Lake Elsinore City Council
February 24, 2026

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: February 24, 2026
Subject: Planning Application No. 2021-22 (Collier Commercial Properties) – A Proposal to Develop a 3,000 Square-Foot Office Building and an 8,975 Square-Foot Warehouse located on a 2.64-acre Vacant Site bound by Collier Avenue to the North and Minthorn Street to the South
Applicant: Troy Chislock
Recommendation

1. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION (ER-2023-03; SCH NO. 2025100377) FOR PLANNING APPLICATION NO. 2021-22 (GENERAL PLAN AMENDMENT NO. 2021-02, ZONE CHANGE NO. 2021-02, CONDITIONAL USE PERMIT NO. 2022-25, AND INDUSTRIAL DESIGN REVIEW NO. 2021-03);

2. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2021-22 (GENERAL PLAN AMENDMENT NO. 2021-02, ZONE CHANGE NO. 2021-02, CONDITIONAL USE PERMIT NO. 2022-25, AND INDUSTRIAL DESIGN REVIEW NO. 2021-03) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP);

PA 2021-22 (Collier Commercial Properties)



3. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 2021-02 AMENDING

THE LAND USE DESIGNATION FROM GENERAL COMMERCIAL (GC) TO LIMITED

INDUSTRIAL (LI) FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004;

4. Introduce by title only and waive further reading of AN ORDINANCE OF THE CITY

COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING ZONE CHANGE NO. 2021-02 CHANGING THE ZONING DESIGNATION FROM GENERAL COMMERCIAL (C-2) TO LIMITED MANUFACTURING (M-1) FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004;

5. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-25 TO ESTABLISH AND OPERATE AN 8,975 SQUARE-FOOT WAREHOUSE WITH A 3,000 SQUAREFOOT OFFICE BUILDING AND AN OUTDOOR STORAGE AREA FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190- 002, 377-190-003, AND 377-190-004; and

6. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2021-03 PROVIDING BUILDING DESIGN AND RELATED SITE IMPROVEMENTS FOR A 3,000 SQUAREFOOT OFFICE BUILDING AND AN 8,975 SQUARE-FOOT WAREHOUSE FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190- 003, AND 377-190-004.

Planning Commission Action
The project was continued from the December 16, 2025, Planning Commission meeting to the January 20, 2026, Planning Commission Meeting in order for the applicant to have sufficient time to review the project’s Conditions of Approval.

At the January 20, 2026 meeting, the Planning Commission recommended approval of the project by a 5-0 vote. No written or oral comments were received.

Project Location
The project site is located approximately 1,533 feet northwest of the West Minthorn Street and North Riley Street intersection and is bound by Collier Avenue on the north and West Minthorn on the south. The project site consists of an approximately 2.64-acre undeveloped area and currently has a General Plan land use designation of General Commercial (GC) and is zoned General Commercial (C-2). The project site encompasses Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004.

PA 2021-22 (Collier Commercial Properties)

Environmental Setting
Table 1: Environmental Setting
Project Description
The proposed project, Collier Commercial Properties, is a small industrial development located on an existing 2.64-acre site, which consists of a 3,000 square-foot office building, an 8,975 square-foot warehouse building, a 17,896 square-foot outdoor storage area, and related site improvements, including new landscaping and 33 parking spaces. The proposed buildings would have a maximum height of 30 feet, and the proposed design would feature a modern industrial architectural style with grey colored stucco, large glass windows, and black metal canopies.

The project’s requests include the following applications:
 General Plan Amendment (GPA) No. 2021-02: To amend the project site’s General Plan land use designation from General Commercial (GC) to Limited Industrial (LI);  Zone Change (ZC) No. 2021-02: To change the project site’s current zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1);  Conditional Use Permit (CUP) No. 2022-25: To establish a warehouse facility with an outdoor storage area; and
 Industrial Design Review (IDR) No. 2021-03: To construct a 3,000 square-foot office building and an 8,975 square-foot warehouse building and related site improvements, including parking, wall/fencing, and landscaping.

The project also includes off-site improvements along its frontage on West Minthorn Street, such as but not limited to, new sidewalk, driveway approaches, curb cores, parkway landscaping, utility undergrounding and/or relocation, signage relocations, accessible curb ramps, and streetlights.

Access to the development would be provided by two new 40-foot-wide driveways along West Minthorn Street. While the property also has frontage on Collier Avenue, the site will only be accessible via West Minthorn Street.

Analysis
The analysis below provides a discussion of the proposed project’s consistency with the General Plan and the Lake Elsinore Municipal Code (LEMC), including the industrial development standards and requirements. In addition, the Design Review Committee, including Staff from PA 2021-22 (Collier Commercial Properties)

Planning, Building and Safety, Fire, and Engineering Departments, and the Elsinore Valley Municipal Water District, have reviewed the project and have included recommended conditions of approval to ensure compliance with adopted plans, policies, and regulations.

General Plan Consistency
The project proposes to amend the site’s General Plan land use designation from General Commercial (GC) to Limited Industrial (LI). Below is a discussion of the project’s consistency with the Community Form Chapter (Chapter 2.0), including each Element of the General Plan, as well as consistency with the Business District:

1. Community Form – Land Use Element. The General Plan currently designates this site as General Commercial (GC). The project proposes to develop the site with a warehouse and an office building, including outdoor storage. Environmental impacts associated with GPA No. 2021-02 have been evaluated under the relevant issue areas throughout the Initial Study/Mitigated Negative Declaration (IS/MND) for this project, and it was determined that impacts would be reduced to less than significant levels through applicable mitigation measures. In addition, the project has been designed to meet the non-residential development standards as identified in the LEMC, including but not limited to setbacks, building heights, parking spaces, drive aisles, and FAR, and to be consistent with the applicable land use policies and regulations of the General Plan. Review of the project for consistency with applicable zoning regulations as part of the approval process would ensure that the project would not conflict with applicable land use plans, policies, or regulations adopted for the purpose of avoiding or mitigating an environmental impact.

The proposed uses would also help the City achieve its goal of developing a mix of industrial uses, including light industrial, clean manufacturing, technology, research and development, and medium industrial uses. The project would be consistent with the policies contained within the Land Use Element.

2. Community Form – Circulation Element. The various roadway improvements and extensions contemplated by the Circulation Element are reflected in Figure 2.3 of the Community Form Chapter of the General Plan. The Circulation Element also contemplates improvements to bicycle and pedestrian facilities, which are reflected in Figures 2.5 and

2.6 of the Community Form Chapter, respectively. The project includes frontage improvements on West Minthorn Street, which will enhance pedestrian movement through the provision of sidewalks. The project would be fully consistent with Figures 2.3, 2.5, and

2.6 of the Community Form Chapter.

3. Community Form – Growth Management Element. The Growth Management Element provides goals and policies to ensure that public services do not lag behind population growth and the associated demands created by a larger population. The project’s impacts on public services have been evaluated in Section XV of the project’s IS/MND. Based on the proposed project, it was determined that an estimated 21 jobs would be created, with a high likelihood that these jobs would be filled by local residents, and as such, would not have a negative impact on public services. The project would be consistent with or otherwise would not conflict with the goals and policies of the Growth Management Element.

PA 2021-22 (Collier Commercial Properties)

4. Community Form – Housing Element. GPA No. 2021-22 proposes to change the site’s Land Use Designation from General Commercial (GC) to Limited Industrial (LI). The amendment would not result in a reduction in housing capacity and would be consistent with or otherwise would not conflict with any of the adopted Housing Element Goals.

5. Community Form – Parks and Recreation Element. The Parks and Recreation Element includes goals and polices designed to provide the City with the tools and opportunities necessary to create a recreational destination and foster community building. The proposed project does not propose residential uses. However, the project would be required to pay park fees to the City for the purpose of establishing, improving, and maintaining parkland. Therefore, a direct increase in park use is not expected as a result of project implementation.

6. Business District. The project site is within the Business District of the General Plan. The Business District is located within the central area of the City. The main focus of the Business District is to support its position as the industrial and commercial hub of the City while ensuring that new development does not encroach upon the floodway and that development maintains an orientation towards this natural resource as a pedestrian corridor. The project would be consistent with the goals of the Business District, including the goal to strengthen its position as the industrial and commercial hub of the City while being sensitive to the natural wetlands, floodway, and floodplain. The proposed project would contribute to the commercial vitality of the Business District as well as the City in general.

Municipal Code Consistency
The project site has a zoning designation of General Commercial (C-2). A Zone Change (ZC 2021-02) is proposed to change the project site’s current zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1). With the implementation of the Zone Change and the issuance of a Conditional Use Permit for the proposed outdoor storage area, the proposed use would be consistent with the land use plan.

PA 2021-22 (Collier Commercial Properties)

Staff has reviewed the proposed project with respect to the relevant development standards as identified in the M-1 zone as contained in Lake Elsinore Municipal Code (LEMC) Section 17.136.

As shown in Table 2 below, the project complies with the applicable development standards, including parking. Pursuant to LEMC Section 17.148.030.C, the parking requirements for an industrial use is one (1) parking space for each 500 sq. ft. of unit area up to 20,000 sq. ft., plus one (1) space for each 1,000 square feet of unit area over 20,000 square feet, plus one (1) space for each 1,000 square feet of warehousing space, plus one space for each 1,000 square feet of outside sales, display or storage area. The project is required to provide 33 parking spaces. The project will have sufficient parking, as 33 parking spaces will be provided.

Table 2: Development Standards
Design Review
The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture of the building has been designed to achieve harmony and compatibility with the surrounding area, which include similar office and light industrial related uses. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the project site. The office building’s exterior would be treated with grey colored stucco, large glass windows, black metal canopies, standing seam metal roof and with split-face stone veneers on the lower third of the structure to break up the façade and create visual interest along the frontage. The warehouse building’s exterior would also be treated with the same exterior treatments as the office building, but it will also include black metal loading doors to the east and south. As proposed, the office building is oriented towards West Minthorn Street with the larger warehouse oriented to the rear.

The proposed landscaping plan has been designed to complement the modern industrial architectural style for the proposed buildings. The project includes approximately 30,000 sq. ft. of landscaping, which is 26 percent of landscape coverage. The project provides ample landscaping along Collier Avenue and West Minthorn Street. This includes trees placed at the entrance of the new development for additional visual diversity to the street frontage. A large number of trees are proposed throughout the site (adding diverse color and shade to the parking areas). In addition, PA 2021-22 (Collier Commercial Properties)

a wide variety of drought-tolerant plant materials have been selected to create a lush outdoor environment while minimizing the amount of water consumption. An eight-foot-high split-face block wall would be constructed along the north, east, and west perimeter to screen the project site from adjacent properties and the public right-of-way.

The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the proposed project, and have conditioned the project to ensure compliance with the General Plan, the LEMC, and the related environmental document.

SB 18 and AB 52 Tribal Consultations
Pursuant to SB 18 requirements, the city requested a list from the Native American Heritage Commission (NAHC) of Native American Tribes with possible traditional or cultural affiliation to the area. Based on the list of tribes provided by the NAHC, the city provided a 90-day notification to potentially affected tribes on January 26, 2023. Staff received notification from Rincon, Soboba and Pechanga Tribes within the 90 days with requests to meet. SB 18 consultation meetings were combined with the required AB 52 consultation process. The AB 52 consultation process is documented below.

AB 52 provides for a 30-day period during which all Tribes that have been notified of the Project may request to consult on the project. Staff received requests from Rincon, Pechanga, and Soboba Tribes within the 30-day period, requesting to initiate consultation. Consultation was concluded on June 25, 2025, with the Rincon Band of Luiseño Indians, on July 28, 2025, with the Pechanga Band of Indians, and on July 2, 2025, with the Soboba Band of Luiseño Indians.

Mitigation measures have been added to address a concern over the potential for uncovering tribal cultural resources (TCRs) or other tribal-affiliated resources during construction of the project.

Environmental Determination
Pursuant to CEQA Guidelines Section 15063, an Initial Study (Environmental Review No. 2023- 03) was prepared for the project to assess potential environmental impacts. The Initial Study revealed that the Project would have potentially significant environmental impacts, but those potentially significant impacts could be mitigated to less than significant levels. A Mitigated Negative Declaration (MND; SCH No. 2025100377) was prepared and was made available for public review and comment for a 30-day review period from October 31, 2025, to December 1, 2025. The MND determined that the proposed project would have potentially significant environmental impacts upon Biological Resources, Cultural and Tribal Resources, Greenhouse Gas Emissions, and Land Use/Planning. These impacts will be mitigated to below a level of significance through compliance with the mitigation measures set forth in the MND. Notice to all interested persons and agencies inviting comments on the MND was published in accordance with the provisions of CEQA, and posted at the Office of the County Clerk of Riverside County and at the State Clearinghouse.

During the 30-day public comment period, there were no written public comments received concerning the MND document. There was a general comment received from Riverside County Flood Control concerning the project’s proximity to the Wasson Canyon Channel. The comment PA 2021-22 (Collier Commercial Properties)

letter stated an encroachment permit would be required for any construction-related activities occurring within the Riverside County Flood Control right-of-way. In its current configuration, all construction related to the project will be situated on site or on the city’s right-of-way, with no construction anticipated to occur in the Wasson Canyon Channel. Furthermore, the project has been conditioned to comply with all applicable requirements of the County of Riverside (including but not limited to Transportation, Survey, Flood Control, and Fire (Condition of Approval Nos. 28 and 29).

MSHCP Consistency
The project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The project site is heavily disturbed and devoid of vegetation. The project site is not located in a Criteria Cell and was not required to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) processes. The project complies with all other applicable requirements of the MSHCP.

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

Fiscal Impact
The time and costs related to the processing of this application have been covered by application fees paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application
Attachments
Attachment 1 – CEQA Resolution
Exhibit A - MMRP
Attachment 2 – MSHCP Resolution
Attachment 3 – GPA Resolution
Attachment 4 – ZC Ordinance
Attachment 5 – CUP Resolution
Attachment 6 – IDR Resolution
Attachment 7 – Conditions of Approval
Attachment 8 – IS/MND
Attachment 9 – GIS Exhibits
Attachment 10 – Design Review Package
Attachment 11 – Public Notice Materials
RESOLUTION NO. 2026-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION (ER-2023- 03; SCH NO. 2025100377) FOR PLANNING APPLICATION NO. 2021-22 (GENERAL PLAN AMENDMENT NO. 2021-02, ZONE CHANGE NO. 2021-02, CONDITIONAL USE PERMIT NO. 2022-25, AND INDUSTRIAL DESIGN REVIEW NO. 2021-03)
Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, the project is subject to the provisions of the California Environmental Quality Act (Public Resources Code §§ 21000, et seq.: “CEQA”) and the State Implementation Guidelines for CEQA (14 California Code of Regulations Sections 15000, et seq.: “CEQA Guidelines”) because the project involves an activity which may cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and involves the issuance of a lease, permit license, certificate, or other entitlement for use by one or more public agencies (Public Resources Code Section 21065); Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the project would have a significant effect on the environment. The Initial Study revealed that the project would have potentially significant environmental impacts, but those potentially significant impacts could be mitigated to less than significant levels; Whereas, based upon the results of the Initial Study (Environmental Review No. 2023-03, and based upon the standards set forth in CEQA Guidelines Section 15070, it was determined that it was appropriate to prepare and circulate a Mitigated Negative Declaration (MND) for the project;
Whereas, pursuant to CEQA Guidelines Section 15072, on October 31, 2025, the City duly issued a notice of intent to adopt the MND;
Whereas, in accordance with CEQA Guidelines Section 15073, the MND was made available for public review and comment for a minimum of 30 days beginning on October 31, 2025, and ending on December 1, 2025;
Whereas, a Mitigation Monitoring and Reporting Program (MMRP) for the project has been prepared in accordance with Section 21081.6 of CEQA; CC Reso. No. 2026-____

Whereas, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) for adopting MNDs; Whereas, the MND was sent to the Commission members on or about October 31, 2025 and considered by the Commission on December 16, 2025 and January 20, 2026, at a duly noticed Public Hearing and after consideration of evidence presented by the Community Development Department and other interested parties on the adequacy of the MND, the Commission adopted a resolution recommending that the Council adopt the MND for the Project; and
Whereas, on February 24, 2026, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item.

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 evaluated all comments, written and oral, received from persons who have reviewed the MND. The Council hereby finds and determines that all public comments have been adequately addressed in good faith.

Section 3: The Council hereby finds that the MND for the project is adequate and has been completed in accordance with the CEQA Guidelines and the City’s procedures for implementation of CEQA. The Council has reviewed and considered the information contained in the MND and finds that the MND represents the independent judgment of the City.

Section 4: The Council further finds and determines that none of the circumstances listed in CEQA Guidelines Section 15073.5 requiring recirculation of the MND are present and that it would be appropriate to adopt the MND as proposed to the Council.

Section 5: The Council hereby makes, adopts, and incorporates the following findings regarding the potential environmental impacts of the project and the analysis and conclusions set forth in the MND:

1. Revisions in the Project plans or proposals made by or agreed to by the applicant before a Mitigated Negative Declaration and Initial Study was released for public review and mitigation measures set forth in the Initial Study would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur.

Based upon the Initial Study conducted for the project, there is substantial evidence suggesting that all potential impacts to the environment resulting from the project can be mitigated to less than significant levels. All appropriate and feasible mitigation has been incorporated into the project design. The Mitigation Monitoring and Reporting Plan (MMRP) contains an implementation program for each mitigation measure. After implementation of the mitigation contained in the MMRP, potential environmental impacts are effectively reduced to less than significant levels.

CC Reso. No. 2026-____

2. There is no substantial evidence, in the light of the whole record before the agency including the initial study and any comments received, that there is no substantial evidence that the project will have significant effect on the environment.

Pursuant to the evidence received and in the light of the whole record presented, the project will not have a significant effect on the environment.

Section 6: Based upon the evidence presented, the above findings, and the conditions of approval imposed upon the project, the Council hereby adopts the MND (ER 2023-03; SCH No. 2025100377) and the MMRP, which is attached hereto as Exhibit “A”, for Planning Application No. 2021-22 (General Plan Amendment No. 2021-02, Zone Change No. 2021-02, Conditional Use Permit No. 2022-25, and Industrial Design Review No. 2021-03).

Section 7: This Resolution shall take effect immediately upon its adoption.

Section 8: 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 24th day of February, 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 February 24, 2026, and that the same was adopted by the following vote:

CC Reso. No. 2026-____

AYES
NOES:

ABSTAIN:

ABSENT:

Candice Alavarez, MMC
City Clerk

MITIGATION MONITORING AND REPORTING PROGRAM

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 1
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring program. This requirement ensures that environmental impacts found to be significant will be mitigated. The reporting or monitoring program must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6).

In compliance with Public Resources Code Section 21081.6, the following Mitigation Monitoring and Reporting Checklist has been prepared for the Collier Commercial Properties project. This Mitigation Monitoring and Reporting Checklist is intended to provide verification that applicable Conditions of Approval relative to significant environmental impacts are monitored and reported. Monitoring will include: (1) verification that each mitigation measure has been implemented, (2) recordation of the actions taken to implement each mitigation measure, and (3) retention of records in the Collier Commercial Properties project file.

This Mitigation Monitoring and Reporting Program delineates responsibilities for monitoring the Program, but also allows the City of Lake Elsinore (City) flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented.

Reporting consists of establishing a record that a mitigation measure is being implemented and generally involves the following steps:
• The City distributes reporting forms to the appropriate persons for verification of compliance. • Departments/agencies with reporting responsibilities will review the Initial Study/Mitigated Negative Declaration, which provides general background information on the reasons for including specified mitigation measures.
• Problems or exceptions to compliance will be addressed to the City as appropriate. • Periodic meetings may be held during project implementation to report on compliance of mitigation measures.
• Responsible parties provide the City with verification that monitoring has been conducted and ensure, as applicable, that mitigation measures have been implemented. Monitoring compliance may be documented through existing review and approval programs such as field inspection reports and plan review.
• The City prepares a reporting form periodically during the construction phase and an annual report summarizing project mitigation monitoring efforts. • Appropriate mitigation measures will be included in construction documents and/or conditions of permits/approvals.

Minor changes to the Mitigation Monitoring and Reporting Program, if required, would be made in accordance with CEQA and would be permitted after further review and approval by the City. Such changes could include reassignment of monitoring and reporting responsibilities, program redesign to make any appropriate improvements, and/or modification, substitution or deletion of mitigation measures subject to conditions described in CEQA Guidelines Section 15162. No change will be permitted unless the Mitigation Monitoring and Reporting Program continues to satisfy the requirements of Public Resources Code Section 21081.6.

MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 2
Mitigation Measure Monitoring
Process
Monitoring
Timing
Monitoring
Responsibility
Date
Completed
Biological Resources
MM BIO-1, Preconstruction Survey for Crotch’s Bumble Bee. If the Crotch bumble bee is no longer a Candidate or formally listed species under the California Endangered Species Act (ESA) at the time ground disturbing activities occur, then no additional protection measures are proposed for the species.

