Agenda packet — Lake Forest City Council, July 7, 2026 (part 3 of 7)

4.2-10)
a. Finding: No changes or alterations have been required, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.20-8 to 4.2-10) c. Applicable Mitigation Measures: No mitigation measures are applicable to this topical area. (DEIR at 4.20-8 to 4.2-10)
d. Supporting Explanation: In the event an evacuation of all or part of the City during construction of the proposed project, the City would implement procedures contained in the Emergency Operations Plan (EOP) to notify residents and business owners of evacuation orders in affected areas and law enforcement would identify the appropriate routes and assist construction personnel and residents leaving the City in accordance with the City’s recently adopted Local Hazard Mitigation Plan (LHMP).

The proposed project is not anticipated to result in any substantial traffic queuing along Enterprise Way or Dimension Drive, or on the project site during project operation. Therefore, operation of the project would not significantly impair the evacuation of surrounding areas in the event of an emergency. Because the proposed project does not include any emergency facilities, does not serve as an emergency evacuation route, and construction and operational activities would not impact the use of roadways near the project site, the proposed project would not Item: 2
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physically impair or otherwise interfere with emergency response or evacuation in the project vicinity. Therefore, the development of the proposed project would have a less than significant impact associated with impairments to an adopted emergency response plan or emergency evacuation plan and no mitigation is required. (DEIR at

4.20-8 to 4.20-10)

56. Threshold 4.20.2: The proposed project would not exacerbate wildfire risks and therefore expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire due to slope, prevailing winds, and other factors.

Impact: The proposed project would not exacerbate wildfire risks and therefore expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire due to slope, prevailing winds, and other factors. Impacts would be less than significant. (DEIR at 4.20-10 to 4.20-11)
a. Finding: No changes or alterations have been required, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures would be applicable to this topical area. (DEIR at 4.20-10 to 4.20-11) c. Applicable Mitigation Measures: No mitigation measures are applicable to this topical area. (DEIR at 4.20-10 to 4.20-11)
d. Supporting Explanation: The proposed project would adhere to applicable building and fire codes, which would reduce the wildfire risk at the project site. The project site is relatively flat with a gentle 3 percent slope downward from east to west. The eastern and southern property boundaries are at a lower elevation than the adjacent properties, which results in a 10- to 15-foot increase in elevation at the property boundary. This minor elevation change across a short distance does not constitute a slope for the purposes of assessing wildfire risks. The project site is not located within a very high fire hazard severity zone (VHFHSZ). Adjacent roadways that surround the project site, including Bake Parkway, Enterprise Way, and Lake Forest Drive, would serve as fire breaks in the unlikely event of the uncontrolled spread of a wildfire; therefore, there is a low likelihood that wildfires would spread to the project site. While the City has experienced wildfires, due to slope, prevailing winds, location, and other factors, the proposed project would not exacerbate wildfire risks.

The likelihood of wildfires affecting the project site or immediate project vicinity is minimal; therefore, impacts would be less than significant, and no mitigation is required. (DEIR at 4.20-10 to 4.20-11)

57. Threshold 4.20.3: The proposed project would not 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.

Impact: The proposed project would not require the installation or maintenance of associated infrastructure that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment. Impacts would be less than significant. (DEIR at

4.20-11)
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a. Finding: No changes or alterations have been required, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.20-11)
c. Applicable Mitigation Measures: No mitigation measures are applicable to this topical area. (DEIR at 4.20-11)
d. Supporting Explanation: The proposed project includes the development of an industrial building, surface parking lot, on-site utility infrastructure, and landscaping.

In the absence of any significant potential for on-site or adjacent wildfire hazard, the proposed project would not need to incorporate fire protection infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other non-existing utilities) that may themselves exacerbate fire risk. The proposed project does not include any changes to public or private roadways that would exacerbate fire risk or that would result in impacts to the environment. Although utilities, including water facilities, sewer facilities, storm drain lines, and power lines would be modified and/or extended throughout the project site, these improvements would be underground and would not exacerbate fire risk. Impacts would be less than significant, and no mitigation is required. (DEIR at 4.20-11)

58. Threshold 4.20.4: The proposed project would not 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.

Impact: The proposed project would not 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. Impacts would be less than significant. (DEIR at

4.20-11 to 4.20-12)
a. Finding: No changes or alterations have been required, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.20-11 to 4.20-12) c. Applicable Mitigation Measures: No mitigation measures are applicable to this topical area. (DEIR at 4.20-11 to 4.20-12)
d. Supporting Explanation: There is no evidence of landslides in the project vicinity, nor is the project site located within a designated Landslide Hazard Zone. The project site is not located in a VHFHSZ. These two factors, combined, indicate that in the unlikely event that a wildfire should spread to the project site, it would not expose any on-site slopes to erosion and potential failure. The project site is located within Zone X, designated as an area of minimal flood risk, the areas between the limits of the base flood and the 0.2 percent annual chance flood or 500-year flood. Due to the lack of on-site steep slopes that are prone to landslide or erosion, and the presence of the proposed project’s drainage improvements, it is not expected the site would contribute any additional runoff or sedimentation to Serrano Creek or other Item: 2
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downstream drainages. Impacts relative to downslope or downstream flooding as a result of runoff, post-fire slope instability, or drainage changes related to post-wildfire flooding risks would be less than significant, and no mitigation is required. (DEIR at

4.20-11 to 4.20-12)

59. Cumulative Impact: Project development, together with cumulative projects, would not result in significant impacts related to wildfire in the project area. (DEIR at 4.20-12 to

4.20-13)
a. Finding: No changes or alterations have been required, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.20-12 to 4.20-13) c. Applicable Mitigation Measures: No mitigation measures are applicable to this topical area. (DEIR at 4.20-12 to 4.20-13)
d. Supporting Explanation: Consistent with the proposed project, all discretionary private development and public works projects within the cumulative study area would be required to comply with CEQA. In this way, potential impacts related to wildfire would be evaluated and mitigated by each individual project. Cumulative development would further be required to adhere to City, County, State, and federal regulations designed to reduce and/or avoid impacts related to wildfire including flooding hazards and landslides after a wildfire event. Since all projects within the cumulative study area would be required to implement appropriate mitigation measures and adhere to applicable regulations, when considered with other projects in the City, development of the proposed project would not contribute a significant cumulative impact related to wildfire. Cumulative impacts related to wildfire would be less than significant and no mitigation is required. (DEIR at 4.20-12 to 4.20-13) SECTION IV: FINDINGS REGARDING POTENTIALLY SIGNIFICANT

ENVIRONMENTAL EFFECTS THAT CAN BE MITIGATED TO LESS THAN

SIGNIFICANT LEVELS WITH ADOPTION OF MITIGATION MEASURES The FEIR identified certain potentially significant effects that could result from implementation of the proposed project. The Planning Commission hereby finds that the following potential environmental impacts of the project are less than significant based on the implementation of project-specific mitigation measures.

Air Quality:

60. Threshold 4.3.2: The proposed project would not result in a cumulatively considerable net increase of criteria pollutants which the project region is in non-attainment under an applicable federal or State air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors) where the incremental effect of the project emissions, considered together with past, present, and reasonably anticipated further project emissions, increase the level of any criteria pollutant above the existing ambient level. Additionally, the proposed project would not violate any air quality standard or contribute substantially to an existing or projected air quality violation (the Item: 2
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SCAQMD construction and operational emission thresholds are used for this assessment).

Impact: Prior to mitigation, the proposed project would generate a cumulatively considerable net increase of criteria pollutants which the project region is in nonattainment under an applicable federal or State air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors) where the incremental effect of the project emissions, considered together with past, present, and reasonably anticipated further project emissions, increase the level of a criteria pollutant above the existing ambient level. In addition, prior to mitigation, the proposed project would violate air quality standards and/or contribute substantially to an existing or projected air quality violation (the SCAQMD construction and operational emission thresholds are used for this assessment). Impacts would be potentially significant prior to mitigation. Changes (i.e., mitigation) have been required of the proposed project to reduce impacts to less than significant levels. (DEIR at 4.3-24 to 4.3-30) a. Finding: Changes (i.e., mitigation) have been required of the proposed project which substantially lessens the significant environmental effect to a level that is less than significant as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.3-24 to 4.3-30) c. Applicable Mitigation Measures: The following mitigation measure is taken directly from the DEIR. The mitigation measure listed below applies to and will be implemented for the proposed project to mitigate impacts related to net increases in criteria pollutants. (DEIR at 4.3-24 to 4.3-30, and 4.3-50) MM AQ-1 Tier 4 Interim Construction Equipment. Prior to issuance of a building permit, the project Applicant shall submit construction plans to the City of Lake Forest verifying that all construction equipment used during construction of the project shall be equipped with Tier 4 Interim engines or the most effective Verified Diesel Emission Control Strategies (VDECS) available for the engine type (Tier 4 engines automatically meet this requirement) as certified by the California Air Resources Board (CARB).1 During construction activities, the equipment shall be properly maintained and tuned in accordance with manufacturer specifications.
d. Supporting Explanation: The emissions associated with operation of the proposed project would not exceed the significance criteria for volatile organic compounds (VOCs), nitrogen oxide (NOX), carbon monoxide (CO), sulfur oxide (SOX), particulate matter less than 10 microns in size (PM10), or particulate matter less than 2.5 microns in size (PM2.5) emissions; thus, the proposed project would not have a significant effect on regional air quality. (DEIR Table I, at 4.3-27) However, maximum daily NOx emissions during the overlapping of grading and building construction phases would exceed the daily significance criteria established by the SCAQMD. Therefore, the proposed project would result in a potentially 1 California Air Resources Board (CARB). 2015. Verified Diesel Emission Control Strategy (VDECS).

Website: https://ww2.arb.ca.gov/sites/default/files/classic/msprog/ordiesel/faq/vdecsfaq.pdf (accessed June 2025).

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significant impact for criteria pollutants during construction. VOCs, CO, SOX, PM2.5, and PM10 emissions during construction would be below established SCAQMD significance thresholds. (DEIR Table 4.3.I, at 4.3-27) Implementation of Mitigation Measure (MM) AQ-1, would require use of Tier 4 Interim engines or the most effective Verified Diesel Emission Control Strategies (VDECS) available for the engine type (Tier 4 engines automatically meet this requirement) as certified by the California Air Resources Board (CARB). With implementation of MM AQ-1, construction-related impacts resulting from development of the proposed project would be reduced to a less than significant level. (DEIR at 4.3-24 to 4.3-30)

61. Threshold 4.3.3: The proposed project would not expose sensitive receptors to substantial pollution concentrations.

Impact: Prior to mitigation, the proposed project could expose sensitive receptors to substantial pollution concentrations. Impacts would be potentially significant prior to mitigation. Changes (i.e., mitigation) have been required of the proposed project to reduce impacts to less than significant levels. (DEIR at 4.3-30 to 4.3-38) a. Finding: Changes (i.e., mitigation) have been required of the proposed project which substantially lessens the significant environmental effect to a level that is less than significant as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.3-30 to 4.3-38) c. Applicable Mitigation Measures: The following mitigation measure is taken directly from the DEIR. The mitigation measure listed below applies to and will be implemented for the proposed project to mitigate impacts related to exposing sensitive receptors to substantial pollution concentrations. (DEIR at 4.3-30 to 4.3-38, and 4.3-50)
MM AQ-1 Tier 4 Interim Construction Equipment. Prior to issuance of a building permit, the project Applicant shall submit construction plans to the City of Lake Forest verifying that all construction equipment used during construction of the project shall be equipped with Tier 4 Interim engines or the most effective Verified Diesel Emission Control Strategies (VDECS) available for the engine type (Tier 4 engines automatically meet this requirement) as certified by the California Air Resources Board (CARB).2 During construction activities, the equipment shall be properly maintained and tuned in accordance with manufacturer specifications.
d. Supporting Explanation: Construction and operation of the proposed project would not exceed the localized significance threshold (LST) thresholds for the closest receptor (DEIR Tables 4.3.O and 4.3.P, at 4.3-36 and 4.3-37); therefore, no locally significant air quality impact would occur. During project construction, the maximum cancer risk for the residential maximally exposed individual (MEI) would be 41.14 in 1 million, which would exceed the SCAQMD cancer risk threshold of 10 in 1 million.

The worker MEI would be 0.70 in 1 million, which would not exceed the SCAQMD 2 CARB. 2015. Verified Diesel Emission Control Strategy (VDECS). Website:
https://ww2.arb.ca.gov/sites/default/files/classic/msprog/ordiesel/faq/vdecsfaq.pdf (accessed June 2025).

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cancer risk threshold of 10 in 1 million. The total chronic Hazard Index (HI) would be

0.054 for the residential MEI and for the worker MEI, which is below the threshold of

1.0. In addition, the total acute HI would be nominal (0.000), which would also not exceed the threshold of 1.0. Because the residential MEI would exceed the SCAQMD cancer risk threshold, mitigation to reduce the level of toxic air contaminants would be required. Implementation of MM AQ-1, would require use of Tier 4 Interim engines or the most VDECS available for the engine type (Tier 4 engines automatically meet this requirement) as certified by the CARB would reduce construction PM10 emissions by resulting in fewer emissions during the construction process. Implementation of MM AQ-1 would reduce the construction-related health risk impact to below SCAQMD significant threshold. (DEIR Table 4.3.M, at 4.3-34) During project operation, cancer risks for the residential and worker MEI would not exceed the SCAQMD cancer risk threshold of 10 in 1 million. The total chronic and acute inhalation health index would be less than 0.001 for both residents and workers; therefore, all health risk levels to nearby receptors from operation-related emissions of toxic air contaminants would be below the SCAQMD’s health risk thresholds. (DEIR Table 4.3.N at 4.3-35)

62. Cumulative Impact: Prior to mitigation, project development, together with cumulative projects, could result in significant impacts related to air quality in the project area.

Changes (i.e., mitigation) have been required of the proposed project to reduce impacts to less than significant levels. (DEIR at 4.3-39 to 4.3-50) a. Finding: Changes (i.e., mitigation) have been required of the proposed project which substantially lessens the significant environmental effect to a level that is less than significant as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.3-39 to 4.3-50) c. Applicable Mitigation Measures: The following mitigation measures are taken directly from the DEIR. The mitigation measures listed below, as well as MM AQ-1 discussed above, apply to and will be implemented for the proposed project to mitigate cumulative air quality and health risk impacts to below a level of significance. (DEIR at 4.3-39 to 4.3-51)
MM AQ-2 Volatile Organic Compounds. Prior to issuance of a grading permit, the project Applicant shall submit construction plans to the City of Lake Forest that state that the project shall utilize “Super-Compliant” low volatile organic compounds (VOC) paints for nonresidential interior and exterior surfaces and low VOC paint for parking lot surfaces. Super-Compliant low VOC paints have been reformulated to exceed the regulatory VOC limits put forth by SCAQMD Rule 1113.

Super-Compliant low VOC paints shall be no more than 10 grams per liter (g/L) of VOC.

MM AQ-3 Tier 4 Final Construction Equipment. Prior to issuance of a building permit, the project Applicant shall consult with the City on the status of Western Realco Projects 1 and 2. If in this consultation, the City identifies that the construction schedule of Western Realco Projects 1 and 2, and the IPT Enterprise Business Center LLC Project Item: 2
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(proposed project) will be under construction at the same time, the proposed project shall equip all construction equipment during the overlapping period with Tier 4 Final engines or the most effective Verified Diesel Emission Control Strategies (VDECS) available for the engine type (Tier 4 engines automatically meet this requirement) as certified by the California Air Resources Board. The equipment shall be properly maintained and tuned in accordance with manufacturer specifications. The project Applicant shall submit construction plans to the City of Lake Forest denoting the projected equipment Tier rating that will be used during the construction period.
d. Supporting Explanation: Cumulative long-term operational emissions would not exceed the project-level significance criteria for daily VOCs, NOx, PM10 or PM2.5 emissions (DEIR Table 4.3.S, at 4.3-45); therefore, cumulative operational emissions would not result in a cumulatively considerable net increase of criteria pollutant for which the project region is nonattainment under an applicable federal or State ambient air quality standards. The maximum cumulative cancer risk and chronic health index for the residential or worker MEI and chronic health index would not exceed established thresholds. The total chronic hazard index would be 0.002 for the residential MEI and 0.007 for the worker MEI, which is below the threshold of 1.0. In addition, the total acute hazard index would be less than 0.001, which would also not exceed the threshold of 1.0 (DEIR Table 4.3.V, at 4.3-49); therefore, no cumulative operational health risk impact would occur.

However, cumulative construction-related emissions would exceed the significance criteria for NOx and VOC. (DEIR Table 4.3.Q, at 4.3-41) Therefore, the proposed project is required to implement MM AQ-2, which requires the use of “SuperCompliant” low VOC paints for nonresidential interior and exterior surfaces and low VOC paint for parking lot surfaces to reduce VOC emissions and ensure that construction emissions are below thresholds. Conservatively, the cumulative analysis assessed the concurrent construction of the proposed project and Western Realco Projects 1 and 2. In the event that the construction phases of the proposed project and Western Realco Projects 1 and 2 overlap, the proposed project would be required to implement MM AQ-3 which would require the use of Tier 4 Final engines to further reduce the cumulative NOx emissions to the extent feasible. (DEIR Table

4.3.R, at 4.3-43) With the implementation of MM AQ-2 and MM AQ-3, cumulative construction emissions would not result in a cumulative considerable net increase of any criteria pollutant under a federal or State ambient air quality standard. (DEIR at

4.3-43 to 4.3-44)
The cumulative construction health risk assessment determined that the Western Realco Projects 1 and 2 in tandem with the proposed project would exceed the SCAQMD cumulative cancer risk threshold of 10 in 1 million during construction (DEIR Table 4.3.T, at 4.3-47). Therefore, these cumulative projects would be required to implement mitigation requiring all construction equipment be equipped with Tier 4 Final engines or the most effective VDECS available for the engine type as certified by the CARB (MM AQ-1) to reduce cumulative cancer risk to below established significance levels. (DEIR Table 4.3.U, at 4.3-48) Item: 2
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Geology and Soils:

63. Threshold 4.7.1(ii): The proposed project would not, directly or indirectly, cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking result in a potentially significant environmental impact.

Impact: Prior to mitigation, construction of the proposed project could directly and/or indirectly cause substantial adverse effects resulting from strong seismic ground shaking. Impacts would be potentially significant prior to mitigation. Changes (i.e., mitigation) have been required of the proposed project to reduce impacts to less than significant levels. (DEIR at 4.7-12 to 4.7-13)
a. Finding: Changes (i.e., mitigation) have been required of the proposed project which substantially lessens the significant environmental effect to a level that is less than significant as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.7-12 to 4.7-13) c. Applicable Mitigation Measures: The following mitigation measure is taken directly from the DEIR. The mitigation measure listed below applies to and will be implemented for the proposed project to mitigate impacts related to seismic ground shaking. (DEIR at 4.7-12 to 4.7-13, and 4.7-19)
MM GEO-1 Compliance with Applicable California Building Code and ProjectSpecific Geotechnical Specifications. Prior to the final grading permit and the issuance of building permits, the project Applicant shall provide final project plans to applicable City of Lake Forest (City) staff for review and approval showing that the project, including site preparation and construction of proposed buildings, has been designed and will be constructed in conformance with applicable provisions of the most current California Building Code at the time of City review, the City’s Building Code, and the specifications cited in the Geotechnical Investigation, prepared by Southern California Geotechnical, dated November 2021.

During grading, an on-site inspection shall be conducted by the Applicant-hired Project Geotechnical Consultant and the City of Lake Forest Director of Public Works/City Engineer, or designee, to ensure compliance with geotechnical specifications as incorporated into project plans.

Prior to the final grading permit, the Project Geotechnical Consultant shall submit a Final Testing and Observation Geotechnical Report for Rough Grading to the City of Lake Forest Director of Public Works/City Engineer, or designee.

Prior to the issuance of a Certificate of Occupancy for the new building, the Project Geotechnical Consultant shall provide a letter regarding contractor compliance with project plans and required geotechnical. The letter shall be submitted to the City of Lake Forest Building Division for review and approval.

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d. Supporting Explanation: The City requires projects to comply with applicable provisions of the California Building Code (CBC) (Title 24 CCR) and the City’s Municipal Code (Sections 8.02.001 and 8.02.020), which provide for stringent construction requirements on projects in areas of high seismic risk based on numerous interrelated factors. It is acknowledged that seismic hazards cannot be completely eliminated, even with implementation of advanced building practices.

However, the seismic design standards of the CBC are intended to prevent catastrophic structural failure in the most severe earthquakes currently anticipated.

Ground shaking generated by fault movement is considered a potentially significant impact that may affect the proposed project. Mitigation Measure (MM) GEO-1 requires that the project Applicant comply with the recommendations of the Geotechnical Investigation, the most current CBC, and the City Building Code, which stipulates appropriate seismic design provisions that shall be implemented with project design and construction. The Geotechnical Investigation recommends the use of conventional shallow foundations, supported in newly placed compacted fill with a maximum allowable soil bearing pressure of 3,000 pounds per square foot and reinforcement consisting of at least four number five rebars (two top and two bottom) in strip footings. Additionally, the Geotechnical Investigation recommends conventional slab-on-grade building floor supported on newly placed structural fill or densified existing soils, extending to a depth of at least three feet below finished pad grades, with a minimum thickness of 6 inches, and modulus of subgrade reaction kvalue of 150 pounds per square inch (psi). With the implementation of seismic design provisions recommended in the Geotechnical Investigation and in required building codes as specified in MM GEO-1, potential project impacts related to seismic ground shaking would be reduced to less than significant with mitigation incorporated. (DEIR at 4.7-12 to 4.7-13)

64. Threshold 4.7.3: The proposed project would not 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 on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse.

Impact: The proposed project would not 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 on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse.

However, impacts related to corrosive soils would be potentially significant prior to mitigation. Changes (i.e., mitigation) have been required of the proposed project to reduce impacts to less than significant levels. (DEIR at 4.7-14 to 4.7-15) a. Finding: Changes (i.e., mitigation) have been required of the proposed project which substantially lessens the significant environmental effect to a level that is less than significant as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.7-14 to 4.7-15) c. Applicable Mitigation Measures: The following mitigation measure is taken directly from the DEIR. The mitigation measure listed below applies to and will be implemented for the proposed project to mitigate impacts related to corrosive soils. (DEIR at 4.7-14 to 4.7-15, and 4-7-19 to 4.7-20)
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MM GEO-2 Corrosive Soils. Prior to issuance of building permits, the project Applicant/Developer shall retain the services of a licensed corrosion engineer to conduct additional site testing and final design evaluation regarding the possible on-site presence of significant volumes of corrosive soils. At a minimum, the corrosion engineer shall (1) verify the soluble sulfate concentrations of the soils that are present at pad grade within the building areas at the completion of rough grading; (2) provide detailed corrosion protection measures for cast iron and/or ductile iron pipes, as necessary; (3) confirm that soluble sulfates and chloride levels in the on-site soils do not warrant specialized concrete mix design; and (4) confirm that nitrates present in the on-site soil do not warrant protection for copper materials.

During grading, on-site inspection shall be conducted by the Project Geotechnical Consultant and City of Lake Forest Director of Public Works/City Engineer, or designee, to ensure compliance with the corrosion protection measures of the corrosion engineer, as incorporated into the project plans.

Prior to issuance of a building permit, the Director of the City of Lake Forest Public Works Department, or designee, shall verify that the project plans incorporate the corrosion protection measures of the corrosion engineer.
d. Supporting Explanation: Liquefaction is not considered to be a design concern for the proposed project due to the depth to groundwater. Due to the low potential for liquefaction and lack of nearby open face areas, the project site possesses a low potential for lateral spreading. Therefore, there would be no impacts associated with lateral spreading and liquefaction, and no mitigation is required. (DEIR at 4.7-14) Minor ground subsidence is expected to occur at the project site due to settlement and machinery working. Implementation of the proposed project is anticipated to cause subsidence of up to 0.1 feet, which is considered acceptable for grading in areas that are underlain by existing engineered fill soils. According to the Geotechnical Investigation, soils on-site were determined to have relatively high strengths and favorable consolidation and collapse characteristics; therefore, impacts associated with subsidence and collapse would be less than significant. (DEIR 4.7-15)
According to the Geotechnical Investigation completed for the proposed project, onsite soils are not corrosive to concrete or copper pipe but are moderately corrosive to ductile iron pipe. MM GEO-2 requires protection of ferrous metals against corrosion.

