

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The operational onsite noise levels were calculated based on implementation of MM NOI-2 that requires the construction of 8 foot high walls on the northwest and southwest property lines and the results are shown in Table H. In order to account for implementation of MM NOI -4 that restricts operation of the carwash during the nighttime hours, only the City’s daytime noise standard was analyzed in Table H. As such, with implementation of MM NOI-2 and NOI-4, operational-related noise impacts would be reduced to within the City noise standards.

Table H – Mitigated Operational Noise Levels at the Nearby Commercial Uses Noise Source1
At Northwest Property Line At Southwest Property Line
Distance - Source to
Property Line (feet)
Noise Level
(dBA Leq)
Distance - Source to
Property Line (feet)
Noise Level
(dBA Leq)
Carwash Entrance Front 63 55.3 -- --
Carwash Entrance Side -- -- 13 60.0
Carwash Exit Side -- -- 13 64.5
Vacuum Stations 42 45.9 36 47.3
City Noise Standard2 (Day) 65 65
Exceed City Noise Standards (Day)? No No
Notes:
1 The carwash noise source reference measurements are detailed above in Table H and Appendix C. 2 Obtained from Section 17.176.060(A) of the Municipal Code.

Vibration impacts from construction activities associated with the Modified Project would typically be created from the operation of heavy off- road equipment. The nearest off -site receptors to the project site are the commercial uses located adjacent to the northwest side of the project site. There are also single-family homes located as near as 1,700 feet west of the project site. MM NOI -3 from the 2020 Adopted ISMND would restrict the operation of the equipment within the listed distances from the shared property lines with the adjacent commercial uses during construction . The Modified Project would maintain MM NOI-3. Through implementation of MM NOI-3, the construction -related vibration level would be reduced to within threshold of perception as required by Section 17.176.080(G) of the City’s Municipal Code. Impacts would be less than significant. The Modified Project would consist of the development of a carwash. The on -going operation of the Modified Project would not include the operation of any known vibration sources. Therefore, a less than significant vibration impact is anticipated from the operation of the Modified Project.

5.13.3 Mitigation Measures
The 2020 Adopted ISMND for the Approved Project implemented the following mitigation measure related to noise:

MM NOI-1: The project applicant shall restrict the use of any stationary equipment from operating within 50 feet of the northwest and southwest property lines and require construction of the proposed sound wall detailed in Mitigation Measure 2 to be constructed prior to the start of site preparation or grading activities for the proposed project.

MM NOI-2: The project applicant shall construct a minimum 8 -foot high masonry wall that is free of cutouts or openings along the northwest and southwest property lines of the project site. The portions of the walls that are within the setbacks of Riverside Drive and Collier Avenue shall be limited to 3 feet in

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height per the wall height limitations detailed in Sections 17.112.070 and 17.112.090 of the City of Lake Elsinore Municipal Code.

MM NOI-3: The project applicant shall restrict the operation of the following equipment within the listed distances from the shared property lines with the adjacent commercial uses during construction of the proposed project:
• Vibratory Roller - 110 feet from shared property line; • Large Bulldozer - 50 feet from shared property line;
• Loaded Truck (on dirt road) – 43 feet from shared property line; • Jackhammer – 23 feet from shared property line; and
• Small Bulldozer – 2.5 feet from shared property line.

The Modified Project includes the following additional mitigation measure related to noise:

MM NOI-4: The project applicant shall limit the hours of operation for the proposed car wash to between 7 a.m. and 10 p.m..

5.14 Population and Housing

5.14.1 Adopted Project
The 2020 Adopted ISMND determined that the Approved Project would not induce substantial population growth. The 2020 Adopted ISMND identified that the Approved Project would not have indirect effects on growth through such mechanisms as the extension of roads and infrastructure and did not propose residential uses. As such, population growth associated with the Approved Project would be less than significant and no mitigation measures are required. The 2020 Adopted ISMND identified that the Approved Project would generate new employment on the Project Site. Laborers would be needed for both construction and operation; however, it is expected that labor would be from local sources and would not induce any population increases in the City. According to the 2020 Adopted ISMND, residents who work within Lake Elsinore are primarily employed in services positions, manufacturing businesses, construction, and retail trade. The Adopted Project would provide employment opportunities for City residents. The Adopted Project would be consistent with the Limited Industrial land use designation contained in the City’s General Plan which provides for an estimated 16,424,826 square feet of industrial uses. The Adopted Project comprises approximately 0.2 percent of the City’s planned industrial uses. The Adopted Project would be also considered infill development and is consistent with surrounding uses. The Adopted IS/MND determined that impacts related to population and housing would be less than significant.