If Crotch’s bumble bee is legally protected under the California ESA as a Candidate or Listed species at the time ground-disturbing activities are scheduled to begin, a preconstruction survey shall be conducted in accordance with CDFW’s Survey Considerations for California ESA Candidate Bumble Bee Species (CDFW 2023) during the Crotch’s bumble bee flight season (February – October) no more than 48 hours prior to project-related ground disturbing activities (including but not limited to vegetation clearing, fence installation, and grading) by a qualified Crotch’s bumble bee biologist. The 48-hour preconstruction survey shall be repeated as necessary if the project does not begin with 48 hours of completion of the preconstruction survey. If Crotch’s bumble bees are detected (alive or dead), CDFW shall be notified within 24 hours as further coordination may be required to avoid or mitigate certain impacts, and an incidental take permit may be required. If no Crotch’s bumble bees are detected, then the project activities may commence.

Pre-construction
Survey
Prior to
commencement
of construction
Qualified
Biologist,
Project Applicant/
Developer,
Planning and
Engineering
Depts.

Date: ___________
MM BIO-2, Preconstruction Surveys for Burrowing Owl. Due to the presence of marginal amounts of low-quality foraging habitat on the project site and potential burrows adjacent to the site in the surrounding area, preconstruction surveys for burrowing owl shall take place no more than 30 days prior to the start of grounddisturbing activities, regardless of whether project activities are scheduled to occur during the burrowing owl breeding season (March 1 through August 31) or not. The surveys shall be performed in accordance with the Western Riverside MSHCP Burrowing Owl Survey Instructions (County of Riverside 2006) and the California Department of Fish and Game (CDFG) Staff Report on Burrowing Owl Mitigation (CDFG 2012). If preconstruction survey results are negative, no further action is required for protection of burrowing owls. If preconstruction survey results are positive and impacts to burrowing owls are unavoidable, then additional mitigation measures will need to be implemented to offset impacts to burrowing owl. Further, a burrowing owl avoidance and mitigation plan will be prepared for review and approval by the wildlife agencies (CDFW and USFWS) if owls are present. The plan will include measures developed in accordance with the CDFG Staff Report on Burrowing Owl Mitigation (2012) and may include seasonal work restriction, establishing a non-disturbance buffer around each burrow location, biological Pre-construction
Survey
Prior to
commencement
of construction
Qualified
Biologist,
Project Applicant/
Developer,
Planning and
Engineering
Depts.

Date: ___________

MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 3
Mitigation Measure Monitoring
Process
Monitoring
Timing
Monitoring
Responsibility
Date
Completed
monitoring, or passive relocation. If passive relocation is found to be necessary, then coordination with CDFW will need to occur.

MM BIO-3, Preconstruction Surveys for Nesting Birds. Wherever feasible, ground-disturbing activities (including vegetation removal) shall be conducted during the non-breeding season for birds (approximately September 1 through January 31) in order to avoid violations of the MBTA and California Fish and Game Code Sections 3503, 3503.5 and 3513. If activities with the potential to disrupt nesting birds are scheduled to occur during the bird breeding season (February 1 through August 31), a preconstruction nesting bird survey shall be conducted by a qualified biologist who is experienced in surveying for and identification of avian species no more than three days prior to the start of grounddisturbing activities. The nesting bird survey shall include the project site and adjacent areas where project activities have the potential to cause nest failure. If no nesting birds are observed during the survey, site preparation and construction activities may begin. If nesting birds (including nesting raptors) are found to be present, avoidance or minimization measures shall be implemented to avoid potential project-related impacts. Avoidance and minimization measures shall be developed by the qualified biologist and may include non-disturbance buffers established around active nests until the biologist has determined that the nesting cycle is completed, seasonal work restrictions, or additional survey and monitoring requirements. The width of non-disturbance buffers established around active nests will be determined by the qualified biologist (300 feet is typically recommended for songbirds and 500 feet is typically recommended for raptors). Once nesting is deemed complete by the qualified biologist as determined through periodic nest monitoring, the nondisturbance buffer will be removed by the qualified biologist and project work may resume in the area.

Pre-construction
Survey
Prior to
commencement
of construction
Qualified Biologist,
Project Applicant/
Developer,
Planning and
Engineering Depts.

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

1. All ground disturbance activities within 100 feet of the discovered cultural resource shall be halted until a meeting is convened between the developer, the Project Archaeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), Assessment of
Resources
During
construction
Project Applicant/
Developer,
Construction
Contractor,
Project
Archaeologist,
Tribal Monitor,
Planning and
Engineering
Depts.

Date: ___________

MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 4
Mitigation Measure Monitoring
Process
Monitoring
Timing
Monitoring
Responsibility
Date
Completed
and the Community Development Director or their designee to discuss the significance of the find.

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

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

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

5. Treatment and avoidance of the newly discovered resources shall be consistent with the Cultural Resources Treatment and Monitoring Agreements entered into with the appropriate tribes. This may include avoidance of cultural resources through project design, in-place preservation of cultural resources located in native soils, and/or re-burial on the Project property so they are not subject to further disturbance in perpetuity as identified in Non-Disclosure of Reburial Location measure.

6. If the find is determined to be significant and avoidance of the site has not been achieved, a Phase III data recovery plan shall be prepared by the Project Archeologist, in consultation with the Tribe(s), and shall be submitted to the City for their review and approval prior to implementation of the said plan.

7. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation for archaeological resources and cultural resources. If the Project Applicant and the Tribe(s) cannot agree on the significance or the mitigation for the archaeological or cultural resources, these issues will be presented to the Community Development Director for decision. The

MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 5
Mitigation Measure Monitoring
Process
Monitoring
Timing
Monitoring
Responsibility
Date
Completed
Community Development Director shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources, recommendations of the project archeologist and shall take into account the cultural and religious principles and practices of the Tribe(s). Notwithstanding any other rights available under the law, the decision of the City Community Development Director shall be appealable to the City Planning Commission and/or City Council.” Evidence of compliance with this mitigation measure, if a significant archaeological resource is found, shall be provided to City of Lake Elsinore upon the completion of a treatment plan and final report detailing the significance and treatment finding.

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

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

Cultural Sensitivity Training - The Project Archaeologist and a representative designated by the consulting Tribe(s) shall attend the pre-grading meeting with the contractors to provide Cultural Sensitivity Training for all Construction Personnel.

Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified during Construction
Monitoring
Program
Prior to
issuance of a
grading permit
and during
construction
Project Applicant/
Developer,
Project
Archaeologist,
Tribal Monitor,
Planning Dept.

Date: ___________

MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 6
Mitigation Measure Monitoring
Process
Monitoring
Timing
Monitoring
Responsibility
Date
Completed
earthmoving activities; the requirements of the monitoring program; the protocols that apply in the event unanticipated cultural resources are identified, including who to contact and appropriate avoidance measures until the find(s) can be properly evaluated; and any other appropriate protocols. This is a mandatory training and all construction personnel must attend prior to beginning work on the project site. A sign-in sheet for attendees of this training shall be included in the Phase IV Monitoring Report.

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

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

MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 7
Mitigation Measure Monitoring
Process
Monitoring
Timing
Monitoring
Responsibility
Date
Completed
MM CUL-3, Cultural Resources Disposition. In the event that Native American cultural resources are discovered during the course of grading (inadvertent discoveries), the following procedures shall be carried out for final disposition of the discoveries:

One or more of the following treatments, in order of preference, shall be employed with the tribes. Evidence of such shall be provided to the Community Development Department:

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

2. Relocation of the resources on the Project property. The measures for relocation shall include, at least, the following: Measures and provisions to protect the future reburial area from any future impacts by means of a deed restriction or other form of protection (e.g., conservation easement) in order to demonstrate avoidance in perpetuity.

3. Relocation shall not occur until all legally required cataloging and basic recordation have been completed, with an exception that sacred items, burial goods and Native American human remains are excluded. Any reburial process shall be culturally appropriate. Listing of contents and location of the reburial shall be included in the confidential Phase IV report. The Phase IV Report shall be filed with the City under a confidential cover and not subject to Public Records Request.

4. If preservation in place or reburial is not feasible then the resources shall be curated in the culturally sensitive matter at a Riverside County curation facility that meets State Resources Department of Office of Historic Preservation Guidelines for the Curation of Archaeological Resources ensuring access and use pursuant to the Guidelines. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence of curation in the form of a letter from the curation facility stating that subject archaeological materials have been received and that all fees have been paid, shall be provided by the Disposition of
Resources
During
Construction
Project Applicant/
Developer,
Construction
Contractor,
Project
Archaeologist,
Tribal Monitor,
Planning and
Engineering
Depts.

Date: ___________

MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 8
Mitigation Measure Monitoring
Process
Monitoring
Timing
Monitoring
Responsibility
Date
Completed
landowner to the City. There shall be no destructive or invasive testing on sacred items, burial goods and Native American human remains. Results concerning finds of any inadvertent discoveries shall be included in the Phase IV monitoring report. Evidence of compliance with this mitigation measure, if a significant archaeological resource is found, shall be provided to the City of Lake Elsinore upon completion of a treatment plan and final report detailing the significance and treatment of finding.

MM CUL-4, Tribal Monitoring. Prior to the issuance of a grading permit, at least 30 days prior to the issuance, the applicant shall contact the consulting Native American Tribe(s) that have requested monitoring through consultation with the City during the AB 52 and/or the SB 18 process (“Monitoring Tribes”). The applicant shall coordinate with the Tribe(s) to develop individual Tribal Monitoring Agreement(s). A copy of the signed agreement(s) shall be provided to the City of Lake Elsinore Community Development Department, Planning Division prior to the issuance of a grading permit. The Agreement shall address the treatment of any known tribal cultural resources (TCRs) including the project’s approved mitigation measures and conditions of approval; the designation, responsibilities, and participation of professional Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains/burial goods discovered on the site per the Tribe(s) customs and traditions and the City’s mitigation measures/conditions of approval. The Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist.

Construction
Monitoring
Program
Prior to
issuance of a
grading permit
and during
construction
Project Applicant/
Developer, Tribal
Monitor, Planning
and Engineering
Depts.

Date: ___________
MM CUL-5, Phase IV Report. Upon completion of the implementation phase, a Phase IV Cultural Resources Monitoring Report shall be submitted that complies with the Riverside County Planning Department's requirements for such reports for all ground disturbing activities associated with this grading permit. The report shall follow the County of Riverside Planning Department Cultural Resources (Archaeological) Investigations Standard Scopes of Work posted on the County website. The report shall include results of any feature relocation as well as evidence of the required cultural sensitivity training for the construction staff held during the required pre-grade meeting. Once the report is determined to be adequate, two (2) copies shall be submitted to Eastern Information Center (EIC) at the University of California Riverside (UCR) and one (1) copy shall be submitted to the Monitoring Tribes.

Project Records After
construction
Project Applicant/
Developer,
Project
Archaeologist,
Tribal Monitor
Date: ___________

MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 9
Mitigation Measure Monitoring
Process
Monitoring
Timing
Monitoring
Responsibility
Date
Completed
MM CUL-6, Discovery of Human Remains. In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving, the construction contractors, project archaeologist and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The project applicant shall then inform the Riverside County Coroner and the City of Lake Elsinore Community Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains and that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. If human remains are determined to be Native American, the applicant shall comply with the state law relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097).

The coroner shall contact the NAHC within 24 hours and the NAHC will make the determination of most likely descendant. The most likely descendant shall then make recommendations and engage in consultation concerning the treatment of the remains as provided in Public Resource Code Section 5097.98. In the event that the applicant and the MLD are in disagreement regarding the disposition of the remains. State law will apply and the mediation process will occur with the NAHC, if requested (see PRC Section 5097.98(e) and 5097.94(k)).

According to the California Health and Safety Code, six or more human burial at one location constitutes a cemetery (Section 81 00), and disturbance of Native American cemeteries is a felony (Section 7052).

Assessment,
Treatment, and
Disposition of
Human Remains
During
construction
Project Applicant/
Developer,
Construction
Contractor,
Project
Archaeologist,
Tribal Monitor,
Riverside County
Coroner, Planning
Dept.

Date: ___________
MM CUL-7, Non-Disclosure of Reburial Location. It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r), parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r).

Non-Disclosure
of Resource
Reburials
During and
after
construction
Project Applicant/
Developer,
Riverside County
Coroner
Date: ___________

MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 10
Mitigation Measure Monitoring
Process
Monitoring
Timing
Monitoring
Responsibility
Date
Completed
Greenhouse Gas Emissions
MM GHG-1, Climate Action Plan Consistency. Prior to the issuance of a building permit or certificate of occupancy (whichever occurs first), the following measures shall be included in the project design:
• Consistent with CAP Reduction Measure D-2 T-1.5, the project shall provide permanently anchored bicycle racks within 200 feet of the visitor entrance, readily visible to passers-by, for 5% of visitor motorized vehicle parking capacity, with a minimum of one two-bike capacity rack. • Consistent with CAP Reduction Measure T-2.1, the project shall designate 10% of its total parking spaces for “Clean Air Vehicles”. • Consistent with CAP Reduction Measure E-1.1, the project shall provide a 15-gallon non-deciduous, umbrella-form tree per 30 linear feet of boundary length, near buildings, or to shade pavement in parking lots and streets. • Consistent with CAP Reduction Measure E-1.2, the project shall use roofing materials having solar reflectance, thermal emittance or Solar Reflectance Index 3 per CALGreen Tier 1 values.

Building Permit
or Certificate of
Occupancy
Prior to
issuance of a
Building Permit
or Certificate of
Occupancy
Project Applicant/
Developer,
Planning and
Engineering
Depts.

Date: ___________
Land Use/Planning
Refer to MM BIO-2 and MM GHG-1 above.

Tribal Cultural Resources
Refer to MM CUL-1 through MM CUL-7 above.

MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST

COLLIER COMMERCIAL PROPERTIES PROJECT
Collier Commercial Properties Project December 2025
Mitigation Monitoring and Reporting Program Page 11
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RESOLUTION NO. 2026-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2021- 22 (GENERAL PLAN AMENDMENT NO. 2021- 02, ZONE CHANGE NO. 2021-02, CONDITIONAL USE PERMIT NO. 2022-25, AND INDUSTRIAL DESIGN REVIEW NO. 2021-03) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY

MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP)
Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and the Joint Project Review (JPR) to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives;
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC), Section 17.415.020 (General Plan Amendments), Section 17.415.040 (Zoning Amendments), Section 17.415.070 (Conditional Use Permits), Section 17.415.050 (Major Design Review), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to general plan amendments, zone changes, conditional use permits, and design reviews;
Whereas, on December 16, 2025 and January 20, 2026, 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, and by a resolution recommended that the Council adopt Findings of Consistency with the MSHCP; and Whereas, on February 24, 2026 at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item.

CC Reso. No. 2026-____

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 considered the Project and the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item.

Section 3: 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 project site is not located within a MSHCP Criteria Cell. Pursuant to the City’s MSHCP Resolution, the project is required to be reviewed for MSHCP consistency, including consistency with other “Plan Wide Requirements.” These include the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, §

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

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

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

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

The project site is flat and heavily disturbed, and devoid of vegetation. In addition, no riparian vegetation or riverine features are present on the project site, and impacts to these resources are not anticipated as a result of the project. The project is therefore consistent with the Riparian/Riverine Areas and Vernal Pool Guidelines set forth in Section 6.1.2 of the MSHCP.

No further action regarding this section of the MSHCP is required.

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

The project site is not located within the Narrow Endemic Plant Species Survey Areas as shown on Figure 6-1 of the MSHCP. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines as set forth in Section 6.1.3 of the MSHCP.

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

The MSHCP only requires additional surveys for certain species if the project is located in a Criteria Area Species Survey Areas, Amphibian Species Survey Areas, Burrowing Owl Survey CC Reso. No. 2026-____

Areas, and Mammal Species Survey Areas of the MSHCP. The project site is not located in additional survey areas for amphibians, mammals borrowing owl survey, or any special linkage areas; however, the project site is located within the burrowing owl survey area.

Therefore, the subject project is consistent with the Additional Survey Needs and Procedures of the MSHCP.

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

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

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

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

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

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

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

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

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

10. The Project is consistent with the MSHCP.

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

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

Section 4: 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 5: This Resolution shall take effect immediately upon its adoption.

Section 6: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions.

CC Reso. No. 2026-____

Passed and Adopted on this 24th day of February, 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 February 24, 2026, and that the same was adopted by the following vote:

AYES
NOES:

ABSTAIN:

ABSENT:

Candice Alavarez, MMC
City Clerk
RESOLUTION NO. 2026-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 2021-02

AMENDING THE LAND USE DESIGNATION FROM GENERAL COMMERCIAL (GC)

TO LIMITED INDUSTRIAL (LI) FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190- 002, 377-190-003, AND 377-190-004 Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, General Plan Amendment (GPA) No. 2021-02 proposes to amend the site’s land use designation from General Commercial (GC) to Limited Industrial (LI); Whereas, Government Code Section 65358 empowers the legislative body to amend all or part of an adopted general plan if to do so would be in the public interest, and so long as no mandatory element of the general plan is amended more frequently than four (4) times during any calendar year;
Whereas, GPA No. 2021-02 is part of the City’s First (1st) Cycle amendments to the Lake Elsinore General Plan Land Use Map and Circulation Element Map for the 2026 calendar year; Whereas, pursuant to LEMC Section 17.415.020 (General Plan Amendments), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to general plan amendments; Whereas, on December 16, 2025 and January 20, 2026, at a duly noticed Public Hearing the Commission has considered the evidence presented by the Community Development Department and other interested parties with respect to this item, and adopted a resolution recommending that the Council approve GPA No. 2021-02; and Whereas, on February 24, 2026, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item.

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

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

CC Reso No. 2026-___

Section 2: The Council has reviewed and analyzed proposed GPA No. 2021-02 pursuant to the California Planning and Zoning Laws (Cal. Gov. Code Sec 65000 et. seq.), the Lake Elsinore General Plan (GP) and the Lake Elsinore Municipal Code (LEMC) and finds that the proposed GPA No. 2021-02 is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC.

Section 3: That in accordance with California Planning and Zoning Law, and the LEMC, the Council makes the following findings for the approval of GPA No. 2021-02:

1. The proposed GPA, will not be a) detrimental to the health, safety, comfort or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City, or b) injurious to the property or improvements in the neighborhood or within the City.
a. The proposed GPA from commercial to industrial would be consistent with the existing surrounding developments which include other light industrial related uses. The project site is not adjacent or in close proximity to residential uses. Therefore, the land use designation change is not anticipated to create adverse impacts for persons residing or working within the neighborhood.
b. The proposed GPA would not be injurious to the property or improvements in the neighborhood because the land use designation change from commercial to industrial would be more in line with the existing industrial developments adjacent to the site and within the vicinity. The project would further enhance and contribute towards the growth and development of the industrial hub within this neighborhood.

2. The proposed GPA would establish a land use density, intensity and usage more in character with the subject property’s location, access and constraints.

The project site is within the Business District of the General Plan. The Business District is located within the central area of the city. The main focus of the Business District is to support its position as the industrial and commercial hub of the City while ensuring that new development does not encroach upon the floodway and that development maintains an orientation towards this natural resource as a pedestrian corridor. The project would be consistent with the goals of the Business District, including the goal to strengthen its position as the industrial and commercial hub of the city while being sensitive to the natural wetlands, floodway, and floodplain. The proposed project would contribute to the commercial vitality of the Business District as well as the City in general.

Furthermore, the amendment from commercial to industrial land use would be consistent with the surrounding developments which are also include other existing light to medium industrial uses. The proposed office and warehouse uses would help the City achieve its goal of developing a mix of industrial uses, including light industrial, clean manufacturing, technology, research and development, and medium industrial uses.

3. In accordance with the requirements of the California Environmental Quality Act (CEQA), impacts have been reduced to a less than significant level, or in the case where impacts remain, a statement of overriding considerations must be adopted to justify the merits of project implementation.

CC Reso No. 2026-___

The effects of the proposed GPA have been analyzed in the Mitigated Negative Declaration (ER-2023-03; SCH No. 2025100377) prepared for the project. All potential impacts to the environment resulting from the project could be mitigated to less than significant levels. All appropriate and feasible mitigation has been incorporated into the project design. The Mitigation Monitoring and Reporting Plan contains an implementation program for each mitigation measure. After implementation of the mitigation contained in the MMRP, potential environmental impacts would effectively be reduced to less than significant levels.

Section 4: Based upon the evidence presented, both written and testimonial, and the above findings, the Council hereby approves of General Plan Amendment No. 2021-02.