Corrosion protection may include, but is not limited to, sacrificial metal, the use of protective coatings like polyethylene protection, and/or cathodic protection and further requires a licensed corrosion engineer conduct additional site testing for presence of significant volumes of corrosive soils following demolition of the existing building on site and verify the soluble sulfate concentrations of the soils present at pad grade within the building areas at the completion of rough grading. With implementation of MM GEO-2, potential impacts related to corrosive soils would be reduced to a less than significant level. (DEIR at 4.7-15) Item: 2
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65. Threshold 4.7.6: The proposed project would not directly or indirectly destroy a unique paleontological resource or site or unique geologic feature.

Impact: The proposed project would not directly or indirectly destroy a known unique paleontological resource or site or unique geologic feature. However, construction of the proposed project could impact previously undiscovered paleontological resources.

Impacts would be potentially significant prior to mitigation. Changes (i.e., mitigation) have been required of the proposed project to reduce impacts to less than significant levels. (DEIR 4.7-16)
a. Finding: Changes have been required of the proposed project which substantially lessens the significant environmental effect to a level that is less than significant as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.7-16)
c. Applicable Mitigation Measures: The following mitigation measure is taken directly from the DEIR. The mitigation measure listed below applies to and will be implemented for the proposed project to mitigate impacts related to paleontological resources. (DEIR at 4.7-16, and 4-7-20 to 4.7-21).

MM GEO-3 Paleontological Resources Impact Mitigation Program. Prior to the final grading permit and the issuance of building permits, the project Applicant/Developer shall provide a letter to the Director of Community Development Department, or designee, stating that they have retained a qualified paleontologist (defined as a practicing paleontologist who is recognized in the paleontological community and proficient in vertebrate paleontology) who is listed on the County of Orange list of certified paleontologists.

Prior to the final grading permit and the issuance of building permits, the qualified paleontologist shall submit to the City, a Paleontological Resources Impact Mitigation Program (PRIMP) for this project. The PRIMP shall include the methods that will be used to protect paleontological resources that may exist within the project site, as well as procedures for monitoring, fossil preparation and identification, curation into a repository, and preparation of a report at the conclusion of grading. The PRIMP shall be consistent with the guidelines of the Society of Vertebrate Paleontology. The City shall not issue a grading permit for the project until the letter and PRIMP, both referenced above, have been received.

During construction, excavation and grading activities in deposits with high paleontological sensitivity shall be monitored by a paleontological monitor as defined by the PRIMP. No monitoring is required for excavations in deposits with no or low paleontological sensitivity (i.e., engineered fill soils).

If paleontological resources are encountered during the course of ground disturbance, the paleontological monitor shall have the authority to temporarily redirect construction away from the area of the find in Item: 2
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order to assess its significance. In the event that paleontological resources are encountered when a paleontological monitor is not present, work in the immediate area of the find shall be redirected, and a paleontologist shall be contacted to assess the find for significance.

Collected resources shall be prepared to the point of identification, identified to the lowest taxonomic level possible, cataloged, and curated into the permanent collections of a scientific institution prepared by the Applicant-hired qualified paleontologist.

Prior to the issuance of building permits, a report of findings shall be prepared to document the results of the monitoring program prepared by the Applicant-hired qualified paleontologist. The report shall be provided to the Director of Community Development, or designee. d. Supporting Explanation: According to the Geotechnical Investigation completed for the proposed project, the project site is underlain by engineered fill soils and Capistrano Formation sandstone bedrock. The soils of the Capistrano Formation have produced scientifically important paleontological resources and are considered to be sensitive for paleontological resources. The proposed project would require a maximum depth of excavation of 6 feet. While engineered fill soils were encountered extending to depths of 12 feet to more than 30 feet, the depth at which Capistrano Formation soils were encountered was not uniform across the site. Therefore, it is possible that ground-disturbing construction activities could impact significant previously undiscovered paleontological resources. To mitigate adverse impacts to unknown buried paleontological resources that may exist on site, MM GEO-3 would be implemented. With implementation of MM GEO-3, the proposed project would have a less than significant impact related to paleontological resources with mitigation incorporated. (DEIR at 4.7-16)
Tribal Cultural Resources:

66. Threshold 4.18.1(a): The proposed project would not cause a substantial adverse change in the significance of a tribal cultural resource, defined in PRC 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 listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in PRC Section 5020.1(k).

Impact: The proposed project would not cause a substantial adverse change in the significance of a known tribal cultural resource, defined in PRC 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 listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources. However, construction of the proposed project could impact previously undiscovered tribal cultural resources. Impacts would be potentially significant prior to mitigation. Changes (i.e., mitigation) have been required of the proposed project to reduce impacts to less than significant levels. (DEIR 4.18-7 to 4.18-9)
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a. Finding: Changes (i.e., mitigation) have been required of the proposed project which substantially lessens the significant environmental effect to a level that is less than significant as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.18-7 to 4.18-9) c. Applicable Mitigation Measures: The following mitigation measures are taken directly from the DEIR. The mitigation measures listed below apply to and will be implemented for the proposed project to mitigate potential impacts to tribal cultural resources to below a level of significance. (DEIR at 4.18-7 to 4.18-9, and 4.18-12 to

4.18-14)
TCR-1 Retain a Native American Monitor Prior to Commencement of GroundDisturbing Activities.

A. The project applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe.

D. On-site tribal monitoring shall conclude upon the later of the following (1) written confirmation to the Kizh from a designated point of contact for the project applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) prior to approval of final building permit, a determination and written notification by the Kizh to the project applicant/lead agency that no future, planned Item: 2
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construction activity and/or development/ construction phase at the project site possesses the potential to impact Kizh TCRs.

TCR-2 Unanticipated Discovery of Tribal Cultural Resource Objects (NonFuneral/Non-Ceremonial).

A. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.

TCR-3 Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects.

A. Native American human remains are defined in Public Resources Code (PRC) 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in PRC Section 5097.98, are also to be treated according to this statute.

B. If Native American human remains and/or grave goods are discovered or recognized on the project site, then PRC 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed.

C. Human remains and grave/burial goods shall be treated alike per California PRC Section 5097.98(d)(1) and (2).

D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.

E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.
d. Supporting Explanation: Native American consultation was conducted by the City in compliance with AB 52. The City provided notice of the proposed project via certified mail to Native American tribal contacts provided by the Native American Heritage Commission (NAHC) as well as local Native American tribal representatives that previously requested to be notified of future projects proposed by the City in compliance with AB 52. The City consulted with the Gabrieleno Band of Mission Indians – Kizh Nation (Kizh Nation). No information regarding specific known tribal cultural resources on the project site was provided to the City and consultation was concluded on May 11, 2025.

The site research conducted at the South Central Coast Information Center (SCCIC) identified one previously recorded cultural resource (a prehistoric lithic scatter) within the project site. However, according to previous studies, the knoll where the cultural resource was identified was systematically excavated in 1988 and removed by subsequent site development/construction excavation 1994. Through site Item: 2
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development, the project site has been subject to over excavation and compaction that has disturbed sediments beyond depths at which encountering buried cultural resources is likely. Therefore, the proposed project would not cause a substantial adverse change in the significance of a tribal cultural resource defined as 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 listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in PRC Section 5020.1(k). Nevertheless, implementation of MM TCR-1 through MM TCR-3, would be implemented to address the potential impacts to unanticipated tribal cultural resources, human remains and associated funerary or ceremonial objects. The implementation of these measures would reduce impacts to tribal cultural resources to a less than significant level. (DEIR 4.18-7 to 4.18-9)

67. Threshold 4.18.1(b): The proposed project would not cause a substantial adverse change in the significance of a tribal cultural resource, defined in PRC 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 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 PRC Section 5024.1.

Impact: The proposed project would not cause a substantial adverse change in the significance of a known tribal cultural resource, defined in PRC 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 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 PRC Section 5024.1. However, construction of the proposed project could impact previously undiscovered tribal cultural resources. Impacts would be potentially significant prior to mitigation. Changes (i.e., mitigation) have been required of the proposed project to reduce impacts to less than significant levels. (DEIR at 4.18-9 to 4.18-10)
a. Finding: Changes (i.e., mitigation) have been required of the proposed project which substantially lessens the significant environmental effect to a level that is less than significant as identified in the FEIR. (State CEQA Guidelines Section 15091(a)(1).) b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.18-9 to 4.18-10) c. Applicable Mitigation Measures: MM TCR-1 through MM TCR-3 discussed above apply to and will be implemented for the proposed project to mitigate potential impacts to tribal cultural resources to below a level of significance. (DEIR at 4.18-9 to

4.18-10, and 4.18-12 to 4.18-13)
d. Supporting Explanation: Native American consultation was conducted by the City in compliance with AB 52. The City provided notice of the proposed project via certified mail to Native American tribal contacts provided by the NAHC as well as local Native American tribal representatives that previously requested to be notified of future projects proposed by the City in compliance with AB 52. The City consulted with the Kizh Nation. No information regarding specific known tribal cultural resources on the Item: 2
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project site was provided to the City and consultation was concluded on May 11, 2025.

The site research conducted at the SCCIC identified one previously recorded cultural resource (a prehistoric lithic scatter) within the project site. According to previous studies, the knoll where the cultural resource was identified was systematically excavated in 1988 and removed by subsequent site development/construction excavation 1994. An archaeological pedestrian field survey of the project site was conducted in May 2021; no cultural resources were discovered within the project site during the field May 2021 survey. The project site has been subject to over excavation and compaction that has disturbed sediments beyond depths at which buried cultural resources are likely. Therefore, encountering unknown buried cultural resources, including tribal cultural resources, during project construction is unlikely.

No human remains are documented/known to be on the project site. Because the project site has been previously disturbed including over excavation and compaction during development of the existing building, the likelihood of discovering unknown human remains during construction of the proposed project is extremely low.

Implementation of MM TCR-1 through MM TCR-3 would ensure the proposed project would not cause a substantial adverse change in the significance of a tribal cultural resource defined as 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 that is 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 PRC Section 5024.1. Impacts would be less than significant. (DEIR 4.18-9 to 4.18-10)
SECTION V: FINDINGS REGARDING SIGNIFICANT ENVIRONMENTAL

EFFECTS THAT CANNOT BE MITIGATED TO A LESS THAN SIGNIFICANT LEVEL
The Planning Commission hereby finds that the following environmental impacts identified in the DEIR are significant and, despite the implementation of all feasible mitigation measures, cannot be mitigated to a less than significant level.

Greenhouse Gas Emissions:

68. Threshold 4.8.2: The proposed project would conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases.

Impact: The proposed project would conflict with the policies or goals of the 2022 Scoping Plan related to vehicle miles traveled (VMT); therefore, the proposed project would conflict with a plan or policy adopted for the purpose of reducing GHG emissions.

Impacts would be significant and unavoidable after implementation of mitigation. (DEIR at 4.8-16 to 4.8-20)
a. Finding: Changes or alterations have been required, or incorporated into, the proposed project which avoid or substantially lessen the significant environmental effect as identified in the FEIR; though these changes do not reduce the identified impact to below established significance thresholds. (State CEQA Guidelines Section 15091(a)(1).

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b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.8-16 to 4.8-20) c. Applicable Mitigation Measures: The following mitigation measures (MM GHG-1 and MM TRA-2) were revised/added in the FEIR and MM TRA-1 is taken directly from the DEIR. These measures apply to and will be implemented by the proposed project to mitigate impacts related to greenhouse gas emissions. (FEIR at 3-2 to 3-4 and Appendix G at 4.19-20, and DEIR at 4.17-11 to 4.17-12)
MM GHG-1: Electric Vehicle Charging. Provisions shall be made at the project site for emerging electric truck technology. Prior to the issuance of a shell building permit, construction plan set shall:
a) Provide for installation of all necessary infrastructure, including conduit, wiring, and sufficient electrical capacity, to support the future installation of on-site electric truck charging stations; and b) Designate sufficient space to accommodate a minimum of four electric trucks charging simultaneously.

The charging stations shall be installed and operational prior to tenant occupancy of the building.

MM TRA-1 Bike Lanes. Prior to issuance of a certificate of occupancy for the proposed industrial building, the project Applicant shall retain a licensed Civil Engineer by the State of California to prepare Civil Street Improvements and Signing & Striping Plans (collectively Construction Plans) for the implementation of bike lanes in both directions on Commercentre Drive between Alton Parkway and Dimension Drive. These bike lanes on Commercentre Drive would connect the proposed project site on Enterprise Way to the existing bike lanes on Alton Parkway, which eventually connects to the Irvine Transportation Center, a multi-model transit hub including Metrolink and Amtrak commuter train services and OCTA bus services.

The construction of said improvements shall be completed per the plans and to the satisfaction of the Public Works Department. The project Applicant shall use these Construction Plans to obtain a Public Works Encroachment Permit to construct said improvements for bike lanes on Commercentre Drive.

MM TRA-2: Pedestrian-Scale Transit Access Lighting. To reduce vehicle miles traveled (VMT) and improve first-/last-mile access to transit, the Item: 2
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applicant/developer shall install pedestrian-scale lighting along the onsite pedestrian pathway between the primary building entrance and the public right-of-way, leading to the existing bus stops. Lighting shall provide adequate nighttime visibility for pedestrians (generally achieving a maintained average of 1.0 foot-candle), avoid glare, and limit spillover to adjacent properties in accordance with Lake Forest Municipal Code section 9.72.085(3). Fixtures shall include automatic dusk-to-dawn controls.

Prior to issuance of building permits, a lighting plan depicting fixture types, locations, heights, and illumination levels shall be submitted by the Applicant to the City for review and approval.

Prior to issuance of a certificate of occupancy, all required lighting shall be installed and operational and shall be maintained by the property owner for the life of the project.
d. Supporting Explanation: A substantial portion of the project’s total GHG emissions are related to vehicle exhaust emissions. While implementation of MM GHG-1 (as revised in the FEIR) would contribute to (but not satisfy) the project’s “fair share” reduction of GHG emissions and MM TRA-1 and MM TRA-2 would promote alternative transportation with the intent of reducing VMT, the project’s VMT impact would remain significant and unavoidable, and therefore, the proposed project would not be consistent with the 2022 Scoping Plan. Therefore, the proposed project would conflict with the plans and policies adopted for the purpose of reducing the emissions of GHGs, including the 2022 Scoping Plan. There is no other feasible mitigation available to substantially lessen or avoid this significant impact; therefore, impacts remain significant and unavoidable. (DEIR at 4.8-16 to 4.8-20)

69. Cumulative Impact: Project development, together with cumulative projects, would result in significant impacts related to greenhouse gas emissions in the project area.

Impacts would be significant and unavoidable after implementation of mitigation. (DEIR at 4.8-20 to 4.8-21)
a. Finding: Changes or alterations have been required, or incorporated into, the proposed project, which avoid or substantially lessen the significant environmental effect as identified in the FEIR; though these changes do not reduce the identified impact to below established significance thresholds. (State CEQA Guidelines Section 15091(a)(1).
b. Applicable Regulatory Compliance Measures: No regulatory compliance measures are applicable to this topical area. (DEIR at 4.8-20 to 4.8-21) c. Applicable Mitigation Measures: MM GHG-1 as discussed above is applicable to this topical area. (FEIR at 3-2 to 3-3)
d. Supporting Explanation: A substantial portion of the project’s total GHG emissions are related to vehicle exhaust emissions. The proposed project would not satisfy its “fair share” of emission reductions required to support SB 743 and the goals of the 2022 Scoping Plan. The proposed project would conflict with the policies or goals of the 2022 Scoping Plan related to VMT; therefore, the proposed project would conflict with a plan or policy adopted for the purpose of reducing GHG emissions.

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A cumulative threshold based on consistency with State targets and actions to reduce GHGs is an appropriate standard of comparison for project-specific significance determinations. The thresholds developed by the SCAQMD are based on and apply to individual projects. Since climate change is a global issue, it is unlikely that individual projects would generate enough GHG emissions to influence climate change on their own. Consequently, it is speculative to determine how an individual project’s GHG emissions would impact climate change in California. The GHG emissions identified in Section 4.8 of the DEIR are the proposed project’s contribution to the cumulative impact. While implementation of MM GHG-1 (as revised in the FEIR) would contribute to (but not satisfy) the project’s “fair share” reduction of GHG emissions and MM TRA-1 and MM TRA-2 would promote alternative transportation with the intent of reducing VMT, the project’s VMT impact would not be reduced to below the City’s VMT threshold, and therefore, would not be consistent with the 2022 Scoping Plan. Therefore, the proposed project would conflict with the plans and policies adopted for the purpose of reducing the emissions of GHGs, including the 2022 Scoping Plan. There is no other feasible mitigation available to substantially lessen or avoid this cumulatively significant impact; therefore, this cumulative impact remains significant and unavoidable. (DEIR at 4.8- 20 to 4.8-21)
Transportation and Traffic:

70. Threshold 4.17.2: The proposed project would conflict or be inconsistent with State CEQA Guidelines Section 15064.3 subdivision (b). Additionally, the proposed project would not meet any of the screening criteria described in the City of Lake Forest Transportation Analysis Guidelines and would exceed the vehicle miles traveled (VMT) thresholds described in the City of Lake Forest Transportation Analysis Guidelines.

Impact: The proposed project would conflict or be inconsistent with State CEQA Guidelines Section 15064.3 subdivision (b) related to VMT. Additionally, the proposed project would not meet any of the screening criteria described in the City of Lake Forest Transportation Analysis Guidelines and would exceed the vehicle miles traveled (VMT) thresholds described in the City of Lake Forest Transportation Analysis Guidelines.

Impacts would be significant and unavoidable after implementation of mitigation. (DEIR at 4.17-11 to 4.17-12)
a. Finding: Changes or alterations have been required, or incorporated into, the proposed project, which avoid or substantially lessen the significant environmental effect as identified in the FEIR; though these changes do not reduce the identified impact to below established significance thresholds. (State CEQA Guidelines Section 15091(a)(1).)
b. Applicable Regulatory Compliance Measures: The following regulatory compliance measure is applicable to this topical area and was added to the FEIR for clarity. (FEIR 3-4 and Appendix G at 4.17-18 to 4.17-19)
RCM TRA-1: Development Standards Pursuant to Section 9.160.040 of the City’s Municipal Code. The provisions of Zoning Code Chapter

9.160.040 (Facility Design Regulations) shall be implemented as follows:

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• Prior to the issuance of the building permits for the construction of the primary building, the site plan and/or floor plans in the construction drawings shall clearly show the location of the required carpool parking stalls, vanpool parking stalls, ride share vehicle loading area, bicycle parking, shower facilities, locker facilities, and commuter information area, in accordance with the regulations in Zoning Code Section

9.160.040.
• Prior to issuance of building permits for the construction of the primary building, the Applicant shall retain a licensed Civil Engineer by the State of California to prepare Civil Street Improvement Plans for the installation of a bus shelter with solar-powered lights, a bus bench, and a trash receptacle for the existing bus stop located on the northwest corner of the intersection of Dimension Drive at Commercentre
Drive/Enterprise Way, in accordance with the regulations in Zoning Code Section 9.16.040 and Orange County
Transportation Authority Guidelines.

The bus stop improvements shall be designed in accordance to the standards provided in the Orange County Transportation Authority (OCTA) Transit-Supportive Design Guidelines (June 30, 2021 or latest edition). As appropriate, the existing sidewalk shall be widened within the existing right-of-way (ROW) to a minimum eight feet wide to accommodate
wheelchair bus boardings. If that is not feasible due to ROW constraints, then the sidewalk shall be widened to greatest extent practical.

The project Applicant shall submit these Civil Street
Improvement Plans to the City’s Engineering Division and obtain a Public Works Encroachment Permit to construct the improvements to the existing bus stop.
• Prior to issuance of Certificate of Occupancy of the building, all provisions of Chapter 9.160 shall be implemented, as
approved on the construction drawings and civil street
improvement plans, including but not limited to, the required carpool parking stalls, vanpool parking stalls, ride share vehicle loading area, bicycle parking, shower facilities, locker facilities, commuter information area, and improvements to the existing bus stop located on the northwest corner of the intersection of Dimension Drive at Commercentre
Drive/Enterprise Way.
c. Applicable Mitigation Measures: The following mitigation measures apply to and will be implemented for the proposed project to mitigate impacts related to VMT. MM TRA-1 is taken directly from the DEIR and MM TRA-2 has been added to the FEIR. (DEIR at 4.17-11 to 4.17-12, and FEIR 3-4 and Appendix G at 4.19-20) Item: 2
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MM TRA-1 Bike Lanes. Prior to issuance of a certificate of occupancy for the proposed industrial building, the project Applicant shall retain a licensed Civil Engineer by the State of California to prepare Civil Street Improvements and Signing & Striping Plans (collectively Construction Plans) for the implementation of bike lanes in both directions on Commercentre Drive between Alton Parkway and Dimension Drive. These bike lanes on Commercentre Drive would connect the proposed project site on Enterprise Way to the existing bike lanes on Alton Parkway, which eventually connects to the Irvine Transportation Center, a multi-model transit hub including Metrolink and Amtrak commuter train services and OCTA bus services.

MM TRA-2: Pedestrian-Scale Transit Access Lighting. To reduce vehicle miles traveled (VMT) and improve first-/last-mile access to transit, the applicant/developer shall install pedestrian-scale lighting along the onsite pedestrian pathway between the primary building entrance and the public right-of-way, leading to the existing bus stops. Lighting shall provide adequate nighttime visibility for pedestrians (generally achieving a maintained average of 1.0 foot-candle), avoid glare, and limit spillover to adjacent properties in accordance with Lake Forest Municipal Code section 9.72.085(3). Fixtures shall include automatic dusk-to-dawn controls.

Prior to issuance of building permits, a lighting plan depicting fixture types, locations, heights, and illumination levels shall be submitted by the Applicant to the City for review and approval.

Prior to issuance of a certificate of occupancy, all required lighting shall be installed and operational and shall be maintained by the property owner for the life of the project.
d. Supporting Explanation: The proposed project is considered a non-residential office/ employment project. The project VMT rate exceeds the City’s VMT threshold (Target VMT Rate) by 20 percent (FEIR Table 4.17.B, at 4.17.-13) and, therefore, is required to reduce its VMT by 20 percent. Therefore, the proposed project would be required to implement MM TRA-1 and MM TRA-2 which encourage a mode shift from vehicles to bicycles, thereby reducing and displacing VMT. Additionally, the project Applicant is required to comply with the site development standards specified in Section 9.160 of the City’s Municipal Code (RCM TRA-1) related to employee parking spaces, parking for carpool vehicles, parking for vanpool vehicles, bicycle parking, shower Item: 2
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facilities, locker facilities, commuter information areas, rideshare vehicle loading areas, and the provision of transit/bus shelters.

Assuming implementation of mitigation could achieve the maximum 0.5 percent VMT reduction, the reduction achieved would not reduce the project’s VMT to below the City’s VMT threshold. Therefore, even with implementation of RCM TRA-1, MM TRA1, and MM TRA-2, the project’s VMT impact would remain significant and unavoidable. (FEIR Appendix G at 4.17-11 to 4.17-13 and 4.17-20)

71. Cumulative Impact: Project development, together with cumulative projects, would result in significant impacts related to transportation and traffic, specifically VMT, in the project area. Impacts would be significant and unavoidable after implementation of mitigation. (FEIR Appendix G at 4.17-17 to 4.17-18)
a. Finding: Changes or alterations have been required, or incorporated into, the proposed project, which avoid or substantially lessen the significant environmental effect as identified in the FEIR, though these changes do not reduce the identified impact to below established significance thresholds. (State CEQA Guidelines Section 15091(a)(1).)
b. Applicable Regulatory Compliance Measures: RCM TRA-1 as discussed above is applicable to this topical area. (FEIR 3-4 and Appendix G at 4.17-17 to 4.17-20) c. Applicable Mitigation Measures: MM TRA-1 and MM TRA-2 as discussed above area applicable to this topical area. (FEIR 3-4 and Appendix G at 4.17-17 to 4.19-20) d. Supporting Explanation: The proposed project would result in a less than significant impact related to conflicts with a program, plan, or ordinance, or policy addressing the circulation system, roadway design hazards, and emergency access. However, based on the City of Lake Forest Transportation Analysis Guidelines (TA Guidelines), the project VMT rate exceeds the City’s VMT threshold. The proposed project would be required to implement RCM and Traffic Demand Management (TDM) measures as specified in RCM TRA-1, MM TRA-1, and MM TRA-2, to promote alternative transportation with the intent of reducing VMT. Assuming the maximum 0.5 percent VMT reduction, the reduction achieved would not reduce the project’s VMT impact to below the City’s VMT threshold. Therefore, even with implementation of RCM TRA-1, MM TRA-1, and MM TRA-2, the proposed project would result in a cumulatively significant and unavoidable transportation impact related to VMT. (FEIR Appendix G at 4.17-17 to 4.17-18) SECTION VI: FINDINGS REGARDING SIGNIFICANT IRREVERSIBLE

ENVIRONMENTAL CHANGES
Section 15126.2(d) of the State CEQA Guidelines requires that an EIR consider and discuss significant irreversible changes that would be caused by implementation of a proposed project.