5.14.2 Modified Project
he Modified Project would not have indirect effects on growth through such mechanisms as the extension of roads and infrastructure. The Modified Project would consist of replacing the previously approved 2,543 square foot fast food restaurant with an express car wash. The carwash would consist of a 3,600 square foot structure with the would on the northwest side and exit on the southeast side. Similar to the Approved Project, laborers would be needed for both construction and operation; however, it is expected that labor would be from local sources and would not induce any population increases in the city . The Modified Project would be within the scope of the impacts identified in the 20 20 Adopted ISMND and there would be no impacts on population and housing.

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5.14.3 Mitigation Measures
No mitigation measures were required for population and housing in the 2020 Adopted ISMND ; no mitigation measures are required for the Modified Project.

5.15 Public Service

5.15.1 Adopted Project
The 20 20 Adopted ISMND determined that the Approved Project would not result in a significant increased demand for fire or police protection and would not require additional schools or cause an increase in demand for public parks.

5.15.2 Modified Project
The Modified Project includes the construction of a c ar wash to replace an Approved drive -through location. As such, the Approved and Modified Project does not result in physical impacts associated with new or physically altered governmental facilities. The Modified Project would be within the scope of the impacts identified in the 2020 Adopted ISMND and there would be no impacts on public services.

5.15.3 Mitigation Measures
No mitigation measures were required for public service in the 2020 Adopted ISMND ; no mitigation measures are required for the Modified Project.

5.16 Recreation

5.16.1 Adopted Project
The 2020 Adopted ISMND found that because the Approved Project does not include residential uses, it would have minimal demand on existing park and recreational facilities , and can be offset through the payment of the appropriate park fees. The 2020 Adopted ISMND determined that the Approved Project would not impact recreational facilities, nor require the construction or expansion of existing recreational facilities. The Adopted ISMND noted that the Property Owner/Developer would be required to pay park fees to the City for the purpose of establishing, improving and maintaining parkland with the City.

5.16.2 Modified Project
The addition of a car wash to replace the Approved drive -through in the City would not result in an increased use of recreational facilities. Like the 2020 Adopted ISMND, the Modified Project would require the Property Owner/Developer would be required to pay park fees to the City for the purpose of establishing, improving and maintaining parkland with the City . Additionally, the Modified Project does not propose new housing, any impacts would be considered incremental and can be offset through the payment of the appropriate park fees. The Modified Project does not include the construction of new or expanded recreational facilities. The Modified Project would be within the scope of the impacts identified in the 2020 Adopted ISMND and there would be no impacts on recreation.

5.16.3 Mitigation Measures
No mitigation measures were required for recreation in the 2020 Adopted ISMND; no mitigation measures are required for the Modified Project.

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5.17 Transportation

5.17.1 Adopted Project
The 2020 Adopted ISMND determined that the approved project would potentially impact traffic within the study area for a fast -food restaurant. Based on the proposed 2,543 square feet restaurant, it was estimated that a total of 594 trips would occur per day, with 59 trips ends during the AM Peak Hour, and 42 trips during the PM Peak hour. The Adopted Project incorporated Mitigation Measures MM TRAF-1 through MM TRAF-6 to reduce traffic impacts to less than significant levels per the City’s criteria including congestion management programs. The Adopted Project would not increase hazards due to design features or incompatible uses. The Adopted Project would be consistent with the on-site and surrounding zoning designations, and implementation of the Adopted Project would not introduce incompatible uses to the Project Area. The Adopted Project would not include any offsite features that would extend into the public right -of-way or otherwise interfere with circulation or result in traffic hazards. The Adopted Project has been designed to limit the turning movements on Riverside Drive to right- in, right-out only, therefore eliminating left turn movements from the driveway that would cross the median and potentially cause traffic conflicts with the Riverside Drive/Collier Avenue intersection. The Adopted Project is located on a vacant lot on the northwest corner of Collier Avenue and Riverside Drive, both of which would be improved to their ultimate right -of-way along the frontage of the Project Site as part of the Adopted Project. The Project Site would be accessible by emergency vehicles at each of its two driveways, one each on Collier Avenue and Riverside Drive.