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

Section 6: 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 24th day of February 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 February 24, 2026, and that the same was adopted by the following vote:

AYES
NOES:

ABSTAIN:

ABSENT:

Candice Alvarez,
MMC City Clerk
ORDINANCE NO. 2026-__

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING ZONE CHANGE NO. 2021-02 CHANGING THE ZONING DESIGNATION FROM GENERAL COMMERCIAL (C-2) TO LIMITED MANUFACTURING (M-1) FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004 Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, Zone Change (ZC) No. 2021-02 proposes to change the project site’s current zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1); Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.415.040 (Zoning Amendments), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to zone changes,
Whereas, on December 16, 2025 and January 20, 2026, 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, and adopted a resolution recommending that the Council approve ZC No. 2021-02; and Whereas, on February 24, 2026, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE 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 proposed ZC No. 2021-02, pursuant to the California Planning and Zoning Laws (Cal. Gov. Code Sec 65000 et. seq.), the Lake Elsinore General Plan (GP), and the LEMC and finds that ZC No. 2021-02 is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC.

Section 3: That in accordance with LEMC Section 17.415.040.F. Findings, the Council makes the following findings regarding findings regarding ZC No. 2021-02:

Ord. No. 2026-___

1. The proposed amendment will not be (a) detrimental to the health, safety, comfort, or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City, (b) injurious to property or improvements in the neighborhood or within the City
a. The proposed zone change from commercial to industrial would be consistent with the existing surrounding developments, which include other light industrial-related uses. The project site is not adjacent or in close proximity to residential uses. Therefore, the zone change is not anticipated to create adverse impacts for persons residing or working within the neighborhood.
b. The application to change the zoning designation would not be injurious to the property or improvements in the neighborhood because the land use designation change from commercial to industrial would be more in line with the existing industrial developments adjacent to the site and within the vicinity. Furthermore, the proposed industrial project would contribute to the industrial vitality of the corridor along Collier Avenue and West Minthorn Street as well as the City in general.

2. The proposed amendment will be consistent with the latest General Plan.

ZC No. 2021-02 proposes to change the project site’s current zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1). The project would also concurrently amend the site’s current General Plan land use designation to an industrial designation to ensure that the zone change would be consistent with the General Plan. Therefore, upon approval of General Plan Amendment No. 2021-02 and the proposed zone change, the zoning would be consistent with the latest General Plan.

Section 4: Based upon the evidence presented, both written and testimonial, and the above findings, the Council hereby approves of Zone Change No. 2021-02.

Section 5: Severability. If any provision of this Ordinance or its application is held invalid by a court of competent jurisdiction, such invalidity shall not affect other provisions, sections, or applications of the Ordinance which can be given effect without the invalid provision or application, and to this end each phrase, section, sentence, or word is declared to be severable.

Section 6: Effective Date. This Ordinance shall become effective at 12.01 a.m. on the thirty-first (31st) day after the date of adoption
Section 7: Certification. The City Clerk shall certify to the passage of this Ordinance and shall cause a synopsis on the same to be published according to law.

Passed and Adopted on this 24th day of February, 2026.

Robert E. Magee
Mayor
Ord. No. 2026-___

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, do hereby certify that the foregoing Ordinance No. 2026-_____ was introduced at the Regular meeting of February 24, 2026, and adopted by the City Council of the City of Lake Elsinore at its Regular meeting of ________, 2026, 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, RECOMMENDING APPROVING CONDITIONAL USE PERMIT NO. 2022-25 TO ESTABLISH AND OPERATE AN 8,975 SQUARE-FOOT WAREHOUSE WITH A 3,000 SQUARE-FOOT OFFICE BUILDING AND AN OUTDOOR STORAGE AREA FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377- 190- 002, 377-190-003, AND 377-190-004
Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, Conditional Use Permit (CUP) No. 2022-25 proposes to establish and operate an 8,975 square-foot warehouse with a 3,000 square-foot office building and outdoor storage; Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the Project would have a significant effect on the environment. The Initial Study revealed that the Project would have potentially significant environmental impacts but those potentially significant impacts could be mitigated to less than significant levels; Whereas, based upon the results of the Initial Study (Environmental Review No. 2023- 03), and based upon the standards set forth in CEQA Guidelines Section 15070, it was determined that it was appropriate to prepare and circulate a Mitigated Negative Declaration (MND) for the project. In accordance with CEQA Guidelines Section 15073, the MND was made available for public review and comment for a minimum of 30 days beginning on October 31, 2025, and ending on December 01, 2025;
Whereas, on February 24, 2026, at a duly noticed Public Hearing, the City Council (Council) by resolution adopted the MND (SCH No. 2025100377) for the Project and adopted a Mitigation Monitoring and Reporting Program;
Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate significant impact;
Whereas, pursuant to Section 17.415.070 (Conditional Use Permits), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to conditional use permits; CC Reso. No. 2026-____

Whereas, on December 16, 2025 and January 20, 2026, 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, and adopted a resolution recommending that the Council approve CUP No. 2022-25; and Whereas, on February 24, 2026, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item.

NOW, THEREFORE, THE 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 CUP No. 2022-25:

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

The proposed office/warehouse with outdoor storage use is consistent with the proposed General Plan Land Use designation of Limited Industrial (LI). The LI Land Use designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi-public uses, and similar and compatible uses with a maximum 0.45 Floor Area Ratio (FAR). The project is proposing to develop a light industrial complex with 0.10 FAR, which is under the maximum allowed.

The project site is also within the Business District of the General Plan. The Business District is located within the central area of the city. The main focus of the Business District is to support its position as the industrial and commercial hub of the city while ensuring that new development does not encroach upon the floodway and that development maintains an orientation towards this natural resource as a pedestrian corridor. The project would be consistent with the goals of the Business District, including the goal to strengthen its position as the industrial and commercial hub of the city while being sensitive to the natural wetlands, floodway, and floodplain. The proposed project would contribute to the commercial vitality of the Business District as well as the City in general.

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

CC Reso. No. 2026-____

The proposed use would not cause either directly or indirectly any detrimental effects to the existing surrounding community. The project has been thoroughly reviewed by all departments and conditioned as such to avoid any possible negative impacts associated with the proposed use.

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

The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC including building setbacks, parking, landscaping, and site access. Further, the project would complement the existing uses which include other existing light to medium industrial uses.

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

The project has been conditioned to construct ultimate half‐width improvements to the City’s standards on the property's frontage along West Minthorn Street. These improvements would be sufficient for the type and quantity of traffic generated by the proposed use.

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

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

Furthermore, the project would be surrounded by other similar and existing industrial developments and is not adjacent to sensitive uses such as residential.

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

Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on December 16, 2025 and January 20, 2026, and subsequently by the City Council at a duly noticed Public Hearing held on February 24, 2026, 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 Council hereby approves Conditional Use Permit No. 2022-25.

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

Section 6: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions.

CC Reso. No. 2026-____

Passed and Adopted on this 24th day of February, 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 February 24, 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, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2021-03

PROVIDING BUILDING DESIGNS AND RELATED SITE IMPROVEMENTS FOR A 3,000 SQUARE-FOOT OFFICE BUILDING AND 8,975 SQUARE-FOOT

WAREHOUSE FOR THE COLLIER COMMERCIAL PROPERTIES LOCATED AT APNS 377-190-002, 377-190-003, AND 377-190-004
Whereas, Troy Chislock, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-22 to develop the 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse building totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377-190-003, and 377-190-004; Whereas, Industrial Design Review (IDR) No. 2021-03 proposes to construct an 8,975 square-foot warehouse with a 3,000 square-foot office building totaling 11,975 sq. ft. with 33 parking spaces, and related site improvements;
Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the Project would have a significant effect on the environment. The Initial Study revealed that the Project would have potentially significant environmental impacts but those potentially significant impacts could be mitigated to less than significant levels; Whereas, based upon the results of the Initial Study (Environmental Review No. 2023- 03), and based upon the standards set forth in CEQA Guidelines Section 15070, it was determined that it was appropriate to prepare and circulate a Mitigated Negative Declaration (MND) for the project. In accordance with CEQA Guidelines Section 15073, the MND was made available for public review and comment for a minimum of 30 days beginning on October 31, 2025, and ending on December 01, 2025;
Whereas, on February 24, 2026, at a duly noticed Public Hearing, the City Council (Council) by resolution adopted the MND (SCH No. 2025100377) for the Project and adopted a Mitigation Monitoring and Reporting Program;
Whereas, pursuant to Section 17.415.050 (Major Design Review), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to design review applications; Whereas, on December 16, 2025 and January 20, 2026, 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; and adopted a resolution recommending that the Council approve IDR No. 2021-03; and CC Reso. No. 2026-____

Whereas, on February 24, 2026, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item.

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 IDR No. 2021-03:

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

The proposed office/warehouse with outdoor storage use is consistent with the proposed General Plan Land Use designation of Limited Industrial (LI). The LI Land Use designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi-public uses, and similar and compatible uses with a maximum 0.45 Floor Area Ratio (FAR). The project is proposing to develop a light industrial complex with 0.10 FAR which is under the maximum allowed.

The proposed zoning for the subject site Limited Manufacturing (M-1). The proposed office/warehouse use is identified as a permitted use while the proposed outdoor storage area is subject to the approval of a Conditional Use Permit within the M-1 zone. The project has been reviewed for consistency with the M-1 zone and it has been determined that the proposed light industrial project would assist in achieving the development of a wellbalanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses.

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

The project is appropriate to the site and surrounding developments. The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. Sufficient setbacks and enhanced onsite landscaping have been provided thereby creating interest and varying vistas as a person moves along abutting streets. The project would create a visually pleasing, non-detractive relationship between the proposed development and existing projects using modern industrial architectural design that is similar to existing developments in the vicinity. In addition, safe and efficient circulation has been achieved onsite.

3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including guarantees and evidence of compliance with conditions, have been incorporated into the CC Reso. No. 2026-____

approval of the Project to ensure development of the property in accordance with the objectives of Section 17.415.050.

Pursuant to Section 17.415.050.E of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on December 16, 2025 and January 20, 2026, and subsequently by the City Council at a duly noticed Public Hearing held on February 24, 2026. 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 Council hereby approves IDR No. 2021-03.

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

Section 6: 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 24th day of February, 2026.

Robert E. Magee
Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk
CC Reso. No. 2026-____

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 February 24, 2026, and that the same was adopted by the following vote:

AYES
NOES:

ABSTAIN:

ABSENT:

Candice Alvarez, MMC
City Clerk
Applicant’s Initials: _____ Page 1 of 17

CONDITIONS OF APPROVAL
PROJECT: PA 2021-22 | GPA 2021-02, ZC 2021-02,
CUP 2022-25, IDR 2021-03
PROJECT NAME: Collier Commercial Properties
PROJECT LOCATION: APNs: 377-190-002, 377-190-003, and
377-190-004
APPROVAL DATE:

EFFECTIVE DATE:

EXPIRATION DATE:

GENERAL

1. Planning Application No. 2021-22 proposes to develop the existing 2.64-acre vacant site with a 3,000 square-foot office building and an 8,975 square-foot warehouse totaling 11,975 square-feet and related site improvements. The project’s requests include a General Plan Amendment (GPA) No. 2021-02) to amend the project site’s land use designation from General Commercial (GC) to Limited Industrial (LI), Zone Change (ZC) No. 2021-02 to change the project site’s zoning designation from General Commercial (C-2) to Limited Manufacturing (M-1), Conditional Use Permit (CUP) No. 2022-25 to establish and operate an outdoor storage area in conjunction with the proposed office/warehouse facility, and Industrial Design Review (IDR) No. 2021-03 to construct an office/warehouse facility with an 8,975 square-foot warehouse and a 3,000 square-foot office building. The project is located on West Minthorn Avenue at Assessor’s Parcel Numbers (APNs) 377-190-002, 377- 190-003, and 377-190-004.

2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning approval, implementation and construction of GPA 2021-02, ZC 2021-02, CUP 2022-25 and IDR 2021-03, which action is bought within the time period provided for in California Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section 21167, including the approval, extension or modification of GPA 2021-02, ZC 2021-02, CUP 2022-25 and IDR 2021-03 or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition.

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

PA 2021-22 | GPA 2021-02, ZC 2021-02
CUP 2022-25, IDR 2021-03 PC: January 20, 2026
Conditions of Approval – DRAFT CC: February 24, 2026

Applicant’s Initials: _____ Page 2 of 17

PLANNING DIVISION

4. Conditional Use Permit No. 2022-25 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the conditional use permit application.

5. Industrial Design Review No. 2021-03 shall lapse and become void two years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this 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 PA 2021-22 | GPA 2021-02, ZC 2021-02
CUP 2022-25, IDR 2021-03 PC: January 20, 2026
Conditions of Approval – DRAFT CC: February 24, 2026

Applicant’s Initials: _____ Page 3 of 17
by these Conditions of Approval.

12. Provisions of the City’s Noise Ordinance shall be satisfied during all site preparation and construction activity. The applicant shall place a weatherproof 3’ x 3’ sign at the entrance to the project site identifying the approved days and hours of construction activity 7:00 a.m. – 5:00 p.m., Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 a.m. and shall cease no later than 4:00 p.m. with no construction activity to occur on Sundays or legal holidays.

The sign shall identify the name and phone number of the development manager to address any complaints. The project shall also comply with the following requirements to minimize noise caused by construction activities:
a. Staging areas should be placed as far as possible from residential receivers. b. Turn off equipment when not in use.
c. Limit the use of enunciators or public address systems, except for emergency notifications.
d. Equipment used in construction should be maintained in proper operating condition, and all loads should be properly secured, to prevent rattling and banging. e. Schedule work to avoid simultaneous construction activities that both generate high noise levels.
f. Use equipment with effective mufflers.
g. Minimize the use of backup alarms.

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

14. Graffiti shall be removed within 24 hours.

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

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

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

18. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms, PA 2021-22 | GPA 2021-02, ZC 2021-02
CUP 2022-25, IDR 2021-03 PC: January 20, 2026
Conditions of Approval – DRAFT CC: February 24, 2026

Applicant’s Initials: _____ Page 4 of 17
to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of all future building permits, deny revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation.

Prior to Issuance of Grading Permits/Building Permits

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

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

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

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

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

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

25. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans shall be submitted along with appropriate fees for review and approval by the Community Development Director or designee.
a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method.
b. All planting areas shall be separated from paved areas with a six inch (6”) high and six inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape areas.
c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than 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.

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g. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines. i. All landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance reviewed by the Landscape Consultant and approved by the Community Development Director or Designee.
j. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. k. Final landscape plan must be consistent with approved site plan. l. Final landscape plans to include planting and irrigation details. m. Final landscape plans shall include drought tolerant planting consistent with Elsinore Valley Municipal Water District standards subject to plan check and approval by the City’s landscape plan check consultant.
n. No turf shall be permitted.

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

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

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

BUILDING DIVISION
General Conditions

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

30. Compliance with Code. All design components shall comply with applicable provisions of the 2022 edition of the California Building, Plumbing and Mechanical Codes: 2022 California Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022 California Green Building Standards, California Title 24 Disabled Access Regulations, and PA 2021-22 | GPA 2021-02, ZC 2021-02
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Lake Elsinore Municipal Code.

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

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

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

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

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

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

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

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

At Plan Review Submittal

39. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work.
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5.507, of the 2022 edition of the California Building Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer.

Prior to Issuance of Grading Permit(s)

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

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

Prior to Issuance of Building Permit(s)

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

Prior to Beginning of Construction

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

ENGEERING DEPARTMENT

GENERAL

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

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

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

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

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

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

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

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

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

FEES

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

54. Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent rate at time of payment in full. Fees are subject to change. a. Master Plan of Drainage Fee – Due prior to Grading Permit issuance b. Traffic Infrastructure Fee (TIF) – Due prior to Building Permit issuance c. Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy d. Stephens’ Kangaroo Rat Habitat Fee (K-Rat) – Due prior to Grading Permit issuance

LAND DIVISION

55. Applicant shall submit and complete plan check review and approval for a parcel merger for APNs 377-190-002, 377-190-003, and 377-190-004. Parcel merger shall be recorded prior to issuance of the building permit.

STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design

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

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

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

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

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

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

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

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

Construction

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

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

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

Post-Construction

67. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include:
a. Demonstrate that the project has complied with all non-structural BMPs described in the project’s WQMP.
b. Provide signed, notarized certification from the Engineer of Work that the structural BMPs identified in the project’s WQMP are installed in conformance with approved plans and specifications and operational.
c. Submit a copy of the fully executed, recorded City approved Operations and Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the recorded City approved CC&R.
d. The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall: (1) describe the long-term operation and maintenance requirements for BMPs identified PA 2021-22 | GPA 2021-02, ZC 2021-02
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in the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation and maintenance of the referenced BMPs; (3) describe the mechanism for funding the long-term operation and maintenance of the referenced BMPs; and (4) provide for annual certification for water quality facilities by a Registered Civil Engineer. The City format shall be used.
e. Provide documentation of annexation into a CFD for funding facilities to be maintained by the City.
f. Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or CC&R’s attached) are available for each of the initial occupants. g. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the Engineer of Work dated 12 months after the Certificate of Occupancy will be considered in lieu of a Special Investigation by the City.

UTILITIES

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

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

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

70. Underground water rights shall be dedicated to the City pursuant to the provisions of LEMC Section 16.52.030, and consistent with the City’s agreement with the Elsinore Valley Municipal Water District.

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

IMPROVEMENTS

72. Construction of ultimate half-width improvements along the property frontage on Minthorn Avenue. Improvements shall include AC pavement construction and base material, curb and gutter, driveway approaches, curb cores, parkway landscaping, utility undergrounding and/or relocation, signage relocations, ADA curb ramps, and streetlights.

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

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

75. Streetlight system shall be designed as an LS-2B system. Streetlight plans shall include, PA 2021-22 | GPA 2021-02, ZC 2021-02
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but are not limited to, details such as location, pole and luminaire type, and pull box design.

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

76. 10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall be contained within the street right-of-way. When either of these criteria is exceeded, drainage facilities shall be provided.

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

78. A final drainage study shall be provided. The study shall identify the following: identify storm water runoff from and upstream of the site; show existing and proposed off-site and on-site drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.

The drainage system shall be designed to ensure that runoff from a 10-year storm of 6 hours and 24 hours duration under developed conditions is equal to or less than the runoff under existing conditions of the same storm frequency. Both 6-hour and 24-hour storm durations shall be analyzed to determine the detention requirements to accomplish the desired results.

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

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

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

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

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

Permitting/Construction

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

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

PRIOR TO GRADING PERMIT

86. A grading plan signed and stamped by a registered Civil Engineer shall be submitted for PA 2021-22 | GPA 2021-02, ZC 2021-02
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City review and approval for all additions and/or movement of soil (grading) on site. The plan shall include separate sheets for erosion control, haul route, and traffic control. The grading submittal shall include all supporting documentation and be prepared using the City standard title block, standard drawings and design manual.

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

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

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

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

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

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

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

Permitting/Construction

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

95. Any grading that affects “waters of the United States”, wetlands, or jurisdictional streambeds requires approval and necessary permits from respective Federal and/or State Agencies.

96. No grading shall be performed without first having obtained a Grading Permit. A grading permit does not include the construction of retaining walls or other structures for which a Building Permit is required.

97. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity.

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98. Hauling in excess of 5,000 cubic yards shall be approved by the City Council (LEMC

15.72.065). Prior to commencement of grading operations, the applicant shall provide to the City a map of all proposed haul routes to be used for the movement of export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit.

99. All grading shall be done under the supervision of a licensed geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the City.
100. Review and approval of the project sediment and erosion control plan shall be completed.

As warranted, a copy of the current SWPPP shall be kept at the project site and be available for review upon request.
101. Approval of the project Final Water Quality Management Plan (WQMP) for post-construction shall be received prior to issuance of a grading permit. 102. Applicant shall obtain applicable environmental clearance from the Planning Department and submit the applicable clearance document to the Engineering Department. This approval shall specify that the project complies with all required environmental mitigation triggered by the proposed grading activity.

PRIOR TO BUILDING PERMIT
103. Provide soils, geology, and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 104. All public improvement plans shall be completed and approved by the City Engineer. 105. All required parcel mergers shall be recorded prior to issuance of a building permit.

PRIOR TO OCCUPANCY / FINAL APPROVAL / PROJECT CLOSEOUT
106. All public improvements shall be constructed in accordance with the approved plans or as a condition of this development, to the satisfaction of the City Engineer prior to issuance of occupancy.
107. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided.
108. Applicant shall provide a digital copy of the recorded Covenants, Conditions, and Restrictions (CC&Rs) to the Engineering Department prior to first occupancy. 109. In the event of damage to City roads from hauling or other construction-related activity, the applicant shall pay the full cost of restoring public roads to the baseline condition. 110. Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval.

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111. Applicant shall submit documentation pursuant to City’s Security Release handout. 112. Applicant shall submit as-built all Engineering Department approved project plan sets. After City approval of paper copy, the developer/owner is responsible for revising the original mylar plans. Once the original mylars have been approved, the developer shall provide the City with a digital copy of the “as-built” plans in .tif format. 113. Applicant shall provide AutoCAD and GIS Shape files of all Street and Storm Drain plans.

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

Include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes, include material (PVC, RCP, etc.) and slope.

CITY OF LAKE ELSINORE CODE ENFORCEMENT
114. Prior to the issuance of the grading permit, all outstanding administrative citations must be paid in full. Questions should be directed to City of Lake Elsinore’s Code Enforcement Manager Fred Lopez at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 674-3124 Ext. 275.

