Lake Elsinore City Council
January 13, 2026

Remove & Replace Buried Debris
11‑20‑25 – Excavation of 230 CY
• Cat D6R Dozer with slope board
• Cat 950 GC Loader
• 2,000‑gallon water truck
11‑24‑25 – Export/Import of 230 CY
• Cat D6R Dozer with slope board
• Cat 950 GC Loader
The Time and Material invoice (Exhibit A) totals $17,688.00, which exceeds the City Manager’s 10% contingency authorization limit of $11,950.00. Therefore, approval of this change order is required for the remaining $5,738.00, representing the amount above the authorized contingency.

Fiscal Impact
Funding costs are included in the Fiscal Year 25/26 – 29/30 Capital Improvement Plan (CIP) budget, CIP Project No. Z20026. The County of Riverside is providing $5,000,000 from the Permanent Local Housing Allocation (PLHA) Program.

Attachments
Attachment 1 – Change Order No. 1
Exhibit A – Invoice
Attachment 2 – Original Agreement
1 DATE:

QUANTITY UNIT
Lump Sum 1.00
TOTAL
SUM OF
1 Review by: Initials Date Date

PRIOR TO THIS CHANGE ORDER
CONTRACTOR IS AUTHORIZED TO MAKE THE FOLLOWING CHANGES:

City Manager

ITEM UNIT PRICE EXTENSION
See Attached Time and Material Invoice
ITEM

QUANTITIES DECREASED
$17,688.00 $17,688.00

UNIT PRICE
CITY PROJECT #
DATE AWARDED: October 14, 2025
PROJECT TITLE: Senior Housing Project Edmondson Construction Z00026
Authorized by: Jason Simpson TOTAL AMOUNT OF CONTRACT
$119,500.00

QUANTITIES INCREASED

CITY OF LAKE ELSINORE
130 S. MAIN STREET
LAKE ELSINORE, CA 92530
(951) 674-3124
January 13, 2026
PROJECT CHANGE ORDER CHANGE ORDER #
THIS CHANGE ORDER IS APPLICABLE TO:

CONTRACT AWARDED TO:

City Manager:
$17,688.00
Approved by:

Contractor
Change Order No.

Assistant City Manager

EXTENSION

THE AMOUNT OF THE CONTRACT WILL BE (INCREASED) BY THE
$17,688.00
None

QUANTITY
Date:

Invoice
PO #
Bill To:

Tract #
Project Location:

Item
T&M Remove Buried Debris
Grading for Senior Housing, Riley Street
Remove & Replace Buried Debris
4 Hrs
4 Hrs
4 Hrs
2,000 Gal Water Truck 4 Hrs
11-24-25 Export/Import 230 CY's
8 Hrs
8 Hrs
8 Hrs
2,000 Gal Water Truck 8 Hrs
Super 10's (3 EA) 24 Hrs
*Approx. 230 CY's of Buried Debris was located beneath the S/E corner of the property.

At the direction of Gus Papagolos, Edmondson removed & exported the 230 CY's & replaced with 230 CY's of Clean import materials.

See attached photo's
$305.00
130 S Main Street
Invoice
November 26, 2025
#6120-2-25
CIP# Z20026
Senior Housing
200 N Riley Street, Lake Elsinore, CA
Quantity
Cat D6R Dozer w/ Slope Board
$1,220.00
City of Lake Elsinore
Lake Elsinore, CA 92530
Cat 950 GC Loader
Foreman
$305.00
$175.00
$230.00
PO Box 101 * Lake Elsinore, California * 92531
10% O/H $1,608.00
$2,640.00
18135 Grand Ave * Lake Elsinore, California * 92530 (951) 678-0800 * Fax (951) 678-0884 www.wemovedirt.com
$17,688.00
Unit Total
11-20-25 Excavate 230 CY's
Cat D6R Dozer w/ Slope Board $1,320.00 $330.00
$1,840.00
$150.00 $3,600.00
$700.00
Cat 950 GC Loader
Foreman
$330.00
$175.00
$230.00
Total
$2,440.00
$1,400.00
Total Due
$920.00
$16,080.00
1 Agreement No. __________

AGREEMENT FOR PUBLIC WORKS CONSTRUCTION
Edmondson Construction Co.

For the
Senior Housing Project
CIP PROJECT NO. Z20026
This Agreement for Public Works Construction (“ Agreement”) is made and entered into as of October 14, 2025 by and between the City of Lake Elsinore, a municipal corporation (“ City”) and Edmondson Construction Co. (“Contractor”).

The City and Contractor, in consideration of the mutual promises and covenants set forth herein, agree as follows:

1. The Project and Project Documents. Contractor agrees to construct the following public improvements (“ work”) identified as:

Site Grading Senior Housing Project (the “Project”)
The City- approved plans for the construction of the Project, which are incorporated herein by reference and prepared by Engineering Resources of Southern California, are identified as:

Site Grading Plans
The Project Documents include this Agreement and all of the following: ( 1) the Notice Inviting Bids, Instructions to Bidders, Bid Documents including Bidder’s Proposal as submitted by the Contractor, Contract Documents, General Specifications, Special Provisions, and all attachments and appendices; ( 2) everything referenced in such documents, such as specifications, details, standard plans or drawings and appendices, including all applicable State and Federal requirements; ( 3) all required bonds, insurance certificates, permits, notices, and affidavits; and ( 4) any and all addenda or supplemental agreements clarifying, amending or extending the work contemplated as may be required to insure completion in an acceptable manner. All of the provisions of the above-listed documents are made a part of this Agreement as though fully set forth herein.

2. Compensation.
a. For and in consideration of the payments and agreements to be made and performed by City, Contractor agrees to construct the Project, including furnishing all materials and performing all work required for the Project, and to fulfill all other obligations as set forth in the Bidder’ s Proposal, such contract price being $ 119,500.00.

Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8 2 b. City hereby promises and agrees to employ, and does hereby employ, Contractor to provide the materials, do the work, and fulfill the obligations according to the terms and conditions herein contained and referred to, for the prices set forth, and hereby contracts to pay the same at the time, in the manner, and upon the conditions set forth in the Project Documents.
c. Contractor agrees to receive and accept the prices set forth in the Bidder’ s Proposal as full compensation for furnishing all materials, performing all work, and fulfilling all obligations hereunder. Such compensation shall cover all expenses, losses, damages, and consequences arising out of the nature of work during its progress or prior to its acceptance including those for well and faithfully completing the work and the whole thereof in the manner and time specified in the Project Documents; and also including those arising from actions of the elements, unforeseen difficulties or obstructions encountered in the prosecution of the work, suspension or discontinuance of the work, and all other unknowns or risks of any description connected with the work.

3. Completion of Work.
a. Contractor shall perform and complete all work within twenty-five (25) working days from the date of commencement specified in the Notice to Proceed, and shall provide, furnish and pay for all the labor, materials, necessary tools, expendable equipment, and all taxes, utility and transportation services required for construction of the Project. b. All work shall be performed and completed in a good workmanlike manner in strict accordance with the drawings, specifications and all provisions of this Agreement as hereinabove defined and in accordance with applicable laws, codes, regulations, ordinances and any other legal requirements governing the Project.
c. Contractor shall not be excused with respect to the failure to so comply by any act or omission of the City, the City Engineer, a City inspector, or a representative of any of them, unless such act or omission actually prevents the Contractor from fully complying with the requirements of the Project Documents, and unless the Contractor protests at the time of such alleged prevention that the act or omission is preventing the Contractor from fully complying with the Project Documents. Such protest shall not be effective unless reduced to writing and filed with the City within three ( 3) working days of the date of occurrence of the act or omission preventing the Contractor from fully complying with the Project Documents. d. City and Contractor recognize that time is of the essence in the performance of this Agreement and further agree that if the work called for under the Agreement is not completed within the time hereinabove specified, damages will be sustained by the City and that, it is and will be impracticable or extremely difficult to ascertain and determine the actual amount of damages the City will sustain in the event of, and by reason of, such delay. It is, therefore, agreed that such damages shall be presumed to be in the amount of $ 500.00 per calendar day, and that the Contractor will pay to the City, or City may retain from amounts otherwise payable to Contractor, such amount for each calendar day by which the Contractor fails to complete the work, including corrective items of work, under this Agreement within the time hereinabove specified and as adjusted by any changes to the work.

Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8 3 4. Changes to Work. City and Contractor agree that the City may make changes to the work, or suspend the work, and no matter how many changes, such changes or suspensions are within the contemplation of the Contractor and City and will not be a basis for a compensable delay claim against the City nor be the basis for a liquidated damage claim against the Contractor.

Any change to the work shall be by way of a written instrument (“ change order”) signed by the City and the Contractor, stating their agreement to the following:
a. The scope of the change in the work;
b. The amount of the adjustment to the contract price; and c. The extent of the adjustment to the Schedule of Performance.

The City Engineer is authorized to sign any change order provided that sufficient contingency funds are available in the City’s approved budget for the Project. All change in the work authorized by the change order shall be performed under the applicable conditions of the Project Documents. City and Contractor shall negotiate in good faith and as expeditiously as possible the appropriate adjustments for such changes.

5. Bonds. Contractor shall provide, before commencing work, a Faithful Performance Bond and a Labor and Material Bond, each for one-hundred percent ( 100%) of the contract price in the form that complies with the Project Documents and is satisfactory to the City Attorney.

6. Non-Assignability. Neither this Agreement nor any rights, title, interest, duties or obligations under this Agreement may be assigned, transferred, conveyed or otherwise disposed of by Contractor without the prior written consent of City.

7. Licenses. Contractor represents and warrants to City that it holds the contractor’ s license or licenses set forth in the Project Documents, is registered with the Department of Industrial Relations pursuant to Labor Code Section 1725.5, and holds such other licenses, permits, qualifications, insurance and approvals of whatsoever nature which are legally required of Contractor. Contractor represents and warrants to City that Contractor shall, at its sole cost and expense, keep in effect or obtain at all times during the term of this Agreement, any licenses, permits, insurance and approvals which are legally required of Contractor to practice its profession. Contractor shall maintain a City of Lake Elsinore business license.

8. Indemnity. Contractor shall indemnify, defend, and hold harmless the City and its officials, officers, employees, agents, the County and Board Supervisors, and volunteers from and against any and all losses, liability, claims, suits, actions, damages, and causes of action arising out of any personal injury, bodily injury, loss of life, or damage to property, or any violation of any federal, state, or municipal law or ordinance, to the extent caused, in whole or in part, by the willful misconduct or negligent acts or omissions of Contractor or its employees, subcontractors, or agents, by acts for which they could be held strictly liable, or by the quality or character of their work. The foregoing obligation of Contractor shall not apply when ( 1) the injury, loss of life, damage to property, or violation of law arises from the sole negligence or willful misconduct of the City or its officers, employees, agents, or volunteers and ( 2) the actions of Contractor or its employees, subcontractor, or agents have contributed in no part to the injury, loss of life, damage to
Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8 4 property, or violation of law. It is understood that the duty of Contractor to indemnify and hold harmless includes the duty to defend as set forth in Section 2778 of the California Civil Code.

Acceptance by City of insurance certificates and endorsements required under this Agreement does not relieve Contractor from liability under this indemnification and hold harmless clause.

This indemnification and hold harmless clause shall apply to any damages or claims for damages whether or not such insurance policies shall have been determined to apply. By execution of this Agreement, Contractor acknowledges and agrees to the provisions of this Section and that it is a material element of consideration.

9. Insurance Requirements.
a. Insurance. Contractor, at Contractor’ s own cost and expense, shall procure and maintain, for the duration of the Agreement, unless modified by the City’s Risk Manager, the following insurance policies.
i. Workers’ Compensation Coverage. Contractor shall maintain Workers’ Compensation Insurance and Employer’ s Liability Insurance for his/her employees in accordance with the laws of the State of California. In addition, Contractor shall require each subcontractor to similarly maintain Workers’ Compensation Insurance and Employer’ s Liability Insurance in accordance with the laws of the State of California for all of the subcontractor’ s employees. Any notice of cancellation or non-renewal of all Workers’ Compensation policies must be received by the City at least thirty ( 30) days prior to such change. The insurer shall agree to waive all rights of subrogation against City, its officers, agents, employees and volunteers for losses arising from work performed by Contractor for City. In the event that Contractor is exempt from Worker’ s Compensation Insurance and Employer’ s Liability Insurance for his/her employees in accordance with the laws of the State of California, Contractor shall submit to the City a Certificate of Exemption from Workers Compensation Insurance in a form approved by the City Attorney.
ii. Commercial General Liability Coverage. Contractor shall maintain commercial general liability insurance in an amount not less than one million dollars 1,000,000) per occurrence for bodily injury, personal injury and property damage. If a commercial general liability insurance form or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to the work to be performed under this Agreement or the general aggregate limit shall be at least twice the required occurrence limit. Required commercial general liability coverage shall be at least as broad as Insurance Services Office Commercial General Liability occurrence form CG 0001 ( ed. 11/88) or Insurance Services Office form number GL 0002 (ed. 1/73) covering comprehensive General Liability and Insurance Services Office form number GL 0404 covering Broad Form Comprehensive General Liability. No endorsement may be attached limiting the coverage.
iii. Automobile Liability Coverage. Contractor shall maintain automobile liability insurance covering bodily injury and property damage for all activities of the Contractor arising out of or in connection with the work to be performed under this Agreement, including coverage for owned, hired and non-owned vehicles, in an amount of not less than one million dollars ($ 1,000,000) combined single limit for each occurrence. Automobile liability coverage must be at least as broad as Insurance Services Office Automobile Liability form CA 0001 ( ed. 12/90) Code 1 (“ any auto”). No endorsement may be attached limiting the coverage.

Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8 5 iv. Builder’ s Risk Coverage. Prior to the commencement of any construction of the Project, Design- Builder shall obtain ( or cause to be obtained) and keep in force during the term of any construction, builder’s risk insurance insuring for all risks of physical loss of or damage ( excluding the perils of earthquake and flood). v. Professional Liability Coverage. Contractor shall maintain professional errors and omissions liability insurance appropriate for Contractor’ s profession for protection against claims alleging negligent acts, errors or omissions which may arise from Contractor’ s services under this Agreement, whether such services are provided by the Contractor or by its employees, subcontractors, or sub consultants.

The amount of this insurance shall not be less than one million dollars ($ 1,000,000) on a claims- made annual aggregate basis, or a combined single limit per occurrence basis.
b. Endorsements. Each general commercial liability and automobile liability insurance policy shall be with insurers possessing a Best’s rating of no less than A:VII and shall be endorsed with the following specific language:
i. The City, its elected or appointed officers, officials, employees, agents and volunteers are to be covered as additional insured with respect to liability arising out of work performed by or on behalf of the Contractor, including materials, parts or equipment furnished in connection with such work or operations. ii. This policy shall be considered primary insurance as respects the City, its elected or appointed officers, officials, employees, agents and volunteers. Any insurance maintained by the City, including any self-insured retention the City may have, shall be considered excess insurance only and shall not contribute with it. iii. This insurance shall act for each insured and additional insured as though a separate policy had been written for each, except with respect to the limits of liability of the insuring company.
iv. The insurer waives all rights of subrogation against the City, its elected or appointed officers, officials, employees or agents. v. Any failure to comply with reporting provisions of the policies shall not affect coverage provided to the City, its elected or appointed officers, officials, employees, agents or volunteers.
vi. The insurance provided by this Policy shall not be suspended, voided, canceled, or reduced in coverage or in limits except after thirty ( 30) days written notice has been received by the City.
c. Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions must be declared to and approved by the City. At the City’s option, Contractor shall demonstrate financial capability for payment of such deductibles or self-insured retentions. d. Certificates of Insurance. Contractor shall provide certificates of insurance with original endorsements to City as evidence of the insurance coverage required herein.

Certificates of such insurance shall be filed with the City on or before commencement of Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8 6 performance of this Agreement. Current certification of insurance shall be kept on file with the City at all times during the term of this Agreement.

10. Notices. Any notice required to be given under this Agreement shall be in writing and either served personally or sent prepaid, first class mail. Any such notice shall be addressed to the other party at the address set forth below. Notice shall be deemed communicated within 48 hours from the time of mailing if mailed as provided in this section.

If to City: City of Lake Elsinore
Attn: City Manager
130 South Main Street
Lake Elsinore, CA 92530
With a copy to: City of Lake Elsinore
Attn: City Clerk
130 South Main Street
Lake Elsinore, CA 92530
If to Contractor: Edmondson Construction Co
Attn: Chance Edmondson
18135 Grand Ave
Lake Elsinore CA 92530

11. Entire Agreement. This Agreement constitutes the complete and exclusive statement of agreement between the City and Contractor. All prior written and oral communications, including correspondence, drafts, memoranda, and representations, are superseded in total by this Agreement.

12. Amendments. This Agreement may be modified or amended only by a written document executed by both Contractor and City and approved as to form by the City Attorney.

13. Assignment and Subcontracting. Contractor shall be fully responsible to City for all acts or omissions of any subcontractors. Assignments of any or all rights, duties for obligations of the Contractor under this Agreement will be permitted only with the express consent of the City. Nothing in this Agreement shall create any contractual relationship between City and any subcontractor nor shall it create any obligation on the part of the City to pay or to see to the payment of any monies due to any such subcontractor other than as otherwise is required by law.

14. Waiver. Waiver of a breach or default under this Agreement shall not constitute a continuing waiver of a subsequent breach of the same or any other provision under this Agreement.

15. Severability. If any term or portion of this Agreement is held to be invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions of this Agreement shall continue in full force and effect.

16. Controlling Law Venue. This Agreement and all matters relating to it shall be governed by the laws of the State of California and any action brought relating to this Agreement shall be held exclusively in a state court in the County of Riverside.

Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8 7 17. Litigation Expenses and Attorneys’ Fees. If either party to this Agreement commences any legal action against the other party arising out of this Agreement, the prevailing party shall be entitled to recover its reasonable litigation expenses, including court costs, expert witness fees, discovery expenses, and attorneys’ fees.

18. Mediation. The parties agree to make a good faith attempt to resolve any disputes arising out of this Agreement through mediation prior to commencing litigation. The parties shall mutually agree upon the mediator and share the costs of mediation equally. If the parties are unable to agree upon a mediator, the dispute shall be submitted to JAMS or its successor in interest. JAMS shall provide the parties with the names of five qualified mediators. Each party shall have the option to strike two of the five mediators selected by JAMS and thereafter the mediator remaining shall hear the dispute. If the dispute remains unresolved after mediation, either party may commence litigation.

19. Authority to Enter Agreement and Administration. Contractor has all requisite power and authority to conduct its business and to execute, deliver, and perform the Agreement. Each party warrants that the individuals who have signed this Agreement have the legal power, right, and authority to make this Agreement and to bind each respective party. The City Manager is authorized to enter into an amendment or otherwise take action on behalf of the City to make the following modifications to the Agreement: ( a) a name change; ( b) grant extensions of time; ( c) non-monetary changes in the scope of services; and/or ( d) suspend or terminate the Agreement. The City Engineer shall act as the Project administrator on behalf of the City.

20. Prohibited Interests. Contractor maintains and warrants that it has not employed nor retained any company or person, other than a bona fide employee working solely for Contractor, to solicit or secure this Agreement. Further, Contractor warrants that it has not paid nor has it agreed to pay any company or person, other than a bona fide employee working solely for Contractor, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. For breach or violation of this warranty, City shall have the right to rescind this Agreement without liability. For the term of this Agreement, no member, officer or employee of City, during the term of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.

21. Equal Opportunity Employment. Contractor represents that it is an equal opportunity employer and it shall not discriminate against any subcontractor, employee or applicant for employment because of race, religion, color, national origin, handicap, ancestry, sex or age. Such non-discrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination.

22. Prevailing Wages.
a. Contractor and all subcontractors shall adhere to the general prevailing rate of per diem wages as determined and as published by the State Director of the Department of Industrial Relations pursuant to Labor Code Sections 1770, 1773, and 1773.2. Copies of these rates and the latest revisions thereto are on file in the office of the City Clerk of the City of Lake Elsinore and are available for review upon request.

Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8 8 b. Contractor' s attention is directed to the provisions of Labor Code Sections 1774, 1775, 1776, 1777.5 and 1777. 6. Contractor shall comply with the provisions of these Sections. The statutory provisions for penalties for failure to comply with the State's wage and the hours laws will be enforced.
c. Labor Code Sections 1774 and 1775 require the Contractor and all subcontractors to pay not less than the prevailing wage rates to all workmen employed in the execution of the contract and specify forfeitures and penalties for failure to do so. The minimum wages to be paid are those determined by the State Director of the Department of Industrial Relations. Labor Code Section 1776 requires the Contractor and all subcontractors to keep accurate payroll records, specifies the contents thereof, their inspection and duplication procedures and certain notices required of the Contractor pertaining to their location. The statutory penalties for failure to pay prevailing wages will be enforced. If the Project has been awarded to Contractor on or after April 1, 2015, Contractor and its subcontractors must furnish electronic certified payroll records to the Labor Commissioner. Beginning January 1, 2016, Contractor and its subcontractors must furnish electronic certified payroll records to the Labor Commissioner without regard to when the Project was awarded to Contractor. d. Labor Code Section 1777. 5 requires Contractor or subcontractor employing tradesmen in any apprenticeable occupation to apply to the Joint Apprenticeship Committee nearest the site of the public works project, which administers the apprenticeship program in that trade for a certificate of approval. The certificate will also fix the ratio of apprentices to journeymen to be used in the performance of the Agreement. The Contractor is required to make contributions to funds established for the administration of apprenticeship programs if the Contractor employs registered apprentices or journeymen in any apprenticeable trade and if other contractors on the public works site are making such contributions.

Information relative to apprenticeship standards, contributions, wage schedules and other requirements may be obtained from the State Director of Industrial Relations or from the Division of Apprenticeship Standards. Labor Code Section 1777.6 provides that it shall be unlawful to refuse to accept otherwise qualified employees as registered apprentices solely on the grounds of race, religious creed, color, national origin, ancestry, sex, or age. e. Eight hours labor constitutes a legal day's work, as set forth in Labor Code Section 1810.

23. Execution. This Agreement may be executed in several counterparts, each of which shall constitute one and the same instrument and shall become binding upon the parties when at least one copy hereof shall have been signed by both parties hereto. In approving this Agreement, it shall not be necessary to produce or account for more than one such counterpart.

Signatures on next page]
Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8 9 IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on the date first written above.

CITY”
CITY OF LAKE ELSINORE, a municipal
corporation
CONTRACTOR”
Edmondson Construction Co
City Manager
ATTEST:

By: Chance Edmondson
Its: Owner
City Clerk
APPROVED AS TO FORM:

By: Click or tap here to enter text.

Its: Click or tap here to enter text.

City Attorney
Assistant City Manager
Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8

EXHIBIT A
CONTRACTOR’ S PROPOSAL
ATTACHED]
Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8 Proposal To: License Number: 958561
hereinafter referred to as "OWNER";
Grading for Riley Street Apartments
Demo & Clearing & Grub
Grade & Compact
Over- Ex Pads 4' & Site 1'
Import, Place & Compact
Backfill Retaining Walls Included, If they are installed prior to Mobilization.

Add Alternate: Supply Bonds, if required, $ 4,995
Notes:

All Work Completed in 1 Move-In.

No Off-Site Work Included.

Prevailing Wage Rates, Acknowledged.

No Export of other trades spoils included.

No removal, relocation & or adjustment of any utilities. No removal of any hazardous materials.

No removal of any buried objects. All area' s must be accessible with heavy equipment.

Plans by ERSC dated 12-23-21. Soils by Inland Foundation dated 12-18-20.

ACCEPTED:

Company:

By: Date: By:

Title: Title:
1 www.wemovedirt.com
Riley & Heald Street, Lake Elsinore, CA
EDMONDSON CONSTRUCTION CO. proposes to furnish all supervision, labor, equipment Lake Elsinore, CA 92530

ITEM TOTAL
Attn: Gus Papagolos
Mobilization
1st Move-In, Mass Grade Site
calendar days be required to complete the above items, owner will make progressive Owner to supply water meter (On-Site), soils testing, survey, SWPPP, permits & traffic control. 119,500.00
Terms: Net cash, due and payable upon completion. Should more that 30 consecutive billings are due on the 10th of the month following. All retention's are due and payable payments upon receipt of invoice(s) covering work completed to date of invoice. Progressive The above prices are firm until: November 1, 2025 Total:
concerning the responsibilities of a contractor may be referred to the Registrar of the Board whose address is:

Contractors State License Board, 1020 North St., Sacramento, CA 95814 Chance Edmondson
30 days from completion of above work.

Contractors are required by law to be licensed by the Contractors' State License Board. Any questions EDMONDSON CONSTRUCTION CO.
18135 Grand Ave - Lake Elsinore, California 92530 - (951) 678-0800 - Fax (951) 678-0884 P.O. BOX 101 - LAKE ELSINORE, CALIFORNIA 92531
President
LS
LS
Job # 6120A
PROJECT LOCATION:

City of Lake Elsinore
130 S Main St

QUANTITY
and materials to construct and complete in a good and workmanlike manner upon the following described real property, only the items indicated below:

UNIT PRICE
September 23, 2025
ApartmentsTRACT NUMBER: Riley

ITEM DESCRIPTION
Finish Pad +/- .10' & Rough Grade Site 30,000
1 CY450
2,300
1,400 CY
CY
SF
Docusign Envelope ID: CAA7AAC3- 1037-442B-8B22- 287ACA2C68C8

REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Damaris Abraham, Community Development Director Date: January 13, 2026
Subject: Resolutions Reversing the Planning Commission‘s Action and Approving Planning Application No. 2016-112 (Kassab Travel Center Carwash) and Making Findings in support thereof to Replace the Previously Approved Drive-through Restaurant with a Proposed Express Carwash Including Vacuum Spaces Recommendation

1. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, REVERSING THE PLANNING COMMISSION’S ACTION AND ADOPTING AN

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

2. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, REVERSING THE PLANNING COMMISSION’S ACTION AND 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 CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, REVERSING THE PLANNING COMMISSION‘S ACTION AND APPROVING CONDITIONAL USE PERMIT NO. 2021-16 TO ALLOW 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; and (Subject Matter 1- 4 words only. Do Not add date or page numbering)

4. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, REVERSING THE PLANNING COMMISSION‘S ACTION AND APPROVING COMMERCIAL DESIGN REVIEW NO. 2021-21 TO ALLOW 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.

Background
The proposed project is a request to modify the Kassab Travel Center’s previous approval to replace the approximately 2,500 sq. ft. drive-through restaurant with a proposed 3,600 sq. ft. 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. 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.

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.

On October 21, 2025, the Planning Commission held a public hearing to review the proposed project and voted unanimously (5-0) to deny CUP No. 2021-16 and CDR No. 2021-21.

On November 4, 2025, the applicant, Joseph Karaki, Karaki Western States Engineering, Inc., filed a timely appeal of the Commission’s decision to deny CUP No. 2021-16 and CDR No. 2021-

21. The appeal hearing was scheduled for a City Council meeting on December 9, 2025, in accordance with Section 17.410.100 of the Lake Elsinore Municipal Code (LEMC).

Discussion
On December 9, 2025, the City Council held a public hearing to review the applicant’s appeal.

The City Council heard staff’s as well as the applicant’s presentations, deliberated on the item, and voted 4-0 (Council Member Carroll recused himself) to reverse the Planning Commission’s decision and approved CUP No. 2021-16 and CDR No. 2021-21 and directed staff to prepare resolutions based on their actions.

Staff has prepared the resolutions and included findings for approval consistent with the City Council’s discussion at the December 9, 2025 hearing. The resolutions with findings are attached to this staff report for consideration by the City Council.

Fiscal Impact
The time and cost related to processing this application have been covered by fees paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application.
(Subject Matter 1- 4 words only. Do Not add date or page numbering)

Attachments
Attachment 1 – CEQA Addendum Resolution
Attachment 2 – MSHCP Resolution
Attachment 3 – CUP Resolution
Attachment 4 – CDR Resolution
Attachment 5 – December 9, 2025 CC Report [without exhibits] RESOLUTION NO. 2026-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, REVERSING THE PLANNING COMMISSION’S ACTION AND

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; CC Reso. No. 2026-____

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;
Whereas, on October 21, 2025, at a duly noticed Public Hearing, the Commission considered evidence presented by the Community Development Department and other interested parties with respect to this item, and after consideration, voted 5-0 to deny CDR No. 2021-21 and CUP No. 2024-04;
Whereas, on November 4, 2025, the applicant filed a timely appeal of the Commission’s decision to deny CDR No. 2021-21 and CUP No. 2024-04;
Whereas, pursuant to Section 17.410.100.D of the LEMC, the appeal hearing was scheduled on December 9, 2025, no later than 60 days following the submittal of a complete appeal application;
Whereas, on December 9, 2025, at a duly noticed Public Hearing, the Council considered evidence presented by the Community Development Department and other interested parties with respect to this item and the applicant’s appeal, and voted 4-0 (Council Member Carroll recused himself) to reverse the Commission’s action and approved CDR No. 2021-21 and CUP No. 2024-

04. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:

Section 1: The foregoing recitals are true and correct and are hereby incorporated into these findings by this reference.

Section 2: The Council, 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:

CC Reso. No. 2026-____

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

Section 4: The Council 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 5: Based upon the evidence presented, the above findings, the Council hereby adopts the Addendum.

Section 6: This Resolution shall take effect immediately upon its adoption.

Section 7: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions.