The State CEQA Guidelines specify that the use of nonrenewable resources during the initial and continued phases of a project should be discussed because a large commitment of such resources makes removal or non-use thereafter unlikely. Primary and secondary impacts (e.g., a highway improvement that provides access to a previously inaccessible area) should also be discussed because such changes generally commit future generations to similar uses.

Irreversible damage can also result from environmental accidents associated with a project and should be discussed.

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Construction of the proposed project would require consumption of resources that are not replenishable or that may renew so slowly as to be considered nonrenewable. These resources would include certain types of lumber and other forest products (e.g., hardwood lumber), aggregate materials used in concrete and asphalt (e.g., sand, gravel, and stone), metals (e.g., steel, copper, and lead), petrochemical construction materials (e.g., plastics), and water. Fossil fuels (e.g., gasoline and oil) would also be consumed in the use of construction vehicles and equipment. Lumber, aggregate materials, metals, and petrochemical construction materials would be used to construct the proposed building. Once construction is complete, the proposed project would not require additional consumption of these materials and, should the proposed building be demolished in the future, some of these materials may be recycled or salvaged for future uses as required by the CALGreen Code and SB 1374. (DEIR at 4.19-17 to 4.19-18) Given the temporary nature and short duration of construction activities, construction-related water consumption would not significantly impact water supplies. (DEIR at 4.19-12 to 4.19-13) The use of construction vehicles and equipment would require the temporary consumption of nonrenewable fossil fuels such as natural gas and oil. The proposed project would comply with existing requirements for fuel efficiency and use of renewable energy sources pursuant to the PRC and the CALGreen Code, which would minimize the consumption of non-renewable resources during construction to the maximum extent feasible. (DEIR at 4.6-7 to 4.6-10) Operation of the proposed project would continue to expend similar non-renewable resources that are currently consumed within Lake Forest and on site. These include energy resources such as electricity, petroleum-based fuels, fossil fuels, and water. Energy resources would be used for heating and cooling the building and building lighting. Fossil fuels are primary energy sources for project operation. This existing, finite energy source would thus be incrementally reduced. The proposed project would comply with existing requirements for energy efficiency and use of renewable energy sources as required by Title 24, Part 6 of the CCR, the CALGreen Code, the California Energy Efficiency Strategic Plan, SB 100, the California Renewable Portfolio Standards Program, the PRC, and the City of Lake Forest General Plan, which would minimize the consumption of non-renewable resources during operation to the maximum extent feasible. (DEIR at 4.6-1 to 4.6-10)
The future tenant of the new industrial building is unknown at this time, and it is possible project operation may result in the use or handling of hazardous materials depending on what types of manufacturing activities would occur on the project site. Nevertheless, such materials would be used, handled, stored, and disposed of in accordance with applicable government regulations and standards that would serve to protect against a significant and irreversible environmental change resulting from the accidental release of hazardous materials, including requirements for HMBPs and RMPs for facilities handling significant quantities of hazardous materials, OSHA and Cal/OSHA regulations, CCR Title 8, the CGP, and USDOT, RCRA, and State regulations. (DEIR 4.9-9 to 4.9-13)
In summary, construction and operation of the proposed project would commit the use of slowly renewable and non-renewable resources and would limit the availability of these resources on the project site for future generations or for other uses during the life of the proposed project.

However, the continued use of such resources during operation would be on a relatively small scale, consistent with all State and local policies and regulations referenced above aimed at minimizing the inefficient use of non-renewable resources. As a result, the use of nonrenewable resources in this manner would not result in significant irreversible changes to the environment under the proposed project.

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SECTION VII: GROWTH-INDUCING IMPACTS
Sections 15126(d) and 15126.2(e) of the State CEQA Guidelines require that an EIR analyze growth-inducing impacts and discuss the ways in which a proposed project could foster economic or population growth or construction of additional housing, either directly or indirectly, in the surrounding environment. Section 15126.2(d) of the State CEQA Guidelines also requires a discussion of the characteristics of projects that may encourage and facilitate other activities that could significantly affect the environment, either individually or cumulatively. A project is typically considered growth inducing: (1) if it would foster economic or population growth or the construction of additional housing; (2) if it would remove obstacles to population growth or tax community services to the extent that the construction of new facilities would be necessary; or (3) if it would encourage or facilitate other activities that cause significant environmental effects.3 Examples of projects likely to have significant growth-inducing impacts include extensions or expansions of infrastructure systems beyond what is needed to serve project-specific demand, and development of new residential subdivisions or industrial parks in areas that are currently only sparsely developed or are undeveloped.

The proposed project consists of the redevelopment of an existing office/industrial building with a new industrial building and associated parking and landscaping. The proposed project does not include a housing component. The area surrounding the project site is already highly urbanized and developed with a mix of residential, business park, regional park/open space, and industrial land uses. Due to the developed nature of the area surrounding the project site, population growth within the vicinity of the project site is highly constrained and implementation of the proposed project would not remove impediments to population growth in the area surrounding the project site. (DEIR at 4.14-6 to 4.14-8) The construction of the proposed project would provide short-term construction jobs over an approximately 12-month period. Construction jobs would be temporary and would be specific to the variety of construction activities. The work requirements of most construction projects are highly specialized, so construction workers remain at a job site only for the limited time in which their specific skills are needed to complete a particular phase of the construction process. Given the relatively short duration of construction, the relatively small size of the proposed project, and the availability of local and regional construction workers, project-related construction workers would not be expected to relocate their places of residence as a consequence of working on the project site. Once operational, the proposed project would not result in direct population growth because the proposed project is not a residential use or does not include a residential component; and therefore, would not add new residents at the project site. The proposed industrial building would generate approximately 187 new jobs in the City of Lake Forest. Due to the large population and the existing workforce within Orange County and the proportion of unemployed individuals within the City (3.7 percent of the labor force) and Orange County (4.0 percent of the labor force), it is reasonable to assume that the majority of the new jobs generated by the proposed project would be filled by existing City residents and residents of nearby Cities within Orange County. Therefore, because it is reasonable to assume that the majority of the new jobs generated by the proposed project would be filled by the local and regional labor pools and that the types of employment offered by the proposed project would not cause people to move or relocate to the area solely for the purpose of being close to the project site, the proposed project would not generate substantial population growth in the area.

Furthermore, since employees would already live in the City or nearby geographic areas, it is assumed that they would already have adequate housing. (DEIR at 4.14-6 to 4.14-8) 3 State CEQA Guidelines. 2023. Section 15126.2(d).

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The proposed project is consistent with the project site’s General Plan designation and does not represent unplanned growth given that the project site would be developed consistent with its land use and zoning designations. Therefore, although the proposed project would provide short- and long-term employment opportunities, it would not result in substantial direct or indirect population growth or create a significant demand for housing in the project site vicinity. (DEIR at 4.11-8 to 4.11-27)
The proposed project would consist of redevelopment of an existing developed site and would not require the extension of utilities or roads into undeveloped areas or directly or indirectly lead to the development of undeveloped sites. The existing office/industrial building has existing onsite connections to water, sewer, stormwater, and electricity. Redevelopment of the project site with the new industrial building would require improvements to existing on-site connections for water, sewer, drainage, and electricity. These on-site improvements are wholly contained within the project footprint and would only serve the proposed project. (DEIR at 4.19-2 to 4.19-5, and

4.19-12 to 4.19-16)
All access and internal circulation improvements implemented as part of the proposed project would provide for better circulation flows within the project site and would not foster off-site population growth. Additionally, the proposed off-site intersection improvements included as part of the proposed project are intended to enhance public safety and address concerns related to large truck turning movements and would not foster off-site population growth. (DEIR at 4.17-13 to 4.17-16) Due to the nature of the project (i.e., non-residential) and the location of the project site within a developed and urbanized area, development of the proposed project would not result in growth-inducing impacts.

SECTION VIII: ALTERNATIVES TO THE PROPOSED PROJECT
Background:

Section 15126.6 of the State CEQA Guidelines requires EIRs to consider and discuss alternatives to the proposed actions. Subsection (a) states:

An EIR shall describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives. An EIR need not consider every conceivable alternative to a project. Rather it must consider a reasonable range of potentially feasible alternatives that will foster informed decision-making and public participation.

An EIR is not required to consider alternatives which are infeasible. The lead agency is responsible for selecting a range of project alternatives for examination and must publicly disclose its reasoning for selecting those alternatives. There is no ironclad rule governing the nature or scope of the alternatives to be discussed other than the rule of reason.

Subsection 15126.6(b) states the purpose of the alternatives analysis:

Because an EIR must identify ways to mitigate or avoid the significant effects that a project may have on the environment (Public Resources Code Section 21002.1), the discussion of alternatives shall focus on alternatives to the project or its location which are capable of avoiding or substantially lessening any significant effects of the project, even if these alternatives would impede Item: 2
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to some degree the attainment of the project objectives, or would be more costly.

In subsection 15126.6(c), the State CEQA Guidelines describe the selection process for a range of reasonable alternatives:

The range of potential alternatives to the proposed project shall include those that could feasibly accomplish most of the basic objectives of the project and could avoid or substantially lessen one or more of the significant effects. The EIR should briefly describe the rationale for selecting the alternatives to be discussed. The EIR should also identify any alternatives that were considered by the lead agency but were rejected as infeasible during the scoping process and briefly explain the reasons underlying the lead agency’s determination. Additional information explaining the choice of alternatives may be included in the administrative record. Among the factors that may be used to eliminate alternatives from detailed consideration in an EIR are: (i) failure to meet most of the basic project objectives, (ii) infeasibility, or (iii) inability to avoid significant environmental impacts.

The range of alternatives required is governed by a “rule of reason” that requires the EIR to set forth only those alternatives necessary to permit a reasoned choice. The EIR shall include sufficient information about each alternative to allow meaningful evaluation, analysis, and comparison with the proposed project. Alternatives are limited to ones that would avoid or substantially lessen any of the significant effects of the project. Of those alternatives, the EIR need examine in detail only the ones that the lead agency determines could feasibly attain most of the basic objectives of the project.

However, when significant impacts can be mitigated by the adoption of mitigation measures, the lead agency has no obligation to consider the feasibility of alternatives with respect to that impact in its findings, even if the alternative would mitigate the impact to a greater degree than the proposed Project. (PRC § 21002; Kings County Farm Bureau v. City of Hanford (1990) 221 Cal.App.3d 692, 730-731; Laurel Heights Improvement Association v. Regents of the University of California (1988) 47 Cal.3d 376, 400-403; Laurel Hills Homeowners Association v. City Council (1978) 83 Cal.App.3d 515, 521.) The City has adopted mitigation measures to avoid or substantially lessen the potentially significant environmental impacts identified in the DEIR.

However, specific direct and cumulative impacts related to greenhouse gas emissions and VMT would remain significant and unavoidable.

Project Objectives:

The following objectives have been established for the proposed project: (DEIR at 3-20 to 3-21)

1. Provide a permitted land use that is consistent with the General Plan land use and zoning designation and that helps fulfill the demands of businesses and residents in the City of Lake Forest;

2. Re-envision an existing underutilized office/industrial property to build a new financially and environmentally sustainable building;

3. Re-envision an existing underutilized office/industrial property to provide a building type that is flexible and accommodating to a variety of permitted land uses to extend the useful life of the building;
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4. Provide industrial development that is attractive and minimizes conflicts with the surrounding existing uses;

5. Provide employment opportunities and facilitate job-creation for the residents of Lake Forest and surrounding communities to reduce the need for members of the local workforce to commute outside the area for employment;

6. Redevelop an underutilized site for improvement and enhanced contribution to the City of Lake Forest’s fiscal benefits; and

7. Cluster land uses in proximity to other similar industrial/commercial uses and close to access points of the State highway system, such as State Route 241, to reduce traffic congestion on surface streets and reduce local air pollution emissions from vehicle sources.

Alternatives Considered but Rejected:

Alternative Sites. CEQA requires that the discussion of alternatives focus on alternatives to the project or its location that are capable of avoiding or substantially lessening any significant impacts of the project. The key question and first step in the analysis is whether any of the significant impacts of the project would be avoided or substantially lessened by relocating the project. Only locations that would avoid or substantially lessen any of the significant impacts of the project need be considered for inclusion in the EIR (State CEQA Guidelines Section 15126.6[f][2][A]). Among the factors that may be taken into account when addressing the feasibility of alternatives are site suitability, economic viability, availability of infrastructure, General Plan consistency, other plans or regulatory limitations, jurisdictional boundaries, and whether the applicant can reasonably acquire, control, or otherwise have access to the alternative site (State CEQA Guidelines Section 15126.6[f][1]). If it is determined that no feasible alternative locations exist, the EIR must disclose the reasons for this conclusion (State CEQA Guidelines Section 15126.6[f][2][B]).

No alternative locations where the proposed project could be undertaken are analyzed in the Draft EIR. Key objectives of the proposed project include re-envisioning an existing underutilized property to develop a new financially stable building that fulfills the demands of businesses and residents in the City and provides employment opportunities for the residents of Lake Forest and surrounding communities. The Applicant/Developer does not own or control any other property in the vicinity of the project site that would be suitable for development of the proposed project or that would meet the proposed project objectives including redevelopment of an existing underutilized property. Additionally, the City has not identified any currently underutilized/vacant properties within the project vicinity with a Light Industrial land use and zoning designation that would allow for the implementation of a project with similar uses and square footage. Furthermore, development of the proposed project on an alternative site would likely result in many of the same environmental impacts as development of the proposed project on the project site. Therefore, this alternative was rejected from further consideration. (DEIR at 5-4 to 5-5)
Reduced Daily Trip Alternative. An alternative that could be screened out of a project-level assessment based on the City’s TA Guidelines would eliminate the project’s significant and unavoidable VMT impact and was therefore considered. To be screened out of a project-level assessment, the alternative would need to satisfy the “Small Project Screening” criteria. To satisfy the “Small Project Screening” criteria, the alternative would need to result in less than 110 daily trips. If the alternative resulted in less than 110 daily trips, it could be screened out of a VMT analysis and would be presumed to have a less than significant VMT impact. Potential Item: 2
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developments on the project site that could meet this criteria include: (1) development of a maximum 64,060-square-foot building with a warehouse use; (2) development of a maximum 23,165-square-foot building with a manufacturing use; or (3) development of a maximum 10,100-square-foot building with an office use. Development of one of these smaller buildings would also incrementally reduce impacts associated with air quality, greenhouse gas emissions, noise, and transportation and traffic. However, development of buildings of this size would yield a very low land coverage that would not justify the relation between land value, building construction costs, and potential revenue, resulting in an unfeasible project. Additionally, tenants required to support the smaller building sizes and assumed uses are not present in the market to facilitate the required financial viability. Finally, development of this alternative would not meet the majority of the project objectives. Therefore, for the reasons above this alternative was rejected from further consideration. (DEIR at 5-5)
Alternatives Selected for Analysis:

The DEIR identified three alternatives:

Alternative 1 – No Project Alternative
Alternative 2 - Previous Use and Associated Site Development Permit Alternative Alternative 3 – Reduced Project Alternative
Alternative 1 – No Project Alternative
Description: CEQA requires analysis of a “No Project” Alternative. The purpose of describing and analyzing a No Project Alternative is to allow decision-makers to compare the impacts of approving the proposed project with the impacts of not approving the proposed project. According to State CEQA Guidelines Section 15126.6(e)(3)(C), the lead agency should proceed to analyze the impacts of the No Project Alternative by projecting what would reasonably be expected to occur in the foreseeable future if the project were not approved, based on current plans and consistent with available infrastructure and community services.

Under Alternative 1, the No Project Alternative, the project site would remain in its current condition. No development of a new building, site improvements, or ground disturbance would occur. The project site would continue to be occupied by the existing 144,906-square-foot, two-story tilt-up office/industrial building and associated parking and landscaping. The existing building would remain vacant, consistent with existing conditions. (DEIR at 5-6 to 5-7) Finding: The Planning Commission finds, pursuant to PRC Section 21081(a)(3), that specific legal, economic, social, technical, or other considerations make the No Project Alternative infeasible; therefore, the Planning Commission hereby rejects the No Project Alternative.

Environmental Analysis: No new development would occur on the project site. The project site would remain developed with the existing office/industrial building and associated parking and landscaping. Currently the existing building is vacant. If the building remains vacant, the existing environmental conditions would remain unchanged. (DEIR at 5-7 to 5-12)
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Supporting Explanation:

Avoid or Substantially Lessen Project Impacts: Because Alternative 1 would not require demolition activities, construction of a new building, or increase the intensity of on-site uses, the impacts of Alternative 1 would be less than the impacts of the proposed project for aesthetics, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, noise, population and housing, public services, recreation, transportation, tribal cultural resources, utilities and service systems, and wildfire. More specifically, Alternative 1 would not result in significant and unavoidable transportation impacts related to VMT or a significant and unavoidable cumulatively considerable impact related to GHG emissions. (DEIR at 5- 12)
Attainment of Project Objectives: Alternative 1 would be potentially consistent with the following Project Objective 7: (Cluster land uses in proximity to other similar industrial/commercial uses and close to access points of the State highway system, such as State Route 241, to reduce traffic congestion on surface streets and reduce local air pollution emissions from vehicle sources).

Under Alternative 1 the existing underutilized office/industrial building would remain in place and would remain vacant. Therefore, this alternative would not be consistent with any of the other Project Objectives. (DEIR at 5-12 to 5-13) Comparative Merits: The No Project Alternative would avoid significant and unavoidable impacts related to VMT and GHG emissions. It would also avoid any construction-related impacts associated with project development. However, this alternative would only partially attain 1 of the 7 objectives of the proposed project. It is also not reasonable to assume that the project site and existing industrial/office building would remain vacant in perpetuity. As previously discussed, the No Project Alternative is legally infeasible, as it would conflict with the Applicant’s vested right to lease the existing industrial/office building and occupy the project site. Further, keeping the existing industrial/office building vacant would conflict with the intent of the industrial complex to provide industrial business and jobs which thereby provide an economic benefit to the City and its residents. Therefore, the Planning Commission herby rejects the No Project Alternative.

Alternative 2 - Previous Use and Associated Site Development Permit Alternative Description: Under Alternative 2, no new development would occur on the project site and no site improvements (aside from potential interior tenant improvements) would be implemented. The project site would remain developed with the existing office/ industrial building and would operate as an office consistent with the existing Site Development Permit. Alternative 2 would not require demolition activities or construction of a new building.

Alternative 2 assumes that the project site would be occupied by office uses consistent with the existing Site Development Permit. The project site would continue to be occupied by a 144,906-square-foot, two-story tilt-up office/industrial building and associated parking and landscaping. No modifications would be made to the exterior of the building, parking, or landscaping and no construction activities (aside from interior tenant improvements) or ground disturbance would occur.

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Under this alternative, an estimated 472 individuals would be employed at the project site. Alternative 2 is expected to generate 1,571 daily trips, including 220 a.m. and 209 p.m. peak-hour trips, resulting in a net increase of 844 daily trips compared to the proposed project. (DEIR at 5-13)
Finding: The Planning Commission finds, pursuant to PRC Section 21081(a)(3), that specific legal, economic, social, technical, or other considerations make the Previous Use and Associated Site Development Permit Alternative infeasible; therefore, the Planning Commission hereby rejects the Previous Use and Associated Site Development Permit Alternative.

Environmental Analysis: In the absence of construction or ground disturbance, no construction-related impacts would occur. As no exterior modifications to the building or project site would occur under this alternative, the environmental conditions associated with subsequent operation of the building would be similar to those associated with the previous use and what is typical in an office park environment (e.g., aesthetics, noise). As the demolition and construction activities necessary for implementation of the proposed project would not occur, Alternative 2 would not alter the site’s existing drainage, landscaping, or ground surface; therefore, there would be no potential for impacts relative to biological resources, cultural resources, geology/soils, mineral resources, tribal cultural resources, wildfire or changes to onsite or local hydrology/water quality. Because the existing structure would remain, the emission of construction-related criteria pollutants and toxic air contaminants (TACs) would not occur under Alternative 2. Compared to the proposed project, the net increase in employees on-site would increase the number of daily trips, resulting in a proportional increase in the volume of air pollutant and greenhouse gas emissions emitted during project operation. Operation of the existing use would be consistent with existing City land use and zoning designations, and no impact would occur. Use of the existing building for office uses would potentially increase the number of potential jobs (by 285 jobs); though, similar to the proposed project, it is reasonable the majority of these jobs would be filled by existing City or County residents and would not represent unplanned growth; therefore, increased demand for public service, recreation, or utility services would be negligible. The increase in the number of daily trips (844 daily trips) would contribute to significant and unavoidable VMT related impacts, and a cumulatively significant greenhouse gas impact. (DEIR 5-13 to 5-20)
Supporting Explanation:

Avoid or Substantially Lessen Project Impacts: Alternative 2 would not result in any construction-related impacts. Similar to the proposed project, development of Alternative 2 would result in no impacts to agriculture and forestry resources, land use and planning, and mineral resources and would result in less than significant impacts to population and housing, public services, recreation, and utilities and service systems. In the absence of demolition activity, compared to the proposed project, impact relative to aesthetics, biological resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, noise, tribal cultural resources, and wildfire be reduced under Alternative 2.

Alternative 2 would result in a significant and unavoidable transportation impact related to VMT and a significant and unavoidable cumulatively considerable impact related to GHG emissions. (DEIR 5-20 to 5-21)
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Attainment of Project Objectives: Alternative 2 would be potentially consistent with the following three project objectives:

1. Provide a permitted land use that is consistent with the General Plan land use and zoning designation and that helps fulfill the demands of businesses and residents in the City of Lake Forest;

Under Alternative 2 the existing building would operate as an office consistent with the existing Site Development Permit. The project site would continue to be occupied by a 144,906-square-foot, two story tilt-up office/industrial building and associated parking and landscaping. Therefore, Alternative 2 would not be consistent with the remaining four project objectives. (DEIR at 5-21)
Comparative Merits: Compared to the proposed project, Alternative 2 would eliminate construction-related impacts but would result in a net increase in employees on-site thereby increasing the number of daily trips and resulting in a proportional increase in the volume of air pollutant and greenhouse gas emissions emitted during project operation. The increase in the number of daily trips (844 daily trips compared to the proposed project) would contribute to significant and unavoidable VMT related impacts, and a cumulatively significant greenhouse gas impact. (DEIR at 5-10 to 5-21) Furthermore, this alternative only achieves some, but not the majority of the project’s objectives. More importantly, this alternative assumes that a tenant could be secured for the existing building in its current configuration.

The fact that the existing building has not been occupied for more than 2 years demonstrates that the existing building is not aligned with the current needs of tenants in the City for this specific land use. State CEQA Guidelines sections 15091(c)(3) and 15126.6 provide that where a proposed alternative is neither legally possible nor meets the project objectives, the alternative may be rejected as infeasible. Alternative 2 is infeasible under the State CEQA Guidelines for the reasons described above. Therefore, the Planning Commission hereby rejects the Previous Use and Associated Site Development Permit Alternative (Alternative 2).

Alternative 3 – Reduced Project Alternative
Description: Under Alternative 3, the square footage of the proposed project would be reduced by 25 percent, and all building uses (e.g., office, manufacturing, and warehouse) would be proportionally reduced. The existing office/industrial building would be demolished and a new 35-foot-tall, 124,352.25-square-foot tilt-up concrete industrial building would be constructed. The building would include 7,500 square feet of office space, 48,750 square feet of manufacturing space, and 68,102.25 square feet of warehouse space. The area of decreased building footprint would be designated for additional vehicle and truck parking. Consistent with the proposed Item: 2
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project, Alternative 3 would include a gated truck loading area, truck and auto parking spaces, and new landscaping throughout the site.