5.17.2 Modified Project
The Modified Project of a one car wash tunnel would generate a total of 96 trips per day, with 5 trip ends during the AM Peak Hours, and 12 trips ends during the PM Peak Hour according to Appendix C, Traffic Memo. Therefore, it was determined that the Modified Project would generate 498 fewer trips per day with 54 fewer trips during AM peak hour and 30 few trips during the PM peak hour. The Modified Project incorporate the previously approved Mitigation Measures MM TRAF -1 through MM TRAF -6 to reduce traffic impacts to less than significant levels per the City’s criteria.

5.17.3 Mitigation Measures
The 2020 Adopted ISMND for the Approved Project implemented the following mitigation measure related to transportation and traffic:

MM TRAF-1: Prior to issuance of Certificate of Occupancy, the Property Owner/Developer shall pay its fair-share to construct the following improvements.
• Intersection #1: I-15 NB Ramps/Nichols Road – The peak hour volumes at this intersection would not satisfy the peak hour signal warrant for the AM peak hour. The following improvement is needed to mitigate intersection LOS:
o Convert this intersection into an all- way-stop. With this mitigation, the intersection is forecast to operate at LOS B during both the AM and PM. o While delays at the northbound left turn movement would increase with the implementation of this measure, the total intersection delay with all- way stop control is forecast to result in satisfactory LOS (LOS D or better) which would mitigate the project's

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impact. Furthermore, the queuing analysis indicates that the forecast queue for the northbound left turn lane would be accommodated within the existing storage lane. o The City and Caltrans have recently converted this intersection to an all- way-stop configuration consistent with this mitigation measure. Therefore, the requirement for this mitigation measure has been satisfied.

MM TRAF-2: Prior to issuance of Certificate of Occupancy, the Property Owner/Developer shall construct the following improvements
• Intersection #3: Collier Avenue/Nichols Road – Although the peak hour volumes at this intersection would satisfy the peak hour signal warrant for the PM peak hour, a signal is not needed to improve LOS back to LOS D or better. The following improvement wou ld mitigate intersection LOS without the installation of a traffic signal:
o Convert this intersection into an all- way-stop. With this mitigation, the intersection is forecast to operate at LOS D during the AM peak hour and LOS C during the PM peak hour.

MM TRAF-3: Prior to issuance of Certificate of Occupancy, the Property Owner/Developer shall construct the following improvements:
• Intersection #6: Collier Avenue (SR-74)/Central Avenue (SR-74) – The following improvement is needed to mitigate intersection LOS:
o Modify existing traffic signal to accommodate new improvements. o Restripe two southbound through lanes to one southbound through and one southbound through-left lane. With this mitigation, the intersection is forecast to operate at LOS D during both the AM and PM peak hour.

MM TRAF-4: Prior to issuance of Certificate of Occupancy, the Property Owner/Developer shall pay its fair-share to construct the following improvements:
• Intersection #7: I-15 SB Ramps/Central Avenue (SR-74) – The following improvement is needed to mitigate intersection LOS:
o Install a third eastbound through lane and install a second (dual) southbound left turn lane. With this mitigation, the intersection is forecast to operate at LOS C during the AM peak hour.

MM TRAF-5: Prior to issuance of Certificate of Occupancy, the Property Owner/Developer shall pay its fair-share to construct the following improvements:
• Intersection #9: Dexter Avenue /Central Avenue (SR-74) – The following improvement is needed to mitigate intersection LOS:
o Change northbound left turn phasing to protected -permitted. With this mitigation, the intersection is forecast to operate at LOS D during the AM peak hour.

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MM TRAF-6: Prior to issuance of Certificate of Occupancy, the Property Owner/Developer shall pay its fair-share to construct the following improvements
• Intersection #10: Gunnerson Street- Strickland Avenue/Riverside Drive (SR -74) –The following improvement is needed to mitigate intersection LOS:
o Convert this intersection into a signalized intersection when the traffic volumes would satisfy signal warrants. With this mitigation, the intersection is forecast to operate at LOS B during the AM peak hour and LOS C during the PM peak hour.