Passed and Adopted on this 13th day of January, 2026.
___________________________________
Robert E. Magee,
Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk

STATE OF CALIFORNIA )
CC Reso. No. 2026-____

COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2026-__ was adopted by the City Council of the City of Lake Elsinore, California, at a regular meeting held on January 13, 2026, and that the same was adopted by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
___________________________________
Candice Alvarez, MMC
City Clerk
RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, REVERSING THE PLANNING COMMISSION’S ACTION AND 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 been delegated with the responsibility of reviewing and approving, conditionally approving, or denying conditional use permits and design reviews; 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;
Whereas, after consideration, the Commission voted 5-0 to deny CDR No. 2021-21 and CUP No. 2024-04 based on findings of inconsistency with the General Plan and adverse impacts on public health, safety, and welfare;
Whereas, on November 4, 2025, the applicant filed a timely appeal of the Commission’s decision to deny CDR No. 2021-21 and CUP No. 2024-04;
CC Reso. No. 2026-____

Whereas, pursuant to Section 17.410.100.D of the LEMC, the appeal hearing was scheduled on December 9, 2025, no later than 60 days following the submittal of a complete appeal application;
Whereas, on December 9, 2025, at a duly noticed Public Hearing, the Council considered evidence presented by the Community Development Department and other interested parties with respect to this item and the applicant’s appeal, and voted 4-0 (Council Member Carroll recused himself) to reverse the Commission’s decision and approved CDR No. 2021-21 and CUP No. 2024-04.

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

Section 1: The Council has considered the Project and its consistency with the MSHCP prior to adopting Findings of Consistency with the MSHCP.

Section 2: That in accordance with the MSHCP, the Council makes the following findings for MSHCP consistency:

1. The Project is a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval.

The 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 CC Reso. No. 2026-____

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, 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 CC Reso. No. 2026-____

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 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 CC Reso. No. 2026-____

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.

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.

CC Reso. No. 2026-____

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 grounddisturbance (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 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.

CC Reso. No. 2026-____

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 Council hereby finds that the Project is consistent with the MSHCP.

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

Section 5: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions.

Passed and Adopted on this 13th day of January, 2026.
___________________________________
Robert E. Magee
Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
CC Reso. No. 2026-____

I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2026-__ was adopted by the City Council of the City of Lake Elsinore, California, at a regular meeting held on January 13, 2026, and that the same was adopted by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
___________________________________
Candice Alvarez, MMC
City Clerk
RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, REVERSING THE PLANNING COMMISSION’S ACTION AND 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, 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;
Whereas, on January 13, 2026, the City Council (Council) by resolution adopted an Addendum to Recirculated MND No. ER 2018-02 (SCH No. 2019029048); Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impact;
Whereas, pursuant to Section 17.415.070.B of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying Conditional Use Permits;
CC Reso. No. 2025-____

Whereas, on October 21, 2025, at a duly noticed Public Hearing, the Commission considered evidence presented by the Community Development Department and other interested parties with respect to this item;
Whereas, after consideration, the Commission voted 5-0 to deny CDR No. 2021-21 and CUP No. 2024-04 based on findings of inconsistency with the General Plan and adverse impacts on public health, safety, and welfare;
Whereas, on November 4, 2025, the applicant filed a timely appeal of the Commission’s decision to deny CDR No. 2021-21 and CUP No. 2024-04;
Whereas, pursuant to Section 17.410.100.D of the LEMC, the appeal hearing was scheduled on December 9, 2025, no later than 60 days following the submittal of a complete appeal application;
Whereas, on December 9, 2025, at a duly noticed Public Hearing, the Council considered evidence presented by the Community Development Department and other interested parties with respect to this item and the applicant’s appeal, and voted 4-0 (Council Member Carroll recused himself) to reverse the Commission’s action and approved CDR No. 2021-21 and CUP No. 2024-

04. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:

Section 1: The foregoing recitals are true and correct and are hereby incorporated into these findings by this reference.

Section 2: The Council 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 3: That in accordance with LEMC Section 17.415.070.C. Findings, the Council 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.

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 CC Reso. No. 2025-____

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.

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.

The project, as reviewed and conditioned by all applicable City divisions, departments and agencies, will not have a significant effect on the environment since appropriate conditions of approval have been included to protect the public health, safety and general welfare.

CC Reso. No. 2025-____

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

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

Passed and Adopted on this 13th day of January, 2026.
___________________________________
Robert E. Magee
Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2026-__ was adopted by the City Council of the City of Lake Elsinore, California, at a regular meeting held on January 13, 2026, and that the same was adopted by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
___________________________________
Candice Alvarez, MMC
City Clerk
RESOLUTION NO. 2026-___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,

CALIFORNIA, REVERSING THE PLANNING COMMISSION DECISION AND 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 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;
Whereas, on January 13, 2026, the City Council (Council) by resolution adopted an Addendum to Recirculated MND No. ER 2018-02 (SCH No. 2019029048); Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying Design Reviews; Whereas, on October 21, 2025, 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;
CC Reso. No. 2026-____

Whereas, after consideration, the Commission voted 5-0 to deny CDR No. 2021-21 and CUP No. 2024-04 based on findings of inconsistency with the General Plan and adverse impacts on public health, safety, and welfare;
Whereas, on November 4, 2025, the applicant filed a timely appeal of the Commission’s decision to deny CDR No. 2021-21 and CUP No. 2024-04;
Whereas, pursuant to Section 17.410.100.D of the LEMC, the appeal hearing was scheduled on December 9, 2025, no later than 60 days following the submittal of a complete appeal application;
Whereas, on December 9, 2025, at a duly noticed Public Hearing, the Council considered evidence presented by the Community Development Department and other interested parties with respect to this item and the applicant’s appeal, and voted 4-0 (Council Member Carroll recused himself) to reverse the Commission’s action and approved CDR No. 2021-21 and CUP No. 2024-

04. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:

Section 1: The foregoing recitals are true and correct and are hereby incorporated into these findings by this reference.

Section 2: The Council 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 3: That in accordance with Section 17.415.050.G of the LEMC, the Council 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 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.

CC Reso. No. 2026-____

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.

The project, as reviewed and conditioned by all applicable City divisions, departments and agencies, will not have a significant effect on the environment since appropriate conditions of approval have been included to protect the public health, safety and general welfare.

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

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

Passed and Adopted on this 13th day of January 2026.
___________________________________
Robert E. Magee
Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
CC Reso. No. 2026-____

I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2026-__ was adopted by the City Council of the City of Lake Elsinore, California, at a regular meeting held on January 13, 2026, and that the same was adopted by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
___________________________________
Candice Alvarez, MMC
City Clerk

REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Nancy Huynh, Principal Planner
Date: December 9, 2025
Subject: Appeal of the Planning Commission's Action to Deny Planning Application No. 2016-112 (Kassab Travel Center Carwash) to Replace the Previously Approved Drive-through Restaurant with a Proposed Express Carwash Including Vacuum Spaces
Applicant: Joseph Karaki, Karaki Western States Engineering, Inc.

Appellant: Joseph Karaki, Karaki Western States Engineering, Inc.

Recommendation
Consider the appeal of the Planning Commission’s denial of Conditional Use Permit No. 2021-16 and Commercial Design Review No. 2021-21, receive public comments, and direct staff to prepare a Resolution based on the action taken by the City Council to either: (1) Uphold the Planning Commission’s Action to Deny; or (2) Reverse the Planning Commission’s Action and Approve Conditional Use Permit No. 2021-16 and Commercial Design Review No. 2021-21.

Project Description
The proposed project is a request to modify the Kassab Travel Center’s previous approval to replace the approximately 2,500 square-foot (SF) drive-through restaurant with a proposed 3,600 SF express carwash with 15 vacuum spaces. 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 in the Commercial Manufacturing (C-M) zoning district and encompasses Assessor Parcel Numbers (APNs) 378-030-007 and 378-030-009.

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

Background
During the initial review of the proposed change in the project, Planning Division informed the applicant that the modification to a carwash raised concerns regarding a potential oversaturation PA 2016-112 (Kassab Carwash Appeal)

of carwash uses within the City. Staff also shared with the applicant that a Carwash Market Analysis, prepared by an economic consultant hired by the City, was presented to the City Council on October 8, 2024. The market analysis indicated that there could be a potential oversaturation of carwash uses in the City by 2035. Nonetheless, the proposed carwash complied with the Lake Elsinore Municipal Code’s commercial development standards and design requirements.

The market analysis included 18 carwashes that were either existing or planned which also included the proposed Kassab Travel Center carwash since it was submitted prior to the market analysis. Of the 18 carwashes analyzed, nine are existing and nine are planned. The study summarized that Lake Elsinore could support up to 4 additional carwashes by 2035. However, if all nine planned carwashes were to be built then there could be an oversaturation by 2035.

Currently there are four existing carwashes (Dollar Car Wash, U Wash Self Service, Mobil, and ARCO) and three planned carwashes (Sunny Express Carwash, Evergreen Commercial Development, and Riverside/Lincoln Commercial) within approximately two miles from the project site. Of the three (3) planned carwashes near the project site, two are under construction with the third one under plan check review. Of the nine planned carwashes analyzed in the market analysis, three are under construction, three are under plan check review, one expired, and two under entitlement review which includes the Kassab Travel Center carwash.

Despite this potential competitive challenges, the applicant believes the modification to a carwash was more financially beneficial for the project.

Planning Commission Actions
On October 21, 2025, the Planning Commission (Commission) held a public hearing to consider CDR No. 2021-21 and CUP No. 2021-16. The Commission heard the staff presentation, took public comments, asked staff and the applicant questions, and deliberated.

The Planning Commission expressed concern that the proposed modification to a carwash use is not consistent with the original development proposal of a travel center, which was intended to support the City’s popular lake recreational activities, including RVs and boats. Furthermore, a carwash would not benefit the community as it would not contribute to the overall need for diverse mix of commercial uses in order to support the growing community in Lake Elsinore.

Additionally, while the project has been reviewed and conditioned by staff to avoid possible negative impacts associated with the proposed use, the Planning Commission expressed concern that the project’s impact on the on-site and off-site circulation remains a concern and that it could result in adverse impacts to surrounding properties as well as add to the already congested traffic along the major intersections near the project site. The Commission voted unanimously to deny CDR No. 2021-21 and CUP No. 2021-16.

On November 4, 2025, a timely appeal of the Planning Commission’s decision to deny the project was filed by the applicant. A copy of the appeal is included as Attachment 3.

Discussion
PA 2016-112 (Kassab Carwash Appeal)

In accordance with Section 17.410.100.G of the Lake Elsinore Municipal Code (LEMC), upon hearing the appeal, the City Council shall consider the record and such additional evidence as may be offered, and may affirm, reverse, or modify, in whole or in part, the order, requirements, decision, determination, interpretation, or ruling being appealed, or may make or substitute such other or additional decision or determination as it may find warranted under the provisions of this code, the General Plan, or other City requirements or standards.

The hearing body is subject to all the criteria and requirements for making findings imposed upon the original approving authority.

Consistent with those requirements, Staff requests direction in order to prepare a resolution based on the action taken by the City Council to uphold or reverse the Planning Commission’s decision.

That resolution will be presented to the City Council at a regular meeting in January 2026.

Fiscal Impact
The time and costs related to processing this application have been covered by fees paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application.

Attachments
Attachment 1 – October 21, 2025 PC Staff Report
Attachment 2 – October 21, 2025 PC Minutes
Attachment 3 – Appeal Form dated November 4, 2025
Attachment 4 – Carwash Market Analysis
Attachment 5 – Public Notice Materials
Attachment 6 – Carwash Facilities List
Attachment 7 – Carwash Facilities Map

REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Damaris Abraham, Community Development Director Date: January 13, 2026
Subject: Notice of Decision - Planning Commission Approval of Planning Application No. 2023-34 (Corydon Group) for an Industrial Design Review and Conditional Use Permit to Construct Two Industrial Buildings Totaling 48,592 Sq. Ft. on a 3.04-Acre Site located within Planning Area 3 of the East Lake Specific Plan on Corydon Road
Applicant: Brad Woods, RD Construction
Recommendation
Receive and file the Notice of Decision for Planning Application No. 2023-34 approved by the Planning Commission on December 16, 2025.

Background
The Corydon Group project proposes to develop a two-unit manufacturing warehouse facility totaling 48,592 square feet with 93 parking spaces on an existing 3.04-acre site within the East Lake Specific Plan (ELSP). Each warehouse building is proposed to be 24,296 square feet in size with a 4,613 square-foot mezzanine and would be approximately 35 feet in height. The design of the buildings is proposed to be a modern industrial architectural style with exposed concrete masonry blocks painted in black and gray, as well as metal and cement accent panels. The project requests include the following:
• Conditional Use Permit (CUP) No. 2023-12 to establish a warehouse facility with an outdoor storage area;
• Industrial Design Review (IDR) No. 2023-04 to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet with related onsite improvements, including new parking, wall and fencing, and landscaping; and
• Project-Related Minor Modification to the ELSP to reallocate 50,000 sq. ft. of allowable industrial development from Planning Area 2 to Planning Area 3 and to expand the Airport Overlay area to include the existing Skylark Airport.
(Subject Matter 1- 4 words only. Do Not add date or page numbering)

The project site is a 3.04-acre property consisting of one vacant parcel and one developed parcel located on the northeastern corner of the Corydon Street and Bryant Street intersection within Planning Area 3 of the ELSP and encompasses Assessor’s Parcel Numbers (APNs) 370-080- 002 and 370- 080-003.

On December 16, 2025, the Planning Commission by a 4-0 vote took the following actions:

1. Found that the project is exempt from further environmental review under the California Environmental Quality Act (CEQA), pursuant to California Environmental Quality Act (Cal.

Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) Section 15332 (Class 32: Infill Development Projects);

2. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2023-34 (CONDITIONAL USE PERMIT NO. 2023-12 AND INDUSTRIAL DESIGN REVIEW NO. 2023-04) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP);

3. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2023-12 TO

ESTABLISH A TWO-UNIT WAREHOUSE FACILITY FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370-080-002 AND 370-080- 003); and

4. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2023-04

FOR BUILDING DESIGNS AND RELATED SITE IMPROVEMENTS TO CONSTRUCT TWO INDUSTRIAL BUILDINGS TOTALING 48,592 SQUARE FEET AND RELATED

SITE IMPROVEMENTS FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370-080-002 AND 370-080-003).

Discussion
The Planning Commission voted 4-0 to approve the project at its regular meeting on December 16, 2025. There was one public comment in support of the project, and no written comments were received. The applicant was also in attendance at the meeting.

The Planning Commission’s decision is final, and no action by the City Council is required unless the City Council, by majority vote, elects to review and reconsider the Commission’s decision by ordering the matter set for a future noticed public hearing according to Section 17.410.110.F of the Lake Elsinore Municipal Code (LEMC), or the applicant or an interested person files a complete appeal application within 15 days of this notice appearing on the City Council’s Agenda.

Fiscal Impact
(Subject Matter 1- 4 words only. Do Not add date or page numbering)

The time and cost related to processing this application have been covered by fees paid by the applicant. No General Fund budgets have been allocated or used in the processing of this application. Project approval does not fiscally impact the City’s General Fund. Mitigation measures to protect the City fiscally have been included in the Conditions of Approval.

Attachments
Attachment 1 – Planning Commission Staff Report

REPORT TO PLANNING COMMISSION
To: Honorable Chair and Members of the Planning Commission From: Damaris Abraham, Community Development Director
Prepared by: Carlos Serna, Associate Planner
Date: December 16, 2025
Subject: Planning Application No. 2023-34 (Corydon Group) – An Industrial Design Review to Construct Two Industrial Buildings on a 3.04-Acre Site Located within Planning Area 3 of the East Lake Specific Plan at 32291 Corydon Street and 32251 Corydon Road
Applicant Brad Woods, RD Construction
Recommendation

1. Find the project is exempt from further environmental review under the California Environmental Quality Act (CEQA), pursuant to California Environmental Quality Act (Cal.

Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) Section 15332 (Class 32: Infill Development Projects);

2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2023-34 (CONDITIONAL USE PERMIT NO. 2023-12 AND INDUSTRIAL DESIGN REVIEW NO. 2023-04) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP);

3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2023-12 TO

ESTABLISH A TWO-UNIT WAREHOUSE FACILITY FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370-080-002 AND 370-080- 003); and

4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2023-04 FOR

BUILDING DESIGNS AND RELATED SITE IMPROVEMENTS TO CONSTRUCT TWO INDUSTRIAL BUILDINGS TOTALING 48,592 SQUARE FEET AND RELATED SITE PA 2023-34 (Corydon Group)

IMPROVEMENTS FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370-080-002 AND 370-080-003).

Project Location
The project site is a 3.04-acre property consisting of one vacant parcel and one developed parcel located on the northeastern corner of the Corydon Street and Bryant Street intersection within Planning Area 3 of the East Lake Specific Plan (ELSP). The site’s address is 32291 and 32251 Corydon Street and encompasses Assessor’s Parcel Numbers (APNs) 370-080-002 and 370- 080-003.

Environmental Setting

EXISTING

LAND USE GENERAL PLAN ZONING
Project
Site
Vacant/Single
-Family
Residence
East Lake Specific Plan
Action Sports, Tourism, Commercial
and Recreation and Airport Overlay
North Vacant East Lake Specific Plan Action Sports, Tourism, Commercial and Recreation and Airport Overlay
South Industrial City of Wildomar City of Wildomar
East Vacant East Lake Specific Plan Action Sports, Tourism, Commercial and Recreation and Airport Overlay
West Vacant Public Institutional (P/I) Action Sports, Tourism, Commercial and Recreation and Airport Overlay
Table 1: Environmental Setting
Project Description
The Corydon Group project proposes to develop a two-unit manufacturing warehouse facility totaling 48,592 square feet with 93 parking spaces on an existing 3.04-acre site within the ELSP.

Each warehouse building is proposed to be 24,296 square feet in size with a 4,613 square-foot mezzanine and would be approximately 35 feet in height. The design of the buildings is proposed to be a modern industrial architectural style with exposed concrete masonry blocks painted in black and gray, as well as metal and cement accent panels.

The project requests include the following:
• Conditional Use Permit (CUP) No. 2023-12 to establish a warehouse facility with an outdoor storage area;
• Industrial Design Review (IDR) No. 2023-04 to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet with related onsite improvements, including new parking, wall and fencing, and landscaping; and
PA 2023-34 (Corydon Group)

• Project-Related Minor Modification to the ELSP to reallocate 50,000 sq. ft. of allowable industrial development from Planning Area 2 to Planning Area 3 and to expand the Airport Overlay area to include the existing Skylark Airport.

Access to the site would be provided by a 30-foot-wide driveway along Corydon Road. In addition to the proposed onsite improvements, the project would also include offsite improvements, such as but not limited to, new sidewalk, driveway approaches, curb cores, parkway landscaping, utility underground and/or relocation, signage relocations, ADA curb ramps, and streetlights.

Analysis
The analysis below provides a discussion of the proposed project’s consistency with the General Plan, the ELSP, and the Lake Elsinore Municipal Code (LEMC), including the industrial development standards and requirements. In addition, the Design Review Committee, including Staff from Planning, Building and Safety, Fire, and Engineering Departments and the Elsinore Valley Municipal Water District, have reviewed the project and have included recommended conditions of approval to ensure compliance with adopted plans, policies, and regulations.

Specific Plan Consistency
The proposed development is located within Planning Area 3 of the ELSP and has a land use designation of Action Sports, Tourism, Commercial and Recreation. This designation provides for a wide range of extreme action sports and accessory manufacturing, service and retail uses. The proposed development is also located within the Airport Overlay area which provides for facilities such as warehouses, storage facilities, maintenance and repair facilities, and hangars.

The proposed project is an infill development to construct an approximately 48,600 square-foot warehousing facility with outdoor storage. In accordance with Section 2.5.1.b.10 of the ELSP, the Community Development Director has deemed the proposed warehouse facility compatible with the intent of the Action Sports, Tourism, Commercial and Recreation designation subject to a Conditional Use Permit. Staff has reviewed the development plans with respect to the relevant development standards as identified in Table 2-4 of the ELSP and the Lake Elsinore Municipal Code (LEMC) and as shown in Table 2 below, the proposed project would comply with the minimum requirements, including parking.

Pursuant to LEMC Section 17.148.030.C, industrial uses require one (1) parking space to be provided for each 500 sq. ft. of unit area up to 20,000 sq. ft., plus one (1) space for each 1,000 square feet of unit area over 20,000 square feet, plus one (1) space for each 1,000 square feet of warehousing space, plus one space for each 1,000 square feet of outside sales, display or storage area. The project is required to provide 90 parking spaces. The project would have sufficient parking, as 93 parking spaces would be provided.

PA 2023-34 (Corydon Group)

Development Standard Required Proposed
Front yard Setback (minimum) 15 ft. 88 ft. – 1/4 in.

Rear Yard Setback – Adj. to Street
(Minimum) 15 ft. 78 ft. – 5 1/8 in.

Building Height (maximum) 45 ft. 34 ft. – 4 in.

Landscape improvements
Adjacent to Street Min. 15 ft.; Average 20 ft. 20 ft.

Landscape coverage 15% 26%
Parking 90 93
Table 2: ELSP Development Standard
Project-Related Minor Modification to the ELSP
While the proposed warehousing use complies with the minimum development standards and requirements, a project-related minor modification to the ELSP is necessary to increase the allowable commercial/industrial square footage for Planning Area 3. The minor modification would reallocate 50,000 square feet of allowable commercial/industrial square footage from Planning Area 2 of the ELSP to Planning Area 3. In addition to that, the Airport Overlay would be updated to include the existing Skylark Airport.

Pursuant to ELSP Section 10.4.2.4, determinations for project-related minor modifications shall be made in conjunction with the design review or conditional use permit. In this case, the proposed project includes both applications. The reallocation of commercial/industrial square footage from Planning Area 2 to Planning Area 3 would not increase the overall development target for commercial/industrial uses, which is a maximum of 458,000 sq. ft. The reallocation would be to facilitate the development of the proposed warehouse. Any future increases to the ELSP development target would require a Specific Plan Amendment. Since the reallocation does not increase the overall ELSP commercial/industrial development target and the request is being processed concurrently with a design review or conditional use permit, a project-related minor modification is appropriate for the reallocation of square footage within the Planning Areas.

Furthermore, the reallocation of square footage would not modify the intent of the land uses in Planning Areas 2 and 3.

In addition, the minor modification would also expand the Airport Overlay to include the existing Skylark Airport. The Skylark Airport is already considered a part of the Airport Overlay and is directly mentioned in Section 2.5.6 of the ELSP. As such, the modification to the Airport Overlay area is for consistency with the overlay’s description. The expanded area is shown in Figure 1 below.

PA 2023-34 (Corydon Group)

Figure 1: Expanded Airport Overlay Area
Design Review
The architectural design of the proposed building complies with the Architectural Guidelines and Development Standards of the ESLP and Nonresidential Development Standards (Chapter

17.112) of the LEMC. The architecture of the building has been designed to achieve harmony and compatibility with the surrounding area which are also industrial-related uses. The proposed buildings incorporate flat roofs with parapets and building exterior materials will consist of exposed concrete masonry blocks painted in black and gray, with metal and cement accent panels. Each building will feature an all-glass, articulated entry on the front elevation. Loading bays and overhead doors will be provided on the rear and front elevations. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the project site.

The proposed landscaping improvements serve to enhance the building designs and soften portions of building elevations, provide shade, and break up expanses of pavement. The project includes approximately 25,226 sq. ft. of landscaping, which is 20 percent landscape coverage.

The project provides ample landscaping along Corydon Road and Como Street. This includes PA 2023-34 (Corydon Group)

trees placed at the entrance of the new development for additional visual diversity to the street frontage. A large number of trees are proposed throughout the site (adding diverse color and shade to the tenant parking areas). In addition, a wide variety of drought-tolerant plant materials have been selected to create a lush outdoor environment while minimizing the amount of water consumption.

Environmental Determination
The proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res.

Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 (In-Fill Development) because the project (a) is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) the site of the proposed development is within city limits on a project site of less than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) the project will not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services. A categorical exemption checklist documenting project eligibility for the Class 32 exemption is attached to this report (Attachment 5).

MSHCP Consistency
The proposed project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The project site is completely disturbed and is developed with an existing industrial/commercial development. The subject property is not located in an MSHCP Criteria cell and is not subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) JPR process. The project complies with all other applicable requirements of the MSHCP.

Public Notice
Notice of the public hearing has been published in the Press-Enterprise newspaper and mailed to property owners within 700 feet of the subject properties. As of the writing of this report, no written comments concerning these have been received by staff.

Attachments
Attachment 1 – MSHCP Resolution
Attachment 2 – CUP Resolution
Attachment 3 – IDR Resolution
Attachment 4 – Conditions of Approval
Attachment 5 – Class 32 Exemption Checklist
Attachment 6 – GIS Exhibits
Attachment 7 – Design Review Package
Attachment 8 – Public Notice Materials
RESOLUTION NO. 2025-__

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE

ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING
APPLICATION NO. 2023-34 (CONDITIONAL USE PERMIT NO. 2023-12 AND INDUSTRIAL DESIGN REVIEW NO. 2023-04) IS CONSISTENT WITH THE

WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT

CONSERVATION PLAN (MSHCP)
Whereas, Brad Woods, RD Construction, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-34 to develop the existing

3.04-acre vacant site with a two-unit manufacturing warehouse facility totaling 48,592 square feet and related site improvements. The project includes a Conditional Use Permit (CUP 2023-12) to establish a two-unit manufacturing warehouse facility with an outdoor storage area; and an Industrial Design Review (IDR 2023-04) to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet. Each warehouse will be 24,296 square feet and will have two (2) 4,613 square-foot mezzanines and two (2) 14-foot-wide roll-up doors. The site will provide 93 parking spaces and related site improvements, including wall and fencing, landscaping, and onsite stormwater management. The project is located within Planning Area 3 of the East Lake Specific Plan (ELSP) on the northeastern corner of the Corydon Road and Bryant Street intersection and is more generally known as 32291 Corydon Street and 32251 Corydon Road and encompasses Assessor’s Parcel Numbers: 370-080-002 and 370-080-003; Whereas, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and the Joint Project Review (JPR) to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives;
Whereas, pursuant to Section 17.415.070 (Conditional Use Permits) and Section

17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has the responsibility of reviewing and approving, conditionally approving, or denying design review applications; and
Whereas, on December 16, 2025, at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item.

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

Section 1: The Commission has considered the Project prior to making Findings of Consistency with the MSHCP.

Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency:

PC Reso. No. 2025-____

1. The Project is a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval.

The project site is not located within a MSHCP Criteria Cell. Pursuant to the City’s MSHCP Resolution, the project is required to be reviewed for MSHCP consistency, including consistency with other “Plan Wide Requirements.” These include the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, §

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

2. The Project is subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) Joint Project Review processes.

As stated above, the project is not located within a Criteria Cell and therefore was not required to go through the LEAP and JPR processes

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

The project site does not contain streams or habitats that may be considered riparian/riverine habitat on the project site. The entire site was evaluated for the presence of habitat capable of supporting branchiopods. The site was evaluated as described in the USFWS Survey Guidelines for the Listed Large Branchiopods. The project site is comprised of sandy loams.

The onsite soils do not allow for water pooling on the site for any significant length of time after rain events. No vernal pools, swales, or vernal pool mimics such as ditches, borrow pits, cattle troughs, or cement culverts with signs of pooling water were found on the site. In addition, the site does not contain areas that showed signs of ponding water, hydrophytic vegetation, or soils typical of vernal pools that would be suitable for large branchiopods. The project is therefore consistent with the Riparian/Riverine Areas and Vernal Pool Guidelines set forth in Section 6.1.2 of the MSHCP. No further action regarding this section of the MSHCP is required.

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

The project site is located within the Narrow Endemic Plant Species Survey Areas (NEPSSA) for six plant species: Munz’s onion, San Diego ambrosia, many-stemmed dudleya, California Orcutt grass, spreading navarretia, Hammitt's clay-cress, Wright's trichocoronis. However, the Project site contains disturbed habitat and developed areas, and no habitat suitable for supporting these species occurs on site. Thus, impacts related to NEPSSA would not occur. as shown on Figure 6-1 of the MSHCP. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines as set forth in Section 6.1.3 of the MSHCP.

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

The MSHCP only requires additional surveys for certain species if the Project is located in Criteria Area Species Survey Areas, Amphibian Species Survey Areas, Burrowing Owl Survey Areas, and Mammal Species Survey Areas of the MSHCP. The Project site is not located in additional survey areas for amphibians, mammals, or any special linkage areas. However, the PC Reso. No. 2025-____

Project site is within plan-defined areas requiring surveys for burrowing owl (Athene cunicularia). Therefore, a survey for burrowing owl was conducted by Hernandez Environmental Services on June 30, 2025 pursuant to the Burrowing Owl Survey Instructions for the Western Riverside County Multiple Species Habitat Conservation Plan Area, which determined that the Project site does not provide suitable burrows/nesting opportunities for burrowing owl. No suitable burrowing owl habitat or burrow surrogates such as cement culverts, or debris piles were found on the site. No signs of ground squirrels were identified on the Project site. The Project site is disturbed by weed abatement and grading. Due to disturbance and lack of ground squirrel activity on the site, the habitat assessment resulted in the finding that there is no suitable habitat for burrowing owl present on the Project site. Thus, impacts related to the burrowing owl would not occur.

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

According to section 6.1.4 of the MSHCP, the Urban/Wildlands Interface Guidelines are intended to address indirect effects associated with locating development in proximity to the MSHCP Conservation Area. The project site is not near a conservation area. Therefore, the Urban/Wildlife Interface Guidelines are not applicable.

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

There are no resources located on the project sites requiring mapping as set forth in MSHCP Section 6.3.1.

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

The MSHCP acknowledges that brush management to reduce fuel loads and protect urban uses and public health/safety shall occur where development is adjacent to conservation areas. The project is not located within or adjacent to MSHCP Conservation Areas. Since the project site is not immediately adjacent to an MSHCP Conservancy Area, the proposed project does not pose a risk of causing direct or indirect effects to MSHCP Conservancy Areas.

Therefore, the project is consistent with the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP. The project will incorporate the BMPs outlined in Volume I, Appendix C of the MSHCP as part of the development. Therefore, the project is consistent with the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP.

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

As a condition of approval, the Project will be required to pay the City’s MSHCP Local Development Mitigation Fee at the time of issuance of building permits.

10. The Project is consistent with the MSHCP.

The project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas.