Under this alternative, an estimated 139 individuals would be employed at the project site. Alternative 3 is expected to generate 429 daily trips, including 55 a.m. and 58 p.m. peak-hour trips; therefore, compared to the proposed project, Alternative 3 would result in a net decrease of 298 daily trips. (DEIR at 5-21 to 5-22) Finding: The Planning Commission finds, pursuant to PRC Section 21081(a)(3), that specific legal, economic, social, technical, or other considerations make the Reduced Project Alternative infeasible; therefore, the Planning Commission hereby rejects the Reduced Project Alternative.

Environmental Analysis: Demolition and construction activities would be required site -wide to accommodate Alternative 3. While the building size is reduced, modification of the entire site would still occur, providing additional vehicle and truck parking.

Therefore, the impacts associated with site disturbance (e.g., biological resources, cultural resources, geology/soils, tribal cultural resources, wildfire or changes to onsite or local hydrology/water quality) would still occur similar to the proposed project.

As demolition and construction would occur under this alternative, the emission of construction-related criteria pollutants and TACs would still occur, though the volume of emissions may be incrementally reduced. Compared to the proposed project, the net decrease in employees (a 48 employee decrease) would reduce the number of daily trips (by 298 trips), resulting in an incremental and proportional decrease in volume of air pollutant and greenhouse gas emissions emitted during project operation. The reduced size of the use would still be consistent with existing City land use and zoning designations, and no impact would occur. Because a reduction in on-site employment would occur, the uses envisioned under Alternative 3 are not likely to result in unplanned growth. Compared to the proposed project, development of a smaller building with a smaller potential workforce would incrementally reduce the demand for public service, recreation, and utility services. Though a reduction in daily trips would occur, this alternative would still exceed the City’s VMT threshold and would contribute to significant and unavoidable VMT related impacts, and a cumulatively significant greenhouse gas impact. (DEIR 5-22 to 5-30) Supporting Explanation:

Avoid or Substantially Lessen Project Impacts: The existing office/industrial building would be demolished and a new industrial building with truck and auto parking spaces, and new landscaping would be constructed. Alternative 3 and the proposed project are similar in that both would result in no impacts to agriculture and forestry resources, land use and planning, and mineral resources; and both would result in less than significant impacts to biological resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, population and housing, public services, recreation, tribal cultural resources, and wildfire. However, because Alternative 3 would result in the development of a slightly smaller building, would result in 48 fewer employees, and would result in a net decrease of 298 daily trips compared to the proposed project, the impacts of Alternative 3 would be less than the impacts of the proposed project for aesthetics, air quality, energy, utilities and service systems, and noise. Consistent with the proposed project, Alternative 3 would result in a significant and unavoidable transportation impact related to VMT Item: 2
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and a significant and unavoidable cumulatively considerable impact related to GHG emissions. (DEIR at 5-30 to 5-31)
Attainment of Project Objectives: Alternative 3 would be potentially consistent with all seven of the project objectives; however, due to the reduced size of the building and fewer job offerings, the objectives would not be met to the same degree as the proposed project. (DEIR at 5-31)
Comparative Merits: Compared to the proposed project, Alternative 3 would reduce some the project’s impacts, but would not eliminate those impacts, and consistent with the proposed project would result in a significant and unavoidable impact related to VMT and GHG emissions. While Alternative 3 would meet the project’s objectives, the objectives would not be met to the same degree as the proposed project.

Alternative 3 would substantially reduce the overall building area and site coverage.

However, the Project Applicant has submitted evidence regarding the economic infeasibility of Alternative 3. For example, the Project Applicant provided that development costs are not linearly scalable with building area due to the presence of many fixed and quasi-fixed costs, including site acquisition, entitlement, permitting, infrastructure, and certain construction components. As a result, a reduction in project size would not yield a commensurate reduction in total project costs on a persquare-foot basis. In contrast, lease revenues are directly correlated with leasable area and would decrease proportionally with a reduction in building square footage.

Accordingly, the Project Applicant provided that Alternative 3 would materially degrade the project’s revenue-to-cost relationship and preclude the achievement of the Applicant’s business objectives, thereby rendering the project economically infeasible. Because the proposed project already reflects a constrained development program necessary to maintain financial viability under current market conditions, the Project applicant provided that further reduction in scale would prevent the project from meeting its core business objectives and would not be economically feasible.

State CEQA Guidelines sections 15091(c)(3) and 15126.6 provide that where a proposed alternative is neither legally possible nor meets the project objectives, the alternative may be rejected as infeasible. Alternative 3 is infeasible under the State CEQA Guidelines for the reasons described above. Therefore, the Planning Commission hereby rejects the Reduced Project Alternative (Alternative 3).

Environmentally Superior Alternative
CEQA requires the identification of an Environmentally Superior Alternative among the alternatives evaluated in an EIR. While Alternative 1 would avoid the impacts of the proposed project, it would not achieve the beneficial impacts of the proposed project including the re-envisioning of an existing underutilized office/industrial property to provide a building type that is flexible and accommodating to a variety of permitted land uses to extend the useful life of the building, and creating employment opportunities. While Alternative 1 would be environmentally superior in the technical sense in that contribution to the aforementioned impacts would not occur, it would fail to achieve all but one of the project’s objectives. State CEQA Guidelines Section 15126.6(e)(2) provides that, if the No Project/No Build Alternative is the Environmentally Superior Alternative, then the EIR shall also identify an Environmentally Superior Alternative among the other alternatives.

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Of the other alternatives, Alternative 2 would only meet three of the project objectives and would result in similar or reduced environmental impacts compared to the proposed project; though it would still result in a significant and unavoidable transportation impact related to VMT and a significant and unavoidable cumulatively considerable impact related to GHG emissions.

Alternative 3 was identified as the Environmentally Superior Alternative as it would result in similar or reduced impacts as the proposed project. While the number of daily trips is reduced, compared to the proposed project, Alternative 3 would still result in a significant and unavoidable transportation impact related to VMT and a significant and unavoidable cumulatively considerable impact related to GHG emissions. Alternative 3 would achieve all of the project objectives, though not to the same degree as the proposed project. (DEIR at 5-31 to 5-32) Finding: For the reasons set forth below in Supporting Explanation, and as discussed further in the FEIR, the Planning Commission hereby rejects the Environmentally Superior Alternative because it would still result in significant unavoidable VMT and GHG impacts. The Environmentally Superior Alternative would render development of the site economically infeasible, depriving the City of the economic and employment benefits derived from the development of the project and associated infrastructure improvements. Therefore, the Planning Commission, pursuant to PRC Section 21081(a)(3), hereby rejects the Environmentally Superior Alternative.

Supporting Explanation: Compared to the proposed project, Alternative 3 would reduce some the project’s impacts, but would not eliminate those impacts, and consistent with the proposed project would result in a significant and unavoidable impact related to VMT and GHG emissions. While Alternative 3 would meet the project’s objectives, the objectives would not be met to the same degree as the proposed project.

Alternative 3 would not meet the Applicant’s business objectives. The business plan created at acquisition of the property was predicated on designing a project that optimizes site coverage while adhering to land use regulations and providing necessary infrastructure. The proposed project, as designed, represents the minimum development intensity necessary to achieve the Applicant’s fundamental business objectives. Since the project’s initial conception, material changes in market conditions have substantially affected project feasibility. Notably, construction costs for comparable industrial developments have increased by approximately 22 percent between 2021 and 2025. At the same time, lease rates have remained relatively flat.

In addition, the project has incurred increased additional capital obligations through City-required off-site infrastructure improvements associated with the entitlement process, further elevating total development costs and constraining viability.

Alternative 3 would substantially reduce the overall building area and site coverage.

However, development costs are not linearly scalable with building area due to the presence of many fixed and quasi-fixed costs, including site acquisition, entitlement, permitting, infrastructure, and certain construction components. As a result, a reduction in project size would not yield a commensurate reduction in total project costs on a per-square-foot basis. In contrast, lease revenues are directly correlated with leasable area and would decrease proportionally with a reduction in building square footage.

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Accordingly, Alternative 3 would materially degrade the project’s revenue-to-cost relationship and preclude the achievement of the Applicant’s business objectives, thereby rendering the project economically infeasible. Because the proposed project already reflects a constrained development program necessary to maintain financial viability under current market conditions, further reduction in scale would prevent the project from meeting its core business objectives and would not be feasible.

CEQA does not require the City to choose the environmentally superior alternative.

Instead CEQA requires the City to consider environmentally superior alternatives, explain the considerations that led it to conclude that those alternatives were infeasible from a policy standpoint, weigh those considerations against the environmental impacts of the proposed project, and make findings that the benefits of those considerations outweighed the harm. Based upon the foregoing, the Planning Commission hereby rejects the Environmentally Superior Alternative.

SECTION IX: ADOPTION OF STATEMENT OF OVERRIDING CONSIDERATIONS Pursuant to State CEQA Guidelines Section 15093(a), the Planning Commission must balance, as applicable, the economic, legal, social, technological, or other benefits of the Project against its unavoidable environmental risks in determining whether to approve the project. If the specific benefits of the project outweigh the unavoidable adverse environmental effects, those environmental effects may be considered acceptable.

Having reduced the adverse significant environmental effects of the Project to the extent feasible by adopting the mitigation measures; having considered the entire administrative record on the project; the Planning Commission has weighed the benefits of the Project against its unavoidable adverse impacts after mitigation in regards to greenhouse gas emissions and transportation and traffic. While recognizing that the unavoidable adverse impacts are significant under CEQA thresholds, the Planning Commission nonetheless finds that the unavoidable adverse impacts that will result from the Project are acceptable and outweighed by specific social, economic and other benefits of the Project.

In making this determination, the factors and public benefits specified below were considered. Any one of these reasons is sufficient to justify approval of the Project. Thus, even if a court were to conclude that not every reason is supported by substantial evidence, the Planning Commission would be able to stand by its determination that each individual reason is sufficient. The substantial evidence supporting the various benefits can be found in the preceding findings, which are incorporated by reference into this section, and in the documents found in the Records of Proceeding.

The Planning Commission therefore finds that for each of the significant impacts which are subject to a finding under CEQA Section 21081(a)(3), that each of the following social, economic, and environmental benefits of the Project, independent of the other benefits, outweigh the potential significant unavoidable adverse impacts and render acceptable each and every one of these unavoidable adverse environmental impacts:

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1. The Project provides a permitted land use that is consistent with the General Plan land use and zoning designation and that helps fulfill the demands of businesses and residents in the City of Lake Forest.

2. The Project re-envisions an existing underutilized office/industrial property to build a new financially and environmentally sustainable building.

3. The Project re-envisions an existing underutilized office/industrial property to provide a building type that is flexible and accommodating to a variety of permitted land uses to extend the useful life of the building.

4. The Project provides industrial development that is attractive and minimizes conflicts with the surrounding existing uses.

5. The Project provides employment opportunities and facilitates job-creation for the residents of Lake Forest and surrounding communities to reduce the need for members of the local workforce to commute outside the area for employment.

6. The Project redevelops an underutilized site for improvement and enhanced contribution to the City of Lake Forest’s fiscal benefits.

7. The Project would cluster land uses in proximity to other similar industrial/commercial uses and close to access points of the State highway system, such as State Route 241, to reduce traffic congestion on surface streets and reduce local air pollution emissions from vehicle sources.

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EXHIBIT B

MITIGATION MONITORING AND REPORTING PROGRAM
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Table 7.A: Mitigation and Monitoring Reporting Program
Draft EIR Mitigation Measures (MMs) and Regularly
Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials

4.1 Aesthetics
There are no significant impacts related to aesthetics. No mitigation is required.

4.2 Agriculture and Forestry Resources
There are no significant impacts related to agriculture and forestry resources. No mitigation is required.

4.3 Air Quality
MM AQ-1: Tier 4 Interim Construction Equipment. Prior to issuance of a building permit, the project
Applicant shall submit construction plans to the
City of Lake Forest verifying that all construction
equipment used during construction of the project
shall be equipped with Tier 4 Interim engines or
the most effective Verified Diesel Emission
Control Strategies (VDECS) available for the
engine type (Tier 4 engines automatically meet
this requirement) as certified by the California Air
Resources Board (CARB). 4 During construction
activities, the equipment shall be properly
maintained and tuned in accordance with
manufacturer specifications.

Prior to issuance
of a building
permit.

Project Applicant
/ City of Lake
Forest
MM AQ-2: Volatile Organic Compounds. Prior to issuance
of a grading permit, the Project Applicant shall
submit construction plans to the City of Lake
Forest that state that the project shall utilize
“Super-Compliant” low volatile organic
compounds (VOC) paints for nonresidential
interior and exterior surfaces and low VOC paint
for parking lot surfaces. Super-Compliant low
VOC paints have been reformulated to exceed
the regulatory VOC limits put forth by SCAQMD
Rule 1113. Super-Compliant low VOC paints shall
be no more than 10 grams per liter (g/L) of VOC.

Prior to issuance
of a grading
permit.

Project Applicant
/ City of Lake
Forest
MM AQ-3: Tier 4 Final Construction Equipment. Prior to
issuance of a building permit, the project
Applicant shall consult with the City on the status
of Western Realco Projects 1 and 2. If in this
consultation, the City identifies that the
construction schedule of Western Realco Projects
1 and 2, and the IPT Enterprise Business Center
LLC Project (proposed project) will be under
construction at the same time, the proposed
project shall equip all construction equipment
during the overlapping period with Tier 4 Final
engines or the most effective Verified Diesel
Emission Control Strategies (VDECS) available
for the engine type (Tier 4 engines automatically
meet this requirement) as certified by the
California Air Resources Board. The equipment
shall be properly maintained and tuned in
accordance with manufacturer specifications. The
project Applicant shall submit construction plans
to the City of Lake Forest denoting the projected
Prior to issuance
of a building
permit.

Project Applicant
/ City of Lake
Forest
4 CARB. 2015. Verified Diesel Emission Control Strategy (VDECS). Website:
https://ww2.arb.ca.gov/sites/default/files/classic/msprog/ordiesel/faq/vdecsfaq.pdf (accessed June 2025) Item: 2
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Table 7.A: Mitigation and Monitoring Reporting Program
Draft EIR Mitigation Measures (MMs) and Regularly
Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
equipment Tier rating that will be used during the
construction period.

4.4 Biological Resources
RCM BIO-1: Nesting Bird Clearance Survey. If
construction/ground disturbing activities,
including demolition, occurs between February 1
and August 31, a Qualified Biologist shall conduct
a pre-construction clearance survey for nesting
birds within 3 days of the start of any construction,
vegetation clearing, or grading activities
(including disking and demolition) to ensure that
no nesting birds are disturbed during
construction. The Qualified Biologist shall be
retained by the Construction Contractor. The
Qualified Biologist conducting the clearance
survey shall document a negative survey with a
brief letter report indicating that no impacts to
active avian nests would occur. If an active avian
nest is discovered during the pre-construction
clearance survey, construction activities shall stay
outside of a no-disturbance buffer. In general, the
no-disturbance buffer shall be a minimum of 50
feet for passerines and 250 feet for raptors.

However, a species’ sensitivity to disturbance can
vary among species, the level of noise or
construction disturbance, and the line of sight
between the nest and the disturbance. Limits of
construction to avoid an active nest shall be
established in the field with flagging, fencing, or
other appropriate barriers; and construction
personnel shall be instructed on the sensitivity of
nest areas. A biological monitor, with experience
in monitoring active nests, shall be present to
delineate the boundaries of the buffer area and to
monitor daily all active nests to observe the
efficacy of the no-disturbance buffers and to
document any new nesting occurrences to ensure
that nesting behavior is not adversely affected by
the construction activity. Adversely affected
nesting behavior, as determined by the biological
monitor, includes, but is not limited to, disrupting
reproductive behavior, nest abandonment, and/or
prolonged absences of parents while incubating
eggs. Once the young have fledged and left the
nest, or the nest otherwise becomes inactive
under natural conditions, construction, vegetation
clearing, or grading activities (including disking
and demolition) within the buffer area can occur.

Field memorandums shall be prepared by the
biological monitor within 24 hours of each day of
monitoring and shall be submitted to the City of
Lake Forest to document compliance with the
applicable resource protection measures.

Prior to any
construction,
demolition,
vegetation
clearing, or
grading activities
and during
construction.

Construction
Contractor / City
of Lake Forest
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Table 7.A: Mitigation and Monitoring Reporting Program
Draft EIR Mitigation Measures (MMs) and Regularly
Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials

4.5 Cultural Resources
RCM CUL-1: Unknown Archaeological Resources. In
the event that archaeological resources are
discovered during excavation, grading, or
construction activities, work shall cease within
100 feet of the find until a qualified archaeologist
from the Orange County List of Qualified
Archaeologists has evaluated the find in
accordance with federal, State, and local
guidelines to determine whether the find
constitutes a “unique archaeological resource,” as
defined in Section 21083.2(g) of the California
Public Resources Code (PRC). Personnel of the
proposed project shall not collect or move any
archaeological materials and associated
materials. Construction activity may continue
unimpeded beyond 100 feet from the find on other
portions of the project site. The found deposits
shall be treated in accordance with federal, State,
and local guidelines, including those set forth in
PRC Section 21083.2. Prior to issuance of a
grading permit, the Director of Community
Development, or designee, shall ensure that this
regulatory compliance measure is documented
on the grading plans.

During grounddisturbing
construction
activities, upon
discovery of
archaeological
resources.

Construction
Contractor and
Qualified
Archaeologist /
City of Lake
Forest Director of
Community
Development or
designee
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Table 7.A: Mitigation and Monitoring Reporting Program
Draft EIR Mitigation Measures (MMs) and Regularly
Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
RCM CUL-2: Human Remains. If human remains are
encountered, State Health and Safety Code
Section 7050.5 states that no further disturbance
shall occur until the County Coroner has made a
determination of origin and disposition pursuant to
State PRC Section 5097.98. The County Coroner
must be notified of the find immediately. If the
remains are determined to be Native American,
the County Coroner would notify the Native
American Heritage Commission (NAHC), which
would determine and notify a Most Likely
Descendant (MLD). With the permission of the
landowner or his/her authorized representative,
the MLD may inspect the site of the discovery.

The MLD shall complete the inspection and make
recommendations or preferences for treatment
within 48 hours of being granted access to the
site. The MLD recommendations may include
scientific removal and nondestructive analysis of
human remains and items associated with Native
American burials, preservation of Native
American human remains and associated grave
goods in place, relinquishment of Native
American human remains and associated items
to the descendants for treatment, or any other
culturally appropriate treatment. Prior to issuance
of a grading permit, the Director of Community
Development, or designee, shall ensure that this
regulatory compliance measure is documented
on the grading plans.

During grounddisturbing
construction
activities, upon
discovery of
human remains.

Construction
Contractor and
County Coroner /
City of Lake
Forest Director of
Community
Development or
designee

4.6 Energy
There are no significant impacts related to energy. No mitigation is required.

4.7 Geology and Soils
MM GEO-1: Compliance with Applicable California
Building Code and Project-Specific
Geotechnical Specifications. Prior to the final
grading permit and the issuance of building
permits, the project Applicant shall provide final
project plans to applicable City of Lake Forest
(City) staff for review and approval showing that
the project, including site preparation and
construction of proposed buildings, has been
designed and will be constructed in conformance
with applicable provisions of the most current
California Building Code at the time of City review,
the City’s Building Code, and the specifications
cited in the Geotechnical Investigation, prepared
by Southern California Geotechnical, dated
November 2021.

During grading, an on-site inspection shall be
conducted by the Applicant-hired Project
Geotechnical Consultant and the City of Lake
Forest Director of Public Works/ City Engineer, or
Prior to the final
grading permit
and issuance of
building permits.

Project Applicant
and Project
Geotechnical
Consultant / City
of Lake Forest
Director of Public
Works, City
Engineer, or
designee
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Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
designee, to ensure compliance with geotechnical
specifications as incorporated into project plans.

Prior to the final grading permit, the Project
Geotechnical Consultant shall submit a Final
Testing and Observation Geotechnical Report for
Rough Grading to the City of Lake Forest Director
of Public Works/City Engineer, or designee.

Prior to the issuance of a Certificate of Occupancy
for the new building, the Project Geotechnical
Consultant shall provide a letter regarding
contractor compliance with project plans and
required geotechnical. The letter shall be
submitted to the City of Lake Forest Building
Division for review and approval.

MM GEO-2: Corrosive Soils. Prior to issuance of building permits, the project Applicant/Developer shall
retain the services of a licensed corrosion
engineer to conduct additional site testing and
final design evaluation regarding the possible onsite presence of significant volumes of corrosive soils. At a minimum, the corrosion engineer shall
(1) verify the soluble sulfate concentrations of the
soils that are present at pad grade within the
building areas at the completion of rough grading;
(2) provide detailed corrosion protection
measures for cast iron and/or ductile iron pipes,
as necessary; (3) confirm that soluble sulfates
and chloride levels in the on-site soils do not
warrant specialized concrete mix design; and (4)
confirm that nitrates present in the on-site soil do
not warrant protection for copper materials.

During grading, on-site inspection shall be
conducted by the Project Geotechnical
Consultant and City of Lake Forest Director of
Public Works/City Engineer, or designee, to
ensure compliance with the corrosion protection
measures of the corrosion engineer, as
incorporated into the project plans.

Prior to issuance
of building
permits.

Project Applicant
and Project
Geotechnical
Consultant / City
of Lake Forest
Director of Public
Works, City
Engineer, or
designee
MM GEO-3: Paleontological Resources Impact Mitigation
Program. Prior to the final grading permit and the
issuance of building permits, the project
Applicant/Developer shall provide a letter to the
Director of Community Development Department,
or designee, stating that they have retained a
qualified paleontologist (defined as a practicing
paleontologist who is recognized in the
paleontological community and proficient in
Prior to the final
grading permit
and issuance of
building permits.

Project Applicant
/ City of Lake
Forest Director of
Community
Development
Department or
designee
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Party /
Approving
Agency
Date
Completed
and Initials
vertebrate paleontology) who is listed on the
County of Orange list of certified paleontologists.

Prior to the final grading permit and the issuance
of building permits, the qualified paleontologist
shall submit to the City, a Paleontological
Resources Impact Mitigation Program (PRIMP)
for this project. The PRIMP shall include the
methods that will be used to protect
paleontological resources that may exist within
the project site, as well as procedures for
monitoring, fossil preparation and identification,
curation into a repository, and preparation of a
report at the conclusion of grading. The PRIMP
shall be consistent with the guidelines of the
Society of Vertebrate Paleontology. The City shall
not issue a grading permit for the project until the
letter and PRIMP, both referenced above, have
been received.

During construction, excavation and grading
activities in deposits with high paleontological
sensitivity shall be monitored by a paleontological
monitor as defined by the PRIMP. No monitoring
is required for excavations in deposits with no or
low paleontological sensitivity (i.e., engineered fill
soils).

In the event that paleontological resources are
encountered when a paleontological monitor is
not present, work in the immediate area of the find
shall be redirected, and a paleontologist shall be
contacted to assess the find for significance.

Collected resources shall be prepared to the point
of identification, identified to the lowest taxonomic
level possible, cataloged, and curated into the
permanent collections of a scientific institution
prepared by the Applicant-hired qualified
paleontologist.

Refer to RCM WQ-1 through RCM WQ-4 under Section 4.10 below.

4.8 Greenhouse Gas Emissions
MM GHG-1: Electric Vehicle Charging. Provisions shall be made at the project site for emerging electric
Prior to issuance
of a shell building
permit and in
conjunction with
Project Applicant
/ City of Lake
Forest
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Party /
Approving
Agency
Date
Completed
and Initials
truck technology. Prior to the issuance of a shell
building permit, the construction plan set shall:
c) Provide for installation of all necessary
infrastructure, including conduit, wiring, and
sufficient electrical capacity, to support the
future installation of on-site electric truck
charging stations; and
d) Designate sufficient space to accommodate
a minimum of four electric trucks charging
simultaneously.

Prior to issuance of tenant improvement permits
for the building, the tenant improvement plans
shall include installation of a minimum of four
electric truck charging stations at the
predesignated locations. The charging stations
shall be installed and operational prior to tenant
occupancy of the building.
the approval of
tenant
improvement
plans and
permits.

4.9 Hazards and Hazardous Materials
There are no significant impacts related to hazards and hazardous materials. No mitigation is required.