5.18 Tribal Cultural Resources

5.18.1 Adopted Project
In the 2020 Adopted ISMND a Native American Heritage Commission (NAHC) and AB52 consultation was conducted. Of the tribes notified for the Approved Project , the Rincon Band of Luiseño Indians, the Pechanga Band of Luiseno Indians, and the Soboba Band of Luiseño Indians requested formal government- to-government consultation under AB 52. The City met with Pechanga on May 21, 2018 and with Soboba on May 22, 201 8. The City sent recommended mitigation measures to both Pechanga and Soboba on September 5, 2018 and to Rincon September 19, 2018. Consultation with Soboba was concluded on September 19, 2018, with Pechanga on November 7, 2018, and with Rincon on January 30, 2019. As a result of these consultations, Mitigation MM CUL -1 through MM CUL -5, as discussed in Section 5. 5 Cultural Resources, impacts related to Tribal Cultural Resources were determined to be less than significant in the 2020 Adopted ISMND.

5.18.2 Modified Project
The Modified Project would be developed on the same Project Site as evaluated in the 2020 Adopted ISMND. Impacts of the Modified Project would be the same as the Approved Project. The Modified Project would be within the scope of the impacts identified in the 2020 Adopted ISMND, and with implementation of MM CUL-1 through MM CUL-5 Impacts to cultural resources would be less than significant.

5.18.3 Mitigation Measures
The Adopted IS/MND for the Approved Project incorporated Mitigation Measures MM CUL -1 through MM CUL-5 related to Tribal Cultural Resources. Please see 5.5.3 Cultural Resource Mitigation Measures.

5.19 Utilities and Service Systems

5.19.1 Adopted Project
The 20 20 Adopted ISMND indicated that the Approved Project would be served by Elsinore Valley Municipal Water District (EVMWD). The EVMWD issued Service Planning Letter #3069 -0, in which the EVMWD determined that water is available to serve the Approved Project and a sewer line extension would be required on Collier Avenue, which would be constructed as part of the Adopted Project. The Approved Project would be served by the existing water and wastewater treatment facilities, and the Property Owner /Developer would pay all development impacts fees associated with water and wastewater service. These facilities would not require expansion to accommodate the Approved Project, and the resulting impact would be less than significant on utilities. The treatment plant is currently meeting all State and Federal wastewater discharge requirements; therefore, the Approved Project would not necessitate the creation of new or the expansion of existing facilities to provide service to the project.

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The 2020 Adopted ISMND indicated that the Approved Project would be served by existing entitlements, and no new or expanded entitlements would be needed.

The 2020 Adopted ISMND stated that CR&R, Inc. Environmental Services is the solid waste disposal service provider for the City of Lake Elsinore and parts of Riverside County. Riverside County Department of Waste Resources (RCDWR) facilitates waste management services for Riverside County. T hese services are provided on a countywide basis, and each private or public entity determines which landfill or transfer station to use, which is mostly based on geographic proximity. The landfills typically used by the City of Lake Elsinore are the El Sobrante, Badlands, and Lamb Canyon Landfills. All three of the landfills are Class III municipal solid waste landfills. The 2020 Adopted ISMND stated that the Adopted Project would not pose a constraint to the solid waste disposal needs.

5.19.2 Modified Project
The Modified Project would require the same connections as the Approved Project. The treatment plant is currently meeting all State and Federal wastewater discharge requirements; therefore, the Modified Project would not necessitate the creation of new or the expansion of existing facilities to provide service to the project. Therefore, the Modified Project would be served by existing entitlements, and no new or expanded entitlements would be needed.

CR&R, Inc. Environmental Services is the solid waste disposal service provider for the City of Lake Elsinore and parts of Riverside County. Riverside County Department of Waste Resources (RCDWR) facilitates waste management services for Riverside County. These services are provided on a countywide basis, and each private or public entity determines which landfill or transfer station to use, which is mostly based on geographic proximity. T he landfills typically used by the City of Lake Elsinore are the El S obrante, Badlands, and Lamb Canyon Landfills. All three of the landfills are Class III municipal solid waste landfills.

El Sobrante Landfill is expected to reach capacity by 2045. It has a permitted daily capacity of 16,054 tons per day and with a total capacity of 184,930,000 tons and a remaining capacity of 143,977,170 cubic yards.
1 Since the 2020 Adopted ISMND, Badlands Landfill has been approved for additional capacity from 34,400,000 to 82,300,000 cubic yards and is expected to reach capacity by 2059. It has a permitted daily capacity of 5,000 tons per day and a remaining capacity of 7,800,000 cubic yards.2 Lamb Canyon Landfill also added capacity since the Adopted ISMND 39,681,513 cubic yards. It has a permitted daily capacity of 5,000 tons per day and a remaining capacity of 19,242,950 cubic yards.3 Solid waste disposal capacity would not pose a constraint to the solid waste disposal needs of the Modified Project . There was adequate capacity for the Approved Project prior to the additional capacity modifications to the two landfalls, therefore, there is adequate capacity to serve the Modified Project.