CITY OF LAKE ELSINORE FIRE MARSHAL
115. The applicant/operator shall comply with all requirements of the Riverside County Fire Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 951-395-1759 116. Hazardous Fire Area: APN 377 190 002 This project is in a Very High Fire Hazard Severity Zone of Riverside County as shown on a map on file with the Clerk of the Board of Supervisors. Any building constructed within this area shall comply with the special construction provision contained in Lake Elsinore Municipal Code and the California Building Code 7A. Plans must reflect this. A Fire Permit will be required for a Technical Report for Fuel Modification and a Fire Protection Plan review. 117. The applicant must provide a Fire hydrant system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Based on current standards, the required fire flow is estimated to be 1,250 GPM at 20 PSI for a 2-hour duration. Estimated fire flow is based on an 8,875 square foot building V-B Construction type per 2022 California Fire Code. 118. Roads and gates must meet Engineering Department and Fire Department standards at the time of building permit application. Current standards require that dead-end roads do not exceed 600 feet in length. Electric gates must have a Knox rapid entry system and an infrared opening device. Gates must be set back up to 46 feet from any major street to allow emergency vehicles to safely stop away from traffic flow. (OFM-01A Riverside County Fire Department Access Requirements for Commercial or Residential Development). 119. Prior to placing any combustibles on site. Fire apparatus access roads serving commercial or residential development shall be designed, constructed, and maintained to support the imposed loads of RVC fire apparatus with a total weight of 80,000 pounds. Apparatus PA 2021-22 | GPA 2021-02, ZC 2021-02
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weight is distributed as 55,000 pounds on tandem rear axles and 25,000 pounds on the front axle
120. Prior to issuance of Building Permits, the applicant/ developer shall provide the Office of the Fire Marshal with a Truck Turning site map with road widths and turning radius throughout the proposed project site.
121. Prior to issuance of Building Permits, the applicant/ developer shall provide the Office of the Fire Marshal with a site plan for Fire Lanes and signage. (CFC 501.3) 122. In all new buildings and structures which are 5,000 square feet or greater, an approved automatic sprinkler system shall be provided regardless of occupancy classification. Where Sections 903.2.1 – 903.2.21 of the California Fire Code have more restrictive requirements than those listed below, the more restrictive requirement shall take precedence. NFPA 13 Deferred Submittal.
123. In all buildings that have a NFPA 13 Fire sprinkler system a NFPA 72 Fire Alarm Sprinkler Monitoring system is required. Deferred Submittal.
124. Prior to building permit issuance, install the approved water system and contact the Fire Department for a verification inspection. Deferred Submittal for NFPA 24 Private Underground Fire Main, hydrants, riser sweep, PIV and FDC. 125. The Applicant or developer will need to provide a Fire Flow Test report letter for the proposed project. Elsinore Valley Municipal Water District will conduct the Fire Flow testing and determine the nearest Fire hydrant to the proposed project for review, submit current (within one year) Fire Flow test results letter during building permit application. 126. If construction is phased, each phase shall provide an approved emergency vehicular access way for fire protection prior to any building construction. (CFC 501.4) 127. Outdoor storage must comply with California Fire Code requirements at the time of permit application. Pallet storage must comply with Riverside County Fire Department Technical Policy. (OFM TP22-001)
128. The applicant or developer shall provide Fire hydrants in accordance with the following:
a. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes.
b. Prior to building permit issuance, submit plans to the water district for a water system capable of delivering Fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Hydrants must produce the required fire flow per the California Fire Code.

DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance PA 2021-22 | GPA 2021-02, ZC 2021-02
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Services)
129. Prior to issuance of a building permit, the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public 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.

MITIGATION MONITORING AND REPORTING PROGRAM
130. The applicant shall comply will all mitigation measures identified in the Mitigation Monitoring & Reporting Program for the Mitigated Negative Declaration (Environmental Review No. 2023-03; SCH No. 2025100377) prepared for the project.

PA 2021-22 | GPA 2021-02, ZC 2021-02
CUP 2022-25, IDR 2021-03 PC: January 20, 2026
Conditions of Approval – DRAFT CC: February 24, 2026

Applicant’s Initials: _____ Page 17 of 17
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 City Council of the City of Lake Elsinore on . I also acknowledge that all conditions shall be met as indicated.

Date:

Applicant’s Signature:

Print Name:

Address:

Phone Number:

COLLIER COMMERCIAL PROPERTIES
PLANNING APPLICATION NO. 2021-22
GENERAL PLAN AMENDMENT NO. 2021-02
ZONING CHANGE NO. 2021-02
INDUSTRIAL DESIGN REVIEW NO. 2021-03
CONDITIONAL USE PERMIT NO. 2022-25
ENVIRONMENTAL REVIEW NO. 2023-03

INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Prepared By:

CITY OF LAKE ELSINORE
130 South Main Street
Lake Elsinore, CA 92530
Applicant:

COLLIER COMMERCIAL PROPERTIES, LLC
29400 Enterprise Way
Lake Elsinore, CA 92530
Environmental Consultant:

HELIX ENVIRONMENTAL PLANNING, INC. 7578 El Cajon Boulevard La Mesa, CA 91942
October 2025
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i
Table of Contents
Section Page
I. INTRODUCTION ........................................................................................................................... 1 A. Purpose ...................................................................................................................................... 1 B. California Environmental Quality Act ...................................................................................... 1 C. Intended Uses of Initial Study and Mitigated Negative Declaration ......................................... 2 D. Contents of Initial Study............................................................................................................ 2 E. Scope of Environmental Analysis ............................................................................................. 3 F. Tiered Documents, Incorporation by Reference, and Technical Studies .................................. 3 II. PROJECT DESCRIPTION.............................................................................................................. 7 A. Project Location and Setting ..................................................................................................... 7 B. Project Description.................................................................................................................... 7 III. ENVIRONMENTAL CHECKLIST................................................................................................ 9 A. Background ............................................................................................................................... 9 B. Environmental Factors Potentially Affected ........................................................................... 10 C. Determination .......................................................................................................................... 10 IV. ENVIRONMENTAL ANALYSIS ................................................................................................ 20 I. Aesthetics ................................................................................................................... 20 II. Agriculture and Forestry Resources ........................................................................... 23 III. Air Quality .................................................................................................................. 25 IV. Biological Resources .................................................................................................. 33 V. Cultural Resources ..................................................................................................... 38 VI. Energy ........................................................................................................................ 43 VII. Geology and Soils ...................................................................................................... 45 VIII. Greenhouse Gas Emissions........................................................................................ 48 IX. Hazards and Hazardous Materials.............................................................................. 55 X. Hydrology and Water Quality .................................................................................... 56 XI. Land Use and Planning............................................................................................... 62 XII. Mineral Resources...................................................................................................... 63 XIII. Noise........................................................................................................................... 64 XIV. Population and Housing ............................................................................................. 68 XV. Public Services ........................................................................................................... 68 XVI. Recreation................................................................................................................... 71 XVII. Transportation ............................................................................................................ 71 XVIII. Tribal Cultural Resources........................................................................................... 73 XIX. Utilities and Service Systems..................................................................................... 74 XX. Wildfire ...................................................................................................................... 77 V. MANDATORY FINDINGS OF SIGNIFICANCE ....................................................................... 77 VI. PERSONS AND ORGANIZATIONS CONSULTED.................................................................. 79 VII. REFERENCES .............................................................................................................................. 80 ii
Table of Contents (cont.)

LIST OF APPENDICES
A Air Quality & Greenhouse Gas Emissions Assessment, Collier Commercial Properties Project B Biological Technical Report and Multiple Species Habitat Conservation Plan Consistency Analysis for the Collier Commercial Properties
C Cultural Resources Inventory for the Collier Commercial Properties Project D Preliminary Geotechnical Investigation, Proposed Commercial Development, Collier Avenue E Phase One Environmental Site Assessment, APNS 377-190-002, 377-190-003, 377-190-004, Collier Avenue
F Hydrology and Hydraulic Calculations, Collier Commercial Properties G Preliminary Project Specific Water Quality Management Plan H Noise Impact Assessment, Collier Commercial Properties I Trip Generation and VMT Screening Memo, Construction Equipment Rental Facility, 29400 Enterprise Way, Lake Elsinore

LIST OF FIGURES
No. Title Follows Page
1 Regional Location ............................................................................................................................ 7 2 Project Vicinity (USGS Topography) .............................................................................................. 7 3 Project Vicinity (Aerial Photograph) ............................................................................................... 7 4 Site Plan ........................................................................................................................................... 7 5a Building Elevations .......................................................................................................................... 7 5b Building Elevations .......................................................................................................................... 7 6 Proposed Landscape Plan ................................................................................................................ 8

LIST OF TABLES
No. Title Page
1 Maximum Daily Emissions Thresholds (pounds per day) ............................................................. 28 2 Maximum Daily Construction Emissions (pounds per day) .......................................................... 28 3 Summary of Project Operational Emissions (pounds per day) ...................................................... 29 4 Maximum Localized Daily Emissions (pounds per day) ............................................................... 30 5 Estimated Construction Greenhouse Gas Emissions ..................................................................... 50 6 Estimated Annual Operational Greenhouse Gas Emissions.......................................................... 51 7 Project Consistency with the City’s CAP ...................................................................................... 51 8 Project Consistency with Applicable Connect SoCal Strategies................................................... 55 9 Construction Noise Levels at Off-Site Receivers .......................................................................... 65 10 Operational Noise Levels at Off-Site Receivers............................................................................ 66 Collier Commercial Properties Project – IS/MND

I. INTRODUCTION
A. PURPOSE
This document is an Initial Study for evaluation of environmental impacts resulting from implementation of the Collier Commercial Properties project. For purposes of this document, this application will be called the “project” or “proposed project.”
B. CALIFORNIA ENVIRONMENTAL QUALITY ACT
As defined by Section 15063 of the California Environmental Quality Act (CEQA) Guidelines, an Initial Study is prepared primarily to provide the Lead Agency with information to use as the basis for determining whether an Environmental Impact Report (EIR), Negative Declaration, or Mitigated Negative Declaration would be appropriate for providing the necessary environmental documentation and clearance for any proposed project.

According to CEQA Guidelines Section 15065, an EIR is deemed appropriate for a particular proposal if the following conditions occur:
 The project has the potential to substantially degrade the quality of the environment; substantially reduce the habitat of a fish or wildlife species; cause a fish or wildlife population to drop below self-sustaining levels; threaten to eliminate a plant or animal community; substantially reduce the number or restrict the range of an endangered, rare or threatened species; or eliminate important examples of the major periods of California history or prehistory.  The project has the potential to achieve short-term environmental goals to the disadvantage of longterm environmental goals.  The project has possible environmental effects that are individually limited but cumulatively considerable.
 The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly.

According to CEQA Section 21080(c)(1) and CEQA Guidelines Section 15070(a), a Negative Declaration can be adopted if it can be determined that the project will not have a significant effect on the environment.

According to CEQA Section 21080(c)(2) and CEQA Guidelines Section 15070(b), a Mitigated Negative Declaration can be adopted if it is determined that although the Initial Study identifies that the project may have potentially significant effects on the environment, revisions in the project plans and/or mitigation measures, which would avoid or mitigate the effects to below the level of significance, have been made or agreed to by the applicant.

This Initial Study has determined that the proposed project may result in potentially significant environmental effects but that said effects can be reduced to below the level of significance through the implementation of mitigation measures and therefore, a Mitigated Negative Declaration is deemed the appropriate document to provide the necessary environmental evaluations and clearance.

This Initial Study and Mitigated Negative Declaration are prepared in conformance with the California Environmental Quality Act of 1970 , as amended (Public Resources Code, Section 21000 et seq.); the State Guidelines for Implementation of the California Environmental Quality Act (“CEQA Guidelines”), as Collier Commercial Properties Project – IS/MND

amended (California Code of Regulations, Title 14, Division 6, Chapter 3, Section 15000, et seq.); applicable requirements of the City of Lake Elsinore; and the regulations, requirements, and procedures of other responsible public agencies or agencies with jurisdiction by law.

The City of Lake Elsinore is designated the Lead Agency, in accordance with Section 15050 of the CEQA Guidelines. The Lead Agency is the public agency which has the principal responsibility for carrying out or approving a project which may have significant effects upon the environment.

C. INTENDED USES OF INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION This Initial Study and Mitigated Negative Declaration are informational documents which are intended to inform the City of Lake Elsinore decision-makers, other responsible or interested agencies, and the general public of the potential environmental effects of the proposed project. The environmental review process has been established to enable public agencies to evaluate environmental consequences and to examine and implement methods of eliminating or reducing any potentially adverse impacts. While CEQA requires that consideration be given to avoiding environmental damage, the Lead Agency and other responsible agencies must balance adverse environmental effects against other public objectives, including economic and social goals (CEQA Guidelines Section 15021).

The City of Lake Elsinore, as Lead Agency, has determined that environmental clearance for the proposed project can be provided with a Mitigated Negative Declaration. The Initial Study and Notice of Availability and Intent to Adopt prepared for the Mitigated (Negative Declaration will be circulated for a period of 30 days for public and agency review. Comments received on the document will be considered by the Lead Agency before it acts on the proposed project.

D. CONTENTS OF INITIAL STUDY
This Initial Study is organized to facilitate a basic understanding of the existing setting and environmental implications of the proposed project.

I. INTRODUCTION presents an introduction to the entire report. This section identifies City of Lake Elsinore contact persons involved in the process, scope of environmental review, environmental procedures, and incorporation by reference documents.

II. PROJECT DESCRIPTION describes the proposed project. A description of discretionary approvals and permits required for project implementation is also included.

III. ENVIRONMENTAL CHECKLIST contains the City’s Environmental Checklist Form. The checklist form presents results of the environmental evaluation for the proposed project and those areas that would have either a potentially significant impact, a less than significant impact with mitigation incorporated, a less than significant impact, or no impact.

IV. ENVIRONMENTAL ANALYSIS provides the background analysis supporting each response provided in the environmental checklist form. Each response checked in the checklist form is discussed and supported with sufficient data and analysis. As appropriate, each response discussion describes and identifies specific impacts anticipated with project implementation. In this section, mitigation measures are also set forth, as appropriate, that would reduce potentially significant adverse impacts to levels of less than significance.

Collier Commercial Properties Project – IS/MND

V. MANDATORY FINDINGS presents the background analysis supporting each response provided in the environmental checklist form for the Mandatory Findings of Significance set forth in Section 21083(b) of CEQA and Section 15065 of the CEQA Guidelines.

VI. PERSONS AND ORGANIZATIONS CONSULTED identifies those individuals consulted and involved in the preparation of this Initial Study and Mitigated Negative Declaration.

VII. REFERENCES lists bibliographical materials used in preparation of this document.

E. SCOPE OF ENVIRONMENTAL ANALYSIS
For evaluation of environmental impacts, each question from the Environmental Checklist Form is stated and responses are provided according to the analysis undertaken as part of the Initial Study. Responses will consider the whole action involved, including off site as well as on site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. Project impacts and effects will be evaluated and quantified, when appropriate. To each question, there are four possible responses, including:

1. No Impact: A “No Impact” response is adequately supported if the referenced information sources show that the impact simply does not apply to the proposed project. A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).

2. Less Than Significant Impact: Development associated with project implementation will have the potential to impact the environment. These impacts, however, will be less than the levels of thresholds that are considered significant and no additional analysis is required.

3. Less Than Significant With Mitigation Incorporated: This applies where incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact”. The Lead Agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level.

4. Potentially Significant Impact: There is substantial evidence that the proposed project may have impacts that are considered potentially significant and an EIR is required.

F. TIERED DOCUMENTS, INCORPORATION BY REFERENCE, AND TECHNICAL

STUDIES
Information, findings, and conclusions contained in this document are based on the incorporation by reference of tiered documentation and technical studies that have been prepared for the proposed project which are discussed in the following section.

1. Tiered Documents
As permitted in CEQA Guidelines Section 15152(a), the analysis of general matters contained in a broader EIR (such as one prepared for a general plan or policy statement) with later EIRs and negative declarations on narrower projects; incorporating by reference the general discussions from the broader EIR; and concentrating the later EIR or negative declaration solely on the issues specific to the later project.

Collier Commercial Properties Project – IS/MND

Tiering is defined in CEQA Guidelines Section 15385 as follows:
“Tiering” refers to the coverage of general matters in broader EIRs (such as on general plans or policy statements) with subsequent narrower EIRs or ultimately site-specific EIRs incorporating by reference the general discussions and concentrating solely on the issues specific to the EIR subsequently prepared. Tiering is appropriate when the sequence of EIRs is:
(a) From a general plan, policy, or program EIR to a program, plan, or policy EIR of lesser scope or to a site-specific EIR;
(b) From an EIR on a specific action at an early stage to a subsequent EIR or a supplement to an EIR at a later stage. Tiering in such cases is appropriate when it helps the Lead Agency to focus on the issues which are ripe for decision and exclude from consideration issues already decided or not yet ripe.

Tiering also allows this document to comply with Section 15152(b) of the CEQA Guidelines, which discourages repetitive analyses, as follows:
“Agencies are encouraged to tier the environmental analyses which they prepare for separate but related projects including general plans, zoning changes, and development projects. This approach can eliminate repetitive discussions of the same issues and focus the later EIR or negative declaration on the actual issues ripe for decision at each level of environmental review. Tiering is appropriate when the sequence of analysis is from an EIR prepared for a general plan, policy or program to an EIR or negative declaration for another plan, policy, or program of lesser scope, or to a site-specific EIR or negative declaration.”
Further, Section 15152(d) of the CEQA Guidelines states:
“Where an EIR has been prepared and certified for a program, plan, policy, or ordinance consistent with the requirements of this section, any lead agency for a later project pursuant to or consistent with the program, plan, policy, or ordinance should limit the EIR or negative declaration on the later project to effects which:
(1) Were not examined as significant effects on the environment in the prior EIR; or (2) Are susceptible to substantial reduction or avoidance by the choice of specific revisions in the project, by the imposition of conditions or other means.” For this document, the “City of Lake Elsinore General Plan Update Final Recirculated Program Environmental Impact Report” certified December 13, 2011 (State Clearinghouse [SCH] #2005121019) serves as the broader document, since it analyzes the entire City area, which includes the proposed project site. However, as discussed, site-specific impacts, which the broader document (City of Lake Elsinore General Plan Update Final Recirculated Program Environmental Impact Report) cannot adequately address, may occur for certain issue areas. This document, therefore, evaluates each environmental issue alone and will rely upon the analysis contained within the Lake Elsinore General Plan Final EIR, as applicable. This document, therefore, evaluates site-specific impacts where possible and relies upon the analysis contained within the Lake Elsinore General Plan Final EIR for broader issue areas.

Collier Commercial Properties Project – IS/MND

2. Incorporation by Reference
An EIR or Negative Declaration may incorporate by reference all or portions of another document which is a matter of public record or is generally available to the public. Where all or part of another document is incorporated by reference, the incorporated language shall be considered to be set forth in full as part of the text of the EIR or Negative Declaration. (CEQA Guidelines Section 15150[a]) Incorporation by reference is a procedure for reducing the size of EIRs/Negative Declaration and is most appropriate for including long, descriptive, or technical materials that provide general background information, but do not contribute directly to the specific analysis of the project itself. This procedure is particularly useful when an EIR or Negative Declaration relies on a broadly drafted EIR for its evaluation of cumulative impacts of related projects (Las Virgenes Homeowners Federation v. County of Los Angeles [1986, 177 Ca.3d 300]). If an EIR or Negative Declaration relies on information from a supporting study that is available to the public, the EIR or Negative Declaration cannot be deemed unsupported by evidence or analysis (San Francisco Ecology Center v. City and County of San Francisco [1975, 48 Ca.3d 584, 595]).

When an EIR or Negative Declaration incorporates a document by reference, the incorporation must comply with CEQA Guidelines Section 15150 as follows:
 Where part of another document is incorporated by reference, such other document shall be made available to the public for inspection at a public place or public building. The EIR or Negative Declaration shall state where the incorporated documents will be available for inspection. At a minimum, the incorporated document shall be made available to the public in an office of the Lead Agency. (CEQA Guidelines Section 15150[b])
 The incorporated part of the referenced document shall be briefly summarized where possible or briefly described if the data or information cannot be summarized. The relationship between the incorporated part of the referenced document and the EIR shall be described. (CEQA Guidelines Section 15150[c])
 This document must include the State identification number of the incorporated document (CEQA Guidelines Section 15150[d]).

3. Documents Incorporated by Reference/Technical Studies a. The following document(s) is/are incorporated by reference:
 City of Lake Elsinore General Plan Update Final Recirculated Program Environmental Impact Report (“General Plan EIR”) (SCH #2005121019), certified December 13, 2011. The General Plan EIR, from which this document is tiered, addresses the entire City of Lake Elsinore and provides background and inventory information and data which apply to the project site.