4.10 Hydrology and Water Quality
RCM WQ-1: Construction General Permit. Prior to the
issuance of a grading permit, the Construction
Contractor shall obtain coverage under the State
Water Resources Control Board (SWRCB)
National Pollutant Discharge Elimination System
(NPDES) General Permit for Stormwater
Discharges Associated with Construction and
Land Disturbance Activities (Order No. 2022-
0057-DWQ, NPDES No. CAS000002)
(Construction General Permit). This shall include
submission of Permit Registration Documents
(PRDs), including a Notice of Intent for coverage
under the permit to the SWRCB via the
Stormwater Multiple Application and Report
Tracking System (SMARTs). The Construction
Contractor shall provide the Waste Discharge
Identification Number (WDID) to the Lake Forest
Public Works Director, or designee, to
demonstrate proof of coverage under the
Construction General Permit. Project construction
shall not be initiated until a WDID is received from
the SWRCB and is provided to the City, or
designee.

A Storm Water Pollution Prevention Plan
(SWPPP) shall be prepared by a Qualified
SWPPP Developer in accordance with the
requirements of the Construction General Permit
and submitted via SMARTs. These include: Best
Management Practices (BMPs) for erosion and
sediment control, site
management/housekeeping/waste management,
Prior to the
issuance of a
grading permit.

Construction
Contractor / Lake
Forest Public
Works Director or
designee
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Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
management of non-storm water discharges, runon and runoff controls, and BMP inspection/maintenance/repair activities. BMP
implementation shall be consistent with the BMP
requirements in the most recent version of the
California Stormwater Quality Association’s
Stormwater Best Management Handbook:

Construction.

The SWPPP shall include a construction site
monitoring program that identifies requirements
for dry weather visual observations of pollutants
at all discharge locations, and as appropriate
(depending on the Risk Level), sampling of the
site effluent and receiving waters. A Qualified
SWPPP Practitioner shall be responsible for
implementing the BMPs at the site and performing
all required monitoring and
inspection/maintenance/repair activities.

Upon completion of construction and stabilization
of the site, a Notice of Termination shall be
submitted via SMARTs.

RCM WQ-2: City of Lake Forest Municipal Code. Prior to the issuance of a grading permit, the Project
Applicant shall submit and obtain approval of an
Erosion Control Plan in compliance with Article
XIII of Chapter 8.30 of the City of Lake Forest
Municipal Code from the Lake Forest Public
Works Director, or designee. The Erosion Control
Plan shall be submitted to the City of Lake Forest
Building Official for approval by September 15
each year for projects under a grading permit. All
grading shall be undertaken in accordance with
the BMPs for pollution prevention adopted by the
City, the City’s NPDES Permit regulating
discharges into and from its Municipal Separate
Storm Sewer System (MS4), the Drainage Area
Management Plan (DAMP), and any other
conditions, requirements and water quality
management plans adopted by the City.

Additionally, the project Applicant shall adhere to
the erosion and sediment control and water
quality system maintenance requirements listed
in Section 8.30.154 of the Lake Forest Municipal
Code.

Prior to the
issuance of a
grading permit.

Project Applicant
/ Lake Forest
Public Works
Director
RCM WQ-3: Final Water Quality Management Plan. Prior to issuance of a grading permit, the project Applicant
shall submit and obtain approval of a Final Water
Quality Management Plan (WQMP) to the Lake
Forest Public Works Director, or designee. The
project shall implement project design features
identified in the Final WQMP. The Final WQMP
shall demonstrate that any proposed on-site
development plan includes BMPs for source
control, pollution prevention, site design, low
Prior to issuance
of a grading
permit.

Project Applicant
/ Lake Forest
Public Works
Director, or
designee
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Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
impact development (LID) implementation, and
structural treatment control. BMPs shall be
designed and implemented to address 303(d)
listed pollutants and retain the project site’s
minimum design capture volume and
hydromodification volume to ensure that postdevelopment storm water runoff volume or time of concentration does not exceed pre-development
storm water runoff by more than 10 percent of the
2-year peak flow in accordance with the Santa
Ana Regional Water Quality Control Board Order
Number R8-2009-0030, NPDES Permit No.

CAS618030, as amended by Order No. R8-2010-
0062, also known as the North Orange County
MS4 permit. The proposed LID BMPs specified in
the Final WQMP shall be incorporated into the
grading and development plans submitted to the
City of Lake Forest for review and approval.

Periodic maintenance of any required BMPs and
landscaped areas during project occupancy and
operation shall be in accordance with the
schedule outlined in the Final WQMP.

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Table 7.A: Mitigation and Monitoring Reporting Program
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Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
RCM WQ-4: Final Hydrology and Hydraulic Analyses. Prior to issuance of grading permits, the project
Applicant shall submit and obtain approval of the
Final Hydrology and Hydraulic Analyses to the
Lake Forest Director of Public Works, or
designee, and the Orange County Flood Control
District (OCFCD). The Final Hydrology and
Hydraulic Analyses shall be prepared consistent
with the requirements of the Orange County
Hydrology Manual (Orange County Environment
Agency 1986) and Orange County Hydrology
Manual Addendum No. 1 (Orange County
Environment Agency 1996), or subsequent
guidance manuals. The Final Hydrology and
Hydraulic Analyses shall confirm that the on-site
storm drains, on-site detention basins, and any
other drainage structures are appropriately sized
to accommodate stormwater runoff from the
design storm so that the peak flow of stormwater
discharge from the project site is less than
existing conditions. The Final Hydrology and
Hydraulic Analyses shall also demonstrate that
the detention facilities meet the hydromodification
requirements of the Waste Discharge
Requirements for the County of Orange, Orange
County Flood Control District and the
Incorporated Cities of Orange County within the
Santa Ana Region Areawide Urban Storm Water
Runoff Orange County (North Orange County
MS4 Permit), Order R8-2009-0030, NPDES No.

CAS618030 (as amended by Order No. R8-2010-
0062). In compliance with the hydromodification
requirements, the post-project runoff discharge
volume for the 2-year storm shall not exceed that
of the predevelopment condition by more than 5
percent, and the time of concentration of postdevelopment runoff for the 2 year storm event shall not be greater than 5 percent less than that
of the predevelopment condition. The Director of
the City of Lake Forest Public Works Department,
or designee, shall ensure that the drainage
facilities specified in the Final Hydrology and
Hydraulic Analyses are incorporated into the final
project design.

Prior to issuance
of grading
permits.

Project Applicant
/ Lake Forest
Director of Public
Works, or
designee, and
the OCFCD

4.11 Land Use and Planning
There are no significant impacts related to land use and planning. No mitigation is required.

4.12 Mineral Resources
There are no significant impacts related to mineral resources. No mitigation is required.

4.13 Noise
RCM NOI-1: City of Lake Forest Municipal Code, Section

11.16.060(D). During construction, construction
activities shall be limited to between the hours of
7:00 a.m. and 8:00 p.m. Mondays through
Saturdays. No construction shall be permitted
outside of these hours or on legal City of Lake
During
construction.

Construction
Contractor / City
of Lake Forest
Item: 2
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Item: 9
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Table 7.A: Mitigation and Monitoring Reporting Program
Draft EIR Mitigation Measures (MMs) and Regularly
Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
Forest holidays, without a specific exemption
issued by the City of Lake Forest.

RCM NOI-2: Pre-Construction Vibration Assessment. After a specific project equipment list has been
determined and prior to the issuance of a building
permit, the following actions shall be
implemented:
1) A qualified structural engineer, as approved by
the Director of Community Development, or
designee shall identify all structures that are
located within the distances established in Table
2 of Section 11.16.090 of the City’s Municipal
Code and that have the potential to be affected by
ground-borne vibration originating from the
construction; and
2) A qualified acoustical engineer shall compile a
list of proposed construction equipment and
compare to the City's accepted vibration criteria.

If it is determined that the proposed equipment
would generate vibration levels below the City's
standard of 0.3 inches per second (in/sec) peak
particle velocity (PPV), no further vibration
assessment is necessary. However, if vibration
levels would potentially exceed the City's
standard of 0.3 in/sec PPV, the Project Applicant
shall develop a Vibration Monitoring and
Construction Contingency Plan for approval by
the Director of Community Development, or
designee, to ensure that vibration levels would not
exceed the City's accepted vibration damage
criteria of 0.3 in/sec PPV. If a Vibration Monitoring
and Construction Contingency Plan is deemed
necessary, monitoring of vibration during initial
construction activities shall be required.

Monitoring results may indicate the need for more
or less intensive measurements. The Vibration
Monitoring and Construction Contingency Plan, at
the discretion of the Director of Community
Development or designee, shall include the
following items as necessary:
• Identification of structures where
monitoring would be conducted;
• A vibration monitoring schedule;
• Defined structure-specific vibration
limits;
• Photographic, elevation, and crack
surveys to document before and after
construction conditions; and
• Identification of construction
contingencies for when vibration levels
approach the limits.

After a specific
project equipment
list has been
determined and
prior to issuance
of a building
permit.

Project Applicant
/ Lake Forest
Director
Community
Development or
designee
Item: 2
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Table 7.A: Mitigation and Monitoring Reporting Program
Draft EIR Mitigation Measures (MMs) and Regularly
Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
When vibration levels approach the limits
specified in Section 11.16.090 of the City’s
Municipal Code, construction shall be suspended
and contingencies identified in the approved
Vibration Monitoring and Construction
Contingency Plan shall be implemented as
necessary to lower vibration levels, which could
include shielding or protecting the affected
building from potential vibration impacts as a
possible alternative to changing construction
methods.

4.14 Population and Housing
There are no significant impacts related to population and housing. No mitigation is required.

4.15 Public Services
There are no significant impacts related to public services. No mitigation is required.

4.16 Recreation
There are no significant impacts related to recreation. No mitigation is required.

4.17 Transportation
RCM TRA-1: Development Standards Pursuant to
Section 9.160.040 of the City’s Municipal
Code. The provisions of Zoning Code Chapter

9.160.040 (Facility Design Regulations) shall be
implemented as follows:
• Prior to the issuance of the building permits
for the construction of the primary building,
the site plan and/or floor plans in the
construction drawings shall clearly show the
location of the required carpool parking stalls,
vanpool parking stalls, ride share vehicle
loading area, bicycle parking, shower
facilities, locker facilities, and commuter
information area, in accordance with the
regulations in Zoning Code Section

9.160.040.
• Prior to issuance of building permits for the
construction of the primary building, the
applicant shall retain a licensed Civil Engineer
by the State of California to prepare Civil
Street Improvement Plans for the installation
of bus shelters with solar-powered lights, bus
benches, and trash receptacles for the
existing bus stop located on the northwest
corner of the intersection of Dimension Drive
at Commercentre Drive/Enterprise Way, in
accordance with the regulations in Zoning
Code Section 9.16.040 and Orange County
Transportation Authority Guidelines.

As appropriate, the existing sidewalk shall be
widened within the existing right-of-way
Prior to the
issuance of the
building permits
and prior to
issuance of
Certificate of
Occupancy of the
building.

Project Applicant
/ City of Lake
Forest
Item: 2
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Item: 9
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Table 7.A: Mitigation and Monitoring Reporting Program
Draft EIR Mitigation Measures (MMs) and Regularly
Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
(ROW) to a minimum eight feet wide to
accommodate wheelchair bus boardings. If
that is not feasible due to ROW constraints,
then the sidewalk shall be widened to greatest
extent practical.

MM TRA-1: Bike Lanes. Prior to issuance of a certificate of occupancy for the proposed industrial building,
the project Applicant shall retain a licensed Civil
Engineer by the State of California to prepare Civil
Street Improvements and Signing & Striping
Plans (collectively Construction Plans) for the
implementation of bike lanes in both directions on
Commercentre Drive between Alton Parkway and
Dimension Drive. These bike lanes on
Commercentre Drive would connect the proposed
project site on Enterprise Way to the existing bike
lanes on Alton Parkway, which eventually
connects to the Irvine Transportation Center, a
multi-model transit hub including Metrolink and
Amtrak commuter train services and OCTA bus
services.

Based on a preliminary design assessment, the
Construction Plans shall include an asphalt slurry
seal of Commercentre Drive to modify the existing
lane striping for the addition of standard striped
bike lanes and green bike markings. The project
Applicant shall use these Construction Plans to
obtain a Public Works Encroachment Permit to
construct said improvements for bike lanes on
Commercentre Drive. The construction of said
improvements shall be completed per the plans
and to the satisfaction of the Public Works
Department. The project Applicant shall use these
Construction Plans to obtain a Public Works
Encroachment Permit to construct said
Prior to issuance
of a certificate of
occupancy.

Project Applicant
/ City of Lake
Forest
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Table 7.A: Mitigation and Monitoring Reporting Program
Draft EIR Mitigation Measures (MMs) and Regularly
Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
improvements for bike lanes on Commercentre
Drive.

MM TRA-2: Pedestrian-Scale Transit Access Lighting. To
reduce vehicle miles traveled (VMT) and improve
first-/last-mile access to transit, the
applicant/developer shall install pedestrian-scale
lighting along the on-site pedestrian pathway
between the primary building entrance and the
public right-of-way, leading to the existing bus
stops. Lighting shall provide adequate nighttime
visibility for pedestrians (generally achieving a
maintained average of 1.0 foot-candle), avoid
glare, and limit spillover to adjacent properties in
accordance with Lake Forest Municipal Code
section 9.72.085(3). Fixtures shall include
automatic dusk-to-dawn controls.

Prior to issuance of building permits, a lighting plan
depicting fixture types, locations, heights, and
illumination levels shall be submitted by the
Applicant to the City for review and approval.

Prior to issuance of a certificate of occupancy, all
required lighting shall be installed and operational
and shall be maintained by the property owner for
the life of the project.

Prior to the
issuance of the
building permits.

Project Applicant
/ City of Lake
Forest

4.18 Tribal Cultural Resources
MM TCR-1: Retain a Native American Monitor Prior to
Commencement of Ground-Disturbing
Activities.

A. The project applicant/lead agency shall retain
a Native American Monitor from or approved
by the Gabrieleño Band of Mission Indians –
Kizh Nation. The monitor shall be retained
prior to the commencement of any “grounddisturbing activity” for the subject project at all project locations (i.e., both on-site and any
off-site locations that are included in the
project description/definition and/or required
in connection with the project, such as public
improvement work). “Ground-disturbing
activity” shall include, but is not limited to,
demolition, pavement removal, potholing,
auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring
agreement shall be submitted to the lead
agency prior to the earlier of the
commencement of any ground-disturbing
activity, or the issuance of any permit
necessary to commence a ground-disturbing
activity.

C. The monitor will complete daily monitoring
logs that will provide descriptions of the
relevant ground-disturbing activities, the type
Prior to
commencement
of grounddisturbing
activities.

Project
Applicant/Lead
Agency / City of
Lake Forest
Community
Development
Department
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Table 7.A: Mitigation and Monitoring Reporting Program
Draft EIR Mitigation Measures (MMs) and Regularly
Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
of construction activities performed, locations
of ground-disturbing activities, soil types,
cultural-related materials, and any other
facts, conditions, materials, or discoveries of
significance to the Tribe. Monitor logs will
identify and describe any discovered TCRs,
including but not limited to, Native American
cultural and historical artifacts, remains,
places of significance, etc., (collectively,
tribal cultural resources, or “TCR”), as well as
any discovered Native American (ancestral)
human remains and burial goods. Copies of
monitor logs will be provided to the project
applicant/lead agency upon written request
to the Tribe.

D. On-site tribal monitoring shall conclude upon
the later of the following (1) written
confirmation to the Kizh from a designated
point of contact for the project applicant/lead
agency that all ground-disturbing activities
and phases that may involve grounddisturbing activities on the project site or in connection with the project are complete; or
(2) prior to approval of final building permit, a
determination and written notification by the
Kizh to the project applicant/lead agency that
no future, planned construction activity
and/or development/construction phase at
the project site possesses the potential to
impact Kizh TCRs.

Item: 2
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Table 7.A: Mitigation and Monitoring Reporting Program
Draft EIR Mitigation Measures (MMs) and Regularly
Compliance Measures (RCMs) Timing
Responsible
Party /
Approving
Agency
Date
Completed
and Initials
MM TCR-2: Unanticipated Discovery of Tribal Cultural
Resource Objects (Non-Funeral/NonCeremonial).

A. Upon discovery of any TCRs, all construction
activities in the immediate vicinity of the
discovery shall cease (i.e., not less than the
surrounding 50 feet) and shall not resume
until the discovered TCR has been fully
assessed by the Kizh monitor and/or Kizh
archaeologist. The Kizh will recover and
retain all discovered TCRs in the form and/or
manner the Tribe deems appropriate, in the
Tribe’s sole discretion, and for any purpose
the Tribe deems appropriate, including for
educational, cultural and/or historic
purposes.

During
construction,
upon discovery of
any tribal cultural
resources.

Construction
Contractor and
Kizh monitor
and/or Kizh
archaeologist /
City of Lake
Forest
Community
Development
Department
MM TCR-3: Unanticipated Discovery of Human Remains
and Associated Funerary or Ceremonial
Objects.

A. Native American human remains are defined
in PRC 5097.98 (d)(1) as an inhumation or
cremation, and in any state of decomposition
or skeletal completeness. Funerary objects,
called associated grave goods in Public
Resources Code Section 5097.98, are also
to be treated according to this statute.

B. If Native American human remains and/or
grave goods are discovered or recognized on
the project site, then Public Resource Code
5097.9 as well as Health and Safety Code
Section 7050.5 shall be followed.

C. Human remains and grave/burial goods shall
be treated alike per California Public
Resources Code section 5097.98(d)(1) and
(2).

D. Preservation in place (i.e., avoidance) is the
preferred manner of treatment for discovered
human remains and/or burial goods.

E. Any discovery of human remains/burial
goods shall be kept confidential to prevent
further disturbance.

During
construction,
upon discovery of
human remains
or associated
funerary or
ceremonial
objects.

Construction
Contractor and
County Coroner/
City of Lake
Forest Director of
Community
Development
Department

4.19 Utilities and Service Systems
There are no significant impacts related to utilities and service systems. No mitigation is required.

4.20 Wildfire
There are no significant impacts related to wildfire. No mitigation is required.

Source: Compiled by LSA (2025).

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PC ATTACHMENT 2
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RESOLUTION NO. PC 2026-__

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF LAKE FOREST, APPROVING SITE
DEVELOPMENT PERMIT 06-21-5437 FOR THE

DEMOLITION OF AN EXISTING BUILDING AND THE

CONSTRUCTION OF A NEW INDUSTRIAL
BUILDING LOCATED AT 26200 ENTERPRISE WAY
WHEREAS, on June 17, 2021, Chris Sanford of IPT Enterprise Business Center, LLC, filed an application for Use Permit 06-21-5437 for the demolition of an existing industrial building and the construction of a new industrial building located at 26200 Enterprise Way (“Project”); and
WHEREAS, on May 16, 2023, Chris Sanford of IPT Enterprise Business Center, LLC, re-filed the application as a Site Development Permit (Site Development Permit 06-21-5437) for the demolition of an existing industrial building and the construction of a new industrial building, with a maximum height of 35 feet, located at 26200 Enterprise Way; and
WHEREAS, the property is zoned Light Industrial in the Pacific Commercentre Planned Community, which requires a Site Development Permit for the development of an industrial building with a maximum height of 35 feet; and
WHEREAS, the IPT Enterprise Business Center LLC (Project) Final Environmental Impact Report (EIR) (SCH #2024030755) has been prepared for the Project and the Planning Commission has adopted environmental findings pursuant to the California Environmental Quality Act (CEQA), adopted a Statement of Overriding Considerations, certified the Final EIR, and adopted the Mitigation Monitoring and Reporting Program (MMRP) concurrent with this Resolution; and
WHEREAS, the City gave notice of the public hearing at which the project would be considered by the Planning Commission by publishing a notice in a newspaper of general circulation on May 21, 2026, and by posting a notice at City Hall, mailing a notice to owners of property located within 300 feet of the project site, and emailing the interest list for this project on May 21, 2026; and WHEREAS, on June 4, 2026, the Planning Commission held a noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to, Site Development Permit 06-21-5437 and the corresponding Item: 2
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Environmental Impact Report and at which the Planning Commission considered the application.

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

SECTION 1. INCORPORATION OF RECITALS. The Lake Forest Planning Commission hereby finds and determines that the Recitals above are true and correct and incorporated herein.

SECTION 2. FINDINGS. The Lake Forest Planning Commission hereby finds, based on consideration of the whole record before it, as follows:

1. CEQA: The approval of the permit application is in compliance with the requirements of the California Environmental Quality Act.

The requirements of CEQA have been satisfied in that the IPT Enterprise Business Center LLC (Project) Final Environmental Impact Report (EIR) (SCH #2024030755) has been prepared for the Project and the Planning Commission has adopted environmental findings, adopted a Statement of Overriding Considerations, certified the Final EIR, and adopted the MMRP concurrent with this Resolution.

2. General Plan Consistency: The use or project proposed is consistent with the General Plan.

The project site is designated Light Industrial (“LI”) on the General Plan Land Use Element Map. The LI designation “provides for a variety of light industrial uses that are non-polluting and which can co-exist with surrounding land uses and which do not create smoke, gas, dust, noise, vibration, soot, or glare which might be obnoxious or offensive to persons residing or conducting business in the City.” The proposed industrial use is consistent with the purpose and intent of the LI designation, as it is not expected to generate obnoxious or offensive conditions, as documented in detail in the various technical studies prepared for the project and included in the project’s EIR. Furthermore, the maximum allowable floor area ratio (FAR) for the LI designation is 0.6:1.0 and the proposed facility meets this requirement with a FAR of 0.43:1.0. Lastly, as detailed in the “General Plan Policy Compliance Table” (attached as “Exhibit A” and incorporated herein by reference), the project is consistent with the applicable goals and policies in the General Plan. Therefore, the proposed project, as conditioned, is consistent with the General Plan and all applicable goals and policies.

Item: 2
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3. Zoning Code: The use, activity, or improvement(s) proposed by the application is consistent with the provisions of the Zoning Code.

The project site is located in the Light Industrial (LI) zoning district in the Pacific Commercentre Planned Community, which requires a Site Development Permit for the development of the new industrial building.

The LI zoning district is intended to provide for a broad range of industrial uses as specified in the Lake Forest Zoning Code Section 9.72.090 (NonResidential Land Use Matrix), column “I.” Pursuant to this Code section, the proposed office, manufacturing and warehouse uses are “Permitted Uses” in this zoning district.

With the approval of this Site Development Permit, the proposed project is in compliance with all development standards of the zoning district, including but not limited to the required minimum setbacks, maximum building height, and minimum boundary landscaping depths. Additionally, the proposed circulation and parking layout was designed in compliance with all applicable requirements in Chapter 9.168 of the Zoning Code, including but not limited to the parking stall size requirements and the drive aisle minimum width requirements. Furthermore, the 262 off-street parking stalls proposed at the site exceed the City’s parking requirement for the proposed uses (261 parking stalls). Furthermore, as conditioned, the project will comply with the water efficient landscape requirements, in Zoning Code section 9.146.110.

Based on employment generation factors in Zoning Code Section

9.160.030(D), the proposed building is subject to Zoning Code Chapter

9.160 (Facility Design Requirements), which includes regulations related to carpool and vanpool parking stalls, bicycle parking, shower and locker facilities, a commuter information area, rideshare vehicle loading areas, and transit/bus stop shelters. The proposed site plan shows the location for the required carpool parking stalls, vanpool parking stalls, bicycle parking spaces, and rideshare loading parking stalls, in compliance with Zoning Code Chapter 9.160 requirements. Additionally, the proposed floor plan provides for the required shower facilities, locker facilities, and commuter information area also required by Zoning Code Chapter 9.160. This resolution includes conditions of approval that ensure compliance with standards in Zoning Code Chapter 9.160, as noted on the plans. In accordance with Zoning Code Section 9.160.040, this resolution also includes a condition of approval requiring the applicant to design and construct a bus shelter at the existing bus stop on the northwest corner of the intersection of Dimension Drive and Commercentre Drive/Enterprise Item: 2
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Way. As such, the project as conditioned, is in compliance with Chapter

9.160.

Accordingly, the project, as conditioned, is consistent with the provisions of the City’s Zoning Code.

4. Compatibility: The location, size, design and operating characteristics of the proposed use will not create significant noise, traffic, or other conditions or situations that may be objectionable, detrimental or incompatible with other permitted uses in the vicinity.