The Modified Project would be within the scope of the impacts identified in the 2020 Adopted ISMND and impacts on utilities would be less than significant.

1 Accessed October 23, 2024: https://www2.calrecycle.ca.gov/SolidWaste/Site/Summary/2402 2 Accessed October 23, 2024: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2245?siteID=2367 3 Accessed October 23, 2024: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2246?siteID=2368

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

5.19.3 Mitigation Measures
No mitigation measures were required for utilities and service systems in the 2020 Adopted ISMND ; no mitigation measures are required for the Modified Project.

5.20 Wildfire

5.20.1 Adopted Project
The 2020 Adopted ISMND indicated that the Overall Project Site is not located in a High or Very High Fire Hazard Severity Zone. The Overall Project Site is vacant and bound by vacant land to the northwest, south and west and by commercial/industrial uses to the northeast and east. As part of the plan check process, the Project Site plan would undergo a fire, life, and safety review by the City Fire Department to determine the specific fire requirements applicable to ensure compliance with these requirements.

5.20.2 Modified Project
The Modified Project would be situated on the 0.64 acre of the southwestern portion of the parcel that was previously analyzed for the Approved Project and was not identified to have any wildfire impacts on the project site. The Modified Project would be within the scope of the impacts identified in the 2008 Adopted ISMND and there would be no impacts on wildfire.

5.20.3 Mitigation Measures
No mitigation measures were required for wildfire in the 2020 Adopted ISMND; no mitigation measures are required for the Modified Project.

Kassab Express Car Wash Project - AMND
City of Lake Elsinore

6.0 CONCLUSION
Based on the above analyses, which compared the potential effects of the Modified Project with the potential impacts of the Approved Project as discussed in the 2020 Adopted ISMND, the City concludes that the Modified Project would not require major revisions of the 2020 Adopted ISMND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects (State CEQA Guidelines § 15162(a)(1)). In addition, no substantial changes have occurred with respect to the circumstances under which the project would be undertaken which would require major revisions of the 2020 Adopted ISMND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects (State CEQA Guidelines § 15162(a)(2)).

Finally, no new information of substantial importance has been presented which would show that the Modified Project would have one or more significant effects not discussed in the 2020 Adopted ISMND; that significant effects previously examined will be substantially more severe than shown in the 2020 Adopted ISMND; that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents declined to adopt the mitigation measures or alternatives; or that mitigation measures or alternatives which are considerably different from those analyzed in the 2020 Adopted ISMND would substantially reduce one or more significant effects on the environment, but the project proponents declined to adopt the mitigation measures or alternatives (State CEQA Guidelines § 15162(a)(3)). Therefore, none of these conditions described in State CEQA Guidelines § 15162 requiring preparation of a subsequent IS/MND or EIR are present. Substantial evidence supporting the conclusions presented above is provided in the proceedings of this Addendum (State CEQA Guidelines § 15164(e)).

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 Octo ber 21, 2025, at the Lake Elsinore Cultural Center, 183 North Main Street, Lake Elsinore, California, 92530, at 6:00 p.m., or as soon thereafter as the matter may be heard, to consider the following:

Planning Application No. 2016-112 (Kassab Travel Center Carwash): The proposed project is a request to modify the previous approval for the Kassab Travel Center to replace the 2,543 square-foot drive-through restaurant with a new 3,600 square -foot express carwash facility with vacuum stalls. The modification includes a Commercial Design Review (CDR No. 2021-21) for the new carwash building and Conditional Use Permit (CUP No. 2021- 16) to allow a carwash use in the Commercial Manufacturing (C-M) zoning district. No other changes to the previously approved uses are part of the modification request, including the gasoline station and convenience store.

The project is located on an existing 2.39 -acre site near the southwest corner of Riverside Drive and Collier Avenue and includes Assessor Parcel Numbers 378-030-007 and 378-030-009.