Incorporated information and/or data will be cited in the appropriate sections. b. Various technical reports have been prepared to assess specific issues that may result from the construction and operation of the proposed project. As relevant, information from these technical reports has been incorporated into the Initial Study. The following technical reports are included as appendices to this Initial Study:
 Appendix A: Air Quality & Greenhouse Gas Emissions Assessment, Collier Commercial Properties Project, Lake Elsinore, California. ECORP Consulting, Inc. Revised December 2024.

Collier Commercial Properties Project – IS/MND

 Appendix B: Biological Technical Report and Multiple Species Habitat Conservation Plan Consistency Analysis for the Collier Commercial Properties, Riverside County, California.

ECORP Consulting, Inc. Revised December 2024.
 Appendix C: Cultural Resources Inventory for the Collier Commercial Properties Project, City of Lake Elsinore, California. ECORP Consulting, Inc. Revised August 2024.  Appendix D: Preliminary Geotechnical Investigation, Proposed Commercial Development, Collier Avenue, APN’s 377-190-002, 377-190-003, 377-190-004, Lake Elsinore, California 92530. SoCal Professional Engineers. April 25, 2021.
 Appendix E: Phase One Environmental Site Assessment, APNS 377-190-002, 377-190-003, 377-190-004 Collier Avenue, Lake Elsinore, California 92530. S & S Commercial Environmental Services, Inc. October 28, 2024.
 Appendix F: Hydrology and Hydraulic Calculations, Collier Commercial Properties, City of Lake Elsinore, CA 92530. NM Civil Engineering, Inc., January 16, 2023.  Appendix G: Preliminary Project Specific Water Quality Management Plan, A Template for Projects located within the Santa Ana Watershed Region of Riverside County, COLLIER COMMERCIAL PROPERTIES (Collier Ave. & Minthorn St.). NM Civil Engineering, Inc.

January 16, 2023.
 Appendix H: Noise Impact Assessment, Collier Commercial Properties, Lake Elsinore, California, ECORP Consulting, Inc., Revised August 2024.  Appendix I: Trip Generation and VMT Screening Memo, Construction Equipment Rental Facility, 29400 Enterprise Way, Lake Elsinore. K2 Traffic Engineering, Inc., March 25, 2022. c. The above-listed documents and technical studies are available for review at:

City of Lake Elsinore
Planning Division
130 S. Main Street
Lake Elsinore, California 92530
Hours: Monday - Thursday: 8 a.m. - 5 p.m.

Friday: 8 a.m. - 4 p.m.

Closed Holidays
Collier Commercial Properties Project – IS/MND

II. PROJECT DESCRIPTION
A. PROJECT LOCATION AND SETTING
The proposed Collier Commercial Properties Project (project) is located in the City of Lake Elsinore (City), in the western portion of Riverside County, California (see Figure 1, Regional Location). The approximately 2.64-acre project site consists of three parcels (APNs 3737-190-002, -003, and -004) bound by Collier Avenue on the north and West Minthorn Street on the south (see Figure 2, USGS Topography, and Figure 3, Aerial Photograph). The project is within Section 6 within Township 6 South, Range 4 West, as shown on the Lake Elsinore U.S. Geologic Survey (USGS) 7.5' quadrangles. The project site is located within the Business District (City 2011a) with a General Plan land use designation of General Commercial and a corresponding zone classification of General Commercial (C2; City 2025).

The site is currently vacant and disturbed with a gravel construction storage lot and scattered weedy vegetation. Overhead utility lines and poles occur along the northern and southern site boundaries. The site is fenced around the perimeter. Surrounding uses include Collier Avenue and Interstate (I-) 15 to the north, a tow yard to the east, West Minthorn Street and an industrial storage yard to the south, and a stormwater detention basin to the west. I-15 is located approximately 220 feet to the northeast and State Route (SR) 74 is approximately 4,200 feet to the northwest. Lake Elsinore is located approximately one mile to the southwest.

Topographically, the project site is flat with an average elevation of 1,290 feet above mean sea level. The project site is primarily underlain by Holocene and late Pleistocene-aged young alluvial fan deposits and young alluvial-channel deposits. According to the Natural Resource Conservation Service soil mapping (Natural Resource Conservation Service 2025), on-site soils consist of Arbuckle gravelly loam (15 to 25 percent slopes); Cortina gravelly coarse sandy loam (2 to 8 percent slopes); and Waukena loamy fine sand, saline-alkali. The biological setting in the general area is largely disturbed, having been cleared and repeatedly treaded by vehicles. No vegetation communities are present on the site; the entire site is disturbed. Immediately west of the project, a Riverside County Flood Control and Water Conservation District drainage channel passes through a detention basin on a heavily disturbed lot as it drains south towards Lake Elsinore.

B. PROJECT DESCRIPTION
The project entails the construction of a new one-story office building, one-story warehouse building, outdoor storage yard, and associated improvements. See Figure 4, Site Plan. The project also proposes a General Plan Amendment and Zone Change to change the site’s General Plan land use designation from General Commercial (GC) to Limited Industrial (LI) and zoning from C2 to Limited Manufacturing (M1).

Project Components
The project would involve a 3,000-square foot (sf) office building and an 8,975-sf warehouse building on approximately 0.3 acres of the site’s 2.64 acres. The one-story office building and a surface parking lot would occupy the southern portion of the property, while the warehouse and an outdoor storage yard would occupy the northern portion of the property. The proposed office and warehouse buildings would have light gray stucco walls, dark grey metal roofs and canopies, and outdoor wall lights with charcoal-colored fixtures. The office building would also include grey stone veneer facing and glass windows and doors. The office building would reach a maximum height of 20 feet and the warehouse building would reach a maximum height of 30 feet (See Figures 5a and 5b, Building Elevations). The outdoor storage yard would encompass 17,896 sf.

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PROPERTY LINE

DRIVEWAY APPROACH
40'-0"
(6) STANDARD

DRIVE ISLE
20'-0" 26'-0"

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26'-0"

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(11) STANDARD SPACES
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20'-0"

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Collier Commercial Properties
(E) POWER POLE
TO BE RELOCATED.
8'-0" HT. SPLIT-FACED OUTDOOR STORAGE YARD CMU WALL. TOTAL AREA: 17,896 SF (N) LANDSCAPE, SEE LANDSCAPE DWGS.
102'-7 7/8"
1 & 2 1 & 2
A1.01 (N) ASPHALT CONC. A1.01 (N) 40' POWER GATES. DRIVEWAY (A/C). SEE LINE OF SIGHT 8'-0" HT. LINE OF SIGHT 26'-0" DRIVE ISLE CIVIL DWGS. ADJACENT (FROM MINTHORN ST TO I-15 (FROM MINTHORN ST TO I-15 FREEWAY SEE SHT. A1.01) ZONE #2 FREEWAY SEE SHT. A1.01) (N) CONC. APRON, PROPERTY: VACANT AREA: 13,414 SF SEE CIVIL DWGS. 8'-0" HT. SPLIT-FACED (N) CONC. SIDEWALK, CMU WALL. 88'-0 1/4" 40'-0" 30'-0" 119'-8" 78'-5 1/8" 65'-7 1/2" SEE CIVIL DWGS. 15'-0" ZONE #5
AREA: 3,618 SF ZONE #3
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AREA.
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DASHED LINE INDICATES ACCESSIBLE ROUTE FROM PUBLIC
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CROSS SLOPE EXCEPT AT RAMPS WHERE OCCURS PER PLANS.

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Site Plan
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HELIX
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CD ~~~1~·: ,;.LEVATION (SOUT~) - B;DG :A'
'-=--
CD ~~.~-T-~.~EVATION (EAST) O • 8
'-=--
16'
16'
I
----._ _ J BUILOING'B' (BfYOt<l)
0 ---- -
Ci
et; 9 I;, ::~ mt~
COLOR AND MATERIAL LEGEND NOTE SEE SHEET A3 30 FOR MATERIAL

SAMPLE BOARD
MARK MATERIAL COLOR/SPEC. REMARKS
0 EIFS / STUCCO FINISH COLOR: DUNN·EDWARDS
BY: DRYVIT "DOLPHIN TALES" DET600 --
0 STANDING SEAM METAL ROOF SLATE GREY/ FACTORY APPLIED COLOR BY: ASC BUILDING PRODUCTS DESIGN SPAN HP 0 WINDOWS AND STOREFRONT COLOR TO MATCH FACTORY APPLIED COLOR BY: ARCADIA OR EQUAL DUNN•EDWARDS - DE6322 0 EXTERIOR DOORS AND COLOR TO MATCH FACTORY APPLIED COLOR OVERHEAD DOOR DUNN-EDWARDS - DE6322 0 METAL CANOPY COLOR TO MATCH -· DUNN•EDWARDS - DE6322
0 METAL PLANTERS BY: TBD FINISH: CHARCOAL SIZE PER PLANS 0 OUTDOOR WALL LIGHT FINISH: CHARCOAL 12" HIGH INTEGRATED LED BY: TECH LIGHTING OR EQ WALL SCONCE 0 STONE VENEER - SPLIT FACE CANNONDE (GREY)/ -- BY: EL DORADO CUT COARSE STONE En vironmental Planning--------------------------------------------------------------------------------------------------------------------------- Collier Commercial Properties
I:\PROJECTS\L\LakeElsinoreCity_00987\00011_CollierCommercialProperties\Map\ISMND\Fig5a_BuildingElevations.indd 00987.00010.001 02/05/25 -RK Source: ZANE ARCHITECTURE 2023
Building Elevations
Figure 5a
HELIX
G) ~~~~ .. ~.;.EVATION (NORTH;- BL~G •~: ~--
CD ~~~1~·-~-:.EVATION (NORTH; -BL~G ·~:
'-=--
0 4' 8'
'-=--
,..
,..

COLOR AND MATERIAL LEGEND
MARK MATERIAL COLOR/SPEC.
0 EIFS I STUCCO FINISH COLOR: DUNN-EDWARDS
BY: DRYVIT "DOLPHIN TALES" DET600
0 STANDING SEAM METAL ROOF SLATE GREY/
BY: ASC BUILDING PRODUCTS DESIGN SPAN HP
0 WINDOWS AND STOREFRONT COLOR TO MATCH
BY: ARCADIA OR EQUAL DUNN-EDWARDS - DE6322
0 EXTERIOR DOORS AND COLOR TO MATCH
OVERHEAD DOOR DUNN-EDWARDS - DE6322
0 METAL CANOPY COLOR TO MATCH
DUNN-EDWARDS - DE6322
CD METAL PLANTERS FINISH: CHARCOAL BY: TBD
0 OUTDOOR WALL LIGHT FINISH: CHARCOAL BY: TECH LIGHTING OR EQ.

CD STONE VENEER -SPLIT FACE CANNONDE (GREY)/
BY: EL DORADO CUT COARSE STONE
NOTE: SEE SHEET A3.30 FOR MATERIAL

SAMPLE BOARD

REMARKS
--

FACTORY APPLIED COLOR

FACTORY APPLIED COLOR

FACTORY APPLIED COLOR
-·

SIZE PER PLANS
12" HIGH INTEGRATED LED

WALL SCONCE
--
Environmental Planning--------------------------------------------------------------------------------------------------------------------- Collier Commercial Properties
I:\PROJECTS\L\LakeElsinoreCity_00987\00011_CollierCommercialProperties\Map\ISMND\Fig5b_BuildingElevations.indd 00987.00010.001 02/05/25 -RK Source: ZANE ARCHITECTURE 2023
Building Elevations
Figure 5b
Collier Commercial Properties Project – IS/MND

Access, Circulation, and Parking
Access to the project site would be provided via two new full access driveways on West Minthorn Street.

Internal circulation would be provided by 26-foot-wide drive aisles that would extend around the proposed buildings. Two power gates would be provided along the drive aisles that would limit access to the warehouse and outdoor storage yard.

Office and warehouse employee parking would be provided in a surface lot adjacent to the office building.

A total of 33 parking spaces would be provided, including 31 standard spaces and 2 accessible spaces.

Landscaping/Hardscape
Landscaping would be provided along the project frontage on West Minthorn Street, project entries, proposed buildings, surface parking lot, and the project perimeter. White Crape Myrtle trees would be planted along the project frontage on West Minthorn Street, and additional trees (e.g., Pink Dawn Chitalpa, Carrotwood, Light Red Crape Myrtle, and Evergreen Pear), shrubs (African lily, lantana, Tuscan rosemary, blue gem rosemary), vines (cat’s claw vine), and groundcovers (acacia, coyote brush, and gold and purple lantana) would be planted throughout the project site. Holly Oak domed screen trees would be planted along the project’s northern property line. The project would include a total planting area of approximately 29,919 sf with approximately 40 trees. See Figure 6, Proposed Landscape Plan.

Proposed hardscape improvements would include outdoor seating and tables, overhead shade structures, and decorative lighting and planters. A trash enclosure would be provided in the eastern portion of the site.

The project would install a new concrete sidewalk and curb/gutter and widen the roadway pavement along the project frontage on West Minthorn Street.

Walls, Fences, and Signage
Proposed walls and fencing would include a new eight-foot-high concrete masonry unit (CMU) wall along the northern property line, two eight-foot-high CMU walls at the on-site gates along the internal drive aisles, new eight-foot-high metal wall siding pedestrian gates, and eight-foot-high metal wall siding motorized gates throughout the site. The existing six-foot-high concrete block walls along the eastern property line and existing six-foot-high chain link fence along western property line would remain.

Utilities
Proposed utilities would include construction of water, sewer, and storm drain laterals and pipelines, as well as connections to existing electric, natural gas, and telecommunication lines. Water and sewer service would be provided by the Elsinore Valley Municipal Water District (EVMWD) through connections to existing pipelines in West Minthorn Street. In addition, an existing electrical power pole along the West Minthorn Street frontage would be relocated.

A proposed bioretention basin in the southeastern corner of the site would capture off-flows from site.

Landscaped and graveled areas would catch additional site runoff and provide water quality treatment.

Project Phasing and Construction Schedule
The project would be constructed in one phase lasting approximately 10 months. Grading would require approximately 280 cubic yards of cut and 1,000 cubic yards of fill, resulting in 720 cubic yards of soil import.

HELIX
I
I
I
I
I
Flowering Deciduous Canopy (street tree) Botanical name: Lagerstroemia hybrid 'Natchez' Common Name: Natchez Crape Myrtle
Broad dome summer flowering deciduous trees to
provide shade and color with fine crape paper like
white flowers, and orange-red autumn foliage color I I Non-invasive root system to protect adJacent curbs @ ; and paving Medium to low water requirements, /
long lived tree with an attractive bark color of rose / / tan shades and ease of maintenance Paired wrth /
lavender Lantana groundcover along the mam entry
A hardy colorful pest free plant that Is drought tolerant I
I
I
Irrigation Backflow,---!--I -+-r'F
Device, 2"
See Civil Dwgs.

Plant Legend
Botanical Name Common Name
Chital tashkentenSis "Pink Dawn· Pink Dawn Chital
Carrotwoocl
Cra M rtle White
Ever reen Pear
T-0 uercusilex Holl Oak
EToLak, E1$<nore: SS
WUC LZoM ◄
ClloAIS ETo Zone: 9
Sunwt Cim•te ZoM : 15
Size UCOL
24"6ox
24' Box M
24" Box L
Flowerin Deciduous Shade Cano

I BUILDING 'B' I
Evergreen Flowering Canopy Botanical Name: P rus Kawakamii Common Name: Evergreen Pear
Evergreen flowering tree with medium green oval
- ----glossy-lea'v'es:-Spring-1.o-Fatt- cotor-on-a-clome-shapectcanopy. A welcome sight after Winter with masses of white flowers in Winter and Spring. Long lived tree
that offers shade and beauty all year long. With lavender Lantana groundcover and fortnight lilies.

I ADJACENT PROPERTY: RETENTION BAY I
I Adjacent Property: Vacant
Outdoor Storage Yard
Total Area: 17,896 Sf
(N) Bioretention Area ,
Landscaped. See Civil
Drawings.
(E) 6"-0" Cone. Block
Wall
Ever reen Shade Cano Botanical name: Cupaniopsis anacardiodes Common Name: Carrotwood Tree
N 19"02'58" E Property Una
Shiny medium green compound leaf. Will provide shade, leaf color and parking lot screening. Medium size tree, drought tolerant once established. Requires little water but can stand wet soil. "Low Boy" Acacia groundcover to provide a carefree long lived drought tolerant blue.green carpet groundcover on decomposed granite to reduce water use and maintenance.

Plant Legend (cont.)
S mbol Botanical Name Common Name
!Dl Shrubs * D Dietes iridioides "John's Runne( frican Lil" @ L Lantana x'Coofetti' Lantana
®) R Rosmarinus officinalis 'Tuscan· Tuscan Rosemarv
ETo Ll ~t Elsino,.: 55
WUCOL o,, .: ◄
CIMISETo ZoM : 9
Sunoet Ci m11e ZoM : 15
Size WUCOLS
Snal. M
1nal
Saal. M
~ f-t-~ W~ -FW~"~"~inn~;•~••~•"~"=' • m_' ____ --,,,Bl,e"'c;Ge,m,cC-Oa =e,S'--'' R,e°"',eme,•=--~-+"-5 "-"• c_l l--"-----1 V-M Vines (G-Al Groundcover
G-A Acacia redolens 'Low Bov' 1 nal
G-8 Baccharis ilularis 'Pictoeon Point' COvnte Brush 1 nal.

G-LC Lantana x 'Gold Rush" GoldLantana 3'o.c. 1aal.

G-L Lantana montevidensis Pur le Lantana 3' o.c. lnal.

G-DG Decomoosed Granite IDGl Palm S rinas Gold 2" la er see note #1 CY Note #1- DG 011erweed free fabric on compacted base.
421 .74'
I
I
I
(E) PowerPole~ _
fr,, < I LANDSCAPE COVERAGE CALCULATION: ) I Landscape Area Provided Per Zone (see Sht. A 1.00 For Zone References) l:;' -landscape Requirements Per Lake Elsinore Municipal Code Sec. 17.140. 100.c Zone No. Area
1 1,956 SF
2 13,414 SF
3 6,000 SF
4 4,931 SF ~ 5 3,618 SF
Total Provided : 29,919 Sf /114,989 = 26%
Total Required: 12%
Total Internal Parking area= 19,473 x .05 (5~/, )=974 required. 5,883 s.f. provided I ) ; ~_.A..__/'-,...__~ .,A._ _~ I
I
Vicinity Map
Graphic Scale
k.•••LJ .... r i
Environmental Planning--------------------------------------------------------------------------------------------------------------------------- I:\PROJECTS\L\LakeElsinoreCity_00987\00011_CollierCommercialProperties\Map\ISMND\Fig6_LanscapePlan.indd 00987.00010.001 02/05/25 -RK Collier Commercial Properties
Source: Pacific Landscape Design 2022
Proposed Landscape Plan
Figure 6
Collier Commercial Properties Project – IS/MND

III. ENVIRONMENTAL CHECKLIST
A. BACKGROUND

1. Project Title: Collier Commercial Properties

2. Lead Agency Name and Address: City of Lake Elsinore, 130 South Main Street, Lake Elsinore, CA 92530

3. Contact Person and Phone Number: Carlos Serna, Associate Planner (951) 824-7415

4. Project Location: North of West Minthorn Street; APNs 3737-190-002, -003, -004.

5. Project Sponsor’s Name and Address: Collier Commercial Properties, 29400 Enterprise Way, Lake Elsinore, CA 92530

6. General Plan Designation: Existing: General Commercial (GC); Proposed: Limited Industrial (LI)

7. Zoning: Existing: General Commercial (C2); Proposed: Limited Manufacturing (M1)

8. Description of Project: See project description in Section II.B, Project Description, above.

9. Surrounding Land Uses and Setting: See project location and setting in Section II.A, Project Location and Setting, above.

10. Other Public Agencies Whose Approval is Required: The project would be required to comply with the National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction of Land Disturbance Activities (State Water Resources Control Board [SWRCB] Order No. 2009-0009-DWQ, NPDES No. CA2000002), in addition to related City requirements for storm water and erosion control.

11. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.?
In accordance with the requirements of Assembly Bill (AB) 52, the City sent notification to the Agua Caliente Band of Cahuilla Indians, Morongo Band of Mission Indians, Rincon Band of Luiseño Indians, Pechanga Band of Indians, Soboba Band of Luiseño Indians and Torres-Martinez Desert Cahuilla Indians Tribes on January 26, 2023. The Pechanga, Rincon, and Soboba tribes requested to be consulted. Meetings were held with the Soboba Tribe on November 7, 2023, December 17, 2024, April 15, 2025, and July 2, 2025. Meetings were held with the Pechanga Tribe on November 30, 2023, December 19, 2024, April 22, 2025, and June 24, 2025. Meetings were held with the Rincon Tribe on April 3, 2025. The City concluded consultation with the Rincon Band of Luiseño Indians on June 25, 2025, the Soboba Band of Luiseño Indians on July 2, 2025, and with the Pechanga Band of Indians on July 28, 2025.