The project site is bordered to the north, south, and west by existing oneand two-story industrial buildings that include a mix of permitted uses, including office, manufacturing, and warehouse uses. The recently constructed Meadows residential development which consists of singlefamily residences, a senior apartment complex, and local parks, is located to the northeast/east of the project site.

This project’s EIR includes a noise and vibration study, which considered the site topography and the shielding provided by the proposed building, and the proposed 16 ft. high, 60 ft. long wall at the eastern end of the loading docks. The noise study concluded that, with compliance of the regulatory compliance measures identified in the EIR, the project’s construction and operation would not have any significant noise or vibration impacts on the surrounding uses, including the Meadows residential development.

The project’s EIR also included a traffic impact analysis (TIA), which evaluated level of service (LOS) on the intersections surrounding the project site under various scenarios, including before and after implementation of the project and other anticipated projects in the vicinity.

Based on the results of this TIA, implementation of the proposed project, including the proposed off-site improvements at the five intersections, would not result in any significant impacts to the surrounding roadway system. The evaluation of the study area intersection LOS showed that the addition of project traffic would not cause an intersection operation to deteriorate below the City’s performance threshold. Additionally, as designed, all inbound and outbound truck turning movements at the study area intersections are considered feasible.

The project site is not connected to the adjacent Meadows residential development by any streets or walkways. The proposed building would be setback approximately 150-160 feet from the side/rear yard property lines Item: 2
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of the adjacent single-family residential properties along Burwood Street.

There are no proposed modifications to the block wall and landscape buffers that separate the Meadows residential development and the industrial area. However, the proposed project includes the installation of additional landscaping, including additional trees, along the northeastern corner of the project site, adjacent to the Meadows residential development. This new landscaping will further reduce the visibility of the project site as viewed from the Meadows residential development.

Furthermore, the project is designed so that the truck dock and loading area of the proposed building are oriented to the southeast (i.e., not facing the residential properties), are located over 200 feet away from the nearest residential property line, and would not be readily visible from the residences.

All lighting associated with the proposed project would be hooded or shielded to focus the light downward and prevent light spillage onto adjacent properties. The Applicant has provided a photometric plan that shows low-level illumination at the property lines adjacent to the light industrial areas and no illumination at the property line adjacent to the residential property. The proposed building materials are typical of those found in the surrounding areas, are non-reflective, and would not create unusual or isolated glare effects that would affect daytime visibility or views in the project vicinity.

Overall, the proposed building is compatible with the architecture of the existing industrial buildings in the Pacific Commercentre Planned Community. The proposed building would be constructed of architecturally enhanced tilt-up concrete panels and would be painted varying shades of gray with a blue accent. The building architecture utilizes scoring, color transitions, and windows to provide articulation to the facades of the building. The truck doors, which would be painted to match the building, would be located on the south elevation of the building, and would not be visible from the surrounding streets or residential properties.

As such, based on the City’s analysis of the project, including the information in the project’s EIR, the location, size, design and operating characteristics of the proposed use will not create significant noise, traffic, or other conditions or situations that may be objectionable, detrimental or incompatible with other permitted uses in the vicinity.

5. General Welfare: The application will not result in conditions or circumstances contrary to the public health and safety and the general welfare.

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The project, as conditioned, will be in compliance with all applicable State, County, and City design, building, and other safety related laws, codes, and regulations, including, but not limited to, the California Building Code and California Fire Code. The project was reviewed by Orange County Fire Authority (OCFA) for compliance with OCFA’s codes and guidelines. This resolution includes numerous conditions of approval recommended by OCFA to ensure Code compliance and fire safety.

Additionally, the Project’s EIR included a Health Risk Assessment (HRA) (Appendix “C” of the EIR). The HRA concluded that the health risk levels to nearby sensitive receptors from project-related emissions (with the inclusion of Mitigation Measure AQ-1) of toxic air contaminants would be well below the South Coast Air Quality Management District’s (SCAQMD) HRA thresholds. As compared to the project-level thresholds of significance promulgated by SCAQMD, the cumulative emissions associated with the proposed project with implementation of MM AQ-1, combined with the mitigated emissions of the other potential future construction projects in the vicinity, would not result in a significant impact on sensitive receptors during construction. In addition, cumulative operational emissions would be below the SCAQMD's HRA thresholds. As such the HRA concludes that there will be no significant air quality impacts that would significantly affect public health.

Lastly, the project includes best management practices as required by the project’s Water Quality Management Plan, to ensure the project does not negatively impact water quality. Therefore, the application will not result in conditions or circumstances contrary to the public health and safety and the general welfare.

6. Development Fees for Provision of Public Facilities.

Pursuant to the LFMC, the development will be subject to payment of all applicable development fees at the time of building permit issuance.

7. City Design Guidelines: The project has been reviewed in accordance with Citywide Design Guidelines and is consistent with the purpose and intent of the Guidelines.

The Citywide Design Guidelines provide general guidelines for new development in the City. These guidelines address the site’s layout, architecture/building design, and landscaping. The project site is located in the Pacific Commercentre/Baker Ranch Business Park Area. As stated Item: 2
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in the Guidelines: “The Design Guidelines should be viewed as qualitative rather than mandatory development standards and may be interpreted with some flexibility.” Accordingly, a project does not need to comply with every design guideline if the project is consistent with the purpose and intent of the Design Guidelines. The project complies with the applicable design guidelines, as summarized below:
• Transitions in Land Use section of the Design Guidelines - The building would be located over 150 feet from the closest property line to a single-family residence, and an approximately 60-foot-wide (minimum) on-site landscaped slope would buffer the industrial project from the shared property line of the adjacent single-family residential community.
• Architecture and Building Design section of the Design Guidelines - The building architecture would utilize scoring, color transitions, and windows to provide articulation to long facades of the building to create visual interest.
• Architecture and Building Design section of the Design Guidelines - The building architecture features low, medium, and high elevation elements .
• Architecture and Building Design section of the Design Guidelines - The main building entrance, which faces Enterprise Way, would be emphasized with vertical and horizontal bands, windows, and decorative light sconces. Building articulation would be provided at the entrance by changes in the façade planes and height variation in roof line. These architectural features make the main entrance easily identifiable and the architectural focal point of the building . • Architecture and Building Design section of the Design Guidelines - The building has been designed with a built-in rooftop well to screen the rooftop mechanical equipment.
• Vehicular Access/Circulation/Parking section of the Design Guidelines - The vehicular entrances to the site would be flanked by landscaping that includes trees, hedges and landscaped berms.
• Parking Lot Landscaping section of the Design Guidelines - The project would maintain and/or enhance the existing perimeter landscaping around the entire site, which screens the parking areas.

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Accordingly, the project has been reviewed in accordance with the Citywide Design Guidelines and is consistent with the purpose and intent of the Guidelines.

SECTION 3. PLANNING COMMISSION ACTIONS. The Planning Commission hereby takes the following actions:

1. Approve Site Development Permit 06-21-5437 for the demolition of an existing industrial building and the construction of a new industrial building located at 26200 Enterprise Way subject to the following conditions:

CONDITIONS OF APPROVAL:

SDP 06-21-5437
The following Conditions of Approval shall apply to the applicant for the permit or owner of the project, whichever is appropriate for the condition.

INDEMNIFICATION

1. The applicant shall indemnify, protect, defend, and hold the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and other such procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Community Redevelopment Law, Code of Civil Procedure Sections 1085 or 1094.5, or any other federal, state, or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction.

It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the Item: 2
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defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action.

2. Expiration: Site Development Permit No. 06-21-5437 shall expire 24 months from the date of this approval if either building permits for the project have not been issued or if the use has not been established, and an extension of time has not been approved by the Director of Community Development. (PLNG)

3. The Planning Division processes discretionary applications on a deposit basis. Deposit funds are provided by applicants/developers to cover the actual costs associated with staff time and resources utilized in processing an application. If, at any time, the cost to process the application exceeds the deposit on file, additional funds shall be deposited by the applicant/developer. A final accounting for this project will be prepared following the Planning Commission’s decision on the project and if needed, a request for additional funds will be provided to the applicant. Should additional funds be required, the applicant shall submit a check or money order, payable to the City of Lake Forest, for the additional funds. (PLNG) The applicant shall obtain a grading permit issued by the Public Works Department. Prior to issuance of a grading permit, the following shall be completed:

4. The applicant shall submit to the Public Works Department for review and approval a site-specific final drainage study, including supporting hydraulic and hydrological data to the Public Works Department for approval. The Study shall include all off-site and on-site storm water runoff impacts. In addition, the Study shall identify the project’s contribution to storm water runoff and shall provide locations and sizes of catch basins and system connections points and all downstream drainage mitigation measures. The Drainage Plan shall make provisions to ensure that the on-site drainage shall be in compliance with the NPDES guidelines. (PW)

5. The applicant shall submit to the Public Works Department for review and approval a final grading plan showing building footprints, new and revised pads and elevations of finished grades, drainage routes, retaining walls, erosion control, slope easements and other pertinent information. The plans must include all applicable plan sheets listed below. The final plan shall be 24” x 36”, ink on mylar, with elevations to nearest 0.01-foot, scale 1” = 20’ and provided electronically. A plan check deposit shall be posted prior to checking and total checking fees, based on City’s consultant’s charges and City’s administrative costs shall be paid prior to its approval. The Grading Plan shall Item: 2
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make provisions to ensure that the on-site drainage shall be in compliance with the NPDES guidelines.
a. Title Sheet
b. General and other applicable notes.
c. Grading plan.
d. Demolition plan.
e. Erosion control plan.
f. Drainage plans and details.
g. Existing drainage facilities.
h. Typical sections at adjoining properties showing all details of drainage.
i. Landscape and Irrigation (PW)

6. The applicant shall submit to the Public Works Department for review and approval a geotechnical report that addresses all applicable project parameters (i.e., site drainage, structural drainage, structural setbacks, infiltration capabilities). (PW)

7. The applicant shall submit to the Public Works Department for review and approval Street Improvement Plans showing all proposed street grading and drainage improvements within the public right-of-way. The Plan shall show all proposed improvements fronting the project and shall clearly depict the limits of construction. (PW)

8. The applicant shall demonstrate to the Public Works Department that coverage has been obtained under California’s General Permit for Storm Water Discharge Associated with Industrial Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number or provide documentation that the WDID threshold requirement does not require a NOI thus not requiring a WDID. (PW)

9. If the project meets or exceeds the WDID threshold, the applicant shall demonstrate that coverage has been obtained under California’s General Permit for Stormwater Discharges Associated with Control Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number to the Lake Forest Development Services Department. The applicant shall prepare and implement a Storm Water Pollution Prevention Plan (SWPPP). A copy of the SWPPP shall be kept at the project site and shall be available for review on request. (PW)
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10. The applicant shall submit to the Public Works Department for review and approval a Water Quality Management Plan that:
a. Adheres to the City’s water quality requirements for land development which are documented on the City’s website.
(https://www.lakeforestca.gov/departments/public_works/environmental_ compliance/water_quality_requirements_for_land_development.php) b. Addresses Site Design BMPs such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or “zero discharge” areas, and conserving natural areas.
c. Incorporates the applicable Routine Source Control BMPs as defined in the Local Implementation Plan (LIP).
d. Incorporates Treatment Control BMPs as defined in the LIP. e. Generally describes the long-term operation and maintenance requirements for the Treatment Control BMPs.
f. Identifies the entity that will be responsible for long-term operation and maintenance of the Treatment Control BMPs.
g. Describes the mechanism for funding the long-term operation and maintenance of the Treatment Control BMPs. (PW)

11. The applicant shall submit to the Public Works Department for review and approval a precise landscape and irrigation construction plan prepared by a licensed landscape architect for the project consistent with the landscape plans approved by the Planning Commission. The plans shall also include new landscaping in any existing landscape areas where the landscaping has not been maintained. The landscape and irrigation plans shall be in compliance with the requirements of the City’s Water Efficient Landscape regulations (LFMC section 9.146.110) and the City’s Guidelines for Implementation of the Water Efficient Landscape Ordinance. (PW)

12. The construction contractor shall prepare and submit a haul route plan for construction traffic for review and approval by the Public Works Department. (PW)

13. Prior to submittal of any fire master plans or architectural plans to the OCFA, the applicant or responsible party shall attend a pre-submittal meeting with an OCFA plan reviewer. Call OCFA Planning & Development Services at 714-573-6108 at least two weeks in advance to arrange for scheduling and payment for the pre-submittal meeting. (OCFA) Item: 2
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14. The applicant or responsible party shall submit the plan(s) listed below to the Orange County Fire Authority (OCFA) for review and approval. a) Fire master plan (service code PR145). Fire master plan shall include the proposed gates. (OCFA)

15. Irrevocable reciprocal access easements for emergency access purposes to the benefit of the City of Lake Forest shall be recorded concurrently with the final map or, where no final map is required, prior to approval of the fire master plan. (OCFA)

16. The applicant or responsible party shall arrange with the appropriate city, county, or state public works department or agency for installation of traffic pre-emption devices on each traffic signal installed, relocated, or similarly modified as part of this project. (OCFA)

17. The project Applicant/Developer shall provide a letter to the Director of Community Development Department, or designee, stating that they have retained a qualified paleontologist (defined as a practicing paleontologist who is recognized in the paleontological community and proficient in vertebrate paleontology) who is listed on the County of Orange list of certified paleontologists.

The qualified paleontologist shall submit to the City, a Paleontological Resources Impact Mitigation Program (PRIMP) for this project. The PRIMP shall include the methods that will be used to protect paleontological resources that may exist within the project site, as well as procedures for monitoring, fossil preparation and identification, curation into a repository, and preparation of a report at the conclusion of grading. The PRIMP shall be consistent with the guidelines of the Society of Vertebrate Paleontology.

The City shall not issue a grading permit for the project until the letter and PRIMP, both referenced above, have been received. (MM GEO-3)

18. The Construction Contractor shall obtain coverage under the State Water Resources Control Board (SWRCB) National Pollutant Discharge Elimination System (NPDES) General Permit for Stormwater Discharges Associated with Construction and Land Disturbance Activities (Order No. 2022-0057-DWQ, NPDES No. CAS000002) (Construction General Permit).

This shall include submission of Permit Registration Documents (PRDs), including a Notice of Intent for coverage under the permit to the SWRCB via the Stormwater Multiple Application and Report Tracking System (SMARTs). The Construction Contractor shall provide the Waste Discharge Identification Number (WDID) to the Lake Forest Public Works Director, or designee, to demonstrate proof of coverage under the Construction Item: 2
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General Permit. Project construction shall not be initiated until a WDID is received from the SWRCB and is provided to the City, or designee.

Best Management Practices (BMPs) for erosion and sediment control, site management/housekeeping/waste management, management of nonstorm water discharges, run-on and runoff controls, and BMP inspection/maintenance/repair activities. BMP implementation shall be consistent with the BMP requirements in the most recent version of the California Stormwater Quality Association’s Stormwater Best Management Handbook: Construction.

The SWPPP shall include a construction site monitoring program that identifies requirements for dry weather visual observations of pollutants at all discharge locations, and as appropriate (depending on the Risk Level), sampling of the site effluent and receiving waters. A Qualified SWPPP Practitioner shall be responsible for implementing the BMPs at the site and performing all required monitoring and inspection/maintenance/repair activities.

Upon completion of construction and stabilization of the site, a Notice of Termination shall be submitted via SMARTs. (RCM WQ-1)

19. The Project Applicant shall submit and obtain approval of an Erosion Control Plan in compliance with Article XIII of Chapter 8.30 of the City of Lake Forest Municipal Code from the Lake Forest Public Works Director, or designee. The Erosion Control Plan shall be submitted to the City of Lake Forest Building Official for approval by September 15 each year for projects under a grading permit. All grading shall be undertaken in accordance with the BMPs for pollution prevention adopted by the City, the City’s NPDES Permit regulating discharges into and from its Municipal Separate Storm Sewer System (MS4), the Drainage Area Management Plan (DAMP), and any other conditions, requirements and water quality management plans adopted by the City. Additionally, the project Applicant shall adhere to the erosion and sediment control and water quality system maintenance requirements listed in Section 8.30.154 of the Lake Forest Municipal Code. (RCM WQ-2)

20. The project Applicant shall submit and obtain approval of a Final Water Quality Management Plan (WQMP) to the Lake Forest Public Works Director, or designee. The project shall implement project design features identified in the Final WQMP. The Final WQMP shall demonstrate that any proposed on-site development plan includes BMPs for source control, Item: 2
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pollution prevention, site design, low impact development (LID) implementation, and structural treatment control. BMPs shall be designed and implemented to address 303(d) listed pollutants and retain the project site’s minimum design capture volume and hydromodification volume to ensure that post-development storm water runoff volume or time of concentration does not exceed pre-development storm water runoff by more than 10 percent of the 2-year peak flow in accordance with the Santa Ana Regional Water Quality Control Board Order Number R8-2009-0030, NPDES Permit No. CAS618030, as amended by Order No. R8-2010-0062, also known as the North Orange County MS4 permit. The proposed LID BMPs specified in the Final WQMP shall be incorporated into the grading and development plans submitted to the City of Lake Forest for review and approval. Periodic maintenance of any required BMPs and landscaped areas during project occupancy and operation shall be in accordance with the schedule outlined in the Final WQMP. (RCM WQ-3)

21. The project Applicant shall submit and obtain approval of the Final Hydrology and Hydraulic Analyses to the Lake Forest Director of Public Works, or designee, and the Orange County Flood Control District (OCFCD). The Final Hydrology and Hydraulic Analyses shall be prepared consistent with the requirements of the Orange County Hydrology Manual (Orange County Environment Agency 1986) and Orange County Hydrology Manual Addendum No. 1 (Orange County Environment Agency 1996), or subsequent guidance manuals. The Final Hydrology and Hydraulic Analyses shall confirm that the on-site storm drains, on-site detention basins, and any other drainage structures are appropriately sized to accommodate stormwater runoff from the design storm so that the peak flow of stormwater discharge from the project site is less than existing conditions. The Final Hydrology and Hydraulic Analyses shall also demonstrate that the detention facilities meet the hydromodification requirements of the Waste Discharge Requirements for the County of Orange, Orange County Flood Control District and the Incorporated Cities of Orange County within the Santa Ana Region Areawide Urban Storm Water Runoff Orange County (North Orange County MS4 Permit), Order R8-2009-0030, NPDES No. CAS618030 (as amended by Order No. R8- 2010-0062). In compliance with the hydromodification requirements, the post-project runoff discharge volume for the 2-year storm shall not exceed that of the predevelopment condition by more than 5 percent, and the time of concentration of post-development runoff for the 2 year storm event shall not be greater than 5 percent less than that of the predevelopment condition. The Director of the City of Lake Forest Public Works Department, or designee, shall ensure that the drainage facilities specified in the Final Item: 2
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Hydrology and Hydraulic Analyses are incorporated into the final project design. (RCM WQ-4)

22. The project applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation.

The monitor shall be retained prior to the commencement of any “grounddisturbing activity” for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a grounddisturbing activity.

The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, culturalrelated materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe. (MM TCR-1)
Prior to the final inspection for the grading permit, the following shall be completed:

23. The project Applicant shall provide final project plans to applicable City of Lake Forest (City) staff for review and approval showing that the project, including site preparation and construction of proposed buildings, has been designed and will be constructed in conformance with applicable provisions of the most current California Building Code at the time of City review, the City’s Building Code, and the specifications cited in the Geotechnical Investigation, prepared by Southern California Geotechnical, dated November 2021. (MM GEO-1)
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24. The Project Geotechnical Consultant shall submit a Final Testing and Observation Geotechnical Report for Rough Grading to the City of Lake Forest Director of Public Works/City Engineer, or designee. (MM GEO-1) The applicant shall obtain a building permit issued by the Building Division. Prior to issuance of any building permits for the construction of the building, the following shall be completed:

25. The final Site Development Permit conditions of approval shall be printed on each plan set submitted for building permits. (PLNG)

26. The applicant or responsible party shall submit the plan(s) listed below, if applicable, to the Orange County Fire Authority (OCFA) for review and approval.
a. architectural (service codes PR200-PR285), when required by the OCFA “Plan Submittal Criteria Form”
b. architectural (service codes PR264-PR272)
c. architectural (service codes PR212-PR220, abbreviated review) d. alternative methods and materials (AM&M) request (service code PR910), if any portion of the structure will be occupied prior to completion of the entire structure. Phased occupancy AM&M requests shall accompany the architectural submittal;
e. tanks storing hazardous materials (service codes PR300-PR305); f. hazardous materials compliance and chemical classification (service codes PR315-PR328);
g. hazardous equipment, processes, or operations (service codes PR345- PR360);
h. high-piled storage (service code PR330);
i. refrigeration and vapor detection/alarm system (service codes PR340 and PR500-PR520), if required by the Refrigeration Disclosure worksheet in OCFA guideline G-02 or the California Fire or Mechanical Codes; j. battery (service code PR375), for any system containing an aggregate quantity of electrolyte in excess of 50 gallons;
k. smoke control rational analysis, report, and other required documentation (service codes PR380-PR382).
l. emergency responder radio system design (service code PR928); this submittal may be deferred when acceptable to the Building Department, Item: 2
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but the required conduit must be installed prior to concealing interior construction;
m. underground piping for private hydrants and fire sprinkler systems (service code PR470-PR475);
n. underground piping (service code PR470-PR475), if private hydrants are installed/modified or a fire sprinkler system is required by code or installed voluntarily;
o. fire sprinkler system (service codes PR400-PR465);
p. alternate methods and materials (AM&M) request (PR910). (OCFA)

27. The applicant or responsible party shall enter into a secured fire protection agreement with OCFA Strategic Services (714-573-6199) to mitigate additional fire service impacts resulting from the project. (OCFA)

28. The applicant shall submit and obtain approval of a Public Works encroachment permit for street improvements and traffic signal modification plans, collectively known as construction plans, for the following five intersections as summarized below and shown on the plans approved by the Planning Commission.
a. Bake Parkway/Commercentre Drive (Exhibit 1-1 of the approved plans). Modifications shall be made to the traffic signal to accommodate protected eastbound and westbound left-turn phasing (from split phasing). Lane geometrics shall be modified for the westbound approach to accommodate dual left-turn lanes and a shared through/right-turn lane. Additionally, modifications shall be made to the traffic signal equipment.
b. Dimension Drive/Bake Parkway (Exhibit 5-1 of the approved plans).

Modifications shall be made to the median to accommodate a 430-foot westbound left-turn lane. Additionally, modifications shall be made to the traffic signal equipment.
c. Dimension Drive/Commercentre Drive – Enterprise Way (Exhibit 3-2 of the approved plans). Modifications shall be made to the traffic signal to accommodate protected eastbound and westbound left-turn phasing (from permissive phase). The curb radius of the southeast corner at this intersection shall be modified to accommodate wheelbase-67 (WB-67) truck turns (northbound right turn).

Additionally, modifications shall be made to the traffic signal equipment.
d. Lake Forest Drive/Dimension Drive (Exhibit 6-1 of the approved plans). Modifications shall be made to accommodate a 250-foot Item: 2
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northbound left-turn lane and a 205-foot eastbound left-turn lane.

Additionally, modifications shall be made to the traffic signal equipment.
e. Lake Forest Drive/Rancho Parkway (Exhibit 4-2 of the approved plans). Modifications shall be made to accommodate a new 225-foot northbound right-turn lane, a 470-foot northbound left-turn lane, and a 440-foot southbound left-turn lane. Additionally, modifications shall be made to the traffic signal equipment.

Said construction plans shall be signed and stamped by a California Licensed Civil Engineer and submitted for review and approval by the Public Works Director or designee.

In the event that multiple development projects are conditioned to complete the same off-site improvements, the responsibility to design the improvements shall rest with the developer that proceeds with development first, as determined by issuance of a building permit.