As described above, the project complies with all applicable MSHCP requirements.

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

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

PC Reso. No. 2025-____

Passed and Adopted on this 16th day of December, 2025.

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

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on December 16, 2025, and that the same was adopted by the following vote:

AYES
NOES:

ABSTAIN:

ABSENT:

Damaris Abraham,
Community Development Director
RESOLUTION NO. 2025-

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2023-12

TO ESTABLISH A TWO-UNIT WAREHOUSE FACILITY FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370- 080-002 AND 370-080-003)
Whereas Brad Woods, RD Construction, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-34 to develop the existing

3.04-acre vacant site with a two-unit manufacturing warehouse facility totaling 48,592 square feet and related site improvements. The project includes a Conditional Use Permit (CUP 2023-12) to establish a two-unit manufacturing warehouse facility with an outdoor storage area; and an Industrial Design Review (IDR 2023-04) to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet. Each warehouse will be 24,296 square feet and will have two (2) 4,613 square-foot mezzanines and two (2) 14-foot-wide roll-up doors. The site will provide 93 parking spaces and related site improvements, including wall and fencing, landscaping, and onsite stormwater management. The project is located within Planning Area 3 of the East Lake Specific Plan (ELSP) on the northeastern corner of the Corydon Road and Bryant Street intersection and is more generally known as 32291 Corydon Street and 32251 Corydon Road and encompasses Assessor’s Parcel Numbers: 370-080-002 and 370-080-003; Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impact;
Whereas, pursuant to Section 17.415.070 (Conditional Use Permits) of the LEMC, the Planning Commission (Commission) has been delegated has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying conditional use permits; and,
Whereas, on December 16, 2025, at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item.

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

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

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

Section 2: The Commission finds that the proposed Project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 In-Fill Development Projects. The Project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, and is within the City’s boundaries on a site less than five acres surrounded by urban uses. The subject property has no value as habitat for endangered, rare or threatened species. Approval of the Project will not result in any significant PC Reso. No. 2025-____

effects relating to traffic, noise, air quality, or water quality and the Project is adequately served by all required utilities and public services.

Section 3. That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding CUP No. 2023-12:

1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located.

The proposed development is located within Planning Area 3 of the ELSP and has a land use designation of Action Sports, Tourism, Commercial, and Recreation. This designation provides for a wide range of extreme action sports and accessory manufacturing, service, and retail uses. The project site is located within the Airport Overlay Land Use designation, which provides for facilities such as warehouses, storage facilities, maintenance and repair facilities, and hangars. The proposed project is an infill development project that proposes to construct new warehouse facilities, which is supportive and compatible with other intended uses in this designation. A project-related minor modification to the ELSP is necessary to increase the allowable commercial/industrial square footage for Planning Area 3. The minor modification would reallocate 50,000 square feet of allowable commercial/industrial square footage from Planning Area 2 of the ELSP to Planning Area

3. The reallocation would not increase the overall development target for commercial/industrial uses, which is a maximum of 458,000 sq. ft. Since the reallocation does not increase the overall ELSP commercial/industrial development target, and the request is being processed concurrently with a design review or conditional use permit, a project-related minor modification. Furthermore, the reallocation of square footage would not modify the intent of the land uses in Planning Areas 2 and 3. In addition, the minor modification would also expand the Airport Overlay to include the existing Skylark Airport.

The Skylark Airport is already considered a part of the Airport Overlay and is directly mentioned in Section 2.5.6 of the ELSP. As such, the modification to the Airport Overlay area is for consistency with the overlay’s description. The original ELSP and the subsequent amendments were subject to a consistency finding with the General Plan prior to adoption. Therefore, the project is consistent with the General Plan.

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

The proposed use does not propose either directly or indirectly any detrimental effects to the existing surrounding community. The Project has been conditioned as such to avoid any possible negative impacts associated with the proposed use.

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

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

PC Reso. No. 2025-____

4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use.

The project has been conditioned to construct ultimate half-width improvements to the city’s standards on the property's frontage along Corydon Road. These improvements will be sufficient for the type and quantity of traffic generated by the proposed use.

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

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

6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located.

Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on December 16, 2025, and appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare.

Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby approves Conditional Use Permit No. 2023-12.

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

Passed and Adopted on this 16th day of December, 2025.

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

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
PC Reso. No. 2025-____

I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on December 16, 2025, and that the same was adopted by the following vote:

AYES
NOES:

ABSTAIN:

ABSENT:

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

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2023- 04 FOR BUILDING DESIGNS AND RELATED SITE IMPROVEMENTS TO CONSTRUCT TWO INDUSTRIAL BUILDINGS TOTALING 48,592 SQUARE FEET

AND RELATED SITE IMPROVEMENTS FOR THE CORYDON GROUP LOCATED IN PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN (ELSP) AT 32291 CORYDON STREET AND 32251 CORYDON ROAD (APNS: 370-080-002 AND 370- 080-003)
Whereas, Brad Woods, RD Construction, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-34 to develop the existing

3.04-acre vacant site with a two-unit manufacturing warehouse facility totaling 48,592 square feet and related site improvements. The project includes a Conditional Use Permit (CUP 2023-12) to establish a two-unit manufacturing warehouse facility with an outdoor storage area; and an Industrial Design Review (IDR 2023-04) to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet. Each warehouse will be 24,296 square feet and will have two (2) 4,613 square-foot mezzanines and two (2) 14-foot-wide roll-up doors. The site will provide 93 parking spaces and related site improvements, including wall and fencing, landscaping, and onsite stormwater management. The project is located within Planning Area 3 of the East Lake Specific Plan (ELSP) on the northeastern corner of the Corydon Road and Bryant Street intersection and is more generally known as 32291 Corydon Street and 32251 Corydon Road and encompasses Assessor’s Parcel Numbers: 370-080-002 and 370-080-003; Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying design review applications; and
Whereas, on December 16, 2025, at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item.

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

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

Section 2: The Commission finds that the proposed Project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 In-Fill Development Projects. The Project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, and is within the City’s boundaries on a site less than five acres surrounded by urban uses. The subject property has no value as habitat for endangered, rare or threatened species. Approval of the Project will not result in any significant PC Reso. No. 2025-____

effects relating to traffic, noise, air quality, or water quality and the Project is adequately served by all required utilities and public services.

Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding IDR No. 2023-04:

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

The proposed development is located within Planning Area 3 of the ELSP and has a land use designation of Action Sports, Tourism, Commercial, and Recreation. This designation provides for a wide range of extreme action sports and accessory manufacturing, service, and retail uses. The project site is located within the Airport Overlay Land Use designation, which provides for facilities such as warehouses, storage facilities, maintenance and repair facilities, and hangars. The proposed project is an infill development project that proposes to construct new warehouse facilities, which is supportive and compatible with other intended uses in this designation. A project-related minor modification to the ELSP is necessary to increase the allowable commercial/industrial square footage for Planning Area

3. The minor modification would reallocate 50,000 sq. ft. of allowable commercial/industrial square footage from Planning Area 2 of the ELSP to Planning Area 3. The reallocation would not increase the overall development target for commercial/industrial uses, which is a maximum of 458,000 sq. ft. Since the reallocation does not increase the overall ELSP commercial/industrial development target, and the request is being processed concurrently with a design review or conditional use permit, a project-related minor modification.

Furthermore, the reallocation of square footage would not modify the intent of the land uses in Planning Areas 2 and 3. In addition, the minor modification would also expand the Airport Overlay to include the existing Skylark Airport. The Skylark Airport is already considered a part of the Airport Overlay and is directly mentioned in Section 2.5.6 of the ELSP. As such, the modification to the Airport Overlay area is for consistency with the overlay’s description.

The original ELSP and the subsequent amendments were subject to a consistency finding with the General Plan prior to adoption. Therefore, the project is consistent with the General Plan.

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

The Project is appropriate to the site and surrounding developments. The architectural design of the proposed building complies with the Architectural Guidelines & Development Standards of the ELSP and the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture has been designed to achieve harmony and compatibility with the surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the Project site. In addition, the site design provides safe and efficient on-site circulation.

3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Section 17.415.050.

PC Reso. No. 2025-____

Pursuant to Section 17.415.050.E of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing held on December 16, 2025. The Project, as reviewed and conditioned by all applicable City divisions, departments and agencies, will not have a significant effect on the environment.

Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Commission hereby approves IDR No. 2023-04.

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

Passed and Adopted on this 16th day of December, 2025.

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

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on December 16, 2025, and that the same was adopted by the following vote:

AYES
NOES:

ABSTAIN:

ABSENT:

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

CONDITIONS OF APPROVAL
PROJECT: PA 2023-34 | CUP 2023-12, IDR 2023-04
PROJECT NAME: Corydon Group
PROJECT LOCATION: APNs: 370-080-002 and 370-080-003
APPROVAL DATE:

EFFECTIVE DATE:

EXPIRATION DATE:

GENERAL

1. Planning Application No. 2023-34 proposes to develop the existing 3.04-acre vacant site with a two-unit manufacturing warehouse facility totaling 48,592 square feet and related site improvements. The project includes a Conditional Use Permit (CUP 2023-12) to establish a two-unit manufacturing warehouse facility with an outdoor storage area; and Industrial Design Review (IDR 2023-04) to construct a two-unit manufacturing warehouse facility totaling 48,592 square feet. Each warehouse will be 24,296 square feet and will have two (2) 4,613 square-foot mezzanines and two (2) 14-foot-wide roll-up doors. The site will provide 93 parking spaces and related site improvements, including wall and fencing, landscaping, and on-site stormwater management. The project is located within Planning Area 3 of the East Lake Specific Plan (ELSP) on the north-eastern corner of the Corydon Road and Bryant Street intersection and is more generally known as 32291 Corydon Street and 32251 Corydon Road and encompasses Assessor’s Parcel Numbers: 370-080-002 and 370-080-003.

2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning approval, implementation and construction of CUP 2023-12 and IDR 2023-04, which action is bought within the time period provided for in California Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section 21167, including the approval, extension or modification of CUP 2023-12 and IDR 2023-04 or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto.

The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition.

3. Within 30 days of project approval, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records.

PLANNING DIVISION

4. Conditional Use Permit No. 2023-12 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD
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prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the conditional use permit application.

5. Industrial Design Review No. 2023-04 shall lapse and become void two years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this twoyear period, subject to any approved extensions, and shall continue to be valid upon a change of ownership of the site, which was the subject of the design review application.

6. An application for modification, expansion or other change in a Conditional Use Permit shall be reviewed according to the provisions of the Section 17.415.070 of the LEMC, in a similar manner as a new application.

7. If operation of this use triggers concerns related to parking, noise, traffic, or other impacts, at the discretion of the Community Development Director, this Conditional Use Permit may be referred back to the Planning Commission for subsequent review at a Public Hearing. If necessary, the Commission may modify or add conditions of approval to mitigate such impacts, or may revoke said Conditional Use Permit.

8. All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities.

9. All future development proposals shall be reviewed by the City on a project-by-project basis.

If determined necessary by the Community Development Director or designee, additional environmental analysis will be required.

10. Any proposed minor revisions to approved plans shall be reviewed and approved by the Community Development Director or designee. Any proposed substantial revisions to the approved plans shall be reviewed according to the provisions of the Municipal Code in a similar manner as a new application. Grading plan revisions shall be reviewed by the City Engineer.

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

12. Provisions of the City’s Noise Ordinance shall be satisfied during all site preparation and construction activity. The applicant shall place a weatherproof 3’ x 3’ sign at the entrance to the project site identifying the approved days and hours of construction activity 7:00 a.m.

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– 5:00 p.m., Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 a.m. and shall cease no later than 4:00 p.m., with no construction activity to occur on Sundays or legal holidays.

The sign shall identify the name and phone number of the development manager to address any complaints.

13. Outdoor loading and unloading operations shall be restricted to the hours of 7:00 a.m. to 10 p.m., and the provisions of the City’s Noise Ordinance shall be satisfied at all times during business operations.

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

15. Graffiti shall be removed within 24 hours.

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

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

18. The outdoor storage area is subject to the following requirements:
a. The storage yard shall be enclosed on all sides with a screen a minimum of six feet in height as measured from the highest grade elevation either side of the screen. The screen shall be a decorative, solid masonry wall or chain link with redwood or cedar slats or wood fencing.
b. No materials shall be stored higher than the screen. c. Storage areas shall not encroach upon parking, landscaping, drive aisles, required truck loading areas or required yard areas.
d. No storage of scrap, waste or other material not utilized in the production process is permitted.

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

Prior to Issuance of Grading Permits/Building Permits

20. Vegetation removal or ground disturbing activities shall be conducted outside of the nesting season (February 1 to September 15) for migratory birds to avoid direct impacts. a. If vegetation removal or ground disturbing activities are to occur during the migratory bird nesting season (February 1 to September 15), a pre-construction nesting bird PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD
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surveys be performed within three days prior to vegetation removal. b. If active nests are found during nesting bird surveys, they shall be flagged, and a 200- foot buffer shall be fenced around the nests.
c. A biological monitor shall visit the site once a week during ground disturbing activities to ensure all fencing is in place and no species are impacted.

21. Prior to issuance of a building permit, the applicant shall pay Development Impact Fees (DIF) and MSHCP Fees per LEMC Section 16.85, at the rate in effect at the time of payment.

22. All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public streets. Any roof mounted central swamp coolers shall also be screened, and the Community Development Director, prior to issuance of building permit shall approve screening plan.

23. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed to ensure that all exterior on-site lighting shall be shielded and directed on-site so as not to create glare onto neighboring property and streets or allow illumination above the horizontal plane of the fixture.

24. The project shall meet all requirements of the Elsinore Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards.

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

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

27. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans shall be submitted along with appropriate fees for review and approval by the Community Development Director or designee.
a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method.
b. All planting areas shall be separated from paved areas with a six inch (6”) high and six inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape areas.
c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twentyfour inches (24”). d. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines.
e. No required tree planting bed shall be less than 5 feet wide. f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks.
g. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines.

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i. All landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance reviewed by the Landscape Consultant and approved by the Community Development Director or Designee.
j. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. k. Final landscape plan must be consistent with approved site plan. l. Final landscape plans to include planting and irrigation details. m. Final landscape plans shall include drought tolerant planting consistent with Elsinore Valley Municipal Water District standards subject to plan check and approval by the City’s landscape plan check consultant.
n. No turf shall be permitted.

28. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Community Development Director. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest.

29. The proposed location of on-site construction trailers shall be approved by the Community Development Director or designee. A cash bond of $1,000 shall be required for any construction trailers placed on the site and used during construction. Bonds will be released after removal of trailers and restoration of the site to an acceptable state, subject to approval of the Community Development Director or designee. Such trailer(s) shall be fully on private property and outside the public right of way.

30. Prior to the issuance of a building permit, the applicant shall demonstrate compliance with all applicable requirements from the County of Riverside (including but not limited to Transportation, Survey, Flood Control, and Fire) and shall provide evidence of approval(s) to the Director of Community Development or designee.

BUILDING DIVISION
General Conditions

31. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal.

32. Compliance with Code. All design components shall comply with applicable provisions of the 2022 edition of the California Building, Plumbing and Mechanical Codes: 2022 California Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code.

33. Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2022 California Green Building Standards.

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

35. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies. Please contact Jonathan Oronia at [email protected] or 951-667-4558.

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

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

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

39. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance.

40. House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed.

At Plan Review Submittal

41. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the Section

5.507, of the 2022 edition of the California Building Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer.

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Prior to Issuance of Grading Permit(s)

42. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval.

43. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Asbestos report and lead base paint reports are required before demo permit will be issued.

Prior to Issuance of Building Permit(s)

44. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division.

Prior to Beginning of Construction

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

ENGINEERING DEPARTMENT

GENERAL

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

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

48. All required engineering reports shall be prepared by a registered Civil Engineer and Soils Engineer, as applicable.

49. All slopes and landscaping within the public right-of-way shall be maintained by the property owner, owner’s association, firms contracted by the property owner’s association, or another maintenance entity approved by the City Council.

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

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

52. Applicant shall submit a detailed hydrology and hydraulic study for review for the sufficient containment and conveyance of the storm water to a safe and adequate point as approved by the City Engineer.

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53. The site will accommodate all construction activity, building activity, vehicles, etc. No staging on public streets, or private property belonging to others shall be conducted without the written permission of the property owner.

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

FEES

55. Applicant shall pay all applicable permit application and Engineering assessed fees, including without limitation plan check and construction inspection fees, at the prevalent rate at time of payment in full.

56. Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent rate at time of payment in full. Fees are subject to change. a. Master Drainage Plan Fee – Due prior to grading permit issuance. b. Traffic Infrastructure Fee (TIF) – Due prior to building permit issuance. c. Transportation Uniform Mitigation Fee (TUMF) – Due prior to occupancy.

57. Project is required to provide cash-in-lieu for the following improvements prior to grading permit issuance:
a. Ultimate half-width improvements along Como Street, which include 12’ past the centerline, per City Local Road Standard.

LAND DIVISION

58. A right-of-way dedication will be required on Corydon Drive such that the centerline of Corydon Drive to the property frontage is 50 feet. Corydon Drive is classified as a Major Arterial Highway in the General Plan Circulation Element with 100 ft. full-width right-of-way and 80 ft. curb to curb.

59. Project is required to complete a parcel merger for lot APNs 370-080-002 and 370-080-003.

Parcel merger is required prior to building permit issuance.

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

STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design

61. The project is responsible for complying with the latest Santa Ana Region National Pollutant Discharge Elimination System (NPDES) permits as warranted based on the nature of development and/or activity.

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

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

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

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

66. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Department.

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

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

Construction

69. A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General Construction Permit) and compliance with the Green Building Code for sediment and erosion control are required for this project.

70. Prior to grading or building permit for construction or demolition and/or weed abatement activity, projects subject to coverage under the NPDES General Construction Permit shall demonstrate that compliance with the permit has been obtained by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at the project site, updated, and be available for review upon request.

71. Erosion & Sediment Control – Prior to the issuance of any grading or building permit for construction or demolition, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City’s NPDES Program and state water quality regulations for grading and construction activities. A copy of the plan shall be incorporated into the SWPPP, kept updated as needed to address changing circumstances of the project site, be kept at the project site, and available for review upon request.

Post-Construction

72. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include:
• Demonstrate that the project has complied with all non-structural BMPs described in the project’s WQMP.
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BMPs identified in the project’s WQMP are installed in conformance with approved plans and specifications and operational.
• Submit a copy of the fully executed, recorded City approved Operations and Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the recorded City approved CC&R.
• The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall: (1) describe the long-term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation and maintenance of the referenced BMPs; (3) describe the mechanism for funding the long-term operation and maintenance of the referenced BMPs; and (4) provide for annual certification for water quality facilities by a Registered Civil Engineer. The City format shall be used.
• Provide documentation of annexation into a CFD for funding facilities to be maintained by the City.
• Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or CC&R’s attached) are available for each of the initial occupants. • Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the Engineer of Work dated 12 months after the Certificate of Occupancy will be considered in lieu of a Special Investigation by the City.

UTILITIES

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

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

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

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

IMPROVEMENTS

76. Construction of ultimate half-width street improvements of Corydon Road along property frontage per the Major Highway City Standard. Improvements shall include but not limited to widened section of AC pavement, base material, curb and gutter, sidewalks, parkway landscaping, pavement tapering, medians as applicable, utility relocations/under, signage relocations, and streetlight construction.

77. Sight distance into and out and throughout the project location shall comply with City Standard 125/126 or Caltrans standards. Project shall ensure above surface facilities and landscape features are installed outside the line of sight of drivers.

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78. If existing improvements are to be modified, existing improvement plans on file shall be revised accordingly and approved by the City Engineer prior to issuance of a building permit.

79. Streetlight system shall be designed as LS-2B system. Streetlight plans shall include but are not limited to details such as location, pole and luminaire type, and pull box design.

Streetlight plans may be included as part of the Street Improvement plan set.

80. 10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall be contained within the street right-of-way. When either of these criteria are exceeded, drainage facilities shall be provided.

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

82. A final drainage study shall be provided for review and approval. The study shall identify the following: identify storm water runoff from and upstream of the site; show existing and proposed off-site and on-site drainage facilities; and include a capacity analysis verifying the adequacy of the facilities. The drainage system shall be designed to ensure that runoff from a 10-year storm of 6 hours and 24 hours duration under developed condition is equal or less than the runoff under existing conditions of the same storm frequency. Both 6-hour and 24-hour storm duration shall be analyzed to determine the detention requirements to accomplish the desired results.

83. All natural drainage traversing the site shall be conveyed through the site or shall be collected and conveyed by a method approved by the City Engineer. All off-site drainage, if different from historic flow, shall be conveyed to a public facility.

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

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

86. All existing storm drain inlet facilities adjacent to the subject properties shall be retrofitted with a storm drain filter; all new storm drain inlet facilities constructed by this project shall include a storm drain filter.

87. A registered Civil Engineer shall prepare the improvement (for public and private), signing and striping, and traffic signal plans required for this project. Improvements shall be designed and constructed to City Standards and Codes (LEMC 12.04 and 16.34). Signing, Striping and Traffic signal plans shall be submitted separately from improvement plans.

Permitting/Construction

88. An Encroachment Permit shall be obtained prior to any work on City right-of-way. The developer shall submit the permit application, required fees, and executed agreements, security and other required documentation prior to issuance.

89. All compaction reports, grade certification, and monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be submitted to the Engineering Department before final inspection of public works improvements will be scheduled and approved.

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90. All streets shall be constructed per Lake Elsinore City Standards and/or applicable specific plan.

PRIOR TO GRADING PERMIT

91. A grading plan signed and stamped by a registered Civil Engineer shall be submitted for City review and approval for all additions and/or movement of soil (grading) on site. The plan shall include separate sheets for erosion control, haul route and traffic control. The grading submittal shall include all supporting documentation and be prepared using the City standard title block, standard drawings and design manual.

92. All grading plan contours shall extend to a minimum of 50 feet beyond property lines to indicate the existing drainage pattern.

93. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance.

94. If the grading plan identifies alterations in the existing drainage patterns as they exit the site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required prior to issuance of grading permits. All grading that modifies the existing flow patterns and/or topography shall be in compliance with Federal, State and Local law and be approved by the City Engineer.

95. A geotechnical investigation shall be performed on the site to identify any hidden earthquake faults, liquefaction and/or subsidence zones present on-site. A certified letter from a registered geologist or geotechnical engineer shall be submitted confirming the absence of this hazard prior to grading permit. The location of faults, active or inactive shall be shown on the plan sets. A certified geotechnical engineer and/or licensed geologist shall verify compliance with geotechnical recommendations and confirm that geotechnical conditions are consistent with findings in the geotechnical investigation.

96. Applicant shall obtain all necessary off-site easements and/or permits for off-site grading and the applicant shall accept drainage from the adjacent property owners.

97. Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and/or diversion of drainage.

98. All natural drainage traversing the site (historic flow) shall be conveyed through the site in a manner consistent with the historic flow or to one or a combination of the following: to a public facility; accepted by adjacent property owners by a letter of drainage acceptance; or conveyed to a drainage easement as approved by the City Engineer.

Permitting/Construction

99. Applicant shall execute and submit a grading and erosion control agreement, post-grading security and pay permit fees as a condition of grading permit issuance. 100. Any grading that affects “waters of the United States”, wetlands or jurisdictional streambeds requires approval and necessary permits from respective Federal and/or State Agencies. 101. No grading shall be performed without first having obtained a Grading Permit. A grading PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD
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permit does not include the construction of retaining walls or other structures for which a Building Permit is required.
102. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. 103. Hauling in excess of 5,000 cubic yards shall be approved by the City Council (LEMC

15.72.065). Prior to commencement of grading operations, the applicant shall provide to the City a map of all proposed haul routes to be used for the movement of export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit. 104. All grading shall be done under the supervision of a licensed geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the City.
105. Review and approval of the project sediment and erosion control plan shall be completed.

As warranted, a copy of the current SWPPP shall be kept at the project site and be available for review upon request.
106. Approval of the project Final Water Quality Management Plan (WQMP) for post-construction shall be received prior to issuance of a grading permit. 107. Applicant shall obtain applicable environmental clearance from the Planning Department and submit applicable clearance document to the Engineering Department. This approval shall specify that the project complies with all required environmental mitigation triggered by the proposed grading activity.

PRIOR TO BUILDING PERMIT
108. Provide soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 109. All public improvement plans shall be completed and approved by the City Engineer. 110. All required parcel mergers, public right-of-way dedications and easements prepared by separate instruments shall be recorded prior to issuance of a building permit.

PRIOR TO OCCUPANCY / FINAL APPROVAL / PROJECT CLOSEOUT
111. All public improvements shall be constructed in accordance with the approved plans or as condition of this development to the satisfaction of the City Engineer prior to issuance of occupancy.
112. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided.
113. Applicant shall provide a digital copy of the recorded Covenants, Conditions, and Restrictions (CC&Rs) to the Engineering Department prior to first occupancy. 114. In the event of damage to City roads from hauling or other construction-related activity, the PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD
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applicant shall pay full cost of restoring public roads to the baseline condition. 115. Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval.
116. Applicant shall submit documentation pursuant to the City’s Security Release handout. 117. Applicant shall submit as-built all Engineering Department approved project plan sets. After City approval of the paper copy, the developer/owner is responsible for revising the original mylar plans. Once the original mylars have been approved, the developer shall provide the City with a digital copy of the “as-built” plans in .tif format. 118. Applicant shall provide AutoCAD and GIS Shape files of all Street and Storm Drain plans.

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

Include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes include material (PVC, RCP, etc.) and slope. 119. All final studies and reports, final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be submitted in .tif format on a USB flash drive or electronically to the Engineering Department before final inspection is scheduled.

CITY OF LAKE ELSINORE FIRE MARSHAL
120. The applicant/operator shall comply with all requirements of the Riverside County Fire Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 951-395-1759 121. Hazardous Fire Area: APN 377 190 002 This project is in a Very High Fire Hazard Severity Zone of Riverside County as shown on a map on file with the Clerk of the Board of Supervisors. Any building constructed within this area shall comply with the special construction provision contained in Lake Elsinore Municipal Code and the California Building Code 7A. Plans must reflect this. A Fire Permit will be required for a Technical Report for Fuel Modification and a Fire Protection Plan review. 122. The Applicant or developer will need to provide a Fire Flow Test report for the proposed project. Elsinore Valley Municipal Water District will conduct the Fire Flow testing and determine the nearest fire hydrant to the proposed project for review, submit current (within one year) Fire Flow test results letter at time of applying for a building permit. 123. The applicant must provide a Fire hydrant system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Based on current standards, the required fire flow is estimated to be 1,250 GPM at 20 PSI for a 2-hour duration. Estimated fire flow is based on an 8,875 square foot building V-B Construction type per 2022 California Fire Code. 124. Roads and gates must meet Engineering Department and Fire Department standards at the time of building permit application. Current standards require that dead-end roads do not exceed 600 feet in length. Electric gates must have a Knox rapid entry system and an PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD
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infrared opening device. Gates must be set back up to 46 feet from any major street to allow emergency vehicles to safely stop away from traffic flow. (OFM-01A Riverside County Fire Department Access Requirements for Commercial or Residential Development). 125. Prior to placing any combustibles on site. Fire apparatus access roads serving commercial or residential development shall be designed, constructed, and maintained to support the imposed loads of RVC fire apparatus with a total weight of 80,000 pounds. Apparatus weight is distributed as 55,000 pounds on tandem rear axles and 25,000 pounds on the front axle
126. Prior to issuance of Building Permits, the applicant/ developer shall provide the Office of the Fire Marshal with a Truck Turning site map with road widths and turning radius throughout the proposed project site.
127. Prior to issuance of Building Permits, the applicant/ developer shall provide the Office of the Fire Marshal with a site plan for Fire Lanes and signage. (CFC 501.3) 128. In all new buildings and structures which are 5,000 square feet or greater, an approved automatic sprinkler system shall be provided regardless of occupancy classification. Where Sections 903.2.1 – 903.2.21 of the California Fire Code have more restrictive requirements than those listed below, the more restrictive requirement shall take precedence. NFPA 13 Deferred Submittal.
129. In all buildings that have a NFPA 13 Fire sprinkler system a NFPA 72 Fire Alarm Sprinkler Monitoring system is required. Deferred Submittal.
130. Prior to building permit issuance, install the approved water system and contact the Fire Department for a verification inspection. Deferred Submittal for NFPA 24 Private Underground Fire Main, hydrants, riser sweep, PIV and FDC. 131. The Applicant or developer will need to provide a Fire Flow Test report letter for the proposed project. Elsinore Valley Municipal Water District will conduct the Fire Flow testing and determine the nearest Fire hydrant to the proposed project for review, submit current (within one year) Fire Flow test results letter during building permit application. 132. If construction is phased, each phase shall provide an approved emergency vehicular access way for fire protection prior to any building construction. (CFC 501.4) 133. Outdoor storage must comply with California Fire Code requirements at the time of permit application. Pallet storage must comply with Riverside County Fire Department Technical Policy. (OFM TP22-001)
134. The applicant or developer shall provide Fire hydrants in accordance with the following:
a. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes.
b. Prior to building permit issuance, submit plans to the water district for a water system capable of delivering Fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Hydrants must produce the required fire flow per the California Fire Code.

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DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services)
135. Prior to issuance of a building permit, the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public rightof-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services. Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable.

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PA 2023-34 | CUP 2023-12, IDR 2023-04 PC: December 16, 2025 Conditions of Approval – DRAFT CC: TBD
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I hereby state that I acknowledge receipt of the approved Conditions of Approval for the abovenamed project and do hereby agree to accept and abide by all Conditions of Approval as approved by the Planning Commission of the City of Lake Elsinore on . I also acknowledge that all conditions shall be met as indicated.