Pursuant to CEQA Guidelines Section 15164, the City proposes to adopt Addendum No. 1 to the Mitigated Negative Declaration (ER 2018-02; SCH #2019029048) for the project on the basis that none of the conditions described in CEQA Guidelines Sections 15162 or 15163 calling for the preparation of a subsequent or supplemental Mitigated Negative Declaration have occurred.

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 Nancy Huynh, Principal Planner in the Planning Division at [email protected] or (951) 848-3906.

Damaris Abraham,
Community Development Director

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: 0011759600
Customer's Reference/PO Number:

Publication: The Press-Enterprise
Publication Dates: 10/10/2025
Total Amount: $393.41
Payment Amount: $0.00
Amount Due: $393.41
Notice ID: vzrdzo9HcNIhoJCEeIWc
Invoice Text: [https://res.cloudinary.com/dgqq2xsfd/image/upload/enotice- production/exports/1759880322220/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 October 21, 2025, at the Lake Elsinore Cultural Center, 183 North Main Street, Lake Elsinore, California, 92530, at 6:00 p.m., or as soon thereafter as the matter may be heard, to consider the following: Planning Application No. 2016-112 (Kassab Travel Center Carwash): The proposed project is a request to modify the previous approval for the Kassab Travel Center to replace the 2,543 square-foot drive-through restaurant with a new 3,600 square-foot express carwash facility with vacuum stalls. The modification includes a Commercial Design Review (CDR No. 2021-21) for the new carwash building and Conditional Use Permit (CUP No. 2021-16) to allow a carwash use in the Commercial Manufacturing (C-M) zoning district. No other changes to the previously approved uses are part of the modification request, including the gasoline station and convenience store. The project is located on an existing 2.39-acre site near the southwest corner of Riverside Drive and Collier Avenue and includes Assessor Parcel Numbers 378-030-007 and 378-030-009. Pursuant to CEQA Guidelines Section 15164, the City proposes to adopt Addendum No. 1 to the Mitigated Negative Declaration (ER 2018-02; SCH #2019029048) for the project on the basis that none of the conditions described in CEQA Guidelines Sections 15162 or 15163 calling for the preparation of a subsequent or supplemental Mitigated Negative Declaration have occurred. ALL INTERESTED PERSONS are invited to submit written information, PA 2016-112 Kassab Carwash - 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: 0011759600
FILE NO. 0011759600

PROOF OF PUBLICATION
I am a citizen of the United States. I
am over the age of eighteen years and
not party to or interested in the above-
entitled matter. I am an authorized
representative of THE PRESS-
ENTERPRISE, a newspaper of
general circulation, printed and
published daily in the County of
Riverside, and which newspaper has
been adjudicated a newspaper of
general circulation by the Superior
Court of the County of Riverside, State
of California, under date of April 25,
1952, Case Number 54446, under
date of March 29, 1957, Case Number
65673, under date of August 25, 1995,
Case Number 267864, and under date
of September 16, 2013, Case Number
RIC 1309013; that the notice, of which
the annexed is a printed copy, has
been published in said newspaper in
accordance with the instructions of the
person(s) requesting publication, and
not in any supplement thereof on the
following dates, to wit:
10/10/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.

Date: October 10, 2025.

At: Riverside, California
______________________________
Signature
PA 2016-112 Kassab Carwash - Page 1 of 1

NOTIFICATION PACKAGE
CUP-2021-0016 / FWQMP-2023-0004
Lake Elsinore Travel Center
29301 Riverside Dr Lake Elsinore
APNs 378-030-007 and 378-030-009 (new parcels)
378-030-035 (parcel before parcel merger)
INCLUDES:
1100' OWNER LIST
1100' RADIUS MAP*
*expanded to include 30 unique min owners

EXCEL FILE

CERTIFICATION
COUNT: 30 (duplicates consolidated)
PREPARED 08/22/2025
FILE #350538
4000 Barranca Pkwy #250 Irvine CA 92604
(949) 494-6105
[email protected]