Air Quality
Energy
Hazards & Hazardous
Materials
Mineral Resources
Public Services
Tribal Cultural Resources
Mandatory Findings of
Significance
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards; and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or

Agricultural and Forestry Aesthetics Resources
Biological Resources Cultural Resources
Greenhouse Gas Geology/Soils Emissions
Hydrology/Water Quality Land Use/Planning
Noise Population/Housing
Recreation Transportation
Utilities/Service Systems Wildfire
B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact,” or “Less Than Significant With Mitigation Incorporated” as indicated by the checklist on the following pages.

C. DETERMINATION
mitigation measures that are imposed upon the proposed project, nothing further is required.

Carlos Serna, Associate Planner Date
Collier Commercial Properties Project – IS/MND

Collier Commercial Properties Project – IS/MND

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
I. AESTHETICS. Except as provided in
Public Resources Code Section 21099,
would the project:
a) Have a substantial adverse effect on a scenic
vista?
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
c) In non-urbanized areas, substantially degrade the
existing visual character or quality public views
of the site and its surroundings? (Public views are
those that are experienced from publicly
accessible vantage point). If the project is in an
urbanized area, would the project conflict with
applicable zoning and other regulations governing
scenic quality?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
views in the area?
II. AGRICULTURE AND FORESTRY
RESOURCES. In determining whether
impacts to agricultural resources are
significant environmental effects, lead
agencies may refer to the California
Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the
California Dept. of Conservation as an
optional model to use in assessing impacts
on agriculture and farmland. In
determining whether impacts to forest
resources, including timberland, are
significant environmental effects, lead
agencies may refer to information compiled
by the California Department of Forestry
and Fire Protection regarding the state’s
inventory of forest land, including the
Forest and Range Assessment project; and
forest carbon measurement methodology
provided in Forest Protocols adopted by the
California Air Resources Board. Would the
project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to nonagricultural use? b) Conflict with existing zoning for agricultural use,
or a Williamson Act contract?
Collier Commercial Properties Project – IS/MND

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined by Public
Resources Code Section 12220(g)), timberland (as
defined by Public Resources Code 4526), or
timberland zoned Timberland Production (as
defined by Government Code Section
452651104(g))?
d) Result in the loss of forest land or conversion of
forest land to non-forest uses?
e) Involve other changes in the existing environment
which, due to their location or nature, could result
in conversion of Farmland to non-agricultural use
or conversion of forest land to non-forest
land use?
III. AIR QUALITY. Where available,
significance criteria established by the
applicable air quality management or air
pollution control district may be relied upon
to make the following determinations.

Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Result in a cumulatively considerable net increase
of any criteria pollutant for which the project
region is non-attainment under an applicable
federal or state ambient air quality standard?
c) Expose sensitive receptors to substantial pollutant
concentrations?
d) Result in other emissions (such as those leading to
odors) adversely affecting a substantial number of
people?
IV. BIOLOGICAL RESOURCES. Would the
project:
a) Have a substantial adverse effect, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans, policies,
or regulations, or by the California Department of
Fish and Wildlife or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of
Fish and Wildlife or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on state or
federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means?
Collier Commercial Properties Project – IS/MND

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
V. CULTURAL RESOURCES. Would the
project:
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
CEQA Guidelines Section 15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to CEQA Guidelines Section 15064.5?
c) Disturb any human remains, including those
interred outside of formal cemeteries?
VI. ENERGY. Would the project:
a) Result in potentially significant environmental
impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project
construction or operation?
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
VII. GEOLOGY AND SOILS. Would the
project:
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury,
or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map, issued by the
State Geologist for the area or based on
other substantial evidence of a known fault?
Refer to Division of Mines and Geology
Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of
topsoil?
Collier Commercial Properties Project – IS/MND

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in onor off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994),
creating substantial direct or indirect risks to life
or property?
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for the disposal of wastewater?
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
VIII. GREENHOUSE GAS EMISSIONS. Would
the project:
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
IX. HAZARDS AND HAZARDOUS
MATERIALS. Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous
materials or acutely hazardous materials,
substances, or waste within one-quarter mile of an
existing or proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
f) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
Collier Commercial Properties Project – IS/MND

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or
death involving wildland fires?
X. HYDROLOGY AND WATER QUALITY.

Would the project:
a) Violate any water quality standards or waste
discharge requirements or otherwise substantially
degrade surface or ground water quality?
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge,
such that the project may impede sustainable
groundwater management of the basin?
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of
the course of a stream or river or through the
addition of impervious surfaces, in a manner
which would:
i) Result in substantial erosion or siltation onor off-site; ii) Substantially increase the rate or amount of
surface runoff in a manner which would
result in flooding on- or off-site;
iii) Create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff; or
iv) Impede or redirect flood flows?
d) In flood hazard, tsunami, or seiche zones, risk
release of pollutants due to project inundation?
e) Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan?
XI. LAND USE AND PLANNING. Would the
project:
a) Physically divide an established community?
b) Cause a significant environmental impact due to a
conflict with any land use plan, policy, or
regulation adopted for the purpose of avoiding or
mitigating an environmental effect?
XII. MINERAL RESOURCES. Would the
project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a locallyimportant mineral resource recovery site delineated on a local general plan, specific plan or
other land use plan?
Collier Commercial Properties Project – IS/MND

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XIII. NOISE. Would the project result in:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in the
vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or other applicable standards of other
agencies?
b) Generation of excessive groundborne vibration or
groundborne noise levels?
c) For a project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or
working in the project area to excessive noise
levels?
XIV. POPULATION AND HOUSING. Would
the project:
a) Induce substantial unplanned population growth
in an area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing people or
housing, necessitating the construction of
replacement housing elsewhere?
XV. PUBLIC SERVICES. Would the project
result in substantial adverse physical
impacts associated with the provision of
new or physically altered governmental
facilities, need for new or physically altered
governmental facilities, the construction of
which could cause significant environmental
impacts, in order to maintain acceptable
service ratios, response times or other
performance objectives for any of the public
services:
a) Fire protection?
b) Police protection?
c) Schools?
d) Parks?
e) Other public services/facilities?
XVI. RECREATION.
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would occur
or be accelerated?
Collier Commercial Properties Project – IS/MND

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
XVII. TRANSPORTATION. Would the project:
a) Conflict with a program plan, ordinance or policy
addressing the circulation system, including
transit, roadway, bicycle and pedestrian facilities?
b) Would the project conflict or be inconsistent with
CEQA Guidelines section 15064.3, subdivision
(b)?
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
d) Result in inadequate emergency access?
XVIII. TRIBAL CULTURAL RESOURCES.

Would the project cause a substantial
adverse change in the significance of a
tribal cultural resource, defined in Public
Resources Code section 21074 as either a
site, feature, place, cultural landscape that
is geographically defined in terms of the size
and scope of the landscape, sacred place, or
object with cultural value to a California
Native American tribe, and that is:
a) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k).
b) A resource determined by the lead agency, in its
discretion and supported by substantial evidence,
to be significant pursuant to criteria set forth in
subdivision (c) of Public Resources Code Section
5024.1. In applying the criteria set forth in
subdivision (c) of Public Resources Code Section
5024.1, the lead agency shall consider the
significance of the resource to a California Native
American tribe.

XIX. UTILITIES AND SERVICE SYSTEMS.

Would the project:
a) Require or result in the relocation or construction
of new or expanded water, wastewater treatment
or storm water drainage, electric power, natural
gas, or telecommunications facilities, the
construction or relocation of which could cause
significant environmental effects?
Collier Commercial Properties Project – IS/MND

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
b) Have sufficient water supplies available to serve
the project and reasonably foreseeable future
development during normal, dry and multiple dry
years?
c) Result in a determination by the wastewater
treatment provider, which serves or may serve the
project that it has adequate capacity to serve the
project’s projected demand in addition to the
provider’s existing commitments?
d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment
of solid waste reduction goals?
e) Comply with federal, state, and local management
and reduction statutes and regulations related to
solid waste?
XX. WILDFIRE. If located in or near state
responsibility areas or lands classified as
very high fire hazard severity zones, would
the project:
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan?
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose
project occupants to, pollutant concentrations
from a wildfire or the uncontrolled spread of a
wildfire?
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines or
other utilities) that may exacerbate fire risk or that
may result in temporary or ongoing impacts to the
environment?
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
XXI. MANDATORY FINDINGS OF

SIGNIFICANCE
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the number or
restrict the range of a rare or endangered plant or
animal or eliminate important examples of the
major periods of California history or prehistory?
Collier Commercial Properties Project – IS/MND

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively considerable”
means that the incremental effects of a project are
considerable when viewed in connection with the
effects of past projects, the effects of other current
projects, and the effects of probable future
projects)?
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
Collier Commercial Properties Project – IS/MND

IV. ENVIRONMENTAL ANALYSIS
This section provides an evaluation of the impact categories and questions contained in the Environmental Checklist. A complete list of the reference sources applicable to the following source abbreviations is contained in Section VII, References, of this document.

I. AESTHETICS
a) Have a substantial adverse effect on a scenic vista? (Less Than Significant Impact) The City’s aesthetic setting is characterized by urbanized development of various densities occurring within varied topographical features and interspersed with undeveloped natural areas. Scenic resources within and surrounding the City include Lake Elsinore, portions of the Cleveland National Forest, rugged hillside land, distant mountains and ridgelines, rocky outcroppings, streams, vacant land with native vegetation, parkland, and buildings of historical and cultural significance.

The City of Lake Elsinore General Plan (General Plan) Resource Protection & Preservation Element identifies landscaped viewshed units of scenic vistas that include Lake Elsinore, urban areas around the lake, and the rugged vacant hills in the northern and eastern portion of the City. Specifically, the City comprises 15 landscape viewshed units as indicated on General Plan Figure 4.9 (City 2011b). Each of these units have distinct viewsheds defined by man-made structures and physiographical features such as landform, water, or cultural features, tourism, commercial and recreation, and related uses and an open space buffer. The project site is within the southeastern portion of viewshed unit 13. The General Plan describes this area as mainly developed with manufacturing land uses and the Lake Elsinore Outlet Mall on flat topography.

Due to the importance of Lake Elsinore as the largest natural lake in southern California, scenic resources were addressed in the General Plan by identifying public vantage points of the lake throughout the City.

Vantage points identified in Figure 4.10 of the General Plan include portions of northbound I-15, Ortega Highway, the Lake Elsinore Recreation Area and Campground, the baseball stadium, the boat launch on the eastern edge of the lake, and the Aloha Yacht Club Pier lookout. No vantage points occur within or near the project site. The closest vantage point, Aloha Yacht Club Pier lookout, is approximately 1.1 miles to the southeast. While the project site is identified in the General Plan as partially within the Lake Elsinore viewshed, Lake Elsinore is not visible from the project site due to the hills and intervening structures to the south. The project’s proposed development would not obstruct views of Lake Elsinore from any of the vantage points identified in the General Plan. As such, the project would not have a substantial adverse effect on a scenic vista. Impacts would be less than significant.

Mitigation Measures: No mitigation measures are required. (Sources: General Plan Resource Protection & Preservation Element, General Plan EIR) b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Less Than Significant Impact) California’s Scenic Highway Program was created by the legislature in 1963 to protect and enhance the natural scenic beauty of California highways and adjacent corridors. The State Scenic Highway System includes a list of highways that are either officially designated or eligible for designation as scenic highways. There are no officially designated scenic highways near the project site. The California Department of Transportation (Caltrans) currently identifies both I-15 and SR 74 as eligible for listing as state scenic highways, but they are not yet officially designated (Caltrans 2025). The project site is located Collier Commercial Properties Project – IS/MND

approximately 220 feet southwest of I-15 and is visible from portions of I-15. SR 74 is approximately 0.80 mile to the northwest of the project site and views of the project site from SR 74 are obstructed by intervening development. Although the site is located near both of these highways, the project would not involve the removal of existing trees during construction. New trees would be planted on site as part of the project that would result in a net increase in trees compared to the existing condition. The project would not substantially modify views along I-15 or SR 74 such that they would detract from the visual attributes that contribute to their eligible designation as potentially protected resources. There are no notable rock outcroppings or historic buildings within or adjacent to the project site. As such, impacts to scenic resources would be less than significant.

Mitigation Measures: No mitigation measures are required. (Sources: California State Scenic Highway System Map [Caltrans 2025]) c) In non-urbanized areas, substantially degrade the existing visual character or quality public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? (Less Than Significant Impact) CEQA defines the term “urbanized area” to mean an incorporated city that has a population of at least 100,000 persons or has a population of less than 100,000 persons if the population of that city and not more than two contiguous incorporated cities combined equals at least 100,000 persons. U.S. Department of Commerce Bureau of the Census (U.S. Census Bureau) data from 2023 indicates that the City has a population of 73,028 and the adjacent City of Wildomar has a population of 37,087 (U.S. Census Bureau 2023). Thus, the project site is considered to be located within an urbanized area within the context of CEQA and is evaluated relative to applicable zoning and other regulations governing scenic quality.

The project site is currently designated/zoned as General Commercial and proposes changing the site’s land use designation to Limited Industrial and its zoning to Limited Manufacturing (M1). The project site is located within the southeast area of the Business District of the City, which is intended to become a commercial and industrial hub for the community (City 2011a). Limited Industrial land uses straddle the Temescal Wash floodway south of I-15, while the area surrounding the project site is primarily designated General Commercial and Commercial Mixed Use. Development applications are reviewed by the City for consistency with the goals, policies, and development standards of the General Plan and Lake Elsinore Municipal Code (LEMC). According to the General Plan, the Floor Area Ratio (FAR) for the Limited Industrial designation is 0.45. The project has a proposed FAR of 0.10 and is therefore consistent with this requirement. Chapter 17.136 of the LEMC establishes development standards for the M1 zone. According to the LEMC, the front and rear yard setbacks should average 20 feet but not be less than 15 feet. The project has 20-foot front and rear setbacks and would comply with this requirement. The project would have a maximum height of 30 feet, which would not exceed the LEMC’s building height limitation of 40 feet. The project would also comply with the LEMC’s landscape improvement requirements, which require an average of 20 feet of landscaping between parking areas and the public right of way, and landscape coverage equivalent to 12 percent of the total lot area. The project would provide a 20-foot landscaped setback and approximately 26 percent of the site would be landscaped. Additionally, as part of the project landscaping, tree spacing, distance from curbs and sidewalks, and other aesthetic guidelines shall be followed in accordance with LEMC Ordinance 1256, as discussed in LEMC Chapter 5.120. Therefore, the project would not conflict with applicable development standards related to aesthetics.

Section 4.8.3 of the General Plan addresses aesthetics goals, including: maintaining a natural and built environment that is visually pleasing to City residents and visitors; preserving valued public views Collier Commercial Properties Project – IS/MND

throughout the City; and minimizing activities, development, and landform modification that could distract viewers from the City’s visual character. The following policies from Section 4.8.3 apply to the project:
• Policy 11.1: For new developments and redevelopment, encourage the maintenance and incorporation of existing mature trees and other substantial vegetation on the site, whether naturally-occurring or planted, into the landscape design. • Policy 11.3: Where appropriate, encourage new planting of native and/or non-invasive ornamental plants to enhance the scenic setting of public and private lands. • Policy 12.1: Encourage development designs and concepts that provide public views of Lake Elsinore and local ridgelines through proper siting, building design, and landscape design. • Policy 12.3: Encourage new development and redevelopment to incorporate views of Lake Elsinore from roadways and other public spaces that provide residents and tourists with scenic vistas to the water, marinas, and lakeshore activities.

The project site is disturbed and does not contain trees and native vegetation. During project construction, approximately 40 new trees would be planted, including native and non-invasive species, as well as various shrubs, vines, and groundcovers. Because the project site is relatively flat and views of Lake Elsinore are obstructed by structures and hills, the project would not provide public views of the lake. The project therefore would be consistent with these applicable General Plan policies related to scenic quality.

The project is consistent with the applicable zoning or other regulations governing scenic quality. Impacts would be less than significant.

Mitigation Measures: No mitigation measures are required. (Sources: General Plan Resource Protection & Preservation Element; General Plan Business District) d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Less Than Significant Impact)
According to the City’s General Plan, light and glare impacts to the Mount Palomar Observatory are of concern to the City. Areas of light pollution impacts have been identified through a “ring analysis,” where primary impacts to the Observatory are within a 30-mile radius, and secondary impacts are within a radius of up to 45 miles. According to General Plan Figure 4.12, the project site is located within the 45-mile secondary impact radius. The project site is currently vacant, with no existing on-site sources of light or glare. Existing off-site sources of night lighting attributed to nearby industrial and commercial development include streetlamps, accent and security lighting, parking lot lighting, and vehicle headlights. Nighttime project lighting would be similar to the existing nighttime lighting of surrounding uses. In addition, the project would be required to comply with applicable sections of the LEMC with regard to lighting, including but not limited to:
• Section 17.112.040 (Nonresidential Development Standards) requires outdoor lighting fixtures in excess of 60 watts to be oriented and shielded to prevent direct illumination above the horizontal plane passing through the luminaire and prevent glare or illumination on adjacent properties or streets.
• Section 17.148.110 (Parking Requirements) requires that adequate parking lot lighting for security purposes be required and maintained to effectively illuminate the parking area of all developments.

Collier Commercial Properties Project – IS/MND

Lighting shall be located and designed so to preclude the direct glare of light shining onto adjacent property, streets, or into the sky above a horizontal plane passing through the luminaire.

Sources of glare result primarily during the day from parked cars located in large parking lots and from sunlight reflected from window glazing on buildings. The project would introduce new sources of daytime glare due to the new building windows and vehicles traveling to and from the site. Proposed building materials and design elements would comply with applicable development standards and would undergo design review to ensure that no adverse glare effects would occur. The trees and landscaping planted along the perimeter of the project site would also minimize potential glare effects.

Based on the above considerations, the project would not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area, and potential impacts associated with light or glare would be less than significant.

Mitigation Measures: No mitigation measures are required. (Sources: General Plan, LEMC)
II. AGRICULTURE AND FORESTRY RESOURCES
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? (No Impact) Agricultural land is rated according to soil quality and irrigation status; the best quality land is called Prime Farmland. Unique farmland is land, other than prime farmland, that has combined conditions to produce sustained high quality and high yields of specialty crops. Farmland of Statewide Importance may include tracts of land that have been designated for agriculture by State law. In some areas that are not identified as having national or statewide importance, land is considered Farmland of Local Importance. The Farmland Mapping and Monitoring Program (FMMP) maintained by the California Department of Conservation (DOC) is the responsible state agency for overseeing the farmland classification.

According to the City’s General Plan EIR (City 2011c), agricultural uses constitute approximately

0.8 percent of the City’s total acreage. Some of this existing agricultural land, as well as vacant land used for purposes other than agriculture, are designated by the DOC FMMP as Farmland of Local Importance (554 acres within the City), Grazing Land (827 acres within the City), and Unique Farmland (25 acres within the City) (City 2011c). Remaining land is considered Urban/Built-Up Land or Other Land, reflecting its developed uses or other characteristics making it unsuitable for agriculture. The project site is a vacant property that is designated by the FMMP as Other Land (DOC 2025). The DOC defines Other Land as land that cannot fit into any other category but is not suitable for agriculture, such as low-density urban development, brush areas not appropriate for livestock grazing, or strip mines. The site is currently not used for agriculture nor is it planned to be used for agriculture based on its existing land use and zoning designation of General Commercial. Therefore, the project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use. No impact would occur.

Mitigation Measures: No mitigation measures are required. (Sources: General Plan EIR, FMMP [DOC 2025])
Collier Commercial Properties Project – IS/MND

b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (No Impact) The Williamson Act, also known as the California Land Conservation Act of 1965, enables local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space use; in return, landowners receive property tax assessments which are much lower than normal because they are based upon farming and open space uses as opposed to full market value. The Williamson Act is only applicable to parcels within an established agricultural preserve consisting of at least 20 acres of Prime Farmland, or at least 40 acres of land not designated as Prime Farmland. The Williamson Act is designed to prevent the premature and unnecessary conversion of open space lands and agricultural areas to urban uses.

As stated in Item II(a), the project site is in an area classified by the DOC as Other Land. No farmland or agricultural resources are present. The project site is zoned as C2 and does not allow for agricultural land uses. Further, the City’s General Plan EIR indicates that there are no Williamson Act agricultural preserves within the City boundaries. Therefore, the project would not conflict with existing zoning for agricultural use or a Williamson Act contract. No impact would occur.

Mitigation Measures: No mitigation measures are required. (Sources: General Plan EIR, Zoning Map)
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined by Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g)? (No Impact)
Public Resources Code Section 12220(g) defines “forest land” as land that can support ten percent native cover of any species, including hardwoods, under natural conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits. Public Resources Code Section 4526 defies “timberland” as other than land owned by the federal government and land designated by the board as experimental forest land, which is available for, and capable of, growing a crop of trees of a commercial species used to produce lumber and other forest products, including Christmas trees. Based on these definitions, no forest land or timberland occurs within or adjacent to the project site. There are no trees on the project site. Moreover, there is no land zoned as forest land or timberland that exists within the project site or within its vicinity. Therefore, the project would not conflict with existing zoning for or cause a rezoning of forest land, timberland, or timberland zoned Timberland Production. No impact would occur. (Sources: Zoning Map; Public Resources Code Sections 12220(g) and 4526) d) Result in the loss of forest land or conversion of forest land to non-forest uses? (No Impact) As stated in Item II(c) above, implementation of the project would not result in the loss or conversion of forest land to non-forest use because no forest land exists on the project site or in the surrounding area.