Date:

Applicant’s Signature:

Print Name:

Address:

Phone Number:

CORYDON GROUP PROJECT
CLASS 32 EXEMPTION CHECKLIST
Planning Application No. 2023-34
Industrial Design Review No. 2023-04
Conditional Use Permit No. 2023-12
Lead Agency:

City of Lake Elsinore
Community Development Department
130 S Main Street
Lake Elsinore, CA 92530
Project Contact:

Carlos I. Serna, MPP, Associate Planner
[email protected]
951-674-3124 ext. 916
CEQA Consultant:
[email protected]
December 2025
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Table of Contents
1 INTRODUCTION......................................................................................................................................................... 1

1.1 PURPOSE OF THE NOTICE OF EXEMPTION................................................................................................... 1

1.2 DOCUMENT ORGANIZATION............................................................................................................................. 2 2 PROJECT SETTING................................................................................................................................................... 3

2.1 PROJECT LOCATION........................................................................................................................................... 3

2.2 EXISTING PROJECT SITE ................................................................................................................................... 3

2.2 EXISTING LAND USE AND REGULATORY SETTING OF THE PROJECT SITE ........................................... 3

2.4 SURROUNDING LAND USES.............................................................................................................................. 3 3 PROJECT DESCRIPTION ......................................................................................................................................... 7

3.1 PROJECT OVERVIEW.......................................................................................................................................... 7

3.2 PROJECT FEATURES.......................................................................................................................................... 7

3.3 PROJECT OPERATIONS ..................................................................................................................................... 8

3.4 GENERAL PLAN LAND USE AND ZONING ....................................................................................................... 9

3.5 PROJECT CONSTRUCTION................................................................................................................................ 9

3.6 DISCRETIONARY APPROVALS AND PERMITS ............................................................................................... 9 4 CLASS 32 INFILL EXEMPTION REQUIREMENTS ............................................................................................... 15 5 PROPOSED PROJECT CEQA EXEMPTION COMPLIANCE ANALYSIS............................................................ 17 a. CRITERION SECTION 15332(a): GENERAL PLAN AND ZONING CONSISTENCY .................................... 17 b. CRITERION SECTION 15332(b): PROJECT LOCATION, SIZE, AND CONTEXT......................................... 18 c. CRITERION SECTION 15332(c): ENDANGERED, RARE, OR THREATENED SPECIES............................ 18 d. CRITERION SECTION 15332(d): SIGNIFICANT EFFECTS ............................................................................ 19 TRAFFIC............................................................................................................................................................... 19 NOISE................................................................................................................................................................... 23 AIR QUALITY ....................................................................................................................................................... 28 WATER QUALITY................................................................................................................................................ 36 e. CRITERION SECTION 15332(e): UTILITIES..................................................................................................... 38

5.1 EXCEPTIONS FOR EXEMPTIONS......................................................................................................................... 42 a. CRITERION SECTION 15300.2(a): LOCATION................................................................................................ 42 b. CRITERION SECTION 15300.2(b): CUMULATIVE IMPACT ........................................................................... 43 c. CRITERION SECTION 15300.2(c): SIGNIFICANT EFFECTS ......................................................................... 44 d. CRITERION SECTION 15300.2(d): SCENIC HIGHWAYS ............................................................................... 44 e. CRITERION SECTION 15300.2(e): HAZARDOUS WASTE SITES ................................................................. 45 f. CRITERION SECTION 15300.2(f): HISTORICAL RESOURCES..................................................................... 45 6 REFERENCES.......................................................................................................................................................... 47 Corydon Group Project Class 32 Exemption Checklist
City of lake Elsinore ii
Appendices
APPENDIX A: GENERAL BIOLOGICAL ASSESSMENT AND WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES

HABITAT CONSERVATION PLAN (MSHCP) CONSISTENCY ANALYSIS
APPENDIX B: VEHICLE MILES TRAVELED (VMT) SCREENING ANALYSIS APPENDIX C: ACOUSTICAL ANALYSIS REPORT
APPENDIX D: AIR QUALITY AND GREENHOUSE GAS STUDY
APPENDIX E: PRELIMINARY WQMP
Figures
FIGURE 1. REGIONAL LOCATION. ........................................................................................................5 FIGURE 2. AERIAL VIEW....................................................................................................................6 FIGURE 3. CONCEPTUAL SITE PLAN………………………………………………………………………………..11 FIGURE 4A. BUILDING ELEVATIONS.….………………………….…………………………………………………..12 FIGURE 4B. BUILDING ELEVATIONS.….………………………….…………………………………………………..13 FIGURE 5. CONCEPTUAL LANDSCAPE PLAN.........................................................................................14 Tables
TABLE 1 SURROUNDING EXISTING LAND USES AND DESIGNATIONS........................................................3 TABLE 2 CONSTRUCTION SCHEDULE................................................................................................9 TABLE 3 CONSISTENCY WITH APPLICABLE LAND USE AND ZONING DEVELOPMENT STANDARDS.................17 TABLE T-1 PROJECT TRIP GENERATION ............................................................................................22 TABLE N-1 LAKE ELSINORE MUNICIPAL CODE RESIDENTIAL EXTERIOR NOISE LEVEL STANDARDS ................24 TABLE N-2 CALTRANS CONSTRUCTION VIBRATION DAMAGE CRITERIA ....................................................25 TABLE N-3 PROJECT CONSTRUCTION NOISE LEVELS AT NEAREST NOISE RECEPTORS ...............................26 TABLE N-4 PROJECT OPERATIONAL NOISE LEVELS AT NEAREST NOISE RECEPTORS .................................27 TABLE N-5 CONSTRUCTION EQUIPMENT VIBRATION SOURCE LEVELS ......................................................28 TABLE AQ-1 REGIONAL CONSTRUCTION EMISSIONS SUMMARY ................................................................30 TABLE AQ-2 SUMMARY OF REGIONAL OPERATIONAL EMISSIONS ..............................................................30 TABLE AQ-3 LOCALIZED MAXIMUM CONSTRUCTION EMISSIONS ................................................................31 TABLE AQ-4 LOCALIZED MAXIMUM OPERATIONALEMISSIONS ..................................................................31 TABLE AQ-5 PROJECT CONSTRUCTION GHG EMISSIONS .......................................................................33 TABLE AQ-6 PROJECT TOTAL GHG EMISSIONS ....................................................................................33 TABLE AQ-7 PROJECT CONSISTENCY WITH THE CITY’S CLIMATE ACTION PLAN ...........................................34 TABLE PS-1 FIRE STATIONS SERVING PROJECT AREA ...........................................................................41 Acronym List
ADA Americans with Disabilities Act
ADT Average Daily Trips
AQMP Air Quality Management Plan
AB Assembly Bill
ADT Average Daily Trips
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AFY Acre-Feet Yearly
AMSL Above Mean Sea Level
APN Assessor Parcel Number
AQMP Air Quality Management Plan
BMPs Best Management Practices
CAA Clean Air Act
CAAQS California Ambient Air Quality Standards
CAP Climate Action Plan
CalEEMod California Emissions Estimator Model
CARB California Air Resources Board
CBC California Building Code
CCR California Code of Regulations
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
CFR Code of Federal Regulations
CNEL Community Noise Equivalent Level
CNPS California Native Plant Society
CMU Concrete Masonry Unit
CO Carbon Monoxide
CUP Conditional Use Permit
CWA Clean Water Act
CY Cubic Yards
dBA A-weighted decibel
DIF Development Impact Fee
EIR Environmental Impact Report
EPA Environmental Protection Agency
EVMWD Elsinore Valley Municipal Water District
FAR Floor Area Ratio
FEMA Federal Emergency Management Agency
FIRM Flood Insurance Rate Maps
ft Feet
FTA Federal Transit Administration
GPCD Gallons per day per capita
GHG Greenhouse Gas
HVAC Heating, Ventilation and Air Conditioning
I Interstate
IDR Industrial Design Review
ITE Institute of Transportation Engineers
kBTU thousand British thermal units
kWh kilowatt-hour
lbs pounds
LCFS Low Carbon Fuel Standard
LED Low Emitting Diode
LEMC Lake Elsinore Municipal Code
LID Low Impact Development
LOS Level of Service
LST Local Significance Thresholds
MBTA Migratory Bird Treaty Act
MG Million Gallons
mgd million gallons per day
MLD Most Likely Descendant
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MSHCP Multiple Species Habitat Conservation Plan
MTCO2e metric tons carbon dioxide equivalent
NAAQS National Ambient Air Quality Standards
NEPSSA narrow endemic plant species
NPDES National Pollutant Discharge Elimination System
NAHC Native American Heritage Commission
NOx Nitrous Oxides
OPR Governor’s Office of Planning and Research
PM Particulate Matter
ppm parts per million
PPV peak particle velocity
PRC Public Resources Code
QSD qualified SWPPP developer
RWQCB Regional Water Quality Control Board
SB Senate Bill
SCAB South Coast Air Basin
SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SCH State Clearinghouse
SLF Sacred Lands File
SOx Oxides of Sulfur
SP Specific Plan
SR State Route
SRA Source Receptor Area
SWPPP Storm Water Pollution Prevention Plan
TAC Toxic Air Contaminant
TAZ Traffic Analysis Zone
VdB velocity in decibels
VMT Vehicle Miles Traveled
TIA Traffic Impact Analysis
USACE United States Army Corps of Engineers
USFWS U.S. Fish and Wildlife Service
USGS U.S. Geologic Survey
UWMP Urban Water Management Plan
WDRs Waste Discharge Requirements
WQMP Water Quality Management Plan
WRCOG Western Riverside Council of Governments
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1.0 INTRODUCTION
The applicant for the proposed Project is requesting approval from the City of Lake Elsinore to construct two industrial warehouses that would each be 24,296 square feet and have a 4,613 square-foot mezzanine. The buildings would be a maximum height of 34 feet 4 inches in height. Each building would have two 14-foot-wide roll-up dock doors. In addition, parking for 93 vehicles would be provided along with site landscaping. The Project would be accessed from Corydon Road by a proposed 30-foot-wide full-access driveway. Other improvements include installation of bioretention basins to capture, filter, and infiltrate stormwater, and halfwidth improvements to Corydon Road, including curb, gutter, sidewalk, and undergrounding the existing telephone/power poles and lines fronting the site. The City of Lake Elsinore is the Lead Agency for the proposed Project. The Lead Agency will utilize this document as evidence that the proposed Project qualifies for a Class 32 Infill Exemption, which is further described below.

1.1 PURPOSE OF THE NOTICE OF EXEMPTION
This Class 32 Infill Exemption has been prepared in accordance with the following:
• California Environmental Quality Act (CEQA) of 1970 (Public Resources Code Sections 21000 et seq.) • California Code of Regulations, Title 14, Division 6, Chapter 3 (CEQA Guidelines, Sections 15000 et seq.).

Article 19 of the California Environmental Quality Act (CEQA) Guidelines includes, as required by Public Resources Code Section 21084, a list of classes of projects which have been determined not to have a significant effect on the environment. This document demonstrates that the proposed Project qualifies for a CEQA Exemption as an Infill Development Project (Class 32 Exemption), consistent with the provisions of CEQA Guidelines Sections 15332 and 15300.2 and provides information for City decision-makers to find that the proposed Project is exempt under CEQA.

Pursuant to CEQA Guidelines Section 15332, the Project qualifies for a Class 32 Exemption because it is: (1) consistent with the General Plan designation and policies and zoning regulations; (2) is located within the City limits, surrounded by urban uses and is less than 5 acres in size; (3) has no value for endangered, rare or threatened species; (4) would not result in any significant effects related to traffic, noise, air quality or water quality; and (5) can be adequately served by all required utilities and public services. Additionally, this document demonstrates that the Project and its circumstances would not result in any exceptions identified in CEQA Guidelines Section 15300.2.

Existing Regulations that Reduce Potential Impacts
Throughout the analysis in this Class 32 Exemption Checklist, reference is made to requirements that are applied to all development on the basis of federal, state, or local law, which effectively reduce the potential for environmental impacts to occur. Where applicable, these existing regulations are listed to show their effect in reducing potential environmental impacts.

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1.2 DOCUMENT ORGANIZATION
This Class 32 Exemption Checklist includes the flowing sections:

Section 1.0 Introduction
Provides information about CEQA, its requirements for environmental review, and explains the exemption criteria that evaluates the potential impacts of the proposed Project to the physical environment.

Section 2.0 Project Setting
Provides information about the Project’s location, a description of existing site uses, and identifies the existing General Plan and zoning designations.

Section 3.0 Project Description
Includes a description of the Project’s physical features, along with construction and operational activities.

Describes anticipated approvals and permits needed for implementation of the proposed Project.

Section 4.0 Class 32 Infill Exemption Requirements
Provides the CEQA Guidelines detailing the types of projects exempt from CEQA review related to urban infill development and exceptions to the exemptions.

Section 5.0 Proposed Project CEQA Exemption Compliance Analysis Evaluates the Project’s potential to result in significant adverse effects to the physical environment as required by CEQA Guidelines Section 15332 and identifies applicable regulations. In addition, Section 5.0 analyzes whether the proposed Project would result in any of the exceptions in the criteria of CEQA Guidelines Section 15300.2(b)-(f) (Exceptions) to the Project.

Section 6.0 References
Includes a list of sources that were used in preparation of this CEQA document.

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2.0 PROJECT SETTING

2.1 PROJECT LOCATION
The Project site is located at 32251 and 32291 Corydon Road (APNs 370-080-002 and 003) (also identified as Corydon Street by parcel mapping) in the southern portion of the City of Lake Elsinore, as shown in Figure 1, Project Location. Regional access to the site is provided by Interstate 15 (I-15) and the Bundy Canyon Road interchange, which is located approximately 1.8 miles east of the site. Local access to the site is provided by Bundy Canyon Road, Mission Trail, Palomar Street, and Corydon Road.

The Project site is located within the Lake Elsinore and Wildomar United States Geological Survey (USGS) 7.5’ topographic quadrangles. The center point latitude and longitude for the Project site are 33° 37' 30.1211” North, 117° 17' 56.4071” West.

2.2 EXISTING PROJECT SITE
The 3.04-acre Project site is an undeveloped rectangular shaped parcel that is surrounded by chain linked fencing. The site includes disturbed areas that are dominated by non-native scattered vegetation. The site is located adjacent to undeveloped land and light industrial warehousing uses, as shown in Figure 2, Aerial View.

The site is relatively flat with elevations ranging from 1,246 feet to 1,279 feet above mean sea level (AMSL).

2.3 EXISTING LAND USES AND REGULATORY SETTING OF THE PROJECT SITE The Project site is located within Planning Area 3 of the East Lake Specific Plan. The Project site has a City of Lake Elsinore General Plan Land Use designation of East Lake Specific Plan and an East Lake Specific Plan designation of Action Sports, Tourism, Commercial and Recreation and has an Airport Overlay designation.

The Action Sports, Tourism, Commercial and Recreation designation provides for a wide range of extreme action sports and accessory manufacturing, service and retail uses. The Airport Overlay designation provides for facilities such as warehouses, storages facilities, maintenance and repair facilities, and hangars.

2.4 SURROUNDING LAND USES
The Project site is located within an urban area. The surrounding land uses and zoning are described in Table

1. Table 1: Surrounding Existing Land Uses and Designations Direction Existing Land Use General Plan Land Use
Designation Zoning Designations
North Light industrial / Warehousing
and undeveloped parcel Specific Plan (SP) East Lake Specific Plan East
Corydon Road followed by
Bryant Street, undeveloped
parcels, and residential
Specific Plan (SP) East Lake Specific Plan
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Direction Existing Land Use General Plan Land Use
Designation Zoning Designations
South Undeveloped parcel and
Corydon Road
City of Wildomar. North of
Bryant Street is LI – Light
Industrial. South of Bryant
Street is LDR – Low Density
Residential
City of Wildomar. North of
Bryant Street is M-1
(Manufacturing/Industrial).

South of Bryant Street is
R-R (Rural Residential)
West Undeveloped parcels Specific Plan (SP) East Lake Specific Plan Corydon Group Project Class 32 Exemption Checklist
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3.0 PROJECT DESCRIPTION

3.1 PROJECT OVERVIEW
The proposed Project would develop the site with two industrial warehouses that would each be 24,296 square feet and have two 4,613 square-foot mezzanines. The buildings would be a maximum height of 34 feet 4 inches.

Each building would have two 14-foot-wide roll-up dock doors. In addition, parking for 93 vehicles would be provided along with site landscaping. The Project would be accessed from Corydon Road by a proposed 30- foot-wide full-access driveway. Other improvements include installation of a bioretention basin to capture, filter, and infiltrate stormwater, and half-width improvements along Corydon Road that include curb, gutter, sidewalk, and undergrounding the telephone/power poles and lines fronting the site. The Project requires approval of a Conditional Use Permit (CUP) and Industrial Design Review (IDR).

The Project also proposes a Project-Related Minor Modification to the East Lake Specific Plan to reallocate approximately 50,000 square feet of the Industrial Development Target allocated from Specific Plan Area 2 to Specific Plan Area 3; and a Minor Modification to expand the Airport Overlay designation to include the existing Skylark Airport. As detailed in Section 10.4.2.2 of the East Lake Specific Plan, these Minor Modifications do not require an amendment to the Specific Plan and are processed in conjunction with implementing development projects and corresponding applications.

3.2 PROJECT FEATURES
Building Structures
The proposed Project would develop the site with two unrefrigerated warehouses that would each be 24,296 square feet and have two 4,613 square-foot mezzanines and two 14-foot-wide roll-up dock doors, as shown in Figure 3, Conceptual Site Plan. The buildings would have a maximum height of 34 feet 4 inches.

The buildingswould be constructed with concrete masonry unit (cmu) walls and would have a modern industrial architectural style with flat roofs with parapets. Building exterior materials would be painted in shades of gray, with metal and painted cement accent panels. Windows and doors would be inset, and business signage would be provided on the south sides of the buildings, toward Corydon Road, as shown in Figures 4 and 5, Building Elevations. The proposed building would have a front setback of 88.6 feet, which exceeds the requirements as identified in Table 2-4 of the East Lake Specific Plan.

Off-Street Parking
The Project includes 93 total parking spaces, including 4 ADA spaces and 4 electric vehicle parking spaces.

This exceeds the municipal code requirements of 1 parking space per 500 square feet, which equates to 90 total parking spaces. The Project includes both long-term (at a minimum of 5 percent of employee parking) and short-term bicycle parking (at a minimum of 5 percent of the total parking), that would be located at the front of each building toward Corydon Road.

Access and Circulation
The proposed Project would be accessed through a 30-foot-wide driveway along Corydon Road that provides direct access to parking spaces that would be adjacent to both of the proposed buildings. An interior driveway would provide circulation between the proposed buildings and would be a minimum of 26 feet wide and meet Corydon Group Project Class 32 Exemption Checklist
City of Lake Elsinore 8
emergency access requirements. The Project would install onsite pedestrian walkways on the site and would install offsite sidewalks along the Project frontage of Corydon Road along with landscaping.

Lighting
Outdoor lighting included as part of the Project would be typical of light industrial uses and would consist of primarily wall-mounted lighting and parking lot lighting. All the Project’s outdoor lighting would be directed downward and shielded to minimize off-site spill in compliance with LEMC Section 17.112.040.

Landscaping
The proposed Project would include approximately 25,226 square feet (20% of the site) of landscaping around the proposed building, parking areas, and driveways. The majority of the landscaping would be located along the Project site frontage of Corydon Road and along the western boundary of the site, as shown on Figure 6, Conceptual Landscaping Plan. The landscaping would include 24-inch box trees, various 5-gallon shrubs, and ground cover per LEMC Section 17.136.100. Landscaping would be drought tolerant, in compliance with the City’s landscaping regulations.

Fencing and Gates
The Project includes installation of a 6-foot-high chain linked fencing to be located along the north and eastern boundaries of the site; and 6-foot-high wrought iron fencing would be located along the western boundary of the site and southern boundary of the site along Corydon Road.

Infrastructure Improvements
The proposed Project would install new utilities on the Project site that would serve the Project and connect to existing offsite infrastructure.

Water and Sewer: The proposed Project would install onsite water lines and sewer lines that would connect to the existing 21-inch water main and 18-inch sewer main in Corydon Road.

Drainage: The proposed Project would install an onsite drainage and bioretention system to capture and treat stormwater. Stormwater on the Project site would be conveyed to landscape areas and onsite storm drains that would drain to two proposed bioretention basins that would collect, treat, and infiltrate runoff into the site soils.

Roadway Improvements: The proposed Project would remove and replace the existing roadway pavement along the street frontage of Corydon Road and would provide half-width improvements that include landscaping, sidewalk, curb, gutter, and undergrounding the telephone/power poles and lines fronting the site.

3.3 PROJECT OPERATIONS
The proposed Project would operate two industrial warehouses. No cold storage is proposed as part of this Project. Typical operational characteristics include employees traveling to and from the site, delivery of materials and supplies to the site, and truck loading and unloading. The Project Applicant states that operation of the Project would be limited to the daytime. Thus, for purposes of evaluation, the proposed development is assumed to be operational between 7:00 a.m. to 10:00 p.m., 7 days a week.

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3.4 GENERAL PLAN LAND USE AND ZONING
The Project site has City of Lake Elsinore General Plan land use designation of East Lake Specific Plan and an East Lake Specific Plan designation of Action Sports, Tourism, Commercial and Recreation and an Airport Overlay designation. The Project site is located within Planning Area 3 of the East Lake Specific Plan. The Action Sports, Tourism, Commercial and Recreation designation provides for a wide range of extreme action sports and accessory manufacturing, service and retail uses. Table 2-4 of the East Lake Specific Plan details that the Action Sports, Tourism, Commercial and Recreation designation provides for a minimum lot width of 100 feet, setbacks of 15-feet from non-residential uses and a maximum building height of 45 feet.

The Airport Overlay designation provides for facilities such as warehouses, storages facilities, maintenance and repair facilities, and hangars. Table 2-11 of the East Lake Specific Plan details that the Airport Overlay Development Standards provides for setbacks of 35 feet from major and collector streets and 45 feet from urban arterials, and a maximum building height of 45 feet. As further detailed herein, the Project is consistent with the East Lake Specific Plan development standards that are applicable to the site. Thus, the proposed Project is consistent with the existing land use and zoning designations of the Project site.

3.5 PROJECT CONSTRUCTION
Construction activities for the Project would occur over one phase lasting approximately 13 months and in the following stages: (1) site preparation; (2) grading and excavation; (3) building construction; (4) paving; and (5) application of architectural coatings. The proposed grading plan estimates a cut of 1,538 cubic yards (cy) of soils and fill of 6,314 cy of soils, which would result in an import of approximately 4,776 cy. The Project would utilize construction equipment with engines meeting Tier 4 Interim standards. Table 2 details total working days for each phase of construction for analytical purposes. Construction activities would be limited to the hours allowable by LEMC Section 17.176.080, which prohibits construction activities between the hours of 7:00 p.m. and 7:00 a.m. or at any time on weekends or on holidays.

Table 2: Construction Schedule
Construction Phase Working Days Equipment Types Used
Site Preparation 24 Graders, scrapers, tractors, loaders, backhoes Grading 44 Graders, rubber tired dozers, tractors, loaders, backhoes Building Construction 194 Cranes, forklifts, tractors, loaders, backhoes, generator sets, welders Paving 19 Cement and mortar mixers, pavers, rollers, tractors, loaders, backhoes, paving equipment
Architectural Coating 19 Air compressors

3.6 DISCRETIONARY APPROVALS AND PERMITS
The following discretionary approval and permits are anticipated from the City of Lake Elsinore to be necessary for implementation of the proposed Project:
• Approval of a Conditional Use Permit (CUP) to establish and operate a two-unit industrial complex • Approval of an Industrial Design Review (IDR) for construction of two industrial buildings Corydon Group Project Class 32 Exemption Checklist
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• Approval of a Minor Modification to the East Lake Specific Plan to reallocate approximately 50,000 square feet of the Industrial Development Target allocated from Specific Plan Area 2 to Specific Plan Area 3
• Approval of a Minor Modification to expand the Airport Overlay designation to include the existing Skylark Airport
• Adoption of this Class 32 Exemption with the determination that the exemption has been prepared in compliance with the requirements of CEQA
• Approvals and permits necessary to execute the proposed Project, including but not limited to, grading permit, building permit, etc.

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4.0 CLASS 32 INFILL EXEMPTION REQUIREMENTS
Article 19 of the California Environmental Quality Act (CEQA Guidelines Sections 15300 to 15333), includes a list of classes of projects that have been determined to not have a significant effect on the environment and as a result, are exempt from review under CEQA.

Class 32 Infill Exemption
One of the classes of projects exempt from CEQA review are projects that are specified as urban infill development. CEQA Guidelines Section 15332 defines the Class 32 Infill Exemption as a project that meets the following five requirements:
a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
c) The project site has no value as habitat for endangered, rare, or threatened species. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e) The site can be adequately served by all required utilities and public services.

Exceptions
In addition to meeting the requirements listed above, the CEQA Guidelines Section 15300.2 provides specific instances where exceptions apply to a project that would otherwise meet the requirements for an exemption.

These exceptions are:
a) Location: Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.
b) Cumulative Impact: All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. c) Significant Effects: A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
d) Scenic Highways: A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR. e) Hazardous Waste Sites: A categorical exemption shall not be used for a project located on a site which is included on any list complied pursuant to Section 65962.5 of the Government Code.

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f) Historical Resources: A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

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5.0 PROPOSED PROJECT CEQA EXEMPTION COMPLIANCE ANALYSIS The analysis below provides substantial evidence that the Project properly qualifies for an exemption under CEQA Guidelines Section 15332 (i.e., Class 32) and, as a result, would not have a significant effect on the environment. Additionally, the analysis shows there are no exceptions to qualifying for the categorical exemption, as identified in CEQA Guidelines Section 15300.2. a. Criterion Section 15332(a): General Plan and Zoning Consistency: The Project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations.

The Project site has a City of Lake Elsinore General Plan land use designation of East Lake Specific Plan and an East Lake Specific Plan designation of Action Sports, Tourism, Commercial and Recreation and an Airport Overlay designation, which allows for a variety of uses, including manufacturing and warehousing with buildings up to 45-feet in height.

Table 3 shows the Project’s consistency with the Action Sports, Tourism, Commercial and Recreation and the Airport Overlay development standards. As shown, the proposed Project would meet all of the proposed development standards, including lot frontage, setbacks, building height, and landscape buffer requirements.

Therefore, the Project would be consistent with the applicable zoning regulations.

Table 3: Consistency with Applicable East Lake Specific Plan Development Standards Development Feature
General Plan or Zoning
Requirement Proposed Project Consistency
Action Sports, Tourism, Commercial and Recreation Designation Minimum Lot Width / Street
Frontage (ft)
100 Consistent. The proposed Project would have a
street frontage of 250 feet. The site has a lot width
of 250 feet.

Maximum Building Height (ft) 45 feet Consistent. The proposed buildings would be 34 feet 4 inches high.

Front Setback 15 feet Consistent. The proposed Project has a front setback of 20 feet of landscaping from the
sidewalk to the parking lot. The proposed
buildings would be setback approximately 82 feet
from the proposed sidewalk along Corydon.

Side Setback Adjacent to
Right-of-Way
15 feet Consistent. The proposed Project would be
setback 20 feet from the Como Street right-of-way
along the western boundary of the Project site.

Parking Front Setback Average of 25-feet, no less
than 20-feet
Consistent. The proposed Project has a
minimum front setback of 20 feet of landscaping
from the sidewalk to the parking lot.

Landscaping Minimum of 15 percent of the
lot and along the public rightof-way
Consistent. The Project would install
approximately 25,225 square feet (20% of the
site) of landscaping. The majority of the
landscaping would be located along the Project
site frontage of Corydon Road and along the
western boundary of the site.

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b. Criterion Section 15332(b): Project Location, Size, and Context: The proposed development occurs within City limits on a Project site of no more than five acres substantially surrounded by urban uses.

The Project is within the City limits of the City of Lake Elsinore, on an approximately 3.04acre site. As shown in Figure 3 and detailed in Section 2.4, the site is surrounded by a roadway to the south and east, warehouse and light industrial uses to the north, and undeveloped parcels followed by light industrial warehousing buildings to the west. As the Project site is less than five acres and substantially surrounded by urban uses, it meets the criteria of CEQA Guidelines Section 15332(b).
c. Criterion Section 15332(c): Endangered, Rare, or Threatened Species: The Project site was determined to have no value as habitat for endangered, rare, or threatened species.

A General Biological Assessment and Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Consistency Analysis was prepared for the Project site, which is included as Appendix A. The 3.04- acre Project site is undeveloped, and the site consists of disturbed/developed habitat. The General Biological Assessment describes that approximately half of the site is sparsely covered in non-native disturbed habitat, and the other half is developed with sparse non-native ornamental species. The General Biological Assessment did not identify any sensitive plant or wildlife species on the site or with the potential to be present on the site and determined that impacts to sensitive species would not occur from implementation of the Project.

The General Biological Assessment also determined that the Project site does not contain any streams or drainages or riparian habitat. There are no California Department of Fish and Wildlife (CDFW), United States Army Corps of Engineers (USACE), or Regional Water Quality Control Board (RWQCB) jurisdictional waters within the Project site boundaries; and that the site does not contain any wetlands or vernal pools. Thus, no aquatic, riparian, or wetland related resources would be impacted by the proposed Project.

The General Biological Assessment (Appendix A) details that the Project site is not located within a designated wildlife corridor or linkage. The Project site was evaluated for its function as a wildlife corridor that species use to move between wildlife habitat zones. The site consists of flat, disturbed and developed land that is fenced and surrounded by industrial development, Corydon Street, and residential development. No wildlife movement corridors were found to be present on the Project site, and none would be impacted by implementation of the proposed Project.

In addition, as a standard condition of approval, the Applicant is required to comply with Sections 3503, 3503.5, and 3513 of the California Fish and Game Code and the Migratory Bird Treaty Act (MBTA). Compliance with the California Fish and Game Code and MBTA would ensure that impacts to nesting birds and raptors, which Development Feature
General Plan or Zoning
Requirement Proposed Project Consistency
Airport Overlay
Minimum Building Setbacks
• Adjacent to Urban Arterial 45 feet Consistent. The proposed buildings would be setback approximately 82 feet from the proposed
sidewalk along Corydon.
• Adjacent to Major or
Collector Street
35 feet
Building Height 45 feet maximum Consistent. The proposed buildings would be 34 feet 4 inches high.