Affidavit of Notification List
Application No. _________________________________________________________________ Applic
ant Name _________________________________________________________________ Projec
t Name/Location _________________________________________________________________ I cert
ify that on _____________ day of _________________, 20___ , we prepared a notification list and a radius map, including properties entirely and partially within _______ ___ feet of the most exterior boundaries of the property being considered in the above referenced project known as (Property Address) _______________________________________________________. The property owner names and addresses listed on the notification list, provided in an excel spreadsheet on a CD or external hard drive, were taken from the latest records of the Riverside County Assessor. Such names are recorded in the records of the Riverside County Assessor as being the present owner or owners of both the subject property and the property/properties within the required mailing radius of the subject property.
______________________
__________________ __________________________
Appl
icant/Representative Signature Date
This
instrument was acknowledged before me on this __________ day of ____________ , 20 ____ , by In wit
ness whereof I hereunto set my hand and official seal.
______________________
__________________
Notar
y Public
My Co
mmission expires on: _________________
Pursuant to Government Code Sections 65090 -65096 notification lists shall be from the most recent Accessor Tax rolls. In order for the application to be deemed complete please return the completed, notarized affidavit to the assigned case planner at your earliest convenience.

22nd
August
25 1100
08/22/2025
22nd
August
25 July 18 2026
CUP-2021-0016 / FWQMP-2023-0004
Lake Elsinore Travel Center
29301 Riverside Dr Lake Elsinore, CA 92530
29301 Riverside Dr Lake Elsinore, CA 92530
377-050-022,57,73,78
Mhc 186/Mhc 77
Po Box 320099
Alexandria VA 22320
377-050-033,44,77,79,80
Elsinore Valley Cemetery Dist
P O Box 0751
Lake Elsinore CA 92531
377-050-053
Cloud Second
4736 E Stetson Ln
Orange CA 92869
377-050-056,62,63,68,70
Elsinore Valley Cemetery
18170 Collier Ave
Lake Elsinore CA 92530
377-050-076
Hwy 74
29190 Riverside Dr
Lake Elsinore CA 92530
377-120-010,11,12,13
Charles Dale Sacks
29126 Old Wrangler Rd
Canyon Lake CA 92587
377-120-014
Gary M Morris
31115 Lancashire Dr
Lake Elsinore CA 92530
377-120-065,30-35
Lake Elsinore Plaza 2 Corp
4580 University Ave
San Diego CA 92105
377-120-067
Wintersun Group Usa Inc
1250 E Belmont St
Ontario CA 91761
377-120-068
Lanihau Lake Elsinore 2
P O Box 9032
Kailua Kona HI 96745
377-130-039,30-23,26,34
Riverside County Flood Cont
1995 Market St
Riverside CA 92501
378-020-067,030-11,32
Blue Sky Institute
6984 Overlook Ter
Anaheim CA 92807
378-020-069,30-16,21,33
Eastern Municipal Water Dist
P O Box 8300
Perris CA 92572
378-030-020
Blue Sky Institute
2365 Northside Dr #250
San Diego CA 92108
378-030-027
Collier Dev Co
9902 Brier Ln
Santa Ana CA 92705
378-030-029
Scalzo-ostermiller Lp
Po Box 1660
San Juan Capistra CA 92693
378-030-031
Livin The Dream Trust Dtd 5/12/22
22531 Canyon Lake Dr
Canyon Lake CA 92587
378-031-001
Raul I Jasso
17995 Collier Ave
Lake Elsinore CA 92530
378-031-002
William F Rowan
22455 Whirlaway Ct
Canyon Lake CA 92587
378-031-003,4
Herr Real Estate
875 Overlook Cir
San Marcos CA 92078
378-031-005
Melinda Bossenmeyer
22484 Whirlaway Ct
Canyon Lake CA 92587
378-031-006
Cleary Michael M & Cleary Kathlyn
22190 San Joaquin Dr
Canyon Lake CA 92587
378-031-007
Todd R Barsby
22519 Canyon Lake Dr
Canyon Lake CA 92587
378-031-008
Koontz Living Trust Dtd 11/26/18
22281 Jessamine Way
Corona CA 92883
378-031-009
Twistnu
122 E Avenida Cornelo
San Clemente CA 92672
378-031-010
Z Best Body & Paint Shops Inc
1055 W 7th St #2250
Los Angeles CA 90017
378-031-011
Collier Dev Co
8502 E Chapman Ave #350
Orange CA 92869
389-210-063,220-001,2
Affinity Mohr
13457 Brooks Dr
Baldwin Park CA 91706
389-220-003,4,5,6
Severson & Smith
27405 Puerta Real #120
Mission Viejo CA 92691
389-220-011
At & Sf Rr
740 E Carnegie Dr
San Bernardino CA 92408