Nothing in this condition shall preclude the respective developers from entering into private cost-sharing agreement; but the City shall not be a party to or responsible for enforcement of such agreements. (TENG)

29. All applicable development impact fees shall be paid to the appropriate agencies. (BLDG)

30. A “Landscape Documentation Package” and “Landscape Submittal sheet”, which shall include the required Water Efficient Landscape worksheets as described in the City’s Water Efficient Landscape Guidelines, and a signed/stamped Certificate of Landscape Design certifying that the proposed landscaping will be in compliance with the City's Water Efficient Landscape Ordinance, shall be included with the landscape and irrigation plan set and submitted for review and approval. (LFMC Sec. 9.146.110) (PLNG)

31. Phased occupancy of this structure shall be permitted only with prior approval from OCFA and the Building Official. Requests for phased occupancy shall be submitted for evaluation by OCFA as an alternate materials and methods proposal (PR910) accompanying the architectural submittal. Such requests shall be made prior to start of construction only. (OCFA)

32. The project applicant shall provide written evidence that the construction drawings include all required building improvements to accommodate the certification through the LEED Volume Program. (PLNG)
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33. The project Applicant shall submit construction plans to the City of Lake Forest verifying that all construction equipment used during construction of the project shall be equipped with Tier 4 Interim engines or the most effective Verified Diesel Emission Control Strategies (VDECS) available for the engine type (Tier 4 engines automatically meet this requirement as certified by the California Air Resources Board (CARB). During construction activities, the equipment shall be properly maintained and tuned in accordance with manufacturer specifications. (MM-AQ-1)

34. The Project Applicant shall submit construction plans to the City of Lake Forest that state that the project shall utilize “Super-Compliant” low volatile organic compounds (VOC) paints for nonresidential interior and exterior surfaces and low VOC paint for parking lot surfaces. Super-Compliant low VOC paints have been reformulated to exceed the regulatory VOC limits put forth by SCAQMD Rule 1113. Super-Compliant low VOC paints shall be no more than 10 grams per liter (g/L) of VOC. (MM-AQ-2)

35. The project Applicant shall consult with the City on the status of Western Realco Projects 1 and 2. If in this consultation, the City identifies that the construction schedule of Western Realco Projects 1 and 2, and the IPT Enterprise Business Center LLC Project (proposed project) will be under construction at the same time, the proposed project shall equip all construction equipment during the overlapping period with Tier 4 Final engines or the most effective Verified Diesel Emission Control Strategies (VDECS) available for the engine type (Tier 4 engines automatically meet this requirement) as certified by the California Air Resources Board. The equipment shall be properly maintained and tuned in accordance with manufacturer specifications. The project Applicant shall submit construction plans to the City of Lake Forest denoting the projected equipment Tier rating that will be used during the construction period. (MM-AQ-3)

36. Regulatory compliance measures RCM CUL-1 and RCM CUL-2, documented in the EIR shall be documented on the grading plans. (RCM CUL-1/RCM CUL-2)

37. The project Applicant/Developer shall retain the services of a licensed corrosion engineer to conduct additional site testing and final design evaluation regarding the possible on-site presence of significant volumes of corrosive soils. At a minimum, the corrosion engineer shall (1) verify the soluble sulfate concentrations of the soils that are present at pad grade within the building areas at the completion of rough grading; (2) provide detailed corrosion protection measures for cast iron and/or ductile iron pipes, as necessary; (3) confirm that soluble sulfates and chloride levels in Item: 2
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the on-site soils do not warrant specialized concrete mix design; and (4) confirm that nitrates present in the on-site soil do not warrant protection for copper materials.

The Director of the City of Lake Forest Public Works Department, or designee, shall verify that the project plans incorporate the corrosion protection measures of the corrosion engineer. (MM GEO-2)

38. A report of findings shall be prepared to document the results of the monitoring program prepared by the Applicant-hired qualified paleontologist. The report shall be provided to the Director of Community Development, or designee. (MM GEO-3)

39. The construction plan set shall:
a) Provide for installation of all necessary infrastructure, including conduit, wiring, and sufficient electrical capacity, to support the future installation of on-site electric truck charging stations;
b) Designate sufficient space to accommodate a minimum of four electric trucks charging simultaneously. (MM GHG-1)

40. After a specific project equipment list has been determined and prior to the issuance of a building permit, the following actions shall be implemented 1) A qualified structural engineer, as approved by the Director of Community Development, or designee shall identify all structures that are located within the distances established in Table 2 of Section 11.16.090 of the City’s Municipal Code and that have the potential to be affected by ground-borne vibration originating from the construction; and 2) A qualified acoustical engineer shall compile a list of proposed construction equipment and compare to the City's accepted vibration criteria. If it is determined that the proposed equipment would generate vibration levels below the City's standard of 0.3 inches per second (in/sec) peak particle velocity (PPV), no further vibration assessment is necessary.

However, if vibration levels would potentially exceed the City's standard of

0.3 in/sec PPV, the Project Applicant shall develop a Vibration Monitoring and Construction Contingency Plan for approval by the Director of Community Development, or designee, to ensure that vibration levels would not exceed the City's accepted vibration damage criteria of 0.3 in/sec PPV. If a Vibration Monitoring and Construction Contingency Plan is deemed necessary, monitoring of vibration during initial construction activities shall be required. Monitoring results may indicate the need for more or less intensive measurements. The Vibration Monitoring and Construction Contingency Plan, at the discretion of the Director of Item: 2
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Community Development or designee, shall include the following items as necessary:

Identification of structures where monitoring would be conducted; • A vibration monitoring schedule;
• Defined structure-specific vibration limits;
• Photographic, elevation, and crack surveys to document before and after construction conditions; and
• Identification of construction contingencies for when vibration levels approach the limits.

When vibration levels approach the limits specified in Section 11.16.090 of the City’s Municipal Code, construction shall be suspended and contingencies identified in the approved Vibration Monitoring and Construction Contingency Plan shall be implemented as necessary to lower vibration levels, which could include shielding or protecting the affected building from potential vibration impacts as a possible alternative to changing construction methods. (RCM NOI-2)

41. The site plan and/or floor plans in the construction drawings shall clearly show the location of the required carpool parking stalls, vanpool parking stalls, ride share vehicle loading area, bicycle parking, shower facilities, locker facilities, and commuter information area, in accordance with the regulations in Zoning Code Section 9.160.040. (RCM TRA-1)

42. The applicant shall retain a licensed Civil Engineer by the State of California to prepare Civil Street Improvement Plans for the installation of a bus shelter with solar-powered lights, a bus bench, and a trash receptacle for the existing bus stop located on the northwest corner of the intersection of Dimension Drive at Commercentre Drive/Enterprise Way, in accordance with the regulations in Zoning Code Section 9.16.040 and Orange County Transportation Authority Guidelines.

The bus stop improvements shall be designed in accordance to the standards provided in the Orange County Transportation Authority (OCTA) Transit-Supportive Design Guidelines (June 30, 2021 or latest edition). As appropriate, the existing sidewalk shall be widened within the existing rightof-way (ROW) to a minimum eight feet wide to accommodate wheelchair bus boardings. If that is not feasible due to ROW constraints, then the sidewalk shall be widened to greatest extent practical.

The project Applicant shall submit these Civil Street Improvement Plans to the City’s Engineering Division and obtain a Public Works Encroachment Item: 2
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Permit to construct the improvements to the existing bus stop. (RCM TRA1)

43. To reduce vehicle miles traveled (VMT) and improve first-/last-mile access to transit, the applicant/developer shall install pedestrian-scale lighting along the on-site pedestrian pathway between the primary building entrance and the public right-of-way, leading to the existing bus stops.

Lighting shall provide adequate nighttime visibility for pedestrians (generally achieving a maintained average of 1.0 foot-candle), avoid glare, and limit spillover to adjacent properties in accordance with Lake Forest Municipal Code section 9.72.085(3). Fixtures shall include automatic duskto-dawn controls. A lighting plan depicting fixture types, locations, heights, and illumination levels shall be submitted by the Applicant to the City for review and approval. (MM TRA-2)

44. On-site tribal monitoring shall conclude upon the later of the following: (1) written confirmation to the Kizh from a designated point of contact for the project applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) prior to approval of final building permit, a determination and written notification by the Kizh to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh TCRs. (MM TCR-1)
Within 3 days of the start of any construction, vegetation clearing, or grading activities (including disking and demolition), the following shall be completed:
a. If construction/ground disturbing activities, including demolition, occurs between February 1 and August 31, a Qualified Biologist shall conduct a pre-construction clearance survey for nesting birds within 3 days of the start of any construction, vegetation clearing, or grading activities (including disking and demolition) to ensure that no nesting birds are disturbed during construction. The Qualified Biologist shall be retained by the Construction Contractor. The Qualified Biologist conducting the clearance survey shall document a negative survey with a brief letter report indicating that no impacts to active avian nests would occur. If an active avian nest is discovered during the pre-construction clearance survey, construction activities shall stay outside of a no-disturbance buffer. In general, the no-disturbance buffer shall be a minimum of 50 feet for passerines and 250 feet for raptors. However, a species’ sensitivity to disturbance can vary among species, the level of noise or construction disturbance, and the line of sight between the nest and the disturbance.

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Limits of construction to avoid an active nest shall be established in the field with flagging, fencing, or other appropriate barriers; and construction personnel shall be instructed on the sensitivity of nest areas. A biological monitor, with experience in monitoring active nests, shall be present to delineate the boundaries of the buffer area and to monitor daily all active nests to observe the efficacy of the no-disturbance buffers and to document any new nesting occurrences to ensure that nesting behavior is not adversely affected by the construction activity. Adversely affected nesting behavior, as determined by the biological monitor, includes, but is not limited to, disrupting reproductive behavior, nest abandonment, and/or prolonged absences of parents while incubating eggs. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural conditions, construction, vegetation clearing, or grading activities (including disking and demolition) within the buffer area can occur. Field memorandums shall be prepared by the biological monitor within 24 hours of each day of monitoring and shall be submitted to the City of Lake Forest to document compliance with the applicable resource protection measures. (RCM BIO-1)
During grading and construction of the project, the following shall be completed:

45. Before commencement of construction, the applicant or responsible party shall attend a pre-construction meeting with an OCFA inspector. Call OCFA Inspection Scheduling at 714-573-6150 at least five days in advance to schedule and pay for the pre-construction meeting. (OCFA)

46. After installation of required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA prior to bringing combustible building materials on-site. Call OCFA Inspection Scheduling at 714-573-6150 with the Service Request number of the approved fire master plan at least five days in advance to schedule the lumber drop inspection. (OCFA)

47. Construction activities shall be limited to between the hours of 7:00 a.m. and 8:00 p.m. Mondays through Saturdays. No construction shall be permitted outside of these hours or on legal City of Lake Forest holidays, without a specific exemption issued by the City of Lake Forest. (RCM NOI1)

48. Project construction activities shall be required to comply with the standard SCAQMD rules and requirements for fugitive dust control, which includes, but is not limited to:

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a. All active construction areas shall be watered a minimum of two (2) times daily;
b. Speed on unpaved roads shall be less than 15 mph;
c. Any visible dirt deposition on any public roadway shall be swept or washed at the site access points within 30 minutes;
d. Any on-site stockpiles of debris, dirt or other dusty material shall be covered or watered twice daily;
e. All operations on any unpaved surface shall be suspended if winds exceed 15 mph;
f. Access points shall be washed or swept daily;
g. Construction sites shall be sandbagged for erosion control; h. Nontoxic chemical soil stabilizers shall be applied according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more); i. All trucks hauling dirt, sand, soil, or other loose materials shall be covered, and maintain at least 2 feet of freeboard space in accordance with the requirements of California Vehicle Code (CVC) section 23114; j. Unpaved and gravel construction access roads shall be paved or have gravel at least 100 feet onto the site from the main road and use gravel aprons at truck exits;
k. The ground cover of disturbed areas shall be replaced as quickly possible;
l. A fugitive dust control plan shall be prepared and submitted to SCAQMD prior to the start of construction. (PW)

49. Prior to concealing interior construction, the applicant or responsible party shall submit and obtain approval of the plan(s) listed below to the OCFA for review and approval:
a. sprinkler monitoring system (service code PR500)
b. fire alarm system (service code PR500-PR520)
c. fire sprinkler system (service codes PR430-PR455).
d. hood and duct extinguishing system (service code PR335) (OCFA)

50. In the event that archaeological resources are discovered during excavation, grading, or construction activities, work shall cease within 100 feet of the find until a qualified archaeologist from the Orange County List of Qualified Archaeologists has evaluated the find in accordance with federal, Item: 2
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State, and local guidelines to determine whether the find constitutes a “unique archaeological resource,” as defined in Section 21083.2(g) of the California Public Resources Code (PRC). Personnel of the proposed project shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded beyond 100 feet from the find on other portions of the project site. The found deposits shall be treated in accordance with federal, State, and local guidelines, including those set forth in PRC Section 21083.2. Prior to issuance of a grading permit, the Director of Community Development, or designee, shall ensure that this regulatory compliance measure is documented on the grading plans. (RCM CUL-1)

51. If human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to State PRC Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be Native American, the County Coroner would notify the Native American Heritage Commission (NAHC), which would determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. The MLD recommendations may include scientific removal and nondestructive analysis of human remains and items associated with Native American burials, preservation of Native American human remains and associated grave goods in place, relinquishment of Native American human remains and associated items to the descendants for treatment, or any other culturally appropriate treatment. Prior to issuance of a grading permit, the Director of Community Development, or designee, shall ensure that this regulatory compliance measure is documented on the grading plans. (RCM CUL-2)

52. During grading, an on-site inspection shall be conducted by the Applicanthired Project Geotechnical Consultant and the City of Lake Forest Director of Public Works/ City Engineer, or designee, to ensure compliance with geotechnical specifications as incorporated into project plans. (MM GEO-1)

53. During grading, on-site inspection shall be conducted by the Project Geotechnical Consultant and City of Lake Forest Director of Public Works/City Engineer, or designee, to ensure compliance with the corrosion protection measures of the corrosion engineer, as incorporated into the project plans. (MM GEO-2)
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54. During construction, excavation and grading activities in deposits with high paleontological sensitivity shall be monitored by a paleontological monitor as defined by the PRIMP. No monitoring is required for excavations in deposits with no or low paleontological sensitivity (i.e., engineered fill soils).

If paleontological resources are encountered during the course of ground disturbance, the paleontological monitor shall have the authority to temporarily redirect construction away from the area of the find in order to assess its significance. In the event that paleontological resources are encountered when a paleontological monitor is not present, work in the immediate area of the find shall be redirected, and a paleontologist shall be contacted to assess the find for significance.

55. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes. (MM TCR-2)

56. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.

If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed.

Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).

Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.

Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance. (MM TCR-3)
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Prior to the issuance of a certification of occupancy for the building, the following shall be completed:

57. The street improvements and traffic signal modifications for the five intersections shall be completed in accordance with the City-approved plans and to the satisfaction of the Public Works Director or designee.

Where multiple projects are conditioned to complete the same improvements, responsibility shall rest with the developer of the project first reaching final inspection or issuance of a certificate of occupancy.

Developers may enter into private cost-sharing agreements, but the City shall not be a party to or responsible for such agreements. (TENG)

58. The applicant shall submit a letter from the project’s registered civil engineer certifying that the finished grading has been completed in accordance with the City-approved grading plan and that all structural Best Management Practices from approved Final Water Quality Management Plan have been constructed and installed. (ENG)

59. The applicant shall submit a letter of certification to the Director of Community Development from the project architect certifying that all improvements have been constructed in accordance with the approved plans. Determination of consistency shall be subject to the review and approval of the Director of Community Development. (PLNG)

60. The applicant shall have installed all landscaping and irrigation in accordance with the approved construction plans. The applicant shall submit a landscape installation verification letter from a licensed landscape architect certifying that the landscaping for the project was installed in accordance with the approved plans. (PLNG)

61. Any landscaping that has not been maintained or was damaged during construction, shall be replaced with the same or a similar plant species (PLNG)

62. In accordance the City’s Water Efficient Landscape Guidelines, the landscape architect shall submit a completed and signed “Landscape Installation Certificate of Completion” for all the landscaping at the site. As detailed in the certificate, the following items shall also be completed:
a. Irrigation scheduling parameters used to set the controller; b. Landscape and irrigation maintenance schedule;
c. Irrigation audit report; and
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d. Soil analysis report, if not submitted with Landscape Documentation Package, and documentation verifying implementation of the soil report recommendations. (PLNG)

63. An emergency responder digital radio system shall be provided in this structure. Refer to CFC 510 and the OCC/OCFA DAS/BDA guidelines (available at ocfa.org) for requirements. Evidence of compliance with emergency responder digital radio system design and performance criteria shall be provided prior to occupancy. (OCFA)

64. The applicant or responsible party shall submit the plan(s) listed below, if applicable, to the Orange County Fire Authority (OCFA) for review and approval:
a. emergency responder radio system testing (service code PR928) (OCFA)

65. All OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested. Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at 714-573-6150. (OCFA)

66. All parking stalls shall be striped in accordance with the approved plans. (PLNG)

67. The applicant shall ensure that mechanical equipment placed on the roof such as, but not limited to, air conditioning, heating, ventilating ducts and exhaust fans shall be screened from view through the use of approved roof screens, recessed roof wells and/or the building parapets. (PLNG)

68. The project applicant shall provide evidence that the building has been constructed in accordance with the regulations for certification through the LEED Volume program (PLNG)

69. The Project Geotechnical Consultant shall provide a letter regarding contractor compliance with project plans and required geotechnical. The letter shall be submitted to the City of Lake Forest Building Division for review and approval. (MM GEO-1)

70. All provisions of Chapter 9.160 shall be implemented, as approved on the construction drawings and civil street improvement plans, including but not limited to, the required carpool parking stalls, vanpool parking stalls, ride Item: 2
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share vehicle loading area, bicycle parking, shower facilities, locker facilities, commuter information area, and improvements to the existing bus stop located on the northwest corner of the intersection of Dimension Drive at Commercentre Drive/Enterprise Way. (RCM TRA-1)

71. The project Applicant shall retain a licensed Civil Engineer by the State of California to prepare Civil Street Improvements and Signing & Striping Plans (collectively Construction Plans) for the implementation of bike lanes in both directions on Commercentre Drive between Alton Parkway and Dimension Drive. These bike lanes on Commercentre Drive would connect the proposed project site on Enterprise Way to the existing bike lanes on Alton Parkway, which eventually connects to the Irvine Transportation Center, a multi-model transit hub including Metrolink and Amtrak commuter train services and OCTA bus services.

Based on a preliminary design assessment, the Construction Plans shall include an asphalt slurry seal of Commercentre Drive to modify the existing lane striping for the addition of standard striped bike lanes and green bike markings. The project Applicant shall use these Construction Plans to obtain a Public Works Encroachment Permit to construct said improvements for bike lanes on Commercentre Drive. The construction of said improvements shall be completed per the plans and to the satisfaction of the Public Works Department. The project Applicant shall use these Construction Plans to obtain a Public Works Encroachment Permit to construct said improvements for bike lanes on Commercentre Drive. (MM TRA-1)

72. All required lighting shall be installed and operational and shall be maintained by the property owner for the life of the project. (MM TRA-2) Prior to issuance of building permits for any tenant improvement plans for the building, the following shall be completed:

73. The property owner and/or business operator shall obtain Planning and Code Enforcement Division approval of sign plans (sign design and locations), for signs to be posted at each driveway entrance to the property, that includes the following information:
a. Property owner, business owner, or property management company name b. A telephone number and local contact for the public to report any problems or concerns about the property.

The property owner and/or business operator shall install the approved signage. (PLNG)
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74. The tenant improvement plans shall include installation of a minimum of four electric truck charging stations at the predesignated locations. The charging stations shall be installed and operational prior to tenant occupancy of the building. (MM GHG-1)
The use shall be operated and maintained in substantial conformance with the following:

75. All trucks/trailers shall only be parked in the truck loading dock area. (PLNG)

76. The building shall not be used for any cold storage uses or any user that requires refrigerated storage. (PLNG)

77. The required parking stalls in the truck loading area shall be accessible to employees during business hours. (PLNG)

78. The applicant shall maintain signage at the site, as approved by the City, with current contact information for the public to report any problems or concerns about the property. (PLNG)

79. All landscaping shall be maintained in a healthy and living condition. If necessary, plants shall be replaced in a manner that is consistent with the landscaping plan. Landscaping shall be irrigated and all irrigation systems shall be maintained in good working order. (PLNG)

80. The project site shall maintain compliance with the City’s Noise Ordinance (Chapter 11.16 of the Lake Forest Municipal Code) at all times. (PLNG)

81. Signs, including window signage, are not a part of this approval. All signage will be subject to separate approval in compliance with the City’s Sign Ordinance and/or an approved Planned Sign Program. (PLNG)

82. The project shall be developed and maintained in substantial compliance with the site plans, landscape plans, and the building elevations approved by the Planning Commission on June 4, 2026 and on file with the City of Lake Forest Community Development Department. Minor modification or changes to these plans shall be subject to the additional review, and CEQA compliance, as determined by the Director of Community Development. (PLNG)
SECTION 4. EFFECTIVE DATE. This Resolution takes effect immediately upon its adoption.

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SECTION 5. SEVERABILITY. If any provision of this Resolution or its application to any person or circumstances is for any reason held to be invalid, such invalidity has no effect on the other provisions or applications of the Resolution that can be given effect without the invalid provision or application and, to this extent, the provisions of this Resolution are severable. The Planning Commission hereby declares that it would have adopted this Resolution, and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, phrases, or portions thereof be declared invalid or unconstitutional.

SECTION 6. CUSTODIAN OF RECORDS. The documents and materials that constitute the record of proceedings on which this Resolution is based are located at the City of Lake Forest City Hall, 100 Civic Center Drive, Lake Forest, CA 92630. The custodian for these records is the City Clerk.

APPROVED this 4th day of June 2026, by the following vote, to wit:

AYES: COMMISSIONERS
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
ABSTAINED: COMMISSIONERS

MICHAEL STANNARD DATE
CHAIR

LAKE FOREST PLANNING COMMISSION
ATTEST:

GAYLE ACKERMAN, AICP DATE

DIRECTOR OF COMMUNITY DEVELOPMENT
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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis Goal LU-1 Land Use Mix: A community with a balanced land use pattern that meets the City’s long-term housing, employment, and civic needs.

Policy LU-1.8 Consistent Standards: Require projects to adhere to the City’s Municipal Code.

Consistent. As discussed in Finding 3, proposed project would be consistent with the City’s Zoning Code and the Pacific Commercentre Planned Community. Therefore,
the proposed project is consistent with these General
Plan Policies.

Goal LU-2 Compatible Development: A community where new development blends harmoniously into the existing neighborhood fabric.

Policy LU-2.1 Physical Characteristic Compatibility: Ensure that new development fits within the existing community setting and is compatible with surrounding land uses and public infrastructure availability.

Consistent. The proposed industrial building is located within the Pacific Commercentre Planned Community.

The Pacific Commercentre Planned Community was
developed as a master planned industrial business park
with local streets providing internal circulation. The
buildings in the Planned Community include a mix of
warehouse, distribution, manufacturing, research and
development, and offices. The proposed industrial
building is consistent with the type, scale, and intensity of the existing industrial development in the Pacific
Commercentre Planned Community. The proposed
project includes the replacement of an existing 2-story concrete tilt-up industrial building with a new 2-story concrete tilt-up industrial building.

The subject site is adjacent to the Meadows residential community to the northeast/east. The project site is not connected to the Meadows residential community by
any streets or walkways. Furthermore, a landscape
buffer separates the Meadows residential community
and the industrial area. The proposed project includes
the installation of additional landscaping and mature
trees along the northeastern corner of the project site, adjacent to the Meadows Community. This new
landscaping will further reduce the visibility of the
industrial site as viewed from the Meadows
Community. Furthermore, the building was designed so
that the truck dock and loading area of the proposed
building is oriented to the southeast (not facing the
residential properties), is located over 200 feet away
from the nearest residential property line, and would
not be readily visible from the residences. As such, the new proposed building is compatible with the
surrounding land uses.

As detailed in Sections 4.13 Noise, 4.1 Aesthetics, and

4.3 Air Quality, the proposed project would not result in excessive noise, smoke, dust, light or glare that would impact the nearby residences.

The overall building treatment and façade is compatible with the existing architecture of the industrial buildings in the Pacific Commercentre Planned Community. The
proposed building would be constructed of
architecturally enhanced tilt-up concrete panels and
would be painted different shades of gray with a blue
accent. The building architecture utilizes scoring, color Policy LU-2.2 Sensitive Uses: Locate residences away from areas of excessive noise, smoke, or dust and ensure that adequate mitigation measures, including buffers or transitional uses, are made to ensure the health and well-being of existing and future residents.

Policy LU-2.4 Scale and Character: Ensure that the scale and character of new development is appropriate to the setting and intended use.

Policy LU-2.5 Visual Compatibility: Require new development projects achieve visual compatibility with surrounding
development through building, site, or design techniques, such as landscaping and architectural design, to achieve visual compatibility.