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may use vegetation, including existing scattered non-native trees, on or near the Project site for nesting, during construction would not occur.

The MSHCP Consistency Analysis (Appendix A) determined that the Project site is located within the Elsinore Area Plan but outside of a MSHCP Criteria Cell. The Project site is not located within a Cell Group, or within plan-defined areas requiring surveys for criteria species, invertebrate species, amphibian species or mammalian species.

However, the Project site is within plan-defined areas requiring surveys for burrowing owl (Athene cunicularia), and narrow endemic plant species (NEPSSA). Therefore, a survey for burrowing owl was conducted pursuant to the Burrowing Owl Survey Instructions for the Western Riverside County Multiple Species Habitat Conservation Plan Area, which determined that the Project site does not provide suitable burrows/nesting opportunities for burrowing owl. No suitable burrowing owl habitat or burrow surrogates such as cement culverts, or debris piles were found on the site. No signs of ground squirrels were identified on the Project site.

The Project site is disturbed by weed abatement and grading. Due to disturbance and lack of ground squirrel activity on the site, the habitat assessment resulted in the finding that there is no suitable habitat for burrowing owl present on the Project site. Thus, impacts related to burrowing owl would not occur.

The MSHCP Consistency Analysis (Appendix A) describes that the Project site is within a NEPSSA-designated area for six plant species: Munz’s onion, San Diego ambrosia, many-stemmed dudleya, California Orcutt grass, spreading navarretia, Hammitt's clay-cress, Wright's trichocoronis. However, the Project site contains disturbed habitat and developed areas, and no habitat suitable for supporting these species occurs on site. Thus, impacts related to NEPSSA would not occur.

The Project site does not contain any habitat that would be considered riparian/riverine areas as defined in Section 6.1.2 of the Western Riverside MSHCP, and no vernal pools were observed within the Project boundaries. Thus, no impacts related to MSHCP compliance would occur from implementation of the Project.

The Project site is not located on or adjacent to a Western Riverside County MSHCP Conservation Area.

Therefore, the Urban/Wildlands Interface Guidelines (Section 6.14 of the MSHCP) are not applicable to the Project.

Overall, the proposed Project site has no value as habitat for endangered, rare, or threatened species and meets the criteria of CEQA Guidelines Section 15332(c). d. Criterion Section 15332(d): Significant Effects: Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

TRAFFIC
Circulation System Program, Plan, Ordinance or Policy
Roadway
Construction. Construction activities associated with the Project would generate vehicular trips from construction workers traveling to and from the Project site and delivery and hauling of construction supplies to, and debris and recyclable solid waste from, the Project site. The CalEEMod modeling completed for the Project shows that construction would generate up to 30 workers generating vehicular trips and up to 8 vendors generating trips per day. This is a total of 76 round-trips per day. Should all of the workers arrive and leave the site during the AM and PM peak hours, it would result in 30 trips per peak hour trips during maximum Corydon Group Project Class 32 Exemption Checklist
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construction activity, which is a limited number of trips on the arterial roadway. Typically, congestion management programs require evaluation of developments that are expected to generate 50 or more peakhour trips, and Projects generating fewer than 50 peak-hour trips are generally exempt from further analysis.

As Project construction would result in less than 50 peak hour trips, it would not conflict with a circulation system program, plan, ordinance or policy. In addition, the construction related trips would generally travel from I-15 and the Bundy Canyon Road interchange, which connects to Mission Trail and then Corydon Road. Direct access from the freeway and arterial streets to the site would provide for efficient construction trips on existing roadway facilities. Impacts would be less than significant.

Operation. Operation of two warehouses would result in a limited number of vehicle trips (with a maximum of 9 trips in the PM peak hour) that would have access to and from the freeway using arterial streets providing for efficient operational trips on existing roadway facilities. Access to the proposed Project would be provided via a 30-foot-wide driveway along Corydon Road that would lead to 24-foot-wide minimum drive isles that would provide access to the roll-up doors and parking. The central drive aisle would serve as a fire lane. Thus, the Project would not result in an impact related to roadway circulation programs, plan, ordinance, or policy.

Transit
The Riverside Transit Agency provides public transportation to the general public throughout the City. The bus route closest to the Project site is Route 8 that provides a loop around the Cities of Lake Elsinore and Wildomar.

Buses are equipped with wheelchair lifts, tie-downs and folding seats to accommodate most wheelchair configurations and are equipped with bicycle racks. The closest bus stops are located at the corner or Corydon Road and Grand Avenue, approximately 0.8-mile southwest from the Project site, and at Corydon Road and Mission Trail, approximately 0.7-mile northeast of the Project site.

The existing bus services would provide efficient transportation to and from the site for employees and has the potential to reduce vehicle miles traveled. Implementation of the two new warehouse buildings on the site would not alter or conflict with existing transit stops and schedules, and impacts related to transit services would not occur.

Bicycle
There is no existing bicycle lane located along Corydon Road and the Project does not involve changes to the existing bicycle lanes. The Project includes installation of bicycle racks to encourage bicycle transportation.

The Project includes both long-term (at a minimum of 5 percent of employee parking) and short-term bicycle parking (at a minimum of 5 percent of the total parking), that would be located at the front of each building toward Corydon Road. As a result, the Project would support bicycling circulation and would not result in conflict related to bicycle circulation or policies related to bicycle facilities.

Pedestrian Facilities
The Project includes installation of a new sidewalk along the site frontage and would provide pedestrian ADA compliant walkways from Corydon Road to access the Project site buildings. The proposed Project would provide for both on and off-site pedestrian circulation; and therefore, potential impacts related to pedestrian facilities or a conflict with any program, plan, ordinance, or policy related to provision of pedestrian facilities would not occur.

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Vehicle Miles Traveled
Senate Bill (SB) 743 was signed by Governor Brown in 2013 and required the Governor’s Office of Planning and Research (OPR) to amend the CEQA Guidelines to provide an alternative to level of service (LOS) for evaluating transportation impacts, aiming to promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks and a diversity of land uses. In response, Section 15064.3, Determining the Significance of Transportation Impacts, was added to the CEQA Guidelines which states that vehicle miles traveled (VMT) is the most appropriate measure of transportation impacts and provides lead agencies with the discretion to choose the most appropriate methodology and thresholds for evaluating VMT.

The City of Lake Elsinore’s criteria to identify projects that would have a less-than significant impact on VMT and therefore could be screened out from further analysis includes the following:

1. Transit Priority Area (TPA) Screening: Projects which are located within a TPA are presumed to have a less than significant impact on VMT.

2. Low VMT Area Screening: This screening threshold applies to residential or office projects that are located within a low VMT-generating area, which are identified by WRCOG as traffic analysis zones (TAZ) where total daily VMT per service population performs at or below the jurisdictional average of total VMT per service population under base year conditions. Projects which are located within a low VMT-generating area are presumed to have a less than significant impact on VMT.

3. Project Type Screening: Local serving projects listed in the TIA Guidelines (including unrefrigerated warehouses that are less than 258,000 square feet) and projects that generate fewer than 110 net new daily vehicle trips are presumed to have a less than significant impact on VMT. Also, projects that generate less than 3,000 MTCO2e per year are considered to have a less than significant impact related to VMT.

A VMT Screening Analysis was prepared (included in Appendix B) pursuant to the City of Lake Elsinore Traffic Impact Analysis Guidelines for Vehicle Miles Traveled and Level of Service Assessment (2022). The applicability of each of the City’s VMT screening criterion to the proposed Project is described below.

Screening Criteria 1 – TPA Screening: According to the City’s guidelines, projects located in a TPA may be presumed to have a less than significant impact if the floor area ratio (FAR) is 0.75 or higher, includes no more parking for residents, customers, or employees than the City code mandates, and is consistent with the Sustainable Communities Strategy (SCS). The proposed Project is not located in a TPA. The proposed Project site is not located within 0.5 mile of an existing major transit stop or an existing stop along a high-quality transit corridor. Therefore, the Project would not meet the TPA Screening Criteria.

Screening Criteria 2 - Low VMT Area Screening: The City Guidelines states that “Residential and office projects located within a low VMT- generating area are presumed to have a less than significant impact absent substantial evidence to the contrary. In addition, other employment-related and mixed-use land use projects may qualify for the use of screening if the project can reasonably be expected to generate VMT per service population that is similar to the existing land uses in the low VMT area.” City Guidelines identifies low VMT generating traffic analysis zones as those that generate VMT per service population below the City of Lake Elsinore’s baseline’s VMT per service population.

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The Western Riverside Council of Governments (WRCOG) Transportation VMT Tool was used to determine if the site is located within a low VMT generating area. The WRCOG VMT Tool found that the Project is not located in a low VMT-generating area. Therefore, the proposed Project would not meet Screening Criteria 2.

Screening Criteria 3 – Project Type Screening: The City’s guidelines state that specific projects have a less than significant impact absent substantial evidence to the contrary. This includes local serving retail projects less than 50,000 square feet, local serving projects, unrefrigerated warehouses that are less than 258,000 square feet, and projects generating fewer than 110 daily vehicle trips.

The proposed Project consists of two unrefrigerated warehouses that would each be 24,296 square feet. Thus, the Project would result in 48,592 square feet of unrefrigerated warehouse area, which would be less than 258,000 square feet. Thus, the Project would meet the Project type screening and would be less than significant.

In addition, using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation, 11th Edition (2021), Table T-1 identifies that operation of the proposed Project would generate 83 daily trips including 8 trips during the AM peak hour and 9 trips during the PM peak hour. This is less than 110 daily trips; therefore, the Project would also meet the number of trips for Screening Criteria 3, and impacts related to VMT would be less than significant.

Table T-1: Project Trip Generation
ITE
Code
Description Daily
Traffic
AM Peak Hour PM Peak Hour
In Out Total In Out Total
Project Trip Rates
150 Warehouse (per 1,000 sf) 1.71 77% 23% 0.17 28% 72% 0.18 Proposed Project
150 Warehouses 48,592 sf 83 6 2 8 3 6 9
Source: VMT Screening Analysis, Appendix B.

Hazards Due to a Design Feature or Incompatible Uses
The Project includes development of two warehouses with landscaping, circulation, and parking. The Project includes only light industrial warehousing uses and does not include any incompatible uses, such as farm equipment.

The proposed Project site would be accessed from Corydon Road through a 30-foot-wide driveway and by a 24-foot-wide minimum drive isle, which is consistent with City circulation safety design standards. The Project would provide pedestrian circulation through walkways on the site and the Project would install offsite sidewalks along the Project frontage of Corydon Road. The Project would not increase any hazards related to a design feature. The City’s construction permitting process includes review of Project plans to ensure that no potentially hazardous transportation design features would be introduced by the Project. As a result, impacts related to hazardous vehicular circulation design features would not occur.

Emergency Access
Construction. The proposed construction activities, including equipment and supply staging and storage, would occur within the Project site, and therefore would not require roadway lane closures that could restrict Corydon Group Project Class 32 Exemption Checklist
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access of emergency vehicles to the Project site or adjacent areas. The installation of new the driveway and sidewalk, and connections to existing infrastructure systems that would be implemented during construction of the proposed Project would not require closure of Corydon Road. Any temporary lane closures needed for utility connections or driveway access construction would be implemented consistent with the recommendations of the California Joint Utility Traffic Control Manual (Caltrans 2014), as required by construction permits. Thus, implementation of the Project through the City’s permitting process would ensure existing regulations are adhered to and that potential construction related emergency access impacts would not occur.

Operation. Operation of the Project would also not result in inadequate emergency access. The Project driveway and internal access would be required through the City’s permitting procedures to meet the City’s design standards and provides adequate turning space for passenger cars, fire trucks, and delivery trucks. The Project provides a 30-foot-wide driveway and minimum of a 24-foot wide drive isle. Also, the Project would meet all fire and emergency access requirements. The City would review the development plans as part of the permitting procedures to ensure adequate emergency access pursuant to the requirements in Section 503 of the California Fire Code (Title 24, California Code of Regulations, Part 9). As a result, impacts related to inadequate emergency access would not occur.

The proposed Project would not result in any significant effects relating to traffic; therefore, the proposed Project meets the traffic related criteria of CEQA Guidelines Section 15332(d).

NOISE
An Acoustical Analysis Report (Appendix C) was prepared for the proposed Project to assess the Project’s potential noise and vibration related impacts. The following analysis incorporates information from the study.

Noise Terminology
Various noise descriptors are utilized in this noise analysis, and are summarized as follows:
• Leq: The equivalent sound level, which is used to describe noise over a specified period of time, typically 1-hour, in terms of a single numerical value. The Leq of a time-varying signal and that of a steady signal are the same if they deliver the same acoustic energy over a given time. The Leq may also be referred to as the average sound level.
• Lmax: The instantaneous maximum noise level experienced during a given period of time. • Lmin: The instantaneous minimum noise level experienced during a given period of time. • CNEL: The Community Noise Equivalent Level, which, similar to the Ldn, is the average A-weighted noise level during a 24-hour day that is obtained after an addition of 5 dBA to measured noise levels between the hours of 7:00 pm to 10:00 pm and after an addition of 10 dBA to noise levels between the hours of 10:00 pm to 7:00 am to account for noise sensitivity in the evening and nighttime, respectively. • Ambient Noise: The “ambient noise level” is the background noise level associated with a given environment at a specified time and is usually a composite of sound from many sources from many directions.

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Noise Regulations
General Plan
The City’s General Plan Public Safety and Welfare Element includes a compatibility matrix (Table 3-1) to determine if new land uses are compatible with the existing noise environment. The table identifies noise environments that are less than 70 dBA CNEL to be normally compatible with residential uses, and areas that have existing ambient noise levels above 75 dBA CNEL are considered clearly incompatible with residential uses. Commercial and industrial uses are normally compatible with noise levels up to 85 dBA CNEL.

Lake Elsinore Municipal Code
Section 17.176.060, Exterior Noise Limits, identifies the maximum permissible sound levels by receiving land use. For light industrial uses, noise levels can be 70 dBA at any time. For residential land uses, the noise level limits for the daytime (7:00 a.m. to 10:00 p.m.) hours of 50 dBA L50 and 40 dBA L50 during the nighttime (10:00 p.m. to 7:00 a.m.) hours for:
• a cumulative period of 30 minutes in any hour (L₅₀); or • the standard plus 5 dBA for a cumulative period of more than 15 minutes in any hour (L₂₅); or • the standard plus 10 dBA for a cumulative period of more than 5 minutes in any hour (L8); or • the standard plus 15 dBA for a cumulative period of more than 1 minute in any hour (L2); or • the standard plus 20 dBA for any period of time (Lmax).

LEMC Section 17.176.060 for residential and light industrial uses are detailed in Table N-1.

Table N-1: LEMC Residential Exterior Noise Level Standards Receiving Land Use Condition
Based Exterior Noise Level Standards (dBA)
L50 L25 L8 L2 Lmax
(30 mins) (15 mins) (5 mins) (1 min) (Anytime)
Single-Family Residential Daytime 50 55 60 65 70
Nighttime 40 45 50 55 60
General Commercial Daytime 65 70 75 80 85
Nighttime 60 65 70 75 80
Light Industrial Anytime 70 75 80 85 90
Additionally, the LEMC states that, on the boundary between two different zones, the noise level limit applicable to the lower noise zone plus six decibels shall apply. Thus, operational noise limits were applied as 56 dBA at single-family residential properties and 65 dBA at commercial properties.

Section 17.176.080.F, Construction/Demolition, states that the following is prohibited:

1. Operating or causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work between weekday hours of 7:00 p.m. and 7:00 a.m., or at any time on weekends or holidays, such that the sound therefrom creates a noise disturbance across a residential or commercial real property line, except for emergency work of public service utilities or by variance issued by the City.

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2. Noise Restrictions at Affected Properties. Where technically and economically feasible, construction activities shall be conducted in such a manner that the maximum noise levels at affected residential properties will not exceed those listed in the following schedule:

Mobile Equipment: Maximum noise levels for nonscheduled, intermittent, short‐term operation (less than 10 days) of mobile equipment:

Type I Areas
Single‐Family
Residential
Type II Areas
Multifamily
Residential
Type III Areas
Semi‐Residential/
Commercial
Daily, except Sundays and Legal Holidays 7:00
a.m. to 7:00 p.m. 75 dBA 80 dBA 85 dBA
Daily, 7:00 p.m. to 7:00 a.m. and all day
Sunday and Legal Holidays 60 dBA 65 dBA 70 dBA
Stationary Equipment: Maximum noise levels for repetitively scheduled and relatively long‐term operation (period of 10 days or more) of stationary equipment:

Type I Areas
Single‐Family
Residential
Type II Areas
Multifamily
Residential
Type III Areas
Semi‐Residential/
Commercial
Daily, except Sundays and Legal Holidays 7:00
a.m. to 7:00 p.m. 60 dBA 65 dBA 70 dBA
Daily,7:00 p.m. to 7:00 a.m. and all day
Sunday and Legal Holidays 50 dBA 55 dBA 60 dBA
Section 17.176.080.G, Vibration, states that it is prohibited to operate any device that creates a vibration which is above the vibration perception threshold of any individual at or beyond the property boundary of the source if on private property or at 150 feet (46 meters) from the source if on public space or public right-of-way.

However, the LEMC does not define a quantitative vibration threshold. The California Department of Transportation (Caltrans) has published thresholds that are used for construction analyses. As shown in Table N-2, the threshold at which there is a risk to older residential structures is a peak particle velocity (PPV) of 0.3 (Caltrans, 2020).

Table N-2: Caltrans Construction Vibration Damage Criteria Building Category PPV (in/sec)
Extremely fragile historic buildings, ruins, ancient monuments 0.08 Fragile buildings 0.10
Historic and some old buildings 0.25
Older residential structures 0.30
Source: Transportation and Construction Vibration Guidance Manual (Caltrans 2020).

Sensitive Receivers
Noise sensitive receivers are defined as locations where people reside or where the presence of unwanted sound could otherwise adversely affect the use of the land, including: residences, schools, hospitals, churches, libraries, and recreation areas. The closest noise sensitive receptors to the Project site are the existing residences that are across Corydon Road to the east of the site, as close as approximately 109 feet.

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Construction Noise Impacts
The construction noise from the proposed Project would occur throughout various portions of the Project site over a 13-month period. Noise generated by construction equipment would include a combination of trucks, power tools, concrete mixers, and portable generators that when combined can reach high levels. Construction is expected to occur in the following stages: site preparation, grading, building construction, paving, and architectural coating. Construction noise would not be stationary, as construction equipment would move throughout the site during various stages of each activity. Thus, mobile construction noise sources were evaluated as point sources moving within an area to approximate noise impacts to off-site receivers as equipment moves around the Project site. Mobile equipment noise calculations also consider typical duty cycles of equipment to account for periods of activity and inactivity on the site. The closest point on the Project site to a residential receptor is approximately 109 feet. In addition, the half-width roadway improvements would be as close as approximately 50 feet from the closest residence, which is across Corydon Road from the Project site.

Calculated construction noise levels for both mobile and stationary equipment at the site property lines adjacent to the closest land uses are listed in Table N-3.

Table N-3: Project Construction Noise Levels at Nearest Noise Receptors Stage Receiver Location Average Noise Level
(dBA)
Site Preparation R1 (North Property Line 1) 79.5 (All Mobile Sources) R2 (North Property Line 2) 81.2 (All Mobile Sources)
R5 (East Residential Property Line) 64.8 (All Mobile Sources) R6 (East Residential Property Line) 71.9 (All Mobile Sources) Grading R1 (North Property Line 1) 79.0 (All Mobile Sources) R2 (North Property Line 2) 80.7 (All Mobile Sources)
R5 (East Residential Property Line) 64.3 (All Mobile Sources) R6 (East Residential Property Line) 71.4 (All Mobile Sources) Building Construction R1 (North Property Line 1) 74.2 (All Sources) /

55.6 (Stationary Only)
R2 (North Property Line 2) 75.9 (All Sources) /

56.4 (Stationary Only)
R5 (East Residential Property Line) 59.8 (All Sources) /

47.8 (Stationary Only)
R6 (East Residential Property Line) 66.8 (All Sources) /

52.7 (Stationary Only)
Paving R1 (North Property Line 1) 76.1 (All Mobile Sources) R2 (North Property Line 2) 77.8 (All Mobile Sources)
R5 (East Residential Property Line) 61.6 (All Mobile Sources) R6 (East Residential Property Line) 68.7 (All Mobile Sources) Architectural Coating R1 (North Property Line 1) 63.0 (Stationary Only) R2 (North Property Line 2) 63.8 (Stationary Only)
R5 (East Residential Property Line) 55.3 (Stationary Only) R6 (East Residential Property Line) 60.0 (Stationary Only) Source: Acoustical Analysis, Appendix C.

As shown in Table N-3, the modeled construction noise levels from mobile sources reach up to 71.9 dBA Leq and the noise levels from stationary equipment would reach up to 60.0 dBA Leq at the nearest residential property line to the east (R6). This is below the allowable construction noise level of 75 dBA in residential areas Corydon Group Project Class 32 Exemption Checklist
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per LEMC Section 17.167.080(f). In addition, the mobile construction noise levels at the closest commercial property lines would reach up to 81.2 dBA and the stationary construction equipment noise levels would reach up to 63.8 dBA at the closest commercial uses, which is below the 85 dBA threshold. Therefore, impacts related to construction noise would be less than significant.

Furthermore, construction noise would be temporary in nature as the operation of each piece of construction equipment would not be constant throughout the construction day, and equipment would be turned off when not in use. Further, per LEMC Section 17.176.080, construction activities are prohibited between the hours of 7:00 p.m. and 7:00 a.m. or at any time on weekend or on holidays. The construction activities would be in compliance with the City’s construction-related noise standards.

Operation Noise Impacts
Onsite Operational Noise. Onsite operational noise would largely be generated by vehicles, trucks, and forklifts moving on the site and from heating and air conditioning units. The Acoustical Analysis also assumes one forklift will be operating behind each building, with five truck deliveries per hour (to account for activity at each of the four loading areas, and an average based on the anticipated 29 truck trips per day). As shown on Table N-4, the Project generated noise volumes would range from 40.5 dBA to 54.0 dBA, which is less than the LEMC standards of 56 dBA at single-family residential properties and 65 dBA at commercial properties.

Therefore, onsite operational noise impacts would be less than significant.

Table N-4: Project Operational Noise Levels at Nearest Noise Receptors Receiver Description Noise Threshold
(dBA)
Noise Level
(dBA)
R1 North Non-Residential Property Line 1 65 54.0
R2 North Non-Residential Property Line 2 65 53.1
R3 South Non-Residential Property Line 1 65 50.1
R4 South Non-Residential Property Line 2 65 52.3
R5 East Residential Property Line 1 56 40.5
R6 East Residential Property Line 2 56 47.1
R7 West Non-Residential Property Line 65 52.7
Source: Acoustical Analysis, Appendix C.

Traffic Noise. Vehicle and truck trips from operation of the Project would generate offsite noise. During operation, the proposed Project is expected to generate approximately 83 average daily trips with 8 trips during the a.m. peak hour and 9 trips during the p.m. peak hour. A significant direct impact occurs when project traffic combines with existing traffic and causes a doubling of sound energy, which is an increase of 3 dB.

The existing traffic volume of Corydon Road was shown to be 15,630 average daily trips (ADT) in the East Lake Specific Plan Amendment EIR. The additional 83 trips per day from the proposed Project (as detailed in Table T-1) would result in an increase of 0.5 percent per day, which would result in a less than significant and inaudible increase in vehicle noise. In addition, the increase in 8 trips during the a.m. peak hour and 9 trips during the p.m. peak hour would not result in a significant increase in traffic noise. Therefore, impacts related to operational traffic noise would be less than significant.

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Vibration Impacts
Construction Vibration. Construction activities for development of the Project would include excavation and grading, which have the potential to generate low levels of groundborne vibration. People residing in close proximity to the construction could be exposed to the generation of excessive groundborne vibration or groundborne noise levels related to construction activities. The results from vibration can range from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibrations at moderate levels, to slight structural damage at the highest levels.

As shown in Table N-5, a vibratory roller could generate up to 0.21 in/sec PPV at and operation of a large bulldozer could generate up to 0.089 PPV at a distance of 25 feet (two of the most vibratory pieces of construction equipment), and would not exceed the damage threshold for older residential structures of 0.30 in/sec PPV. Groundborne vibration at sensitive receptors associated with this equipment would drop off as the equipment moves away. For example, as the vibratory roller moves further than 100 feet from the sensitive receptors, the vibration associated with it would drop below 0.0026 in/sec PPV.

Table N-5: Construction Equipment Vibration Source Levels Equipment PPV at 25 ft, in/sec
Vibratory Roller 0.210
Hoe Ram 0.089
Large Bulldozer 0.089
Loaded Trucks 0.076
Jackhammer 0.035
Small Bulldozer 0.003
Source: Transportation and Construction Vibration Guidance Manual (Caltrans 2020).

The closest residence is approximately 109 feet from the Project site boundary, at which equipment vibrations would be approximately 0.0026 in/sec PPV from vibratory equipment used during construction, which is less than the threshold of 0.3 PPV. Hence, impacts related to construction vibration would be less than significant.

Overall, the proposed Project would not result in any significant effects relating to noise or vibration; therefore, the proposed Project meets the noise related criteria of CEQA Guidelines Section 15332(d).

AIR QUALITY
This section is based on the Air Quality and Greenhouse Gas Technical Study that was prepared for the proposed Project that is provided in Appendix D. The Project’s construction and operational emissions were calculated using the California Emissions Estimator Model (CalEEMod) Version 2022.1.1.32 pursuant to the South Coast Air Quality Management District (SCAQMD) methodology criteria.

Air Quality Management Plan Consistency
The Project site is located in the South Coast Air Basin, which is under the jurisdictional boundaries of the SCAQMD. The SCAQMD and Southern California Association of Governments (SCAG) are responsible for preparing the Air Quality Management Plan (AQMP), which addresses federal and state Clean Air Act (CAA) requirements. The AQMP details goals, policies, and programs for air quality in the Basin and uses SCAQMD Corydon Group Project Class 32 Exemption Checklist
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and SCAG land use designations contained in General Plan documents to forecast, inventory, and allocate regional emissions from land use and development-related sources.

As described in Chapter 12, Section 12.2 and Section 12.3 of the SCAQMD’s CEQA Air Quality Handbook (1993), for purposes of analyzing consistency with the AQMP, if a proposed project would have a development density and vehicle trip generation that is substantially greater than what was anticipated in the General Plan, then the proposed project would conflict with the AQMP. On the other hand, if a project’s density is consistent with the General Plan, its emissions would be consistent with the assumptions in the AQMP, and the project would not conflict with SCAQMD’s attainment plans. In addition, the SCAQMD considers projects consistent with the AQMP if the project would not result in an increase in the frequency or severity of existing air quality violations or cause a new violation.

The Project site has a General Plan land use designation of East Lake Specific Plan and an East Lake Specific Plan designation of Action Sports, Tourism, Commercial and Recreation and has an Airport Overlay designation, which allows development of warehouses. The Project includes a Minor Modification to the East Lake Specific Plan to reallocate approximately 50,000 square feet of the Industrial Development Target allocated from Specific Plan Area 2 to Specific Plan Area 3, where the proposed Project is located. With the Minor Modification of the Specific Plan, the proposed Project would be within the anticipated industrial development buildout anticipated by the East Lake Specific Plan. Therefore, the Project is consistent with the buildout density of the Specific Plan area and would not conflict with the AQMP.

Also, as described in the analysis below, emissions generated by construction and operation of the proposed Project would not exceed thresholds. Thus, the Project would not result in an increase in the frequency or severity of existing air quality violations or cause a new violation, and no impacts would occur.

Regional Construction Emissions
Construction activities associated with the proposed Project would generate pollutant emissions from the following construction activities: site preparation, grading, building construction, paving, and architectural coating. The volume of emissions generated on a daily basis would vary, depending on the intensity and types of construction activities occurring. Construction activities would generate emissions from onsite construction equipment, haul of soils export and import of construction materials, and construction worker vehicle trips to and from the Project site during the estimated eight months of construction.

It is mandatory for all construction projects to comply with several SCAQMD Rules, including Rule 403 for controlling fugitive dust, PM10, and PM2.5 emissions from construction activities. Rule 403 requirements include, but are not limited to, applying water in sufficient quantities to prevent the generation of visible dust plumes, applying soil binders to uncovered areas, reestablishing ground cover as quickly as possible, utilizing a wheel washing system to remove bulk material from tires and vehicle undercarriages before vehicles exit the proposed project site, covering all trucks hauling soil with a fabric cover and maintaining a freeboard height of 12-inches, and maintaining effective cover over exposed areas. Compliance with Rule 403 was accounted for in the construction emissions modeling and is ensured through the City’s development permitting process. In addition, implementation of SCAQMD Rule 1113 that governs the volatile organic compounds (VOC) content in architectural coating, paint, thinners, and solvents, would be required and is also ensured through the City’s development permitting process.

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As shown in Table AQ-1, CalEEMod modeling details that construction emissions generated by the proposed Project would not exceed SCAQMD regional thresholds. Therefore, construction activities would result in a less than significant impact.

Table AQ-1: Regional Construction Emissions Summary
Construction Year
Maximum Day
Maximum Daily Emissions (lbs/day)
VOC NOx CO SO2 PM10 PM2.5
2025 0.74 16.0 31.0 0.050 1.13 0.24
2026 10.6 19.1 30.9 0.050 4.30 2.02
2027 10.6 14.0 20.3 0.027 0.67 0.31
Maximum Daily Emissions 10.6 19.1 31.0 0.050 4.30 2.02
SCAQMD Regional Threshold 75 100 550 150 150 55
Threshold Exceeded? No No No No No No
Source: Air Quality and Greenhouse Gas Study, Appendix D Regional Operational Emissions
Implementation of the Project would result in long-term regional emissions of criteria air pollutants and ozone precursors associated with area sources, such as natural gas and electricity consumption, landscaping, applications of architectural coatings, and consumer products. However, vehicular emissions would generate a majority of the emissions generated from the Project.