Therefore, no impact would occur.

Mitigation Measures: No mitigation measures are required. (Sources: General Plan, Zoning Map, Public Resources Code Section 12220[g]) Collier Commercial Properties Project – IS/MND

e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest land use? (No Impact)
There are no agricultural operations or timberland production operations within the project site or vicinity.

As stated in Items II(a) and II(c) above, implementation of the project would not result in conversion of farmland to non-agricultural use or conversion of forest land to non-forest use. No impact would occur.

Mitigation Measures: No mitigation measures are required. (Sources: Zoning Map)
III. AIR QUALITY
This section is based on the Air Quality and Greenhouse Gas Emissions Assessment prepared for the project by ECORP Consulting, Inc. (2024a; Appendix A) prepared for the project. a) Conflict with or obstruct implementation of the applicable air quality plan? (Less Than Significant Impact)
The City is located within the South Coast Air Basin (SoCAB) under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). SCAQMD and the Southern California Association of Governments (SCAG) are responsible for formulating and implementing the Air Quality Management Plan (AQMP) for the SoCAB (SCAQMD 2022). The AQMP is a series of plans adopted for the purpose of reaching short- and long-term goals for those pollutants. The SoCAB is designated as a ‘nonattainment’ area because the SCAQMD does not meet federal and/or State Ambient Air Quality Standards (AAQS).

The SoCAB is designated as in attainment or unclassifiable attainment (expected to be meeting the standard despite a lack of monitoring data) for all federal air quality standards except for the 8-hour ozone (O3) and fine particulate matter (PM2.5) standards. The SoCAB is also designated as in nonattainment for state air quality standards for 8-hour O3 and PM2.5, and additionally is in nonattainment of state coarse particulate matter (PM10) standards. The regional air quality plan, the 2022 AQMP, outlines measures to reduce emissions of O3 and PM2.5. Whereas reducing PM concentrations is achieved by reducing emissions of PM2.5 to the atmosphere, reducing O3 concentrations is achieved by reducing the precursors of photochemical formation of O3, volatile organic compounds, and nitric oxides (NOX).

The land use and transportation control portions of the AQMP are based on the regional growth forecasts included in SCAG’s Regional Transportation Plan (RTP)/Sustainable Communities Strategy (SCS), which is a long-range transportation plan that uses growth forecasts to project trends over a 20-year period to identify regional transportation strategies to address mobility needs. Both the RTP/SCS and AQMP are based, in part, on projections originating with County and City General Plans. The two principal criteria for conformance to the AQMP are (1) whether a project would exceed the growth assumptions in the AQMP, and (2) whether a project would result in an increase in the frequency or severity of existing air quality violations, cause or contribute to new violations, or delay timely attainment of air quality standards.

The growth forecast for the 2022 AQMP is based in part on the land uses established by local general plans.

Thus, if a project is consistent with land use as designated in the local general plan, it can normally be considered consistent with the 2022 AQMP. Projects that propose a different land use than is identified in the local general plan may also be considered consistent with the 2022 AQMP if the proposed land use is less intensive than buildout under the current designation. For projects that propose a land use that is more intensive than the current designation, analysis that is more detailed is required to assess conformance with the 2022 AQMP. The project site is designated and zoned as General Commercial and the project proposes Collier Commercial Properties Project – IS/MND

changing the site’s land use and zoning to Limited Industrial and M1, respectively. The Limited Industrial designation is a more intense use (higher average emissions) than the General Commercial designation and a more detailed analysis of project emissions is therefore required. According to the SCAQMD, in order to determine consistency with SCAQMD’s air quality planning, two main criteria must be addressed:

Criterion 1:
a) Would the project result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new air quality violations?
As shown in Item III(b) below in Table 2, Maximum Daily Construction Emissions, Table 3, Summary of Project Operational Emissions, and Table 4, Maximum Localized Daily Emissions, the project would not result in emissions that would exceed the SCAQMD regional and localized thresholds outlined in Table 1, Maximum Daily Emissions Thresholds, during construction or operations. Therefore, the project would not result in an increase in the frequency or severity of existing air quality violations and would not have the potential to cause or affect a violation of the ambient air quality standards. b) Would the project delay timely attainment of air quality standards or the interim emissions reduction specified in the AQMP?
As shown in Tables 2 and 3 in Item III(b) below, the project would be below the SCAQMD regional thresholds for construction and operation. Because the project would result in less than significant regional emission impacts, it would not delay the timely attainment of air quality standards or AQMP emissions reductions.

Criterion 2:
a) Would the project be consistent with the population, housing, and employment growth projections utilized in the preparation of the 2022 AQMP?
The project site has a current land use designation and zoning of General Commercial and proposes to change the land use and zoning to Limited Industrial and M1, respectively. While the project does propose to change the site’s anticipated land use, the project would not induce population growth. The project does not include any residential development that would increase the number of residents, and the employees would likely be pulled from the local population. According to the Institute of Transportation Engineers, the project’s office and warehouse uses are anticipated to require a total of 21 employees, while a neighborhood retail center (pursuant to the current General Commercial land use designation and zoning) of the same size would require 20 employees (Institute of Transportation Engineers 2008). Therefore, the project would not result in a substantial increase in employment growth on the project site and would be consistent with the population, housing, and employment growth projections utilized in preparation of the 2022 AQMP. Additionally, the project is considered infill development as it proposes to develop a property in a rapidly urbanizing area with developed sites adjacent to the project site. b) Would the project implement all feasible air quality mitigation measures? In order to further reduce emissions, the project would be required to comply with emission reduction measures promulgated by the SCAQMD, such as SCAQMD Rules 201, 402, 403, and 1113. SCAQMD Rule 402 prohibits the 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. SCAQMD Rule Collier Commercial Properties Project – IS/MND

403 requires fugitive dust sources to implement Best Available Control Measures for all sources, and all forms of visible particulate matter are prohibited from crossing any property line. SCAQMD Rule 403 is intended to reduce PM10 emissions from any transportation, handling, construction, or storage activity that has the potential to generate fugitive dust. SCAQMD 1113 requires manufacturers, distributors, and end users of architectural and industrial maintenance coatings to reduce reactive organic gas (ROG) emissions from the use of these coatings, primarily by placing limits on the ROG content of various coating categories.

As such, the project meets this consistency criterion.
c) Would the project be consistent with the land use planning strategies set forth by SCAQMD air quality planning efforts?
As described in Criterion 2(a) above, the project would be consistent with the population, housing, and employment growth projections utilized in preparation of the 2022 AQMP. The project would not induce population growth or a substantial increase in employment at the project site. As a result, the project would be consistent with the land use planning strategies set forth by SCAQMD air quality planning efforts.

In conclusion, the project would meet all parts of the two criterion discussed above. Therefore, the project would not conflict with or obstruct the implementation of the 2022 AQMP or applicable portions of the State Implementation Plan. Impacts would be less than significant.

Mitigation Measures: No mitigation measures are required. (Sources: 2022 Air Quality Management Plan [SCAQMD 2022]; Air Quality and Greenhouse Gas Emissions Assessment [ECORP Consulting, Inc. 2024a; Appendix A]) b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? (Less Than Significant Impact)
The project’s construction and operational emissions were calculated using the California Emissions Estimator Model (CalEEMod), Version 2020.4. CalEEMod is a statewide land use emissions computer model designed to provide a uniform platform for government agencies, land use planners, and environmental professionals to quantify potential criteria pollutant and greenhouse gas (GHG) emissions associated with construction and operations from a variety of land use projects.

As discussed in Item III(a) above, the SoCAB is classified as in attainment for all criterion pollutants except for O3, PM10, and PM2.5. The SoCAB is designated as a nonattainment area for federal AAQS for the 8-hour O3 and PM2.5 standards and is in nonattainment area under state PM10 standards. O3 is not emitted directly but is a result of atmospheric activity on precursors. NOX and ROG are known as the chief “precursors” of O3. These compounds react in the presence of sunlight to produce O3.

The project would result in criteria pollutant emissions during construction and operation. Construction activities that would generate emissions are anticipated to include site preparation, grading, building construction, paving, and architectural coating. Operational sources of emissions would include mobile sources (vehicle travel), energy sources (natural gas use), and area sources (landscape equipment use, consumer products, and architectural coatings). Both construction and operation would result in emissions of carbon monoxide (CO), ROGs, NOX, sulfur oxides (SOX), and particulate matter (PM10 and PM2.5). The SCAQMD has adopted significance thresholds, referred to as mass emissions thresholds, to assess the regional impact of air pollutant emissions in the SoCAB, as identified below in Table 1. If the project’s criteria pollutant and precursor emissions during construction and operation are below the SCAQMD daily Collier Commercial Properties Project – IS/MND

regional thresholds, the project would not result in a cumulatively considerable net increase of a criteria pollutant.

Table 1
Maximum Daily Emissions Thresholds
(pounds per day)
Pollutant Construction Operations
Reactive Organic Gases (ROG) 75 55
Nitrogen Oxides (NOX) 100 55
Carbon Monoxide (CO) 550 550
Particulate Matter 10 microns in diameter (PM10) 150 150 Particulate Matter 2.5 microns in diameter (PM2.5) 55 55 Sulfur Oxides (SOX) 150 150
Source: ECORP Consulting, Inc. 2024a; Appendix A
Construction Emissions
The project would result in criteria pollutant emissions during its various construction activities, including site preparation, grading, building construction, paving, and architectural coating. Dust is typically the primary concern during construction of new buildings and infrastructure. Because such emissions are not amenable to collection and discharge through a controlled source, they are called “fugitive emissions.” Fugitive dust emissions include PM10 and PM2.5. The SCAQMD requires the use of best available control measures for fugitive dust from construction activities, per SCAQMD Rule 403. The estimated construction emissions calculated for the project are presented below in Table 2. The complete CalEEMod output is provided in Appendix A to this document.

Table 2
Maximum Daily Construction Emissions
(pounds per day)
Year ROG NOX CO SO2 PM10 PM2.5
Construction Year One 3.59 25.48 28.73 <1 3.62 2.05
Construction Year Two 3.37 23.65 28.50 <1 1.37 1.13
Maximum Daily Emissions1 3.59 25.48 28.73 <1 3.62 2.05
SCAQMD Thresholds 75 100 550 150 150 55
Exceeds Threshold? No No No No No No
Source: ECORP Consulting, Inc. 2024a; Appendix A 1 Emissions were rounded to the nearest whole number. Emissions reported as <1 indicate that emissions were calculated to be less than 0.5 pound per day.

ROG = reactive organic gas; NOX = nitrogen oxides; CO = carbon monoxide; PM10 = particulate matter 10 microns or less in diameter; PM2.5 = particulate matter 2.5 microns or less in diameter As shown in Table 2, maximum daily construction emissions are estimated to be below SCAQMD significance thresholds. Therefore, project construction would not result in a cumulatively considerable net increase of criteria pollutant emissions and impacts would be less than significant.

Operational Emissions
Operational emissions associated with the project are shown below in Table 3. The complete CalEEMod output is provided in Appendix A to this document.

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Table 3
Summary of Project Operational Emissions
(pounds per day)
Source ROG NOX CO SO2 PM10 PM2.5
Mobile Sources 0.41 0.63 4.55 0.01 1.12 0.30
Area Sources 0.26 0.00 0.00 0.00 0.00 0.00
Energy Sources 0.01 0.10 0.08 0.00 0.07 0.07
Maximum Daily Emissions 0.691 0.73 4.64 0.01 1.13 0.31
SCAQMD Thresholds 55 55 550 150 150 55
Exceeds Threshold? No No No No No No
Source: ECORP Consulting, Inc. 2024a; Appendix A
1Totals may not add due to rounding.

ROG = reactive organic gas; NOX = nitrogen oxides; CO = carbon monoxide; PM10 = particulate matter 10 microns or less in diameter; PM2.5 = particulate matter 2.5 microns or less in diameter As shown in Table 3, operational emissions would be below the SCAQMD significance thresholds.

Therefore, project operation would not result in a cumulatively considerable net increase of criteria pollutant emissions and impacts would be less than significant.

Mitigation Measures: No mitigation measures are required. (Sources: Air Quality and Greenhouse Gas Emissions Assessment [ECORP Consulting, Inc. 2024a; Appendix A])
c) Expose sensitive receptors to substantial pollutant concentrations? (Less Than Significant Impact)
Air quality impacts are analyzed relative to those persons with the greatest sensitivity to air pollution exposure. Such persons are called “sensitive receptors.” Sensitive population groups include young children, the elderly, and the acutely and chronically ill (especially those with cardio-respiratory disease).

Residential areas are considered to be sensitive to air pollution exposure because they may be occupied for extended periods, and residents may be outdoors when exposure is highest. Schools are similarly considered to be sensitive receptors. The closest existing sensitive receptor to the project site is a single familyresidence located approximately 700 feet northwest of the project, fronting Collier Avenue.

The following analysis addresses potential impacts to sensitive receptors associated with localized criteria pollutant emissions, toxic air contaminants (TACs), and CO hot spots.

Localized Criteria Pollutant Emissions
The SCAQMD has developed analysis parameters to evaluate ambient air quality on a local level, called Localized Significance Thresholds (LSTs; SCAQMD 2009). LSTs represent the maximum emissions from a project that could occur, beyond which the project would cause or contribute measurably to an exceedance of the most stringent applicable federal or state ambient air quality standard. LSTs are only applicable to the following criteria pollutants: NOx, CO, PM10, and PM2.5. LSTs are developed based on the ambient pollutant concentrations for each source receptor area (SRA), distance to the nearest sensitive receptor, and size of the project site, and are applicable for a sensitive receptor where it is possible that an individual could remain for 24 hours such as a residence, hospital, or convalescent facility.

The LST methodology translates the concentration standards into emissions thresholds that are a function of project site area, source to receptor distance (specifically, within 25, 50, 100, 200, or 500 meters), and Collier Commercial Properties Project – IS/MND

the location within the SoCAB. The LST methodology limits the emissions of consideration to those generated from on-site activities and is recommended to be limited to projects of five acres or less and to avoid the need for complex dispersion modeling. If a project exceeds the LST look up values, then the SCAQMD recommends that project-specific localized air quality modeling be performed.

The project is within SRA 25, Lake Elsinore. The closest sensitive receptors are located approximately 700 feet (213 meters) to the northwest. Using the LST methodology, the project would have a maximum disturbance footprint of 2.0 acres during site preparation and grading, and 1.0 acre during building construction, paving, and architectural coating. Therefore, the LSTs in the SRA 25 for receptors located within 200 meters are used for project sites of five acres or less.

According to the SCAQMD localized significance threshold methodology (SCAQMD 2008), LSTs would apply to the operational phase of a project only if the project includes stationary sources (e.g., smokestacks) or attracts heavy-duty trucks that may spend long periods queuing and idling at the site (e.g., large warehouse or transfer facilities). The project does not include such uses. Therefore, the operational LST protocol is not applied.

The maximum daily localized emissions from project construction and LSTs are presented in Table 4.

Table 4
Maximum Localized Daily Emissions
(pounds per day)
Construction Phase
Pollutant
Site Preparation Grading
Building Construction,
Paving, and
Architectural Coating
NOX Analysis
NOx Threshold 521 521 460
Project NOx Emissions 15.67 16.98 25.34
Significant? No No No
CO Analysis
CO Threshold 5,641 5,641 4,850
Project CO Emissions 10.06 9.22 27.86
Significant? No No No
PM10 Analysis
PM10 Threshold 75 75 67
Project PM10 Emissions 1.22 3.50 1.27
Significant? No No No
PM2.5 Analysis
PM2.5 Threshold 23 23 20
Project PM2.5 Emissions 0.61 2.02 0.80
Significant? No No No
Source: ECORP Consulting, Inc. 2024a; Appendix A; SCAQMD 2008.

Emissions are assessed against the threshold for 1-acre project sites with sensitive receptors within 25 meters of the project site boundary.

NOX = nitrogen oxides; CO = carbon monoxide; PM10 = particulate matter 10 microns or less in diameter; PM2.5 = particulate matter 2.5 microns or less in diameter
As indicated in Table 4, project emissions would be below the applicable LSTs for construction, and LST impacts would be less than significant.

Collier Commercial Properties Project – IS/MND

Toxic Air Contaminants (TACs)
The Health and Safety Code (Section 39655, subd. (a).) defines a TAC as “an air pollutant which may cause or contribute to an increase in mortality or in serious illness, or which may pose a present or potential hazard to human health.” A substance that is listed as a hazardous air pollutant pursuant to subsection (b) of Section 112 of the Federal Clean Air Act (42 United States Code Section 7412[b]) is a TAC. Under State law, the California Environmental Protection Agency, acting through the California Air Resources Board (CARB), is authorized to identify a substance as a TAC if it determines the substance is an air pollutant that may cause or contribute to an increase in mortality or an increase in serious illness, or that may pose a present or potential hazard to human health. Of particular concern statewide are diesel-exhaust particulate matter (DPM) emissions. DPM was established as a TAC in 1998 and is estimated to represent a majority of the cancer risk from TACs statewide (based on the statewide average). Diesel exhaust is a complex mixture of gases, vapors, and fine particles.

Construction
Construction-related activities would result in temporary, short-term project-generated emissions of DPM, ROG, NOx, CO, and PM10 from the exhaust of off-road, heavy-duty diesel equipment for site preparation (e.g., clearing, grading); soil hauling truck traffic; paving; and other miscellaneous activities. The portion of the SoCAB which encompasses the project area is designated as a nonattainment area for federal O3 and PM2.5 standards and is also a nonattainment area for the state standards for O3, PM2.5, and PM10 standards (CARB 2019). Thus, existing O3, PM10, and PM2.5 levels in the SoCAB are at unhealthy levels during certain periods. However, as shown in Table 4 above, the project would not exceed the SCAQMD regional or localized significance thresholds for emissions.

The health effects associated with O3 are generally associated with reduced lung function. Because the project would not involve construction activities that would result in O3 precursor emissions (ROG or NOx) in excess of the SCAQMD thresholds, the project is not anticipated to substantially contribute to regional O3 concentrations and the associated health impacts.

CO tends to be a localized impact associated with congested intersections. In terms of adverse health effects, CO competes with oxygen, often replacing it in the blood, reducing the blood’s ability to transport oxygen to vital organs. The results of excess CO exposure can include dizziness, fatigue, and impairment of central nervous system functions. The project would not involve construction activities that would result in CO emissions in excess of the SCAQMD thresholds. Thus, the project’s CO emissions would not contribute to the health effects associated with this pollutant.

Particulate matter (PM10 and PM2.5) contains microscopic solids or liquid droplets that are so small that they can get deep into the lungs and cause serious health problems. Particulate matter exposure has been linked to a variety of problems, including premature death in people with heart or lung disease, nonfatal heart attacks, irregular heartbeat, aggravated asthma, decreased lung function, and increased respiratory symptoms such as irritation of the airways, coughing, or difficulty breathing. For construction activity, DPM is the primary TAC of concern. PM10 exhaust is considered a surrogate for DPM as all diesel exhaust is considered to be DPM. As with O3 and NOx, the project would not generate emissions of PM10 or PM2.5 that would exceed the SCAQMD’s thresholds. Accordingly, the project’s PM10 and PM2.5 emissions are not expected to cause any increase in related regional health effects for these pollutants.

In summary, project construction would not result in a potentially significant contribution to regional concentrations of nonattainment pollutants and would not result in a significant contribution to the adverse health impacts associated with those pollutants.

Collier Commercial Properties Project – IS/MND

Operations
Operation of the project would not result in the development of any substantial sources of air toxics. There are no stationary sources associated with the operations of the project; nor would the project attract additional mobile sources that spend long periods queuing and idling at the site. On-site project emissions would not result in significant concentrations of pollutants at nearby sensitive receptors. The project would not have a high carcinogenic or non-carcinogenic risk during operation.

Carbon Monoxide Hotspots
A CO hotspot is an area of localized CO pollution caused by severe vehicle congestion on major roadways, typically near intersections. The air quality analysis conservatively assesses potential CO hot spots using the Bay Area Air Quality Management District’s (BAAQMD’s) conclusion that a given project would have to increase traffic volumes at a single intersection by more than 44,000 vehicles per hour or 24,000 vehicles per hour where vertical and/or horizontal air does not mix—in order to generate a significant CO impact.

According to the Trip Generation and VMT Screening Memo (K2 Traffic Engineering, Inc. 2022; Appendix I), the project would generate 24 trips in the AM peak hour, 12 trips in the PM peak hour, and 119 average daily trips (ADT). Thus, the project would not generate traffic volumes of more than 44,000 vehicles per day. Therefore, the project would not expose sensitive receptors to substantial pollutant concentrations associated with a CO hot spot, and impacts would be less than significant.