Operational emissions associated with the proposed Project were modeled using CalEEMod and are presented in Table AQ-2. As shown, the proposed Project would result in long-term regional emissions of the criteria pollutants that would be below the SCAQMD’s applicable thresholds. Therefore, the Project’s operational emissions would not exceed the national ambient air quality standards (NAAQS) or the California Ambient Air Quality Standards (CAAQS) and would not result in a cumulatively considerable net increase of any criteria pollutant. Impacts would be less than significant.

Table AQ-2: Summary of Regional Operational Emissions
Operational Source
Maximum Daily Emissions (lbs/day)
VOC NOx CO SOx PM10 PM2.5
Mobile 0.37 0.48 4.38 0.01 1.08 0.28
Area 1.10 0 0 0 0 0
Energy 0.01 0.25 0.21 <0.005 0.02 0.02
Off-Road 0.28 2.50 16.4 0.03 0.05 0.05
Total Maximum Daily Emissions 1.76 3.23 21.0 0.04 1.15 0.35 SCAQMD Significance Thresholds 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Source: Air Quality and Greenhouse Gas Study, Appendix D Localized Significant Thresholds (LST)
The SCAQMD recommends the evaluation of localized NOx, CO, PM10, and PM2.5 construction-related impacts to sensitive receptors in the immediate vicinity of the Project site. Such an evaluation is referred to as a localized significance threshold (LST) analysis. The impacts were analyzed pursuant to the SCAQMD’s Final Localized Significance Threshold Methodology. According to the LST Methodology, off-site mobile emissions from the Project should not be included in the emissions compared to the LSTs. SCAQMD has developed LSTs that Corydon Group Project Class 32 Exemption Checklist
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represent the maximum emissions from a project that are not expected to cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standards, and thus would not cause or contribute to localized air quality impacts. LSTs are developed based on the ambient concentrations of NOx, CO, PM10, and PM2.5 pollutants for each of the 38 source receptor areas (SRAs) in the SCAB. The Project site is located in SRA 25, Lake Elsinore. Sensitive receptors include uses such as residences, schools, playgrounds, childcare centers, and athletic facilities. The nearest LST sensitive receptors to the Project site are the residences approximately 30 feet (9.1 meters) east of the site.

Construction LST. The localized thresholds from the mass rate look-up tables in SCAQMD’s Final Localized Significance Threshold Methodology document, were developed for use on projects that are less than or equal to 5-acres in size or have a disturbance of less than or equal to 5 acres daily and were used to evaluate LSTs.

The maximum number of acres disturbed on the peak day of construction was calculated from the CalEEMod model construction equipment list, which identifies that crawler tractors, graders, and rubber-tired dozers would disturb 2.0-acres in an 8-hour day. As shown in Table AQ-3, with implementation of SCAQMD Rules 403 and 1113, the maximum daily construction emissions from the proposed Project would not exceed the applicable SCAQMD LST thresholds. Therefore, construction LST impacts would be less than significant.

Table AQ-3: Localized Maximum Construction Emissions
Emissions
Maximum Daily Emissions (lbs/day)
NOx CO PM10 PM2.5
Maximum Daily Emissions 18.8 30.1 3.78 1.87
SCAQMD Significance Thresholds 234 1,100 7 4
Threshold Exceeded? No No No No
Source: Air Quality and Greenhouse Gas Study, Appendix D Operational LST. According to the SCAQMD LST methodology, LSTs apply to a project’s stationary and onsite mobile sources. Projects that involve mobile sources that spend long periods queuing and idling at a site, such as transfer facilities, have the potential to exceed the operational LSTs. The proposed Project consists of two warehouses that would generate 8 AM peak hour trips and 9 PM peak hour trips as shown on Table T-1 and is not anticipated to result in significant vehicle idling or queuing activity. However, because the proposed warehouses involve truck traffic and idling emissions, operational LST emissions were calculated. As detailed in Table AQ-4, the maximum daily operational emissions from the proposed Project would not exceed the applicable SCAQMD LST thresholds. Therefore, operational LST impacts would be less than significant.

Table AQ-4: Localized Maximum Operational Emissions
Emissions
Maximum Emissions (lbs/day)
NOX CO PM10 PM2.5
Maximum Daily Emissions 3.23 23.1 1.15 0.35
SCAQMD Significance Thresholds 234 1,100 2 1
Threshold Exceeded? No No No No
Source: Air Quality and Greenhouse Gas Study, Appendix D Odors
The proposed Project would not emit other emissions, such as those generating objectionable odors, that would affect a substantial number of people. The threshold for odor is identified by SCAQMD Rule 402, Nuisance, which states:

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A person shall not discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property. The provisions of this rule shall not apply to odors emanating from agricultural operations necessary for the growing of crops or the raising of fowl or animals.

The type of facilities that are considered to result in other emissions, such as objectionable odors, include wastewater treatments plants, compost facilities, landfills, solid waste transfer stations, fiberglass manufacturing facilities, paint/coating operations (e.g., auto body shops), dairy farms, petroleum refineries, asphalt batch plants, chemical manufacturing, and food manufacturing facilities. The proposed Project would implement warehouse development that does not involve the types of uses that would emit objectionable odors affecting a substantial number of people. In addition, odors generated by the Project are required to be in compliance with SCAQMD Rule 402, which would prevent nuisance odors.

During construction, emissions from construction equipment, architectural coatings, and paving activities may generate odors. However, these odors would be temporary, intermittent in nature, and would not affect a substantial number of people. Any potential noxious odors would be confined to the immediate vicinity of the construction equipment. Also, the short-term construction-related odors would cease upon the drying or hardening of the odor-producing materials. Therefore, impacts associated with other emissions, such as odors, would not adversely affect a substantial number of people.

Greenhouse Gas Emissions
The City of Lake Elsinore has not adopted a numerical significance threshold to evaluate greenhouse gas (GHG) impacts. SCAQMD does not have approved thresholds; however, it does have draft thresholds that provides a tiered approach to evaluate GHG impacts, which includes the following:
• Tier 1 consists of evaluating whether or not the project qualifies for any applicable exemption under CEQA.
• Tier 2 consists of determining whether the project is consistent with a GHG reduction plan. If a project is consistent with a qualifying local GHG reduction plan, it does not have significant GHG emissions. • Tier 3 consists of screening values, which the lead agency can choose, but must be consistent with all projects within its jurisdiction. A project’s construction emissions are averaged over 30 years and are added to the project’s operational emissions. If a project’s emissions are below one of the following screening thresholds, then the project is less than significant:
o Residential and Commercial land use: 3,000 metric tons of carbon dioxide equivalent (MTCO2e) per year
o Industrial land use: 10,000 MTCO2e per year
o Based on land use type: residential: 3,500 MTCO2e per year; commercial: 1,400 MTCO2e per year; or mixed use: 3,000 MTCO2e per year
The SCAQMD’s draft threshold uses the Executive Order S-3-05 year 2050 goal as the basis for the Tier 3 screening level. Achieving the Executive Order’s objective would contribute to worldwide efforts to cap CO2 Corydon Group Project Class 32 Exemption Checklist
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concentrations at 450 parts per million (ppm), thus stabilizing global climate. Therefore, for purposes of examining potential GHG impacts from implementation of the proposed Project, and to provide a conservative analysis of potential impacts, the Tier 3 screening level for all land use projects of 3,000 MTCO2e was selected as the significance threshold. In addition, SCAQMD methodology for evaluating a project’s construction emissions are to amortize them over 30-years and then add them to the project’s operational emissions to determine if the project would exceed the screening values listed above.

Project GHG Emissions. Construction activities generate sources of GHG emissions from construction equipment and workers’ commutes to and from the site. The combustion of fossil-based fuels creates GHGs such as CO2, CH4, and N2O. As shown on Table AQ-5, construction of the Project is estimated to generate

21.5 MTCO2e per year from construction emissions amortized over 30 years per SCAQMD methodology.

Table AQ-5: Project Construction GHG Emissions
Year Annual Emissions (Metric Tons CO2e)
2025 54.9
2026 587
2027 2.07
Total Construction Emissions 644
Amortized Over 30 years 21.5
Source: Air Quality and Greenhouse Gas Study, Appendix D During operations, the proposed Project would generate long-term GHG emissions from vehicular/truck trips, mechanical operations related to truck maintenance; water, natural gas, and electricity consumption; and solid waste generation. Water use results in indirect GHG emissions from the energy required to transport water from its source. Natural gas use results in the emission of two GHGs: CH4 (the major component of natural gas) and CO2 (from the combustion of natural gas). Electricity use can result in GHG production if the electricity is generated by combusting fossil fuel. As shown in Table AQ-6, the Project would generate approximately 703 MTCO2e per year, which is less than the SCAQMD threshold of 3,000 MTCO2e. Therefore, impacts would be less than significant.

Table AQ-6: Project Total GHG Emissions
Emission Source Annual Emissions (Metric Tons CO2e)
Mobile Source 195
Area < 1
Energy 115
Water Use 34.3
Solid Waste 14.3
Off-Road 323
Total Operational 681
Construction (amortized) 21.5
Total 703
SCAQMD Threshold 3,000
Exceeds Threshold? No
Source: Air Quality and Greenhouse Gas Study, Appendix D Project Compliance with Applicable GHG Policies. The proposed development Project would comply with state programs that are designed to be energy efficient. The proposed Project would comply with all mandatory Corydon Group Project Class 32 Exemption Checklist
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measures under the California Title 24, California Energy Code, and the CalGreen Code, which would provide efficient energy and water consumption. The City’s administration of the requirements includes review of the energy conservation measures during the permitting process, which ensures that all requirements are met.

The City of Lake Elsinore adopted a Climate Action Plan (CAP) in 2011. Table AQ-7 provides an analysis of the proposed Project’s consistency with the policies in the City’s CAP.

Table AQ-7: Project Consistency with the City’s Climate Action Plan CAP Measure Consistency
Measure T-1.2: Pedestrian
Infrastructure
Consistent. This measure requires the installation of sidewalks along new and reconstructed streets and sidewalks or paths to internally link all uses and provide connections to neighborhood activity centers, major destinations, and transit facilities contiguous with the project site.

The Project site is located within a light industrial and rural residential area that does not include neighborhood activity centers, major destinations, and transit facilities contiguous with the site. However, the Project includes installation of a new sidewalk along the site frontage and would provide pedestrian ADA compliant walkways from Corydon Road to access the Project site buildings. As such, the proposed Project would be consistent with this measure.

Measure T-1.4: Bicycle
Infrastructure
Consistent. This measure requires new development to implement and connect to the network of Class I, II and III bikeways, trails and safety features identified in the General Plan, Bike Lane Master Plan, Trails Master Plan and Western Riverside County NonMotorized Transportation plan.

The General Plan EIR Figure 3.4-11 identifies a planned bicycle lane along Corydon Road. The Project does not involve installation of a bicycle lane, but does include both long-term (at a minimum of 5 percent of employee parking) and short-term bicycle parking (at a minimum of 5 percent of the total parking), that would be located at the front of each building toward Corydon Road. As such, the proposed Project would be consistent with this measure.

Measure T-1.5: Bicycle
Parking Standards
Consistent. This measure requires the City to enforce short-term and long-term bicycle parking standards for new non-residential developments. The Project includes installation of bicycle racks to encourage bicycle transportation. The Project includes both long-term (at a minimum of 5 percent of employee parking) and short-term bicycle parking (at a minimum of 5 percent of the total parking), that would be located at the front of each building toward Corydon Road. As such, the proposed Project would be consistent with this measure.

Measure T-2.1:

Designated Parking for
Fuel Efficient Vehicles
Consistent. This measure requires new non-residential developments to designate parking spaces for low-emitting, fuel-efficient vehicles. The Project includes 4 EV parking spaces. As such, the proposed Project would be consistent with this measure.

Measure T-4.1: Commute
Trip Reduction Program
Consistent. This measure requires the City to institute a commute trip reduction program for employers with fewer than 100 employees. This measure would be Corydon Group Project Class 32 Exemption Checklist
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CAP Measure Consistency
implemented with the Project’s occupancy permits. As such, the proposed Project would not conflict with this measure.

Measure E-1.1: Tree
Planting Requirements
Consistent. This measure requires new developments to plant trees along property lines and in parking areas. The Project would comply with this measure as shown on Figure 5, Conceptual Landscaping Plan. This measure is implemented by the City through the development review process, and conditions of approval. As such, the proposed Project would not conflict with this measure.

Measure E-1.2: Cool Roof
Requirements
Consistent. This measure requires new non-residential development to use roofing materials having solar reflectance, thermal emittance, or Solar Reflectance Index consistent with CALGreen Tier 1 values. This measure would be implemented by the proposed Project and verified during the development permitting process.

Measure E-1.3: Energy
Efficient Building
Standards
Consistent. This measure requires that new construction exceed the California Energy Code requirements through either the performance-based or prescriptive approach described in the California Green Building Code. This measure is implemented by the Departments of Planning, Public Works, and Building through the development review process, and conditions of approval. As such, the proposed Project would not conflict with this measure.

Measure E-3.2: Energy
Efficient Street and Traffic
Signal Lights
Consistent. This measure requires the City to work with Southern California Edison to replace existing high-pressure sodium streetlights and traffic lights with high efficiency alternatives, such as Low Emitting Diode (LED) lights; replace existing City owned traffic lights with LED lights; require any new street and traffic lights to be LED. This measure is currently being implemented by the Department of Public Works through renovation.

This measure would apply to any street and/or traffic lights replaced or installed as part of the Project. This measure is implemented by the Departments of Planning, Public Works, and Building through the development review process, and conditions of approval. As such, the proposed Project would not conflict with this measure.

Measure E-4.1:

Landscaping Ordinance
Consistent. This measure requires the City to enforce the City’s AB 1881 Landscaping Ordinance, which requires that landscaping be water efficient, thereby consuming less energy and reducing emissions. The proposed Project is consistent with the City’s landscaping and irrigation requirements. This measure is verified by the Departments of Planning, Public Works, and Building through the development review process, and conditions of approval. As such, the proposed Project would not conflict with this measure.

Measure E-4.2: Indoor
Water Conservation
Requirements
Consistent. This measure requires that development projects reduce indoor water consumption. The proposed Project is designed to be consistent with the Title 24 water conservation requirements. This measure would be verified by the Departments of Building and Planning through project permitting. As such, the proposed Project would not conflict with this measure.

Measure E-5.1:

Renewable Energy
Incentives
Consistent. This measure facilitates the voluntary installation of small-scale renewable energy systems, such as solar photovoltaic and solar hot water systems, by connecting residents and businesses with technical and financial assistance through the City website. This measure is implemented by the Departments of Building and Planning Corydon Group Project Class 32 Exemption Checklist
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CAP Measure Consistency
through outreach and incentive programs. The proposed Project is designed to be consistent with the Title 24 energy requirements. The proposed Project would not conflict with this measure.

Measure S-1.4:

Construction and
Demolition Waste
Diversion
Consistent. This measure requires development projects to divert, recycle or salvage nonhazardous construction and demolition debris generated at the site, and requires all construction and demolition projects to be accompanied by a waste management plan for the project. This measure is implemented by the Departments of Planning and Building through City contracts, LEMC amendments, development and review process, and conditions of approval. The proposed Project would implement construction and demolition waste diversion, as required by Section 5.408.1 of the California Green Building Standards Code. As such, the proposed Project would not conflict with this measure.

Overall, the proposed Project would not result in any significant effects relating to air quality emissions; therefore, the proposed Project meets the air quality related criteria of CEQA Guidelines Section 15332(d).

WATER QUALITY
The Project site is located within the Santa Ana River Watershed, which includes the approximately 100-milelong Santa Ana River and more than 50 tributaries, making it the largest river basin in Southern California. The City of Lake Elsinore is underlain by the Elsinore Groundwater Basin, which covers 40.2 square miles in western Riverside County. The City is within the jurisdiction of the Santa Ana Regional Water Quality Control Board (RWQCB), which sets water quality standards for all ground and surface waters within its region. Water quality standards are defined under the Clean Water Act (CWA) to include both the beneficial uses of specific water bodies and the levels of water quality that must be met and maintained to protect those uses (water quality objectives). Water quality standards for all ground and surface waters overseen by the RWQCB are documented in its Basin Plan, and the regulatory program of the RWQCB is designed to minimize and control discharges to surface and groundwater, largely through permitting, such that water quality standards are effectively attained.

Construction. Construction of the proposed Project would require grading and excavation of soils, which would loosen sediment, and then have the potential to mix with surface water runoff and degrade water quality.

Additionally, construction would use heavy equipment and construction-related chemicals, such as concrete, cement, asphalt, fuels, oils, antifreeze, transmission fluid, grease, solvents, and paints. These potentially harmful materials could be accidentally spilled or improperly disposed of during construction and, if mixed with surface water runoff could wash into and pollute waters.

These types of water quality impacts during construction of the Project would be prevented through implementation of a stormwater pollution prevention plant (SWPPP). Construction of the Project would disturb more than one acre of soil; therefore, the proposed Project would be required to obtain coverage under the NPDES General Permit for Discharges of Storm Water Associated with Construction Activity (and LEMC Section 14.08). Construction activity subject to this permit includes clearing, grading, and ground disturbances such as trenching, stockpiling, or excavation. The Construction General Permit requires implementation of a SWPPP that is required to identify all potential sources of pollution that are reasonably expected to affect the quality of storm water discharges from the construction site. The SWPPP would generally contain a site map Corydon Group Project Class 32 Exemption Checklist
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showing the construction perimeter, proposed buildings, stormwater collection and discharge points, general pre- and post-construction topography, drainage patterns across the site, and adjacent roadways. An Erosion and Sediment Transport Control Plan is also required to be prepared by a qualified SWPPP developer (QSD) to be included in the SWPPP for the Project with construction Best Management Practices (BMPs) such as:
• Prompt revegetation of proposed landscaped areas;
• Perimeter gravel bags or silt fences to prevent off-site transport of sediment; • Storm drain inlet protection (filter fabric gravel bags and straw wattles), with gravel bag check dams within paved roadways;
• Regular sprinkling of exposed soils to control dust during construction and soil binders for forecasted wind storms;
• Specifications for construction waste handling and disposal; • Contained equipment wash-out and vehicle maintenance areas; • Erosion control measures including soil binders, hydro mulch, geotextiles, and hydro seeding of disturbed areas ahead of forecasted storms;
• Construction of stabilized construction entry/exits to prevent trucks from tracking sediment on City roadways;
• Construction timing to minimize soil exposure to storm events; and • Training of subcontractors on general site housekeeping.

Adherence to the existing requirements and implementation of the appropriate BMPs as ensured through the City’s construction permitting process would ensure that the Project would not violate any water quality standards or waste discharge requirements, potential water quality degradation associated with construction activities would be minimized, and impacts (including those to Lake Elsinore) would be less than significant.

Operations. As detailed in the Preliminary WQMP (Appendix E), the Project site naturally drains south to Lake Elsinore. The proposed Project includes operation of warehouse uses, including loading docks, vehicle parking, and landscaping. Potential pollutants associated with the proposed uses include various chemicals from cleaners; sediment from landscaping; trash debris; and oil and grease from vehicles in the parking lots. If these pollutants discharge into surface waters, it could result in degradation of water quality. However, operation of the proposed Project would be required to comply with the requirements of the Santa Ana Regional MS4 Permit through preparation of a project-specific Hydrology Study and Water Quality Management Plan (WQMP) that describes the low-impact development (LID) infrastructure and non-structural, structural, and source control and treatment control BMPs that are included in the Project’s design to protect water quality.

The Santa Ana Regional MS4 Permit regulations are included in the LEMC in Chapter 14.08. The MS4 Permit:
• Provides the framework for the program management activities and plan development; • Provides the legal authority for prohibiting unpermitted discharges into the storm drain system and for requiring BMPs in new development and significant redevelopment; Corydon Group Project Class 32 Exemption Checklist
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• Ensures that all new development and significant redevelopment incorporates appropriate Site Design, Source Control, and Treatment Control BMPs to address specific water quality issues; and • Ensures that construction sites implement control practices that address construction related pollutants including erosion and sediment control and onsite hazardous materials and waste management.

The Santa Ana Regional MS4 Permit requires that new development and significant redevelopment projects (or priority projects), such as the proposed Project, develop and implement a WQMP that includes BMPs and LID design features that would provide onsite treatment of stormwater to prevent pollutants from onsite uses from leaving the site. A WQMP is required to be approved prior to the issuance of a building or grading permit.

The proposed Project would install an onsite drainage and bioretention system to capture and treat stormwater.

Stormwater on the Project site would be conveyed to landscape areas and onsite storm drains that would drain to two proposed bioretention basins that would collect, treat, and infiltrate runoff into the site soils. The system is required to be sized to treat runoff from the Design Capture Storm (85th percentile, 24-hour) from the Project site. The Project’s WQMP would be reviewed and approved by the City to ensure it complies with the Santa Ana RWQCB MS4 Permit regulations. In addition, the City’s permitting process would ensure that all BMPs in the WQMP would be implemented with the Project. Overall, implementation of the WQMP pursuant to the existing regulations would ensure that operation of the proposed Project would not violate any water quality standards, waste discharge requirements, or otherwise degrade water quality; and no new impacts would occur.

The proposed Project would not result in any significant effects relating to water quality; therefore, the proposed Project meets the water quality related criteria of CEQA Guidelines Section 15332(d). e. Criterion Section 15332(e): Utilities: The site can be adequately served by all required utilities and public services.

The utilities necessary to construct and operate the proposed Project (electric, trash, water, and sewage) would be adequately provided by existing utility service systems. The Project site is located in an urbanized and developed area. The proposed Project would connect to existing utility service lines adjacent to the Project site.

The proposed Project would install onsite water lines and sewer lines that would connect to the existing 21- inch water main and 18-inch sewer line in Corydon Road. Similarly, onsite electrical systems would be installed on the site and would connect to existing infrastructure within Corydon Road that would be undergrounded along the site frontage as part of the Project. Trash collection services would be arranged prior to the issuance of building permits. All service confirmations would be addressed prior to occupancy. Given the Project size and its location within an area that is currently served by utilities, the site can be adequately served by all required utilities and public services, as detailed below. Therefore, the proposed Project meets the criteria of CEQA Guidelines Section 15332(e).

Water Utility
The proposed Project would install on-site water lines that would connect to the existing 21-inch water main in Corydon Road. The new onsite water system would convey water supplies to the proposed residences and landscaping through plumbing/landscape features that are compliant with the CalGreen Plumbing Code for efficient use of water. The impacts related to installation of the new water lines are included in the analysis herein, such as within the construction traffic, construction air quality, and construction noise analysis.

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Water to the City is provided by the Elsinore Valley Municipal Water District (EVMWD). The proposed project would result in an increased demand for water supplies from the two new warehouses and associated landscaping. The EVMWD 2020 Urban Water Management Plan (UWMP) details that demands for water in the EVMWD service area is projected to grow from 29,825 acre feet yearly (AFY) in 2025 to 40,170 AFY in 2045, which is an increase of 10,345 AFY or 34.7 percent. In addition, the UWMP details that water supplies are anticipated to increase from 47,219 AFY in 2025 to 55,328 AFY in 2045, which is an increase of 8,109 AFY of water supply.

The City’s General Plan EIR (Table 3.16-9) identifies that limited industrial uses, such as warehousing, would generate a water demand of 900 gallons per acre per day. The Project site is 3.04 acres; thus, the estimated water demand is 2,736 gallons per day, which equates to 3.07 AFY. The Project would limit water demand by inclusion of low-flow plumbing and irrigation fixtures pursuant to the California Title 24 requirements.

The EVMWD’s 2020 UWMP estimates water supply of 47,219 AFY and total water demand of 29,825 AFY in 2025, provides for an additional supply of 17,394 AFY. The Project’s demand of 3.07 AFY equates to 0.02 percent of the difference in the 2025 supply and demand and equates to 0.03 percent of the increase in water demand between 2025 and 2045. Therefore, the City would have water supplies available to serve the Project.

Furthermore, because the Project’s uses are consistent with the existing Specific Plan land use designations for the site and buildout of the Specific Plan, which are used to project future water demands. Thus, the demand from the Project is included in the UWMP demand projections. Potential impacts related to water utilities would not occur.

Sewer Utility
The proposed Project would install sewer lines on the site that would connect to the existing 18-inch sewer main in Corydon Road, which has adequate capacity to serve the new residences on the site. The impacts related to installation of the new sewer lines are included in the analysis herein, such as within the construction traffic, construction air quality, and construction noise analysis.

The proposed warehouses would generate new wastewater, which would be conveyed through existing sewer facilities to the Regional Water Reclamation Facility that is located at 31315 Chaney Street in Lake Elsinore.

The facility has a regular capacity of 8.0 million gallons per day (MGD) and is going through an expansion to provide an additional 4 MGD of treatment capacity with a projected completion in 2027. The Regional Water Reclamation Facility operated at approximately 81% of its 8 MGD of capacity at the end of FY 2024 (EVMWD Budget FY 2026-2027), which results in an additional capacity of 1.52 MGD.

The City’s General Plan EIR (Table 3.16-4) identifies that limited industrial uses, such as warehousing, would generate a wastewater demand of 550 gallons per acre per day. The Project site is 3.04 acres; thus, the estimated water demand for the proposed Project is 1,689 gallons per day, which equates to 0.0017 MGD, and would be accommodated by the current Regional Water Reclamation Plant excess capacity of 1.52 MGD and expanded capacity of 4 MGD more in 2027 when the treatment plant expansion is completed. Therefore, the Project would be adequately served by the existing wastewater system, and no impacts would occur.

Electric
The proposed Project would not utilize natural gas and would be all electric. The Project served by Southern California Edison would connect to the electrical infrastructure in Corydon Road. The Project includes Corydon Group Project Class 32 Exemption Checklist
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undergrounding the existing overhead power lines along the site frontage. The impacts related to installation of the new electric lines are included in the analysis herein, such as within the construction traffic, construction air quality, and construction noise analysis. The existing electric utilities would be able adequately serve the Project. All service confirmations would be confirmed by the City prior to issuance of occupancy permits.

Landfills
In 2024, approximately 78 percent of the solid waste from the City of Lake Elsinore, which was disposed of in landfills, went to the El Sobrante Landfill and approximately 17 percent went to the Badlands Sanitary Landfill.

The El Sobrante Landfill is permitted to accept 16,054 tons per day of solid waste and is permitted to operate through 2051. In August 2025, a maximum of 12,843 tons in a day was disposed at the El Sobrante Landfill, which provides for a remaining capacity of 3,211 tons per day. The Badlands Sanitary Landfill is permitted to accept 5,000 tons per day of solid waste and is permitted to operate through 2058. In August 2025, a maximum of 3,065.5 tons in a day was disposed at the Badlands Sanitary Landfill, which provides for a remaining capacity of 1,934.5 tons per day.

Construction. Project construction would generate solid waste in the form of packaging and discarded materials. Section 5.408.1 of the California Green Building Standards Code requires demolition and construction activities to recycle or reuse a minimum of 65 percent of the nonhazardous construction and demolition waste. Thus, the demolition and construction solid waste that would be disposed of at the landfill would be approximately 35 percent of the waste generated. As project construction does not require demolition of any structure, solid waste generated would be limited in comparison to operation wastes. As described above, the El Sobrante Landfill has a remaining capacity of approximately 3,211 tons per day and Badlands Sanitary Landfill has a remaining capacity of 3,065 tons per day. Therefore, the facility would be able to accommodate the limited construction waste generated by the project, and impacts related to landfills during construction would be less than significant.

Operation. The CalEEMod modeling information for the Project (Appendix D) identifies that operation of the Project would generate 45.7 tons of solid waste per year, or 0.88 tons per week. However, at least 75 percent of the solid waste is required by AB 341 to be recycled, which would reduce the volume of landfilled solid waste to approximately 0.22 tons per week. As the El Sobrante Landfill has additional capacity of approximately 3,211 tons per day and Badlands Sanitary Landfill has a remaining capacity of 3,065 tons per day, the solid waste generated by the Project would be within the capacity of the landfill. Thus, the proposed Project would be served by a landfill with sufficient permitted capacity to accommodate the Project’s solid waste disposal needs and the Project would result in less than significant operational impacts to landfills.

Fire Services
The Riverside County Fire Department provides fire protection services throughout the City of Lake Elsinore.

The Fire Department has four fire stations within 5 roadway miles of the Project site, as listed in Table PS-1.

The closest station is Station 61 that is 2.2 miles from the site.

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Table PS-1: Fire Stations Serving Project Area
Station Address Distance from Site
(roadway miles)
#61 32637 Gruwell Street,
Wildomar, CA 92595

2.2 miles
#11 33020 Maiden Lane, Lake
Elsinore, CA 92530

3.8 miles
#10 410 W. Graham Ave, Lake
Elsinore, CA 92530

4.9 miles
#94 22770 Railroad Canyon Rd,
Lake Elsinore, CA 92532

5.0 miles
The proposed Project would develop two unrefrigerated warehouses that would each be 24,296 square feet and would have a maximum height of 34 feet 4 inches. The buildings would be constructed with non-flammable cmu walls. Implementation of the project would be required to adhere to the California Fire Code, as included in the City’s Municipal Code Chapter 15.56. As part of the permitting process the project plans would be reviewed by the City’s Building and Safety Division to ensure that project plans meet the fire protection requirements.

Due to the increase in onsite people that would occur from implementation of the two new warehouses on an undeveloped site, an incremental increase in demand for fire protection and emergency medical services would occur. However, the increase in persons onsite is limited, as the Project is anticipated to generate 13 employees (Appendix D) and would not increase demands such that the four fire stations would not be able to accommodate servicing the Project in addition to its existing commitments. Further, per the Riverside County Fire Department Master Plan, the City falls into the Urban category (GPU EIR). This classification requires a fire station be within three roadway miles of the Project site and have a response time goal of 7 minutes. As shown in Table PS-1, Riverside County Fire Department Station 61 is approximately 2.2 roadway miles from the site. Based on the travel distance from the station to the site, the approximate response time would be four minutes. In addition, The City’s Fiscal Year 2025-2026 Operating Budget describes that in Fiscal Year 2024- 25 the Fire Department had an average response time of 4.4 minutes, which is under the City’s goal of 5 minutes. As such, per the Riverside County Fire Department Master Plan, the Project site would have adequate fire service. Provision of a new or physically altered fire station would not be required that could cause environmental impacts.

Police Services
The City of Lake Elsinore contracts with the County of Riverside Sheriff’s Department for police services. The Sheriff Station serving the Project area is the Lake Elsinore Station, located at 333 W. Limited Avenue, Lake Elsinore, CA 92530. The Station is located approximately 4.7 roadway miles from the Project site. Because the Project site is currently vacant, development of the proposed warehouses would result in an incremental increase in demand for law enforcement services. However, the increase would not be significant when compared to current demand levels in the City and would not require the construction or expansion of the City’s existing policing facilities. Thus, no impact would occur.

In addition, the Project would be required to comply with the City of Lake Elsinore Municipal Code, which requires a development impact fee (DIF) payment to the City for impacts to public services and facilities, Corydon Group Project Class 32 Exemption Checklist
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including sheriff facilities and services. Payment of the DIF fee would ensure that funds are available for either the purchase of new equipment and/or the hiring of additional sheriff personnel to maintain the County’s desired level of service for sheriff protection. Therefore, no impacts related to police services would occur.

School Services
The Project site is located within the Lake Elsinore Unified School District that serves over 144 square miles throughout Southwest Riverside County, including the Cities of Lake Elsinore, Canyon Lake, and Wildomar, and several unincorporated County communities. The Lake Elsinore Unified School District operates 12 elementary schools, four middle schools, three comprehensive high schools, two K-through-8 schools, and four alternative education programs.

The Project site is currently within the attendance boundary of the following schools: William CollierElementary (TK-5) located at 20150 Mayhall Drive, approximately 0.8 miles south of the Project site; Brown Middle School (6-8) located at 21861 Grand Avenue, approximately 3.5 miles southeast of the Project site; and Elsinore High School (9-12) located at 21800 Canyon Drive, approximately 2.2 miles east of the Project site.

The proposed warehouses Project would not generate new housing, and the addition of approximately 13 new employees for the proposed warehouses (per Appendix D) would not generate a substantial increase in population within the City. Future employees of the proposed Project are anticipated to come from the City and surrounding area, children of new employees are expected to already attend schools within the Lake Elsinore Unified School District. Therefore, the increase of approximately 13 employees from the Project would not substantially increase demand on schools and would not result in a need for new or expanded school facilities.

Additionally, pursuant to Government Code Section 65995 et seq., the need for additional school facilities is addressed through compliance with school impact fee assessment. SB 50 (Chapter 407 of Statutes of 1998) sets forth a state school facilities construction program that includes restrictions on a local jurisdiction’s ability to condition a project on mitigation of a project’s impacts on school facilities in excess of fees set forth in the Government Code. These fees are collected by school districts at the time of issuance of building permits for development projects. Pursuant to Government Code Section 65995 applicants shall pay developer fees to the appropriate school districts at the time building permits are issued; and payment of the adopted fees provides full and complete mitigation of school impacts. As a result, impacts related to school facilities would not occur with the Government Code required fee payments.

Utilities Conclusion
Given the Project size and its location within an area that is currently served by utilities and the information provided above, the Project would be adequately served by all required utilities and public services. Therefore, the proposed Project meets the criteria of CEQA Guidelines Section 15332(e).

5.1 EXCEPTIONS FOR EXEMPTIONS
In addition to investigating the applicability of CEQA Guidelines Section 15332 (Class 32), this CEQA document also assesses whether any of the exceptions to qualifying for the Class 32 categorical exemption for an Infill Project are present. The following analysis compares the criteria of CEQA Guidelines Section 15300.2 (Exceptions) to the Project.
a. Criterion 15300.2(a): Location: Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly Corydon Group Project Class 32 Exemption Checklist
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sensitive environment be significant. Therefore, these classes are considered to apply all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.

The Project does not qualify for an exemption under Classes 3, 4, 5, 6 or 11. The Project is located within an urban area, and as detailed previously, is not located within a sensitive environment. In addition, the Project would not result in any impacts on an environmental resource of hazardous or critical concern, as described throughout this Exemption Checklist document. Therefore, the exception under criterion 15300.2(a) is not applicable.
b. Criterion 15300.2(b): Cumulative Impact: All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.

The proposed Project would develop a site that is disturbed, adjacent to similar land uses, and is already served by utilities, public services, and transportation infrastructure. Any construction effects would be temporary, confined to the Project vicinity, and with compliance with existing applicable regulatory requirements, such as SCAQMD Rules and RWQCB regulations that are implemented and verified through the City’s development permitting process, impacts would be less than significant.

As explained previously, the Project would generate a limited number of vehicular traffic trips that do not exceed the City’s screening threshold. And pursuant to the City’s VMT criteria, the Project type (small unrefrigerated warehouses) that would generate less than 110 daily trips would result in impacts related to transportation are less than cumulatively considerable. Similarly, the noise analysis details the limited construction noise and vibration that would be generated during construction activities that would occur within the LEMC Section

17.176.080 allowable times. The Project is not located adjacent to any other identified construction project that could result in a cumulative construction noise impact. Thus, cumulative construction noise impacts would be less than significant.

Also, the operational noise and vibration that would be generated by the Project would not be cumulatively considerable. The 8 a.m. and 9 p.m. peak hour vehicle trips generated by the Project would equate to less than one trips per minute within the p.m. peak hour, which would not generate noise that could be cumulatively considerable. Further, as show previously in Table N-4, the worst case operational noise would generate 54 dBA at a non-residential receptor, which is below the standard of 65. At the closest residence, the Project would generate 45.6, which is below the threshold of 56 dBA. The Project would not generate noise volumes that could be cumulatively considerable; therefore, the Project would result in a less than significant cumulative noise impact.

The SCAQMD’s CEQA air quality methodology provides that projects that result in daily emissions that exceed any of the thresholds would have both an individually (project-level) and cumulatively significant air quality impact. As evaluated previously in Tables AQ-1 through AQ-5, the proposed Project would not exceed the SCAQMD’s applicable thresholds. Therefore, the Project’s operational emissions would not exceed the NAAQS and CAAQS, would not result in a cumulatively considerable net increase of any criteria pollutants or GHG emissions. Thus, the Project would have a less than significant cumulative impact.

The Project would develop the site consistent with the East Lake Specific Plan and would reallocate approximately 50,000 square feet of the Industrial Development Target from Specific Plan Area 2 to Specific Plan Area 3 where the proposed warehouses are to be located. Thus, the growth related to the proposed Corydon Group Project Class 32 Exemption Checklist
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Project is consistent with the development assumed by the East Lake Specific Plan and would not be cumulatively considerable. Further, as detailed herein, the proposed Project would not result in any potentially significant impacts that have the potential to cumulatively combine. No potential cumulative impacts would result from the Project. Therefore, the exception under CEQA Guidelines Section 15300.2 (b) does not apply to the Project.
c. Criterion 15300.2(c): Significant Effects: A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.

There are no known unusual circumstances that are applicable to the Project, and which may result in a significant effect on the environment. The proposed Project consists of the development of the site for light industrial/ warehousing uses, adjacent to existing similar uses, within a developed area that is served by utilities and transportation. The Project would be consistent with the City’s East Lake Specific Plan designation of allowable uses and requirements, as detailed in previous responses. The Project also proposes a Minor Modification to the East Lake Specific Plan to reallocate approximately 50,000 square feet of the Industrial Development Target allocated from Specific Plan Area 2 to Specific Plan Area 3. This would ensure that the total square footage of the Specific Plan buildout would be maintained as intended. Also, the Project includes a Minor Modification to expand the Airport Overlay designation to include the existing Skylark Airport. This overlay extension would provide that development within the Skylark Airport would be consistent with the surrounding overlay area, which would reduce the potential of future unusual circumstances. Overall, the Project would be Implemented in a manner consistent with existing City planning and would not introduce a new activity to the area that could result in a significant effect on the environment. Therefore, the exception under CEQA Guidelines Section 15300.2(c) does not apply to the Project. d. Criterion 15300.2(d): Scenic Highways: A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway.

This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.

The Project site is not located within a state scenic highway. The closest scenically identified roadway is I-15, which is an Eligible State Scenic Highway and is located over 1.3 miles east of the Project site. Due to the distance between the site and I-15, there are no potential views of the Project site from motorists on the I-15.

The proposed Project would develop the undeveloped site with two warehouse buildings that would be 34 feet 4 inches high, and consistent with adjacent and nearby industrial/warehousing developments. The proposed size and height of the building would blend into the existing views of the urban area and would not encroach into views related to I-15. The buildings would be consistent with the height of existing nearby buildings in the area. Thus, views from the I-15 of the Project site would not change; and the proposed Project would not result in damage to scenic resources related to the Eligible State Scenic Highway.

In addition, the Project site is undeveloped and does not contain any historic-period structures. Similarly, the developed areas surrounding the Project site contain modern structures, and industrial facilities that are not historic buildings. Therefore, the proposed Project would not cause damage to historic buildings within a state scenic highway. In addition, the Project site and surrounding areas are developed and do not contain rock Corydon Group Project Class 32 Exemption Checklist
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outcroppings. Thus, scenic resources related to rock outcroppings would not occur from implementation of the Project. The trees that are located within and surrounding the Project site are non-native ornamental landscaping, which do not consist of significant scenic resources. The Project would install new drought tolerant low water use ornamental landscaping that would include groundcovers, shrubs, and trees that would be consistent with the City’s landscaping requirements. The Project would not damage scenic resources related to trees within a state scenic highway. As such, no impacts to scenic resources within a state scenic highway would occur from implementation of the proposed Project. Therefore, the exception under CEQA Guidelines Section 15300.2(d) does not apply to the Project.
e. Criterion 15300.2(e): Hazardous Waste Sites: A categorical exemption shall not be used for a project located on a site which is included on any list complied pursuant to Section 65962.5 of the Government Code.

The Project site is a vacant undeveloped site that does not contain any identified hazardous waste. A review of the California Department of Toxic Substances Control EnviroStor database identifies that the Project site and adjacent areas do not contain hazardous waste sites and are not on any list complied pursuant to Section 65962.5 of the Government Code. Therefore, this exception is not applicable. f. Criterion 15300.2(f): Historical Resources: A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resources.

CEQA defines a historical resource as something that meets one or more of the following criteria: (1) listed in, or determined eligible for listing in, the California Register of Historical Resources; (2) listed in a local register of historical resources as defined in Public Resources Code (PRC) Section 5020.1(k); (3) identified as significant in a historical resource survey meeting the requirements of PRC Section 5024.1(g); or (4) determined to be a historical resource by a project’s Lead Agency (PRC Section 21084.1 and CEQA Guidelines Section 15064.5[a]).

The California Register defines a “historical resource” as a resource that meets one or more of the following criteria: (1) associated with events that have made a significant contribution to the broad patterns or local or regional history of the cultural heritage of California or the United States; (2) associated with the lives of persons important to local, California, or national history; (3) embodies the distinctive characteristics of a type, period, region, or method of construction or represents the work of a master or possesses high artistic values; or (4) has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.

The Project site is a vacant undeveloped site that does not contain any structures or historic resources. The site is surrounded by a chain linked fence and comprised of sparse non-native vegetation. The site is adjacent to undeveloped parcels and modern industrial warehousing buildings on the northwest side of Corydon Road.

Thus, there are no historic or potentially historic resources on the Project site that could be impacted. Neither the site or the surrounding properties are strongly associated with events that have made a significant contribution to the broad patterns of national or state history or with significant persons from the past. The site does not contain historic resources or yield information important to history of prehistory. As a result, the Project would not result in impacts to historic resources; and this exception under CEQA Guidelines Section 15300.2(e) does not apply to the Project.

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Conclusion
On the basis of the evidence provided above, the Project is eligible for a Class 32 Categorical Exemption in accordance with Section 15332, Infill Development Projects, of the CEQA Guidelines. Because the proposed Project meets the criteria for categorically exempt infill development projects listed in CEQA Guidelines Section 15332 and it would not have a significant effect on the environment, this analysis finds that a Notice of Exemption may be prepared for the proposed Project.

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6.0 REFERENCES
Acoustical Analysis Report, 2025. Prepared by Eilar Associates, Inc. Appendix C.

Air Quality and Greenhouse Gas Technical Study, 2025. Prepared by BlueScape Environmental. Appendix D.

CalRecycle, 2025. Jurisdiction Disposal and Beneficial Reuse by Destination database. Accessed:
https://www2.calrecycle.ca.gov/RecyclingDisposalReporting/Reports/JurisdictionDisposalAndBeneficial CalRecycle, 2025. Solid Waste Information System (SWIS) database. Accessed:
https://www2.calrecycle.ca.gov/SolidWaste/Site/Search
CalTrans (2014). California Manual on Uniform Traffic Control Devices 2014. Accessed:
https://dot.ca.gov/programs/safety-programs/camutcd
CalTrans. California State Scenic Highway System Map. Accessed:
https://experience.arcgis.com/experience/47e2009986264718a5a13a2c81382774 Caltrans (2025). Transportation and Construction Vibration Guidance Manual. Accessed: https://dot.ca.gov/- /media/dot-media/programs/environmental-analysis/documents/env/tcvgm-apr2020-a11y.pdf City of Lake Elsinore East Lake Specific Plan. Accessed: https://www.lakeelsinore.org/DocumentCenter/View/2335/East-Lake-Specific-Plan-Amendment-Number-11-PDF City of Lake Elsinore Fiscal Year 2025-2026 Operating Budget. Accessed: https://www.lakeelsinore.org/DocumentCenter/View/4946/FY-2025-25-Annual-Operating-Budget City of Lake Elsinore General Plan. Accessed: https://www.lake-elsinore.org/465/Lake-Elsinore-General-Plan City of Lake Elsinore General Plan EIR (SCH Number 2005121019). Accessed: https://www.lakeelsinore.org/467/General-Plan---Certified-EIR City of Lake Elsinore Municipal Code. Accessed: https://www.lake-elsinore.org/252/Municipal-Code City of Lake Elsinore Planning Dept. APN / Address Lookup Mapping. Accessed: https://davis.lakeelsinore.org/portal/apps/webappviewer/index.html?id=d78b8d4d4fd24df1b864fd0538e83019 City of Lake Elsinore Existing Conditions Atlas Lake Elsinore General Plan Update, February 2024. Accessed:
https://www.lake-elsinore.org/DocumentCenter/View/3596/Lake-Elsinore-Existing-Conditions-Atlas---Final Department of Toxic Substances Control EnviroStor, October 2025. Accessed:
https://www.envirostor.dtsc.ca.gov/
Elsinore Valley Municipal Water District 2020 Urban Water Management Plan. Accessed:
https://evmwd.com/wp-content/uploads/2022/09/EVMWD-UWMP-Report_Final.pdf Corydon Group Project Class 32 Exemption Checklist
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Elsinore Valley Municipal Water District (EVMWD). EVMWD Undergoes Regional Water Reclamation Facility Expansion. June 30, 2023. Website: https://evmwd.com/evmwd-undergoes-regional-water-reclamation-facilityexpansion/.

General Biological Assessment for Assessor’s Parcel Number 370-080-002 & 003, prepared by Hernandez Environmental Services, 2025. Appendix A.

Lake Elsinore Unified School District, 2025. https://www.leusd.k12.ca.us/ Lake Elsinore Unified School District School Locator, 2025. https://www.schoolsitelocator.com/apps/lakeelsinore/
Riverside County Fire Department Fire Station Locator. Accessed: https://www.rvcfire.org/resources/firestations Riverside County Sheriff Department Lake Elsinore Station. Accessed:
https://www.riversidesheriff.org/directory.aspx?did=14
Vehicle Miles Traveled Screening, 2025. Prepared by Overland Traffic Consultants. Appendix B. 0 100 200
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CUP No. 2023-12 and IDR No. 2023-04
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Geographics

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±
Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2023-34
CUP No. 2023-12 and, IDR No. 2023-04
Vicinity Map

PALOMAR ST

ALBERT ST

RICKS DR

RACQUET CLUB WAY

GUFFY LN

LAKESIDE
DR

CRESTWOOD DR

CORYDON ST

BEECHER ST
BILTON
WAY

MCRAE LN

BRYANT ST
BEECH
CRAFT
WAY

CAPE DR

CEREAL ST

CAPE COD DR CATHYS LN

HALLIE ST

GRIFFITH LN
BLUE

TERRACE ST

GARDEN ST

MELINDA LN

SOMERSET DR

COMO ST
0 155 310
US Feet
±
Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2023-34
CUP No. 2023-12, IDR No. 2023-04
General Plan Exhibit
LI -
Limited
Industrial
LI -
Limited
Industrial
SP -
Specific
Plan

CORYDON ST

BRYANT ST

CAPE DR LAKESIDE
DR
GARDEN
ST

BEECHER ST
BEECH
CRAFT
WAY

GUFFY LN

GRIFFITH LN

CATHYS LN

HALLIE ST PALOMAR ST

RACQUET CLUB WAY

MELINDA LN

SOMERSET DR

COMO ST
CODE INFORMATION TITLE SHEET G 1.0
CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . DRAWING INDEX SITE DATA CORYDON GROUP W/ RD CONSTRUCTION PROJECT TEAM ARCHITECT / EXHIBIT PREPARER EMPIRE DESIGN GROUP, INC. 511 N MAIN STREET LAKE ELSINORE, CA 92530 PHONE: (951) 696-1490 CELL PHONE: (951) 809-7601 E-MAIL: [email protected] CONTACT: GREGORY HANN, ARCHITECT OWNER / APPLICANT CIVIL: VENTURA ENGINEERING INLAND, INC. 27393 YNEZ ROAD, SUITE 159 TEMECULA, CALIFORNIA 92591 P: 951-252-7632 LANDSCAPE: COMMUNITY WORKS DESIGN GROUP 7111 INDIANA AVENUE, SUITE 300 RIVERSIDE, CA 92504 P: 951-369-0700 GEOTECHNICAL: SOUTH SHORE TESTING & ENVIRONMENTAL 23811 WASHINGTON AVENUE, SUITE C110, #112 MURRIETA, CA 92562 P: 951-239-3008 PHOTOMETRIC: CREE LIGHTING 9201 WASHINGTON AVE. RACINE, WI 53406 P: 714-812-8182 ARCHITECTURAL G 1.0 TITLE SHEET AS 1.0 CONCEPTUAL SITE PLAN AS 1.1 CONCEPTUAL FENCING PLAN AS 1.2 CONCEPTUAL STREET SCENE PERSPECTIVES A 1.0 BUILDING 1 CONCEPTUAL FLOOR PLAN A 1.1 BUILDING 1 CONCEPTUAL MEZZANINE FLOOR PLAN A 1.2 BUILDING 1 CONCEPTUAL ROOF PLAN A 1.3 BUILDING 2 CONCEPTUAL FLOOR PLAN A 1.4 BUILDING 2 CONCEPTUAL MEZZANINE FLOOR PLAN A 1.5 BUILDING 2 CONCEPTUAL ROOF PLAN A 2.0 BUILDING 1 CONCEPTUAL COLORED ELEVATIONS A 2.1 BUILDING 2 CONCEPTUAL COLORED ELEVATIONS A 3.0 CONCEPTUAL BUILDING SECTIONS TE 1.0 CONCEPTUAL TRASH ENCLOSURE PLAN CIVIL SHEET 1 CONCEPTUAL GRADING AND DRAINAGE PLAN SHEET 2 SECTIONS LANDSCAPE SHEET 1 CONCEPTUAL LANDSCAPE PLAN PHOTOMETRIC SHEET 1 PHOTOMETRIC 1. THE PROJECT INVOLVES (2) TWO PARCELS TO BE MERGED. 2. THE PROJECT PROPOSES (2) TWO IDENTICAL INDUSTRIAL BUILDINGS, EACH WITH OFFICE MEZZANINES. 3. A PROPOSED (2) TWO IDENTICAL TRASH ENCLOSURES. 4. ONSITE IMPROVEMENTS CONSIST OF ONSITE PARKING, WQMP AREAS, SITE CIRCULATION, LANDSCAPING, AND SITE LIGHTING. 5. OFFSITE IMPROVEMENTS CONSIST OF NEW UTILITY CONNECTIONS, RIGHT OF WAY DEDICATIONS, DRIVEWAY APPROACH, AND UNDERGROUNDING OF EXISTING TELEPHONE/POWER POLES FRONTING PROJECT SITE. PROJECT DESCRIPTION (SOW) ALL CONSTRUCTION TO COMPLY WITH: BUILDING CODE: 2022 CALIFORNIA BUILDING CODE PLUMBING CODE: 2022 CALIFORNIA PLUMBING CODE ELECTRICAL CODE: 2022 CALIFORNIA ELECTRIC CODE MECHANICAL CODE: 2022 CALIFORNIA MECHANICAL CODE ENERGY CODE: 2022 CALIFORNIA ENERGY CODE GREEN BUILDING: 2022 CALIFORNIA GREEN BUILDING CODE FIRE CODE: 2022 CALIFORNIA FIRE CODE (2021 IFC) *THE PROJECT SHALL COMPLY WITH THE DEVELOPMENT STANDARDS AS OUTLINED IN THE THE LEMC NOT TO SCALE VICINITY MAP PETER DELATORRE RD CONSTRUCTION 38850 CALLE DE COMPANERO MURRIETA, CA 92562 PHONE: (818) 625-1011 E-MAIL: [email protected] ADDRESS: CORYDON RD. LAKE ELSINORE, CA 92530 APN: 370-080-002, 370-080-003 COUNTY: RIVERSIDE EXISTING NET: 2.30 ACRES (99,981 S.F.) LOT SIZE: SPECIFIC PLAN: PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN CONSTRUCTION TYPE: OCCUPANCYS: III-B/SPRINKLERED B & S1 BUILDING AREAS: WAREHOUSE 1: 24,296 S.F. BUILDING HEIGHT: WAREHOUSE 1 & 2: 34'-4" HIGH LOT COVERAGE: BUILDING: 48,952 S.F. (39%) LANDSCAPING: 25,226 S.F. (20%) IMPERVIOUS: 51,353 S.F. (41%) TOTAL: 125,531 S.F. (100%) PARKING REQUIREMENTS: SURROUNDING LAND NORTH: EAST LAKE SPECIFIC PLAN SOUTH: CITY OF WILDOMAR EAST: EAST LAKE SPECIFIC PLAN WEST: EAST LAKE SPECIFIC PLAN USE AND ZONING: PERMIT NUMBER: TBD LAND USE: ACTION SPORTS, TOURISM AND COMMERCIAL, TRASH ENCLOSURE: 180 S.F. (TYP. OF 2) FLOOR AREA RATIO: .38 AND RECREATIONAL IN MANUFACTURING DISTRICT: 1 PARKING SPACE PER 500 SF OF UNIT AREA FOR UP TO 20,000 S.F. + PARKING SPACE PER 1,000 SF TOTAL STALLS REQUIRED: 90 PER WAREHOUSE TOTAL STALLS PROVIDED: 93 TOTAL WAREHOUSE 2: 24,296 S.F. (INCLUDING 4 ADA & 4 EVCS) PROPOSED NET: 1.52 ACRES (66,250 S.F.) 370-080-002 EXISTING NET: 0.74 ACRES (32,155 S.F.) PROPOSED NET: 1.36 ACRES (59,281 S.F.) 370-080-003 DEFERRED SUBMITTALS 1. UNDERGROUND FIRE MAIN AND EQUIPMENT, BACKFLOW, RISERS, PIVs, FDCs, ETC. 2. ON-SITE HYDRANTS 3. 2022 NFPA 13 FIRE SPRINKLER SYSTEMS 4. NFPA 72 FIRE ALARM 4 9/26/2025 6:26:09 PM, AHann
PROPOSED BUILDING 1 115'-4" X 210'-8" 24,296 S.F. 45 S

EVCS NO

PARKING EVCS EVCS

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

CONCRETE WALKWAY

CONCRETE WALKWAY
EVCS 124' 32R
20'
20' 24' 32R MEZZANINE 115'-4" X 40' 4,613 S.F. PROPOSED BUILDING 2 115'-4" X 210'-8" 24,296 S.F. 45 S

EVCS NO

PARKING EVCS EVCS EVCS CLEAN AIR/ VANPOOL/EV CLEAN AIR/ VANPOOL/EV CLEAN AIR/ VANPOOL/EV CLEAN AIR/ VANPOOL/EV CLEAN AIR/ VANPOOL/EV

CLEAN AIR/
VANPOOL/EV EXISTING PROPERTY LINE WQMP PROPOSED LEVEL 2 EV CHARGING STATIONS, TYP. OF 2, SERVICING 4 STALLS (10% OF EV CAPABLE STALLS) DASHED LINE OF START OF GRADE CHANGE AT VEHICULAR DRIVE ISLE PROPOSED WROUGHT IRON RAILING STARTING AT GRADE CHANGE AND CONTINUING TO RAMP, TYP. PROPOSED EV CAPABLE STALLS (25% OF TOTAL) PROPOSED ACCESSIBLE PARKING STALLS, (TYP. OF 4) PROPOSED TOW-AWAY WARNING SIGNAGE AT DRIVEWAY GATE LANDSCAPE CONCRETE SIDEWALK VEHICULAR TURNING RADII, PER AASHTO WB-20 (30' BOX TRUCK), 42' OUTSIDE RADII AND 28.3' INSIDE RADII, TYP. HATCHED AREA OF FIRE HAMMERHEAD TURN AROUND PER OFM -01A - FIRE DEPARTMENT REQUIREMENTS PROPOSED ELECTRICAL TRANSFORMER, COORDINATE WITH SCE FOR EXACT LOCATION GRAVEL AREA PROPOSED SHORT-TERM BICYCLE PARKING, MIN 5% OF TOTAL PARKING, BARCO PRODUCTS OR EQUAL PROPOSED LONG-TERM BICYCLE PARKING, MIN 5% OF EMPLOYEE PARKING, CYCLESAFE OR EQUAL PROPOSED OFFSITE IMPROVEMENTS, SEE CIVIL OWNER TO MAINTAIN ALL LANDSCAPE IN PUBLIC R.O.W. EXISTING ADJACENT DEVELOPMENT N.A.P. T.E. T.E. CONCRETE SIDEWALK WQMP GRAVEL AREALANDSCAPE LANDSCAPE

EV CAPABLE EV CAPABLE EV CAPABLE

EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE

EXISTING PROPERTY LINE EXISTING PROPERTY LINE
EXISTING PROPERTY LINE LANDSCAPE LANDSCAPE SEE SHEET AS1.1 FOR FENCING PLAN SYMBOL PROVIDES NUMBER OF PARKING STALLS PER CLUSTER EXISTING PROPERTY LINE TO BE REMOVED, PROPERTIES TO BE MERGED, SEE CIVIL MEZZANINE 115'-4" X 40' 4,613 S.F. MEZZANINE 115'-4" X 40' 4,613 S.F. MEZZANINE 115'-4" X 40' 4,613 S.F. NO PARKING NO PARKING NOT TO SCALE VICINITY MAP CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . SITE DATA ARCHITECT / EXHIBIT PREPARER EMPIRE DESIGN GROUP, INC. 511 N MAIN STREET LAKE ELSINORE, CA 92530 PHONE: (951) 696-1490 CELL PHONE: (951) 809-7601 E-MAIL: [email protected] CONTACT: GREGORY HANN, ARCHITECT ADDRESS: CORYDON RD. LAKE ELSINORE, CA 92530 PETER DELATORRE RD CONSTRUCTION 38850 CALLE DE COMPANERO MURRIETA, CA 92562 PHONE: (818) 625-1011 E-MAIL: [email protected] APN: 370-080-002, 370-080-003 COUNTY: RIVERSIDE EXISTING NET: 2.30 ACRES (99,981 S.F.) LOT SIZE: SPECIFIC PLAN: PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN CONSTRUCTION TYPE: OCCUPANCYS: III-B/SPRINKLERED B & S1 BUILDING AREAS: WAREHOUSE 1: 24,296 S.F. BUILDING HEIGHT: WAREHOUSE 1 & 2: 34'-4" HIGH LOT COVERAGE: BUILDING: 48,952 S.F. (39%) LANDSCAPING: 25,226 S.F. (20%) IMPERVIOUS: 51,353 S.F. (41%) TOTAL: 125,531 S.F. (100%) APPLICANT / OWNER PARKING REQUIREMENTS: SURROUNDING LAND NORTH: EAST LAKE SPECIFIC PLAN SOUTH: CITY OF WILDOMAR EAST: EAST LAKE SPECIFIC PLAN WEST: EAST LAKE SPECIFIC PLAN USE AND ZONING: PERMIT NUMBER: TBD CONCEPTUAL SITE PLAN AS 1.0 LAND USE: ACTION SPORTS, TOURISM AND COMMERCIAL, TRASH ENCLOSURE: 180 S.F. (TYP. OF 2) FLOOR AREA RATIO: .38 AND RECREATIONAL IN MANUFACTURING DISTRICT: 1 PARKING SPACE PER 500 SF OF UNIT AREA FOR UP TO 20,000 S.F. + PARKING SPACE PER 1,000 SF TOTAL STALLS REQUIRED: 90 PER WAREHOUSE TOTAL STALLS PROVIDED: 93 TOTAL WAREHOUSE 2: 24,296 S.F. (INCLUDING 4 ADA & 4 EVCS) PROPOSED NET: 1.52 ACRES (66,250 S.F.) CONCEPTUAL SITE PLAN PLANNING NOTES 1. PROJECTS SHOULD DEMONSTRATE A RESPECT FOR A NEIGHBORING PROPERTY'S PRIVACY, QUIET, FUNCTION, OR VIEWS, AND ELEMENTS OF THE DESIGN INCLUDING, BUT NOT LIMITED TO, OPENINGS, DOCKS, AND EQUIPMENT PLACEMENT SHOULD NOT BE LOCATED IN SUCH A WAY AS TO CREATE A NUISANCE FOR AN ADJOINING PROPERTY. (LAKE ELSINORE MUNICIPAL CODE (LEMC) SECTION 17.415.050.F.6) 370-080-002 EXISTING NET: 0.74 ACRES (32,155 S.F.) PROPOSED NET: 1.36 ACRES (59,281 S.F.) 370-080-003 9/26/2025 6:25:41 PM, AHann
PROPOSED BUILDING 1 115'-4" X 210'-8" 24,296 S.F. 45 S

EVCS NO

PARKING EVCS EVCS

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE
EV CAPABLE EVCS 124'
32R
20'
20' 24'
32R PROPOSED BUILDING 2 115'-4" X 210'-8" 24,296 S.F. 45 S T.E. T.E.