Mitigation Measures: No mitigation measures are required. (Sources: Air Quality and Greenhouse Gas Emissions Assessment [ECORP Consulting, Inc. 2024a; Appendix A], Trip Generation and VMT Screening Memo [K2 Traffic Engineering, Inc. 2022; Appendix I])
d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? (Less Than Significant Impact)
The State of California Health and Safety Code Sections 41700 and 41705 prohibit emissions from any source whatsoever in such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to the public health or damage to property. The project could produce odors during proposed construction activities resulting from construction equipment exhaust, application of asphalt, and/or the application of architectural coatings. However, standard construction practices and regulatory requirements (e.g., CARB’s Airborne Toxic Control Measures 13 [California Code of Regulations Chapter 10 Section 2485], idling time is not to exceed five minutes unless more time is required per engine manufacturers’ specifications or for safety reasons) would minimize the odor emissions and their associated impacts. Furthermore, odors emitted during construction would be temporary, short-term, and intermittent in nature, and would cease upon the completion of the respective phase of construction.

According to CARB, land uses commonly considered to be potential sources of obnoxious odorous emissions include sewage treatment plants, landfills, recycling facilities, petroleum refineries, biomass operations, fiberglass manufacturing, and rendering plants (CARB 2005). The project does not include any uses identified by CARB as being associated with odors. Therefore, the project would not result in emissions leading to odors that would adversely affect a substantial number of people and impacts would be less than significant.

Mitigation Measures: No mitigation measures are required.

Collier Commercial Properties Project – IS/MND

(Sources: Air Quality and Greenhouse Gas Emissions Assessment [ECORP Consulting, Inc. 2024a; Appendix A], Air Quality and Land Use Handbook: A Community Health Perspective [CARB 2005]) IV. BIOLOGICAL RESOURCES
This section is based on the Biological Technical Report and Multiple Species Habitat Conservation Plan (MSHCP) Consistency Analysis prepared for the project by ECORP Consulting, Inc. (2024b; Appendix B) to identify on-site biological resources and assess the project’s consistency with the goals and objectives of the Western Riverside County MSHCP.
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? (Less Than Significant With Mitigation Incorporated) The MSHCP Consistency Analysis evaluated potential impacts to special status plant and wildlife species in the vicinity of the project site. A summary of the status of sensitive species within the project site and vicinity, as well as potential impacts to these species, are presented below.

Sensitive Plant Species
Sensitive plant species are those listed as federally threatened or endangered by the U.S. Fish and Wildlife Service (USFWS); state listed as threatened or endangered or considered sensitive by the California Department of Fish and Wildlife (CDFW); included in the MSHCP as Covered Species, Non-Covered Species, Criteria Area Species, and/or Narrow Endemic Plant Species; and/or are California Native Plant Society (CNPS) List 1A, 1B, or 2 species, as recognized in the CNPS’ Inventory of Rare and Endangered Vascular Plants of California and consistent with the CEQA Guidelines. The project site does not occur within a predetermined Survey Area for MSHCP criteria area or narrow endemic plant species and no sensitive plant species were observed during biological surveys. Thus, the project would not result in impacts to sensitive plant species.

Sensitive Animal Species
Sensitive animal species are those listed as threatened or endangered, proposed for listing, or candidates for listing by the USFWS; considered sensitive animals by the CDFW; and/or included in the MSHCP as Covered Species, Non-Covered Species, and/or Criteria Area Species. The project site does not occur within a predetermined Survey Area for amphibians or mammals and no sensitive wildlife species were observed or detected during biological surveys, so impacts to sensitive amphibian and mammalian species would be considered less than significant. No suitable habitat for sensitive riparian birds is present on or adjacent to the project site and none were observed during biological surveys.

Of the 44 special-status wildlife species identified in the literature search, two were found to have a low potential for occurrence on the project site: Crotch’s bumble bee (Bombus crotchii) and burrowing owl (Athene cunicularia).

Marginally suitable foraging habitat for the Crotch’s bumble bee is present on the project site where nonnative flowering weeds occur. Marginally suitable nesting and overwintering habitat is present in the gopher burrows and tufts of grass located on the western half of the project site. However, the flowering resources are limited to a small patch and the potential nesting habitat is in an area that is regularly disturbed by large mechanical equipment. Although it is unlikely, if Crotch’s bumble bee is found to be using or nesting on the project site prior to the start of construction, impacts to Crotch’s bumble bee could occur in the form of Collier Commercial Properties Project – IS/MND

direct mortality of individuals, direct mortality to an active nesting colony, direct mortality to an overwintering individual, conversion of foraging habitat, or permanent loss of foraging resources.

Implementation of Mitigation Measure (MM) BIO-1, which requires preconstruction surveys and avoidance measures for Crotch’s bumble bee, would ensure that significant impacts to Crotch’s bumble bee would not occur.

The project site is not located within a predetermined Survey Area for the burrowing owl, but a habitat assessment for burrowing owl was performed in accordance with Section 6.3.2 of the MSHCP. Although no burrowing owls or burrowing owl sign (such as white-wash, feathers, tracks, or pellets) were observed during the survey, marginal amounts of low-quality foraging habitat is present on the project site and two potential burrows were observed adjacent to the site. In accordance with the burrowing owl protection measures in the MSHCP, a measure requiring a pre-construction survey and avoidance of active nests and/or relocation of burrowing owls is included as MM BIO-2 below. With the implementation of MM BIO-2, significant impacts to burrowing owl would not occur.

Nesting Migratory Birds
Given the location of Lake Elsinore within the City, there are a variety of birds that migrate seasonally through the City on the Pacific Flyway, as well as certain birds that permanently reside locally. The stored heavy construction equipment, construction materials, and semi-trailers present on the project site could provide nesting habitat for nesting birds and raptors protected by the Migratory Bird Treaty Act (MBTA) and California Fish and Game Code. In addition, the trees adjacent to the project site as well as the power and telephone poles immediately adjacent to the site could provide nesting habitat. Furthermore, the project site could provide nesting habitat for ground-nesting bird species. Pursuant to the MBTA, development of the project could disturb or destroy active migratory bird nests if ground disturbance occurs during the identified breeding season (between February 1 and August 31). Implementation of MM BIO-3 would ensure that potential impacts to birds protected under the MBTA and California Fish and Game Code are avoided during construction.

Mitigation Measures:

MM BIO-1 Preconstruction Survey for Crotch’s Bumble Bee. If the Crotch bumble bee is no longer a Candidate or formally listed species under the California Endangered Species Act (ESA) at the time ground disturbing activities occur, then no additional protection measures are proposed for the species.

If Crotch’s bumble bee is legally protected under the California ESA as a Candidate or Listed species at the time ground-disturbing activities are scheduled to begin, a preconstruction survey shall be conducted in accordance with CDFW’s Survey Considerations for California ESA Candidate Bumble Bee Species (CDFW 2023) during the Crotch’s bumble bee flight season (February – October) no more than 48 hours prior to project-related ground disturbing activities (including but not limited to vegetation clearing, fence installation, and grading) by a qualified Crotch’s bumble bee biologist. The 48-hour preconstruction survey shall be repeated as necessary if the project does not begin with 48 hours of completion of the preconstruction survey. If Crotch’s bumble bees are detected (alive or dead), CDFW shall be notified within 24 hours as further coordination may be required to avoid or mitigate certain impacts, and an incidental take permit may be required. If no Crotch’s bumble bees are detected, then the project activities may commence.

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MM BIO-2 Preconstruction Surveys for Burrowing Owl. Due to the presence of marginal amounts of low-quality foraging habitat on the project site and potential burrows adjacent to the site in the surrounding area, preconstruction surveys for burrowing owl shall take place no more than 30 days prior to the start of ground-disturbing activities, regardless of whether project activities are scheduled to occur during the burrowing owl breeding season (March 1 through August 31) or not. The surveys shall be performed in accordance with the Western Riverside MSHCP Burrowing Owl Survey Instructions (County of Riverside 2006) and the California Department of Fish and Game (CDFG) Staff Report on Burrowing Owl Mitigation (CDFG 2012). If preconstruction survey results are negative, no further action is required for protection of burrowing owls. If preconstruction survey results are positive and impacts to burrowing owls are unavoidable, then additional mitigation measures will need to be implemented to offset impacts to burrowing owl. Further, a burrowing owl avoidance and mitigation plan will be prepared for review and approval by the wildlife agencies (CDFW and USFWS) if owls are present. The plan will include measures developed in accordance with the CDFG Staff Report on Burrowing Owl Mitigation (2012) and may include seasonal work restriction, establishing a non-disturbance buffer around each burrow location, biological monitoring, or passive relocation. If passive relocation is found to be necessary, then coordination with CDFW will need to occur.

MM BIO-3 Preconstruction Surveys for Nesting Birds. Wherever feasible, ground-disturbing activities (including vegetation removal) shall be conducted during the non-breeding season for birds (approximately September 1 through January 31) in order to avoid violations of the MBTA and California Fish and Game Code Sections 3503, 3503.5 and 3513. If activities with the potential to disrupt nesting birds are scheduled to occur during the bird breeding season (February 1 through August 31), a preconstruction nesting bird survey shall be conducted by a qualified biologist who is experienced in surveying for and identification of avian species no more than three days prior to the start of grounddisturbing activities. The nesting bird survey shall include the project site and adjacent areas where project activities have the potential to cause nest failure. If no nesting birds are observed during the survey, site preparation and construction activities may begin. If nesting birds (including nesting raptors) are found to be present, avoidance or minimization measures shall be implemented to avoid potential project-related impacts. Avoidance and minimization measures shall be developed by the qualified biologist and may include nondisturbance buffers established around active nests until the biologist has determined that the nesting cycle is completed, seasonal work restrictions, or additional survey and monitoring requirements. The width of non-disturbance buffers established around active nests will be determined by the qualified biologist (300 feet is typically recommended for songbirds and 500 feet is typically recommended for raptors). Once nesting is deemed complete by the qualified biologist as determined through periodic nest monitoring, the nondisturbance buffer will be removed by the qualified biologist and project work may resume in the area.
(Sources: MSHCP Consistency Analysis [ECORP Consulting, Inc. 2024b; Appendix B]) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? (No Impact) Sensitive natural communities include land that supports unique vegetation communities or the habitats of rare or endangered species or subspecies of animals or plants as defined by Section 15380 of the CEQA Guidelines. The MSHCP Consistency Analysis conducted for the project involved a general habitat Collier Commercial Properties Project – IS/MND

assessment that included vegetation mapping and an MSHCP Riparian/Riverine and Vernal Pool Resource assessment. The results of the field surveys indicated that the entire project site is disturbed; there are no riparian/riverine habitats or other sensitive natural communities on or immediately adjacent to the property.

As such, the project would not result in direct or indirect impacts to riparian habitat or sensitive natural communities. No substantial adverse effects to riparian habitat or other sensitive natural communities would occur, and impacts would be less than significant.

Mitigation Measures: No mitigation measures are required. (Sources: MSHCP Consistency Analysis [ECORP Consulting, Inc. 2024b; Appendix B]) c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (No Impact)
The MSHCP Consistency Analysis concluded that the project site is completely disturbed and does not contain jurisdictional features. Potentially jurisdictional resources occur in the project vicinity. An intermittent riverine flows southwest through the Riverside County Flood Control and Water Conservation District drainage and detention basin west of the project. Additionally, a seasonally flooded freshwater forested shrub/wetland and intermittent riverine occur south of the project site. The detention basin to the west of the project and the seasonally flooded area south of the project are outside of the project boundaries and would not be directly impacted by the project. Project runoff would be directed to a bioretention basin in the southeastern corner of the property before discharging into the City’s storm drain system. The adjacent detention basin and seasonally flooded area would not be indirectly impacted by the project.

Therefore, no impacts to wetlands or MSHCP riparian/riverine resources would occur.

Mitigation Measures: No mitigation measures are required. (Sources: MSHCP Consistency Analysis [ECORP Consulting, Inc. 2024b; Appendix B]) d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Less Than Significant With Mitigation Incorporated) Wildlife Movement
No known linkages or other potential wildlife movement corridors or travel routes occur within the project area, which is characterized by existing disturbances such as pavement and industrial development. The project site contains little to no vegetative cover that would facilitate wildlife movement. The site is not located within an MSHCP designated core, extension of existing core, non-contiguous habitat block, constrained linkage, or linkage area. Therefore, the project would not significantly impact wildlife movement or impede the use of native wildlife nursery sites.

Migratory Species
Development of the project could disturb or destroy active migratory bird nests, including eggs and young.

Disturbance to or destruction of migratory bird eggs, young, or adults is in violation of the MBTA and is considered a potentially significant impact. Although suitable habitat for nesting birds on the study area is limited, the stored heavy construction equipment, construction materials, and semi-trailers present on the project site could provide nesting habitat for nesting birds and raptors protected by the MBTA and California Fish and Game Code. In addition, the trees adjacent to the project site as well as the power and Collier Commercial Properties Project – IS/MND

utility poles adjacent to the site could provide nesting habitat. Furthermore, the project site could provide nesting habitat for ground-nesting bird species. In order to address the potential loss or disturbance of nesting habitat for migratory birds, the project would implement MM BIO-3 during construction. With implementation of MM BIO-3, impacts to migratory bird species would be reduced to less than significant.

Mitigation Measures: MM BIO-3
(Sources: MSHCP Consistency Analysis [ECORP Consulting, Inc. 2024b; Appendix B]) e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? (No Impact)
The project would be consistent with local policies and ordinances related to biological resources. The LEMC includes a City Tree Preservation Ordinance (Ordinance 1256) that protects the City’s streetscape and trees. No trees exist on the project site. There are ornamental trees growing across Collier Avenue and West Minthorn Street from the project, but these trees would not be removed as part of the project. As part of the project landscaping, tree spacing, distance from curbs and sidewalks, and other aesthetic guidelines shall be followed in accordance with LEMC Ordinance 1256, as discussed in LEMC Chapter 5.120. The City has also determined that certain species of palm trees in the family Palmaceae are locally significant resources through the City Significant Palm Tree Ordinance (LEMC Ordinance 1160); however, no palm trees covered under the ordinance occur on or adjacent to the site. As such, the project would not conflict with local policies or ordinances protecting biological resources and no impact would occur.

Mitigation Measures: No mitigation measures are required. (Sources: MSHCP Consistency Analysis [ECORP Consulting, Inc. 2024b; Appendix B]) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (Less Than Significant With Mitigation Incorporated)
The Western Riverside County MSHCP is a comprehensive, multi-jurisdictional effort that includes unincorporated County of Riverside lands and multiple cities in the western portion of the County, including the City. Rather than address sensitive species on an individual basis, the MSHCP focuses on the conservation of 146 species, proposing a reserve system of approximately 500,000 acres and a mechanism to fund and implement the reserve system. The MSHCP allows participating entities to issue take permits for listed species so that individual applicants need not seek their own permits from the USFWS and/or CDFW. The MSHCP was adopted on June 17, 2003 by the County Board of Supervisors. The Incidental Take Permit was issued by both the USFWS and CDFW on June 22, 2004.

The project site is located in the Elsinore Area Plan of the MSHCP, but not within a criteria cell; therefore, while the project is required to show MSHCP compliance through specific habitat assessments, applicable biological surveys, and provision of an MSHCP consistency analysis, no on-site conservation is required.

An MSHCP Consistency Analysis was prepared for the project (ECORP Consulting, Inc. 2024b) that addressed project consistency with applicable goals, objectives, and requirements of the MSCHP. The project site is not within or adjacent to any Conservation Areas, Criteria Cells, or Subunit designations; therefore, the project is not subject to cell criteria identified in the MSHCP. The project site is not located within an MSHCP survey area for criteria area plant species, narrow endemic plant species, amphibian species, or mammal species. Therefore, the project would not be subject to survey requirements of corresponding MSHCP Sections 6.1.3 and 6.3.2. The project site is not located within the MSHCP survey Collier Commercial Properties Project – IS/MND

area for burrowing owl. Regardless, as discussed in Item IV(a), burrowing owl surveys were conducted on the project site and no burrowing owl or signs of burrowing owl were detected during the focused surveys.

However, consistent with the requirements of the MSCHP, a pre-construction burrowing owl survey would be required and is included as MM BIO-2 and as such, the project would be in compliance with MSHCP Section 6.3.2.

The project would not result in impacts to MSHCP riparian/riverine resources, vernal pools, or riparian birds. Thus, the project would be in compliance with MSHCP Section 6.1.2.

The MSHCP Urban/Wildlands Interface guidelines contained in Section 6.1.4 are intended to address indirect effects associated with locating commercial, mixed uses, and residential developments in proximity to a MSHCP Conservation Area. The project site is not located adjacent to an existing or proposed MSHCP Conservation Area. Thus, the MSHCP Urban/Wildlands Interface guidelines are not applicable to the project.

The Fuels Management guidelines contained in MSHCP Section 6.4 are intended to address brush management activities around new development within or adjacent to MSHCP Conservation Areas. As the project site is not located adjacent to an existing or proposed MSHCP Conservation Area, the Fuels Management guidelines are not applicable to the project.

The project is subject to MSHCP Local Development Mitigation fees, as established by the Western Riverside County Regional Conservation Authority and administered by the City, as a condition of approval for occupancy. The development fee supports habitat conservation planning that mitigates for development that the City permits. The project would be in compliance with the development fee requirement.

Based on the above analysis, the project would not conflict with the applicable provisions of the MSHCP with implementation of the MM BIO-2.

Mitigation Measures: MM BIO-2
(Sources: MSHCP Consistency Analysis [ECORP Consulting, Inc. 2024b; Appendix B]) V. CULTURAL RESOURCES
This section is based on the Cultural Resources Inventory prepared for the project by ECORP Consulting, Inc. (2024c; Appendix C) to identify potentially significant cultural resources within the project study area.

The investigation included a records search, literature review, examination of historic maps, and an archaeological field survey of the project area.
a) Cause a substantial adverse change in the significance of a historical resource pursuant to CEQA Guidelines Section 15064.5? (No Impact)
A records search was conducted at the Eastern Information Center at the University of California, Riverside on January 31, 2022. The search identified 197 resources located within a one-mile radius of the project, none of which are in the subject property. Of the 197 resources, 191 are historic cultural resources and consist of residential properties, commercial buildings, religious buildings, community centers, hotels, ranches, glass fragments, a government building, a community park, a courtyard, a railroad, a theater, a school, a refuse scatter, a historic district, and a cemetery. Six resources are prehistoric resources consisting of lithic scatters, flakes and tools, and granitic manos. One multi-component resource, the natural feature of Lake Elsinore, was also identified. None of the resources were recorded within the project site. A review of historic maps indicates that the property was historically undeveloped and has remained vacant until the Collier Commercial Properties Project – IS/MND

present day. No structures appear on the site on aerial imagery. Therefore, the project would not cause a substantial adverse change in the significance of a historical resource pursuant to CEQA Guidelines Section 15064.5. No impact would occur.

Mitigation Measures: No mitigation measures are required. (Sources: Cultural Resources Inventory [ECORP Consulting, Inc. 2024c; Appendix C]) b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines Section 15064.5? (Less Than Significant With Mitigation Incorporated) As discussed above in Item V(a), no known archaeological resources are present at the project site and none were observed during the archaeological field survey. A Sacred Lands File search from the Native American Heritage Commission (NAHC) was negative for recorded sacred sites or locations of religious or ceremonial importance. However, due to the cultural significance of Lake Elsinore associated with past human occupation and use of the area, there is potential for encountering buried archaeological resources during project construction. As such, MM CUL-1 through MM CUL-7 would be implemented and would reduce potential impacts to a less-than-significant level.

Mitigation Measures:

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

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

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

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

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

5. Treatment and avoidance of the newly discovered resources shall be consistent with the Cultural Resources Treatment and Monitoring Agreements entered into with the appropriate tribes. This may include avoidance of cultural resources through project design, in-place preservation of cultural resources located in native soils, and/or reburial on the Project property so they are not subject to further disturbance in perpetuity as identified in Non-Disclosure of Reburial Location measure.

Collier Commercial Properties Project – IS/MND

6. If the find is determined to be significant and avoidance of the site has not been achieved, a Phase III data recovery plan shall be prepared by the Project Archeologist, in consultation with the Tribe(s), and shall be submitted to the City for their review and approval prior to implementation of the said plan.

7. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation for archaeological resources and cultural resources. If the Project Applicant and the Tribe(s) cannot agree on the significance or the mitigation for the archaeological or cultural resources, these issues will be presented to the Community Development Director for decision. The Community Development Director shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources, recommendations of the project archeologist and shall take into account the cultural and religious principles and practices of the Tribe(s). Notwithstanding any other rights available under the law, the decision of the City Community Development Director shall be appealable to the City Planning Commission and/or City Council.” Evidence of compliance with this mitigation measure, if a significant archaeological resource is found, shall be provided to City of Lake Elsinore upon the completion of a treatment plan and final report detailing the significance and treatment finding.

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

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

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

Collier Commercial Properties Project – IS/MND