EV CAPABLE EV CAPABLE EV CAPABLE

EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE UP
UP
UP
UP
UP
UP
UP

UP NO PARKING NO PARKING
CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . CONCEPTUAL FENCING PLAN AS 1.1 CONCEPTUAL FENCE SITE PLAN WROUGHT IRON FENCE CHAIN LINK FENCE PROPOSED BUILDING 1 115'-4" X 210'-8" 24,296 S.F. 45 S

EVCS NO

PARKING EVCS EVCS

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE
EV CAPABLE EVCS 124'
32R
20'
20' 24'
32R PROPOSED BUILDING 2 115'-4" X 210'-8" 24,296 S.F. 45 S T.E.

EV CAPABLE EV CAPABLE EV CAPABLE

EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE UP
UP
UP
UP

UP UP NO PARKING NO PARKING
CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . CONCEPTUAL STREET SCENE PERSPECTIVES AS 1.2 CORYDON & COMO PERSPECTIVE CORYDON ENTRANCE PERSPECTIVE CORYDON PERSPECTIVE KEYED SITE PLAN UP UP UP UP 1'-4" 12'-0" 4'-8" 12'-0" 4'-8" 4'-8" 12'-0" 4'-8" 12'-0" 1'-4" 210'-8" 5'-4" 14'-0" 9'-4" 4'-0" 5'-4" 12'-0" 5'-4" 15'-4" 1'-4" 115'-4" 40'-0" 40'-0" 210'-8"
10'-10"
36'-4" 9'-2" 10'-0" 31'-10"
87'-4"
76'-6"
28'-0"
36'-4" 9'-2" 10'-0" 31'-10"
87'-4"
26'-4"
28'-0"
12'-0" 4'-0" 4'-0" 4'-0" 12'-0" 3'-4" 4'-0"
5'-4" 14'-0" 9'-4" 4'-0" 5'-4" 12'-0" 5'-4" 15'-4" 1'-4" 115'-4"
12'-0" 4'-0" 4'-0" 4'-0" 12'-0" 3'-4" 4'-0" 130'-8" 5'-0" 14'-4" 19'-4" 6'-0" 6'-0" 3'-4" 2'-8" 3'-4" 10'-8" 3'-4" 4'-0" 3'-4" 32'-8" 14'-0" 32'-8" 3'-4" 24'-8" 3'-4" 9'-1 1/2" 9'-1 1/2" 9'-1 1/2" 26'-4" BUILDING 1 CONCEPTUAL FLOOR PLAN A 1.0
CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . EXTERIOR CMU WALL INTERIOR CMU WALL INTERIOR STUD WALL WALL LEGEND: BUILDING 1 CONCEPTUAL FLOOR PLAN 1 A2.0 4 A2.0 2 A2.0 3 A2.0 ENTRY 'A' SMALL WAREHOUSE 'A' ENTRY 'B' SMALL WAREHOUSE 'B' WAREHOUSE LOADING/ UNLOADING AREA 'A' LOADING/ UNLOADING AREA 'B' ALL GENDER RESTROOM 1 ALL GENDER RESTROOM 2 STAIR 'A' FIRE RISER ELECTRICAL ROOM ALL GENDER RESTROOM 3 STAIR 'B' OPEN TO BELOW DN DN DN DN 1'-4" 12'-0" 4'-8" 12'-0" 4'-8" 4'-8" 12'-0" 4'-8" 12'-0" 1'-4" 210'-8" 6'-0" 12'-0" 5'-4" 12'-0" 5'-4" 15'-4" 1'-4"
115'-4" 40'-0" 210'-8"
31'-10"
24'-4"
31'-10" 10'-8" 3'-4" 10'-8" 3'-4" 10'-0" 3'-4" 10'-0" 3'-4" 9'-4" 3'-4" 5'-4" 3'-4" 10'-0" 3'-4" 3'-4"4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 6'-0" 12'-0" 5'-4" 12'-0" 5'-4" 15'-4" 1'-4"
115'-4"
9'-4" 3'-4" 5'-4" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 130'-8" 40'-0" 24'-4" 10'-8" 3'-4" 10'-8" 3'-4" 10'-8" 3'-4" 10'-8" 3'-4" 10'-8" 10'-0" 9'-2"
30'-0" 9'-1 1/4"
30'-0"
10'-0" 9'-2" 9'-1 1/2" 12'-0" 11'-4" BUILDING 1 CONCEPTUAL MEZZANINE FLOOR PLAN A 1.1 CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . EXTERIOR CMU WALL INTERIOR CMU WALL INTERIOR STUD WALL WALL LEGEND: BUILDING 1 CONCEPTUAL MEZZANINE FLOOR PLAN MEZZANINE 'A' STAIR 'A' MEZZANINE 'B' STAIR 'B' ALL GENDER RESTROOM 4 ALL GENDER RESTROOM 5 BUILDING 1 CONCEPTUAL ROOF PLAN A 1.2
CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . BUILDING 1 CONCEPTUAL ROOF PLAN ROOF KEYED NOTES: ROOFING: 36"x30" ROOF ACCESS HATCH ROOF DRAIN THRU PARAPET WALL & SCUPPER TAPERED INSULATION CRICKET SHOP FORMED PRE-FINISHED METAL COPING o/ PARAPET WALL LINE OF EXTERIOR WALLS BELOW ULTRAPLY TPO - 60 MIL FIRESTONE ASTM D6878 ICC-ESR-2831 REPORT # UL ER9516-01 OVER RIGID INSULATION REFER TO SPECIFICATIONS 1

ROOF SLOPE
1/4" : 12"

ROOF SLOPE
1/4" : 12" 2345 2 1 2 2 2 3 3 4 4 4 4 4 4 5 5 5 5
UP UP UP UP 1'-4" 12'-0" 4'-8" 12'-0" 4'-8" 4'-8" 12'-0" 4'-8" 12'-0" 1'-4" 210'-8" 5'-4" 14'-0" 9'-4" 4'-0" 5'-4" 12'-0" 5'-4" 15'-4" 1'-4" 115'-4" 40'-0" 40'-0" 210'-8"
10'-10" 50'-2"
36'-4" 9'-2" 10'-0" 31'-10"
87'-4"
26'-4"
28'-0"
36'-4" 9'-2" 10'-0" 31'-10"
87'-4"
26'-4"
28'-0"
12'-0" 4'-0" 4'-0" 4'-0" 12'-0" 3'-4" 4'-0"
5'-4" 14'-0" 9'-4" 4'-0" 5'-4" 12'-0" 5'-4" 15'-4" 1'-4" 115'-4"
12'-0" 4'-0" 4'-0" 4'-0" 12'-0" 3'-4" 4'-0" 130'-8" 5'-0" 14'-4" 19'-4" 6'-0" 6'-0" 3'-4" 2'-8" 3'-4" 10'-8" 3'-4" 4'-0" 3'-4" 32'-8" 14'-0" 32'-8" 3'-4" 24'-8" 3'-4" 9'-1 1/2" 9'-1 1/2" 9'-1 1/2" BUILDING 2 CONCEPTUAL FLOOR PLAN A 1.3 CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . EXTERIOR CMU WALL INTERIOR CMU WALL INTERIOR STUD WALL WALL LEGEND: BUILDING 2 CONCEPTUAL FLOOR PLAN ENTRY 'A' SMALL WAREHOUSE 'A' ENTRY 'B' SMALL WAREHOUSE 'B' WAREHOUSE LOADING/ UNLOADING AREA 'A' LOADING/ UNLOADING AREA 'B' ALL GENDER RESTROOM 1 ALL GENDER RESTROOM 2 STAIR 'A' FIRE RISER ELECTRICAL ROOM ALL GENDER RESTROOM 3 2 A2.1 4 A2.1 1 A2.1 3 A2.1 STAIR 'B' OPEN TO BELOW DN DN DN DN 1'-4" 12'-0" 4'-8" 12'-0" 4'-8" 4'-8" 12'-0" 4'-8" 12'-0" 1'-4" 210'-8" 6'-0" 12'-0" 5'-4" 12'-0" 5'-4" 15'-4" 1'-4"
115'-4" 40'-0" 210'-8"
31'-10"
24'-4"
31'-10" 10'-8" 3'-4" 10'-8" 3'-4" 10'-0" 3'-4" 10'-0" 3'-4" 9'-4" 3'-4" 5'-4" 3'-4" 10'-0" 3'-4" 3'-4"4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 6'-0" 12'-0" 5'-4" 12'-0" 5'-4" 15'-4" 1'-4"
115'-4"
9'-4" 3'-4" 5'-4" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 130'-8" 40'-0" 24'-4" 10'-8" 3'-4" 10'-8" 3'-4" 10'-8" 3'-4" 10'-8" 3'-4" 10'-8" 10'-0" 3'-4" 16'-8" 3'-4" 16'-8" 3'-4" 16'-8" 3'-4" 16'-8" 3'-4" 24'-0" 3'-4" 16'-8" 3'-4" 16'-8" 3'-4" 16'-8" 3'-4" 16'-8" 3'-4" 10'-0" 10'-0" 9'-1 1/4" 9'-1 1/2"
10'-0"
30'-0"
30'-0"
9'-2"
9'-2" BUILDING 2 CONCEPTUAL MEZZANINE FLOOR PLAN A 1.4
CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . EXTERIOR CMU WALL INTERIOR CMU WALL INTERIOR STUD WALL WALL LEGEND: BUILDING 2 CONCEPTUAL MEZZANINE FLOOR PLAN MEZZANINE 'A' STAIR 'A' STAIR 'B' MEZZANINE 'B' BUILDING 2 CONCEPTUAL ROOF PLAN A 1.5
CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . BUILDING 2 CONCEPTUAL ROOF PLAN ROOF KEYED NOTES: ROOFING: 36"x30" ROOF ACCESS HATCH ROOF DRAIN THRU PARAPET WALL & SCUPPER TAPERED INSULATION CRICKET SHOP FORMED PRE-FINISHED METAL COPING o/ PARAPET WALL LINE OF EXTERIOR WALLS BELOW ULTRAPLY TPO - 60 MIL FIRESTONE ASTM D6878 ICC-ESR-2831 REPORT # UL ER9516-01 OVER RIGID INSULATION REFER TO SPECIFICATIONS 1

ROOF SLOPE
1/4" : 12"

ROOF SLOPE
1/4" : 12" 2345 2 1 2 2 2 3 3 4 4 4 4 4 4 5 5 5 5
+0'-0" FIN. FLR. +12'-0" 2ND FIN. FLR. +32'-4" T.O. PARAPET +34'-4" T.O. PARAPET +22'-0" T.O. WIN ELECTRICAL ROOM +0'-0" FIN. FLR. +12'-0" 2ND FIN. FLR. +32'-4" T.O. PARAPET +0'-0" FIN. FLR. +12'-0" 2ND FIN. FLR. +32'-4" T.O. PARAPET +34'-4" T.O. PARAPET ACCESSIBLE +22'-0" T.O. WIN +0'-0" FIN. FLR. +12'-0" 2ND FIN. FLR. +32'-4" T.O. PARAPET +34'-4" T.O. PARAPET ACCESSIBLE +22'-0" T.O. WIN BUILDING 1 CONCEPTUAL EXTERIOR ELAVATIONS A 2.0 CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . WEST EXTERIOR ELEVATION EAST EXTERIOR ELEVATION SOUTH (STREET) EXTERIOR ELEVATION NORTH (REAR) EXTERIOR ELEVATION EXTERIOR FINISHES: EXTERIOR PAINTS +0'-0" FIN. FLR. +12'-0" 2ND FIN. FLR. +32'-4" T.O. PARAPET +34'-4" T.O. PARAPET +22'-0" T.O. WIN ACCESSIBLE +0'-0" FIN. FLR. +12'-0" 2ND FIN. FLR. +32'-4" T.O. PARAPET +34'-4" T.O. PARAPET +22'-0" T.O. WIN ACCESSIBLE +0'-0" FIN. FLR. +12'-0" 2ND FIN. FLR. +32'-4" T.O. PARAPET +0'-0" FIN. FLR. +12'-0" 2ND FIN. FLR. +32'-4" T.O. PARAPET +34'-4" T.O. PARAPET +22'-0" T.O. WIN ELECTRICAL ROOM BUILDING 2 CONCEPTUAL EXTERIOR ELAVATIONS A 2.1 CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . EAST EXTERIOR ELEVATION WEST EXTERIOR ELEVATION SOUTH (STREET) EXTERIOR ELEVATION NORTH (REAR) EXTERIOR ELEVATION EXTERIOR FINISHES: EXTERIOR PAINTS CONCEPTUAL BUILDING SECTIONS A 3.0
CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . BUILDING SECTION BUILDING SECTION BUILDING SECTION BUILDING SECTION TRASH ONLY RECYCLE ONLY CONCEPTUAL TRASH ENCLOSURE PLAN TE 1.0 CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH EMPIRE DESIGN GROUP Inc . EXTERIOR FINISHES: BLOCK-1 EXTERIOR PAINTS: P-01 ICI #A0070, "SOUTHERN SHADOW" COLOR SPECIFY #40YY 74/056 DECKING: R-01 VERCO DECK SERIES: HSB-36 16 GAGE COLOR: PAINT TO MATCH PARAPET ICC-ES #: UES-217 GENERAL NOTES A. REVEAL LOCATIONS IN FINISH SYSTEM SHOWN ARE TO ALIGN AS CLOSELY AS POSSIBLE TO ELEVATIONS. B. PRE-FABRICATED METAL ACCENTS BETWEEN CMU WALL AND TOP COVER TO SECURE OPEN AREAS TO PREVENT ILLEGAL DUMPING. CONCEPTUAL SOUTH ELEVATION CONCEPTUAL NORTH ELEVATION CONCEPTUAL WEST ELEVATION CONCEPTUAL EAST ELEVATION TRASH ENCLOSURE FLOOR PLAN PLANT PALETTE BOTANIC NAME COMMON NAME SIZE QTY. WUCOLS SHRUBS TREES GROUND COVER Baccharis 'Centennial' CENTENNIAL BACCHARIS 5 GAL LOW Caesalpinia pulcherrima RED BIRD OF PARADISE 5 GAL 14 LOW 1 GAL 108 LOW Baccharis pilularis 'Pigeon Point' PIGEON POINT COYOTE BRUSH Salvia 'Mrs. Beard' MRS. BEARD SAGE 1 GAL 67 LOW BC 13 CPBPSBSG 5 GAL 115 LOW Leucophyllum frutescens 'Compacta' LC COMPACT TEXAS SAGE SC Salvia clevelandii CLEVELAND SAGE 5 GAL 26 LOW Salvia greggii AUTUMN SAGE 5 GAL 60 LOW Platanus racemosa CALIFORNIA SYCAMORE 12 MOD Quercus engelmanni MESA OAK 6 LOW 24" BOX (STD.) 24 BOX (STD.) TYPE DECIDUOUS EVERGREEN NOTES: · ALL TREES WITHIN 6' OF HARDSCAPE TO RECEIVE ROOTBARRIER · ALL PLANTER AREAS TO RECEIVE A 3" MINIMUM DEPTH LAYER OF 'FOREST FLOOR MULCH' OR EQUAL, AVAILABLE FROM AGUINAGA GREEN (714) 283-2572, UNLESS OTHERWISE NOTED· PLANT WATER USE VALUES ARE PER WUCOLS IV PLANT LIST BOTANIC NAME COMMON NAME SIZE QTY. WUCOLS BOTANIC NAME COMMON NAME SIZE QTY. WUCOLS Pistacia x ''Red Push'' RED PUSH PISTACHE 24" BOX DECIDUOUS 11 MOD BASIN PLANTING Juncus patens CALIFORNIA GRAY RUSH 1 GAL 366 LOW Leymus condensatus 1 GAL 104 LOW ‘Canyon Prince’ CANYON PRINCE WILD RYE JLP BOTANIC NAME COMMON NAME SIZE QTY. WUCOLS RC Romneya coulteri MATILIJA POPPY 1 GAL 4 V. LOW Distictis buccinatoria BLOOD-RED TRUMPET VINE 5 GAL 4 LOW 1 GAL 62 LOW Senecio talinoides ssp. mandraliscae ST BLUE FINGER

D ST STST STST STST ST ST ST STST ST STSTSTSTST STSTSTST STSTSTST ST ST ST STSTST STST ST ST ST ST STSTSTSTST ST ST ST ST ST ST ST STSTST STSTSTST ST ST STST ST WB-20 WB-20 PROPOSED BUILDING 1 115'-4" X 210'-8" 24,296 S.F. 45 S

EVCS NO

PARKING EVCS EVCS

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE
EV CAPABLE EVCS 124'
32R
20'
20' 24'
32R MEZZANINE 115'-4" X 40' 4,613 S.F. PROPOSED BUILDING 2 115'-4" X 210'-8" 24,296 S.F. 45 S CLEAN AIR/ VANPOOL/EV EXISTING PROPERTY LINE PROPOSED LEVEL 2 EV CHARGING STATIONS, TYP. OF 2, SERVICING 4 STALLS (10% OF EV CAPABLE STALLS) DASHED LINE OF START OF GRADE CHANGE AT VEHICULAR DRIVE ISLE PROPOSED WROUGHT IRON RAILING STARTING AT GRADE CHANGE AND CONTINUING TO RAMP, TYP. PROPOSED EV CAPABLE STALLS (25% OF TOTAL) PROPOSED ACCESSIBLE PARKING STALLS, (TYP. OF 4) VEHICULAR TURNING RADII, PER AASHTO WB-20 (30' BOX TRUCK), 42' OUTSIDE RADII AND 28.3' INSIDE RADII, TYP. HATCHED AREA OF FIRE HAMMERHEAD TURN AROUND PER OFM -01A - FIRE DEPARTMENT REQUIREMENTS PROPOSED ELECTRICAL TRANSFORMER, COORDINATE WITH SCE FOR EXACT LOCATION PROPOSED SHORT-TERM BICYCLE PARKING, MIN 5% OF TOTAL PARKING, BARCO PRODUCTS OR EQUAL PROPOSED LONG-TERM BICYCLE PARKING, MIN 5% OF EMPLOYEE PARKING, CYCLESAFE OR EQUAL PROPOSED OFFSITE IMPROVEMENTS, SEE CIVIL OWNER TO MAINTAIN ALL LANDSCAPE IN PUBLIC R.O.W. EXISTING ADJACENT DEVELOPMENT N.A.P. T.E. T.E.

EV CAPABLE EV CAPABLE EV CAPABLE

EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE

EXISTING PROPERTY LINE
EXISTING PROPERTY LINE WB-20
WB-20 WB-20
WB-20 SEE SHEET AS1.1 FOR FENCING PLAN SYMBOL PROVIDES NUMBER OF PARKING STALLS PER CLUSTER EXISTING PROPERTY LINE TO BE REMOVED, PROPERTIES TO BE MERGED, SEE CIVIL MEZZANINE 115'-4" X 40' 4,613 S.F. MEZZANINE 115'-4" X 40' 4,613 S.F. MEZZANINE 115'-4" X 40' 4,613 S.F. NO PARKING NO PARKING CORYDON ROAD

COMO STREET EXISTING PROPERTY LINE

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D SB SBSB SG SG SG SG SG SB SB SG BPBP SB SB SB SGSGSB LC LC LC LC LC LC LC LC LC LC SG SB SGSGSB LCLCLCLCLCLCLCLCLCLCLC PROPOSED 6" DEEP GRAVEL SELF-RETAINING AREA PROPOSED LOADING ZONE PROPOSED LOADING ZONE SCREENING LANDSCAPE FOR LOADING ZONE SCREENING LANDSCAPE FOR PARKING PROPOSED LOADING ZONE SCREENING LANDSCAPE FOR LOADING ZONE WQMP PER CIVIL WQMP PER CIVIL 30' O.C. SHEET NO: DRAWING TITLE: DESIGNED BY: CHECKED BY: DRAWN BY: Date: Project Number: NO. DATE REVISION DESCRIPTION 3-19-24 1ST CUP CORRECTIONS FEBRUARY 23, 2024 EDG#04793 CORYDON RD.

LAKE ELSINORE, CA 92530
APN'S: 370-080-002, 370-080-003 RD CONSTRUCTION
CORYDON GROUP GHGHAH GREGORY S. HANN, AIA 511 N MAIN STREET LAKE ELSINORE, CA 92530 TEL: 951-696-1490 CELL: 951-809-7601 E-MAIL: [email protected] All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used in connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group. All rights reserved CLIENT: L a k e E l s i n o r e , C A 9 2 5 3 0 5 1 1 N M a i n S t . 9 5 1 - 6 9 6 - 1 4 9 0 EMPIRE DESIGN GROUP Inc . E m p i r e D e s i g n G r o u p . b i z 1-24-25 2ND CUP CORRECTIONS 6-2-25 ADDITIONAL PARCEL ADDED TO PROJECT SCOPE 0 20' 40' 80' Date: JULY 3, 2025
N Signature Renewal Date Date 12/31/26 07/03/25 LANDSCAPE CUP PLAN LP-1

NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Lake Elsinore, California, will hold a Public Hearing on December 16, 2025, at the Lake Elsinore Cultural Center, 183 North Main Street, Lake Elsinore, California, 92530, at 6:00 p.m., or as soon thereafter as the matter may be heard, to consider the following:

Planning Application No. 2021-34 (Corydon Group): The proposed project is an Industrial Design Review (IDR No. 2023-04) to construct two industrial buildings totaling 48,592 sq. ft. and related site improvements, in conjunction with a request for a Conditional Use Permit (CUP No. 2023-12) to establish a two-unit warehouse facility and an outdoor storage area on a 3.04 acre property located in the Action Sports, Tourism, Commercial, and Recreational as well as Airport Overlay districts of the East Lake Specific Plan (ELSP). The project also includes a minor modification to the ELSP to reallocate 50,000 sq. ft. of the allowable industrial square footage from Planning Area 2 to Planning Area 3 and to expand the Airport Overlay to include the existing Skylark Airport. The project is located at 32291 and 32251 Corydon Street (APNs: 370-080-002 and 370-080-003).

The proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res.

Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 (Class 32 – In-Fill Development Projects).

ALL INTERESTED PERSONS are invited to submit written information, express opinions or otherwise submit written evidence by email to [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) 848-0493. All Agenda materials are available for review on the City’s website at www.lake-elsinore.org, the Friday before the Public Hearing.

FURTHER INFORMATION on this item may be obtained by contacting Carlos Serna, Associate Planner in the Planning Division at [email protected] or (951) 824-7415.

Damaris Abraham,
Community Development Director
The Press-Enterprise
3512 14 Street
Riverside, California 92501
(951) 368-9229
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
Publication: The Press-Enterprise

PROOF OF PUBLICATION OF
Ad Desc: 0011767794
FILE NO. 0011767794

PROOF OF PUBLICATION
I am a citizen of the United States. I
am over the age of eighteen years and
not party to or interested in the aboveentitled matter. I am an authorized representative of THE PRESSENTERPRISE, a newspaper of
general circulation, printed and
published daily in the County of
Riverside, and which newspaper has
been adjudicated a newspaper of
general circulation by the Superior
Court of the County of Riverside, State
of California, under date of April 25,
1952, Case Number 54446, under
date of March 29, 1957, Case Number
65673, under date of August 25, 1995,
Case Number 267864, and under date
of September 16, 2013, Case Number
RIC 1309013; that the notice, of which
the annexed is a printed copy, has
been published in said newspaper in
accordance with the instructions of the
person(s) requesting publication, and
not in any supplement thereof on the
following dates, to wit:
12/04/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.

Date: December 4, 2025.

At: Riverside, California
______________________________
Signature
PC NOPH PA 2023-34 (Corydon Group) - Page 1 of 1

NOTIFICATION PACKAGE
32291 CORYDON RD, Lake Elsinore CA 92530
APNs 370-080-002 and 370-080-003
INCLUDES:
700' OWNER LIST
700' RADIUS MAP*
*Expanded to include 30 unique min owners

EXCEL FILE

NOTARIZED CERTIFICATION
COUNT: 34 (duplicates consolidated)
PREPARED 08/22/2025
FILE #350535
4000 Barranca Pkwy #250 Irvine CA 92604
(949) 494-6105
[email protected]

Affidavit of Notification List
Application No. _________________________________________________________________ Applicant Name _________________________________________________________________ Project Name/Location _________________________________________________________________ I certify that on _____________ day of _________________, 20___ , we prepared a notification list and a radius map, including properties entirely and partially within __________ feet of the most exterior boundaries of the property being considered in the above referenced project known as (Property Address) _______________________________________________________. The property owner names and addresses listed on the notification list, provided in an excel spreadsheet on a CD or external hard drive, were taken from the latest records of the Riverside County Assessor. Such names are recorded in the records of the Riverside County Assessor as being the present owner or owners of both the subject property and the property/properties within the required mailing radius of the subject property.
________________________________________ __________________________

Applicant/Representative Signature Date
This instrument was acknowledged before me on this __________ day of ____________ , 20 ____ , by

In witness whereof I hereunto set my hand and official seal. ________________________________________

Notary Public
My Commission expires on: _________________
Pursuant to Government Code Sections 65090-65096 notification lists shall be from the most recent Accessor Tax rolls. In order for the application to be deemed complete please return the completed, notarized affidavit to the assigned case planner at your earliest convenience.
32291 CORYDON RD, Lake Elsinore CA 92530 APNs 370-080-002 and 370-080-003 22nd August 25
700
32291 CORYDON RD, Lake Elsinore CA 92530 APNs 370-080-002 and 370-080-003 08/22/2025
22nd August 25
July 18 2026
370-070-010
Elsinore Airport Lake
5451 Lockhaven Dr
Buena Park CA 90621
370-080-002
Hadley Family Trust Dtd 3/10/2004
31902 Avenida Evita
San Juan Capistra CA 92675
370-080-003
Lori G Lachance
108 Townsend St
Lake Elsinore CA 92530
370-080-029
De La Torre Family Trust Dated
38850 Calle De Companero
Murrieta CA 92562
370-080-030
Peter De La Torre
23905 Clinton Keith Rd #114
Wildomar CA 92595
370-090-031
Herman Dejong
31910 Corydon St
Wildomar CA 92595
370-120-058,63
Elsinore Skydive
20701 Cereal St
Lake Elsinore CA 92530
370-120-061
Rd Corydon
32371 Corydon Rd
Lake Elsinore CA 92532
370-120-062
Lake Elsinore Realty No 1
3835 E Thousand Oaks Blvd #R269
Westlake Village CA 91362
370-120-076
Lake Elsinore Realty No 2
3835 E Thousand Oaks Blvd
Westlake Village CA 91362
370-320-015
Leasing Kc
5781 Vallecito Dr
Westminster CA 92683
370-320-016
Tavares Family Trust Dated 5/28/2019
20040 Cathy Ln
Wildomar CA 92595
370-330-001
John Lotfi Nadrous
608 Fountain Springs Ln
Glendora CA 91741
370-330-002
Johan Wilhelm Wintersberger
32290 Corydon St
Wildomar CA 92595
370-330-003
Jose Rodolfo Diaz
650 Elliot Peak
Las Vegas NV 89183
370-330-004
Bess Family Trust
1930 Shadle Rd
Poolville TX 76487
370-330-005
Paulino Castanon
20050 Plessner Way
Wildomar CA 92595
370-330-006
German Ustariz
34520 Monte Vista Dr
Wildomar CA 92595
370-330-007
Armando Ramos Madrigal
20080 Plessner Way
Wildomar CA 92595
370-330-008
San Judas Tadeo
20080 Plessner Way
Wildomar CA 92595
370-330-018
Francisco Rodriguez
20085 Plessner Way
Wildomar CA 92595
370-330-019
Tony Cornejo
20075 Plessner Way
Wildomar CA 92595
370-330-020
Anna Monge
P O Box 658
Lake Elsinore CA 92531
370-330-021
Cft Revocable Trust Dtd 5/10/22
217 N Roosevelt Ave
Fullerton CA 92832
370-330-022
Trevor Allen
20045 Plessner Way
Wildomar CA 92595
370-330-023
Randall Bess
20035 Plessner Way
Wildomar CA 92595
370-330-024,25
Carols F Arroyo
22740 Lemon St
Wildomar CA 92595
370-340-001
Brumleu Family Trust Dtd 10/15/1987
19355 Via Diana
Murrieta CA 92562
370-340-002
Jeremiah Harrison
20085 Melinda Ln
Wildomar CA 92595
370-340-003
Andrew T Nishi
20115 Melinda Ln
Wildomar CA 92595
370-340-004
Miguel Mejia Escamilla
20145 Melinda Ln
Wildomar CA 92595
370-340-005
Isaac Acosta
20040 Bryant St
Wildomar CA 92595
370-340-006
Shiu Shao
1568 Scenic Dr
Pasadena CA 91103
370-340-007
Prisciliano Madrigal
20070 Bryant St
Wildomar CA 92595