Policy LU-2.7 Interface with Residential Areas: Promote compatibility of adjacent land uses along the interface of different residential density and non-residential intensity categories by paying special attention to buffers and
transitional areas.

Action LU-2a: As part of the City’s development review
process, ensure that commercial projects are designed to be compatible with residential uses, including appropriate building massing and scale and minimization of impacts related to the operation of the use. Review of employment-generating projects should ensure that the following design concepts are addressed in projects that abut residential areas:
 Appropriate building scale and/or siting;
 Site design and noise-attenuating features to avoid
exposure to excessive noise due to long hours of operation or inappropriate location of accessory structures;
 Site and structure design to avoid excessive glare or excessive impacts from light sources onto adjacent
properties; and
 Site design to avoid unnecessary loss of community and environmental resources (archaeological, historical,
ecological, recreational, etc.).

Action LU-2b: As part of the City’s development review
process, ensure that new developments are designed to
minimize glare and light impacts onto adjacent properties.

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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis transitions, and windows to provide articulation to the facades of the building. The truck doors, which would
be painted to match the building, would be located on
the south elevation of the building, and would not be
visible from the surrounding streets or residential
properties.

All lighting associated with the proposed project would be hooded or shielded to focus the light downward and
prevent light spillage onto adjacent properties. The
Applicant has provided a photometric plan that shows
low-level illumination at the property lines adjacent to the light industrial areas and no illumination at the
property line adjacent to the residential property. The building materials (e.g., concrete, glass, metal) and
proposed uses are typical of those found in the
surrounding areas, are non-reflective, and would not
create unusual or isolated glare effects that would
affect daytime visibility or views in the project vicinity.

As detailed in Table 4.11.C, the proposed project would be consistent with the permitted uses and development
standards of the City’s Zoning Code and the Pacific
Commercentre Planned Community. Additionally, as
detailed in the Biological Resources, Cultural Resources, Recreation, and Tribal Cultural Resources sections of
this EIR, the proposed project would not result in an
unnecessary loss of community and environmental
resources (archaeological, historical, ecological,
recreational, etc.). The proposed project is consistent with these General Plan Policies and actions.

Goal LU-3 Placemaking: A distinct community image and identity that promotes Lake Forest as a desirable place to live and do business.

Policy LU-3.4 High-Quality Design: Promote high-quality design for all public and private development projects, including building form, site design, landscaping, lighting, signage, and other components which impact the visual quality of a project.

Consistent. The proposed building would be similar in
design, scale, and character to existing surrounding
industrial uses. The proposed building would be
constructed of architecturally enhanced tilt-up concrete panels and would be painted varying shades of gray
with a blue accent. The building architecture utilizes
scoring, color transitions, and windows to provide
articulation to long facades of the building. The truck doors, which would be painted to match the building,
would be located on the south elevation of the building, and would not be visible from the surrounding streets,
nor residential properties. The overall building
treatment and façade will be compatible and consistent
with the remainder of the existing, surrounding
industrial park.

The proposed project would not impact any existing
parks, trails, or scenic vistas and would enhance
streetscapes by providing a variety of trees, shrubs and ground cover and maintaining the existing landscaping
around the perimeter of the project site.

The proposed project would result in the
Policy LU-3.6 Architectural Styles: Promote architectural styles that emphasize the established community identity while allowing for the introduction of other appealing architectural design strategies that are compatible with their surroundings.

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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis redevelopment of an older and underutilized site with a new industrial building with improved quality and
enhanced site and building design. The proposed
project is consistent with these General Plan Policies.

Goal LU-4 Streetscapes: A community with streetscapes that enhance the economic vitality and overall visual quality of the City, support the circulation network, and encourage pedestrian-scale streets and patterns of activity.

Policy LU-4.3 Building Massing: Reduce the bulk and perceived size of large buildings by dividing their mass into smaller parts, stepping down to adjacent structures, recessing openings for doors/windows, and using pedestrian-scale features; singleplane massing is discouraged.

Consistent. The proposed project would enhance
streetscapes by providing a variety of trees, shrubs and ground cover and maintaining the existing landscaping
around the perimeter of the project site.

The proposed project would include an on-site
accessible path of travel through the parking lot that
would lead to a paved walkway along the north side of
the building and would connect to an existing striped
crosswalk across Enterprise Way.

The proposed building would be constructed of
architecturally enhanced tilt-up concrete panels and
would be painted different varying shades of gray with
a blue accent. The building’s main entrances would be
emphasized with vertical and horizontal bands,
windows, and decorative light sconces. The building
architecture utilizes scoring, color transitions, and
windows to provide articulation to long facades of the
building. The proposed building would be consistent
with allowable building setbacks and as detailed in
Finding 3 of this resolution, the proposed project would be consistent with the City’s Zoning Code and permitted uses and developed standards of the Pacific
Commercentre Planned Community.

Additionally, the proposed project would include the
installation of landscaping and mature trees around the project site and proposed building with densely placed
mature trees along the northeastern corner of the
proposed building and project site to reduce the
visibility of the project site from adjacent residential uses and to improve the overall visual quality of the site The proposed project is consistent with these General
Plan Policies.

Policy LU-4.4 Building Footprint: Require and enforce
appropriate residential and nonresidential development
standards, including adequate building setbacks, to ensure that a building’s footprint does not negatively affect adjacent uses or the visual quality of the area.

Goal M-1 Regional and Local Roads: A transportation system that meets and balances local and regional mobility needs.

Action M-1b: As part of the development review process, the Community Development Department and the Public Works
Department shall require developers to complete and fund the following:

1. A local transportation analysis to ensure that the site plan incorporates City transportation goals, policies, and
standards, that identifies the effects of the project on the local transportation system, and identifies improvements to maintain adopted LOS standards for operations at signalized city-controlled intersections;

2. The project’s proportional share of the effects on the City’s Consistent. As part of the proposed project, off-site
improvements would be made at 5 intersections to
enhance public safety and address concerns related to
large truck turning movements. Based on the results of
the TIA, the proposed project would not result in any
level of service (LOS) deficiencies or impacts. Therefore, the existing intersections and roadways would be able
to accommodate all traffic (passenger vehicles and
trucks) associated with implementation of the proposed
project.

The TIA is consistent with the objectives and
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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis circulation network through payment of fees; and

3. For local project-related circulation effects requiring improvements that are not included in an adopted fee
program, either complete the necessary improvements or
pay a proportional share of the cost.
methodologies set forth in the City’s TA Guidelines, the 2021 Congestion Management Program (CMP) for
Orange County, and applicable provisions of CEQA. The
proposed project would not conflict with a program
plan, ordinance or policy addressing the circulation
system, including transit, roadway, bicycle, and
pedestrian facilities.

Items 2 and 3 of this action are not applicable to the
proposed project. The proposed project is consistent
with these General Plan Policies and actions.

Goal M-5 Bicycle, Pedestrian, and Equestrian Use: Support and promote the use of pedestrian, bicycle, and equestrian facilities.

Policy M-5.1 Promote Non-Vehicular Modes: Promote the
provision of non-vehicular circulation modes within Lake Forest.

Consistent. The proposed project would include bike
racks (31 spaces total) and pedestrian connections to
nearby sidewalks and crosswalks. The proposed project
Policy M-5.2 Pedestrian Access Between Uses: Improve is consistent with these General Plan Policies. pedestrian access between complementary uses such as
residential and commercial areas and seek to increase the number of bridges and/or grade-separated crossings over freeways and major roadways.

Goal M-6 Safety: Provide a safe transportation system for all users.

Policy M-6.3 Site Designs and Safety: Ensure, through the development review process, that development projects
follow best design practices to reduce conflicts between multiple travel modes.

Consistent. The project includes off-site improvements
at five intersections to enhance public safety and
address concerns related to large truck turning
movements, which would be completed consistent with
design standards to reduce conflicts between multiple
travel modes. By incorporating intersection
improvements into the design of the proposed project,
the proposed project does not include any geometric
design features or incompatible uses that could
substantially increase circulation/traffic hazards. The proposed project is consistent with this General Plan
Policy.

Goal M-9 Goods Movement: Accommodate safe goods movement through the City’s transportation network.

Policy M-9.1 Goods Movement Along City Arterials: Continue to restrict truck traffic through the City to its arterial roadways in order to facilitate goods movement to regional facilities; continue to prohibit truck traffic on residential streets.

Consistent. Truck traffic associated with the proposed
project would be restricted to arterial roadways and
truck traffic would not be allowed on residential
streets. The City does not have any designated truck
routes.

The project site is not located along a City arterial;
however, the proposed off-site intersection
improvements are located along City arterials. The offsite improvements are proposed to enhance public safety and facilitate large truck turning movements and would be completed consistent with design standards
to facilitate truck access.

The proposed project is anticipated to generate 727
total daily trips (in passenger car equivalents [PCEs]), which is broken down to 455 daily passenger vehicle
trips and 272 daily truck trips (in PCEs). Based on the results of the TIA, the proposed project would not
result in any level of service (LOS) deficiencies or
impacts. Therefore, the existing intersections and
M-9.2 Roadway Design: Maintain roadway design standards along City arterials to facilitate truck access to light industrial, manufacturing, commercial, and mixed-use areas along
designated truck routes.

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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis roadways would be able to accommodate all traffic
(passenger vehicles and trucks) of the proposed project.

The proposed project is consistent with these General
Plan Policies.

Goal M-10 Funding: Ensure the utilization of various financing methods to improve and provide a fiscally sound transportation system.

Policy M-10.2 New Developments: Ensure that new
development projects contribute their appropriate fair share to transportation network improvements and that existing funding commitments are met.

Consistent. As detailed in Chapter 3.0, Project
Description, the proposed project would include off-site improvements at five intersections within the City to
enhance public safety and facilitate large truck turning movements. These improvements will be paid for by
the applicant for this project. The proposed project is consistent with this General Plan Policy.

Goal RR-3 Cultural Resources: A community that values its history and preserves its cultural features to bolster community identity and protect sensitive resources.

Policy RR-3.1 Preservation: Protect areas containing significant historic, archaeological, and paleontological resources, as defined by the California Public Resources Code.

Consistent. As detailed in Section 4.5, Cultural
Resources, and Section 4.7, Geology and Soils, the
proposed project would not result in significant impacts to historic, archaeological, and paleontological
resources. Human remains, if discovered, would be
handled in compliance with the provisions of California Health and Safety Code Section 7050.5 and California
Public Resources Code Section 5097.98. As detailed in
Section 4.18, Tribal Cultural Resources, consultation
with Native American tribes has occurred in accordance
with state, local, and tribal intergovernmental
consultation requirements.

A Cultural Resources Assessment was prepared for the
proposed project by BCR Consulting (BCR Consulting
2021), which included a record search, survey,
background context and project-specific
recommendations performed by a qualified
archaeologist meeting the Secretary of the Interior’s
Standards and certified by the County of Orange. The
Cultural Resources Assessment indicated that no
additional cultural resources work or monitoring is
necessary during proposed activities associated with
the development of the project site. However, in the
unlikely event that previously undocumented cultural
resources are identified during earthmoving activities, a qualified archaeologist should be contacted to assess
the nature and significance of the find, diverting
construction excavation if necessary. In the unlikely
event archaeological resources are discovered at any
time during construction, those activities would be
halted in the vicinity of the find until the find can be assessed for significance by a qualified archaeologist
(Mitigation Measure CUL-1).

To mitigate adverse impacts to unknown buried
paleontological resources that may exist on site,
Mitigation Measure GEO-3 would be implemented,
which requires the preparation and implementation of
a Paleontological Resources Impact Mitigation Program,
Policy RR-3.3 Development: Ensure that human remains are treated with sensitivity and dignity, and ensure compliance with the provisions of California Health and Safety Code Section 7050.5 and California Public Resources Code Section 5097.98.

Policy RR-3.4 Tribal Consultation: Consult with Native
American tribes that may be impacted by proposed
development, as necessary, and in accordance with state, local, and tribal intergovernmental consultation requirements.

Action RR-3a: City staff shall require applicants for future proposed ground disturbing projects to provide a technical cultural resources assessment consisting of a record search, survey, background context and project specific
recommendations performed by a qualified archaeologist
meeting Secretary of the Interior Standards and certified by the County of Orange. If resources are known or reasonably anticipated the recommendations shall provide a detailed mitigation plan which shall require monitoring during grading and other earthmoving activities in undisturbed sediments, provide a treatment plan for potential resources that includes data to be collected, requires professional identification, other special studies as appropriate, requires curation at an accredited museum such as the John D. Cooper Center
operated by the County of Orange for artifacts meeting
significance criteria, requires a comprehensive final mitigation compliance report including a catalog of specimens with museum numbers and an appendix containing a letter from the museum stating that they are in possession of the
materials.

Action RR-3b: Require all new development, infrastructure, and other ground-disturbing projects to comply with the following conditions in the event of an inadvertent discovery of cultural resources or human remains:
 If construction or grading activities result in the discovery of significant historic or prehistoric archaeological artifacts or unique paleontological resources, all work within 100 feet Item: 2
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Item: 9
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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis of the discovery shall cease, the Director of Community Development shall be notified, the resources shall be
examined by a qualified archaeologist, paleontologist, or historian for appropriate protection and preservation
measures; and work may only resume when appropriate
protections are in place and have been approved by the
Community Development Director; and
 If human remains are discovered during any ground
disturbing activity, work shall stop until the Director of Community Development and the Orange County Coroner
have been contacted. If the human remains are determined to be of Native American origin, the Native American
Heritage Commission and the most likely descendants shall be consulted; and work may only resume when appropriate measures have been taken and approved by the Community
Development Director.
as detailed in Section 4.7, Geology and Soils.

The proposed project is consistent with these General
Plan Policies or actions.

Action RR-3d: Require all development, infrastructure, and other ground-disturbing projects to comply with the following conditions in the event of an inadvertent discovery of a paleontological resource:
 If construction or grading activities result in the discovery of significant prehistoric archaeological artifacts or unique paleontological resources, all work within 100 feet of the discovery shall cease, the Director of Community
Development shall be notified, the resources shall be
examined by a qualified archaeologist, paleontologist, or historian for appropriate protection and preservation
measures; and work may only resume when appropriate
protections are in place and have been approved by the
Director of Community Development.

Goal RR-4 Air Quality and Greenhouse Gas Emissions: A community with optimal air quality for its residents.

Policy RR-4.7 Mitigation: Require the implementation of relevant mitigation measures for all future development upon identification of potential air quality impacts.

Consistent. As detailed in Section 4.3, Air Quality,
implementation of Mitigation Measures AQ-1 and AQ2 would be required reduce potential air quality impacts associated with the proposed project, which
require use of construction equipment equipped with
Tier 4 final engines or the most effective Verified Diesel Emission Control Strategies (VDECS) available for the
engine type and use of “Super-Compliant” low volatile
organic compounds (VOC) paints for interior and
exterior surfaces and low VOC paint for parking lot
surfaces.

The proposed project is consistent with this General
Plan Policy.

Policy RR-4.8 Local Reduction Targets: The City of Lake Forest establishes the following per capita GHG reduction targets, in order to meet the requirements established by the state under AB 32 and SB 32, consistent with the CARB’s 2017 Scoping Plan:
 3.99 MT CO2e per capita by 2030
 2.66 MT CO2e per capita by 2040; and
 1.33 MT CO2e per capita by 2050.

Partially Consistent. As detailed in Section 4.8,
Greenhouse Gas Emissions, the City’s GHG reduction
targets have not been formally adopted by the City as
GHG reduction thresholds for development projects. The
proposed project would result in a significant and
unavoidable impact related to VMT even after
implementation of Mitigation Measure TRA-1 (addition
of bike lanes). Therefore, the proposed project would
conflict with SB 743 and the goals of the 2022 Scoping
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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis Plan for the purpose of reducing the emissions of
greenhouse gases and would result in a significant and
unavoidable impact related to GHG. As such, the
proposed project would not meet the overall goals
established by AB 32 and SB 32 for the reduction of GHGs and would not be consistent with the CARB’s 2017 and
2022 Scoping Plans. However, with implementation of
Mitigation Measure GHG-1 requiring provisions be made
at the project site for emerging electric truck technology and supporting the operation of zero-emissions trucks at the project site as such technology is commercially
deployed and available, the proposed project would have the potential to further lower mobile source emissions
associated with operation of the proposed project.

Mitigation Measure GHG-1 is required to contribute to
the project’s “fair share” of GHG emissions reductions
required to support SB 743 and the goals of the 2017 and 2022 Scoping Plan (including SB 32 and AB 32).

Based on the above, the proposed project would be
partially consistent with this General Plan Policy.

Action RR-4a: Review all new industrial and commercial
development projects for potential air quality impacts to residences and other sensitive receptors. Ensure that
mitigation measures and best management practices are
implemented to reduce significant emissions of criteria pollutants.

Consistent. As detailed in Section 4.3, Air Quality, with implementation of Mitigation Measures AQ-1 and AQ2, the proposed project would not result in the exposure of nearby sensitive receptors to significant
emissions of criteria pollutants.

The proposed project is consistent with this General
Plan Action.

Action RR-4b: Review development, infrastructure, and
planning projects for consistency with SCAQMD requirements during the CEQA review process. Require project applicants to prepare air quality analyses to address SCAQMD and General Plan requirements, which include analysis and identification of:

1. Air pollutant emissions associated with the project during construction, project operation, and cumulative conditions.

2. Potential exposure of sensitive receptors to toxic air contaminants.

3. Significant air quality impacts associated with the project for construction, project operation, and cumulative
conditions.

Mitigation measures to reduce significant impacts to less than significant or the maximum extent feasible where impacts cannot be mitigated to less than significant.

Consistent. An Air Quality, Greenhouse Gas, and Energy
Impact Report was completed for the proposed
project,1 which addresses all SCAQMD and General Plan
requirements. As detailed in Section 4.3, Air Quality, the proposed project would meet local and regional air
quality standards and SCAQMD requirements and
emissions thresholds with the implementation of
Mitigation Measures AQ-1 and AQ-2, which require use
of construction equipment equipped with Tier 4 final
engines or the most effective Verified Diesel Emission
Control Strategies (VDECS) available for the engine type and use of “Super-Compliant” low volatile organic
compounds (VOC) paints for interior and exterior
surfaces and low VOC paint for parking lot surfaces.

The proposed project is consistent with this General
Plan Action.

Action RR-4d: Continue to review development projects to ensure that all new public and private development complies with the California Code of Regulations (CCR), Title 24 standards as well as the energy efficiency standards
established by the Lake Forest Municipal Code.

Consistent. As detailed in Section 4.6, Energy, the
proposed project would comply with the CCR Title 24
standards as well as energy efficiency standard
established by the Lake Forest Municipal Code.

The proposed project is consistent with this General
Plan Action.
1 LSA Associates, Inc. 2025a. Air Quality, Greenhouse Gas, and Energy Impact Report. IPT Enterprise Business Center LLC Project, Lake Forest, California. August.

Item: 2
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Item: 9
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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis Action RR-4n: Future development projects implemented
under the General Plan will be required to demonstrate
consistency with SCAQMD construction emission thresholds.

Where emissions from individual projects exceed SCAQMD
thresholds, the following actions shall be incorporated as necessary to minimize impacts. These measures do not
exclude the use of other, equally effective mitigation
measures.

1. Require all off-road diesel equipment greater than 50 horsepower (hp) used for this Project to meet USEPA Tier 4 final off-road emission standards or equivalent. Such
equipment shall be outfitted with Best Available Control Technology (BACT) devices including a California Air
Resources Board Certified Level 3 Diesel Particulate Filter (DPF) or equivalent. This DPF will reduce diesel particulate matter and NOx emissions during construction activities.

2. Require a minimum of 50 percent of construction debris be diverted for recycling.

3. Require building materials to contain a minimum 10 percent recycled content.

Require materials such as paints, primers, sealants, coatings, and glues to have a low volatile organic compound
concentration compared to conventional products. If low VOC materials are not available, architectural coating phasing should be extended sufficiently to reduce the daily emissions of VOCs.

Consistent. Refer to the General Plan Consistency
Analysis for Action RR-4b, above.

The proposed project would not conflict with this
General Plan Action.

Action RR-4o: Future development projects implemented
under the General Plan will be required to demonstrate
consistency with SCAQMD’s operational emission thresholds.

For projects where operational emissions exceed regulatory thresholds, the following measures may be used to reduce impacts. Note the following measures are not all inclusive and developers have the option to add or substitute measures that are equally or more appropriate for the scope of their project.  Develop a project-specific TDM program for residents
and/or employees that provides opportunities for
carpool/vanpools.
 Provide onsite solar/renewable energy in excess of
regulatory requirements.
 Require that owners/tenants of non-residential or multifamily residential developments use architectural coatings that are 10 grams per liter or less when repainting/repairing properties.
 Require dripless irrigation and irrigation sensor units that prevent watering during rain storms.

Ensure all parking areas are wired for capability of future EV charging and include EV charging stations that exceed
regulatory requirements.

Consistent. Refer to the General Plan Consistency
Analysis for Policy RR-4b, above.

The proposed project would not conflict with this
General Plan Action.

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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis Goal RR-5 Biological Resources: A community that harmoniously coexists with existing plant and animal life.

Policy RR-5.7 Development: Require that all new development identify potential impacts to existing biological resources and provide mitigation measures as necessary pursuant to CEQA in order to protect these resources from negative externalities.

Consistent. As detailed in Section 4.4, Biological
Resources, the proposed project would result in less
than significant impacts to sensitive, rare, or
endangered plant and wildlife species with the
implementation of Regulatory Compliance Measure
(RCM) BIO-1, which requires compliance with the
Migratory Bird Treaty Act (MBTA) and the California Fish and Game Code. A Biological Resources Report (ELMT
Consulting, 2021) was completed for the proposed
project, which did not identify any potential significant impacts to biological resources. Additionally, the
proposed project would be consistent with the rules and regulations of the NCCP/HCP.

A variety of trees, shrubs, and groundcover surrounding the proposed industrial building is proposed.

As detailed in Section 4.10, Hydrology and Water Quality, the proposed project would implement RCMs WQ-1,
WQ-2, WQ-3, and WQ-4 to reduce water quality impacts
to the City’s creeks and the local groundwater basin.

The proposed project would not conflict with these
General Plan Policies or actions.

Action RR-5b: Require new development, as well as
infrastructure projects, long-range planning projects, and other projects, to comply with the requirements of the Orange County Central-Coastal Natural Community Conservation
Plan/Habitat Conservation Plan (NCCP/HCP) to ensure that potentially significant impacts to special-status species and sensitive resources are adequately addressed.

Action RR-5c: Require new development which has the
potential to result in water quality impacts to the City’s creeks and the local groundwater basin to implement all feasible mitigation measures to reduce impacts.

Goal PS-1 Seismic and Geologic Hazards: A community that is adequately prepared for natural hazards related to landslides, geologic instability, and seismic activity.

Policy PS-1.2 Earthquake Protection: Enforce State Seismic design guidelines and all relevant building codes to reduce the risk of damage associated with seismic activity.

Consistent. As detailed in Section 4.7, Geology and
Soils, the proposed project would comply with the most
current California Building Code (CBC) and the City
Building Code, which stipulate appropriate seismic
design provisions. A Geotechnical Investigation was
completed for the proposed project (Southern
California Geotechnical 2021a), which did not identify
the project site as susceptible to liquefaction,
landslides, or flooding.

The proposed project would not conflict with these
General Plan Policies.

Policy PS-1.4 Development: Require assessment and
mitigation of hazards related to liquefaction, landslides, and flooding for new development projects or City improvement projects that are identified by the City as susceptible to these hazards.

Goal PS-2 Fire Safety: A City that is safe and adequately prepared for urban and wildfire emergencies.

Policy PS-2.1 Building Fire Codes: Require that all buildings and facilities within Lake Forest comply with local, state, and federal regulatory standards such as the California Building and Fire Codes as well as other applicable fire safety standards.

Consistent. The proposed project would comply with
local, state, and federal regulatory standards such as
the California Building and Fire Codes as well as other applicable fire safety standards as detailed in Section

4.20, Wildfire.

The proposed project would not conflict with these
General Plan Policies.

Goal PS-4 Hazardous Waste and Materials: A community that is protected from the potential for hazardous waste and materials contamination.

Action PS-4b: Continue to require the submittal of information regarding hazardous materials manufacturing, storage, use, transport, and/or disposal by existing and proposed businesses and developments to the Orange County Fire Authority.

Consistent. As detailed in Section 4.9, Hazards and
Hazardous Materials, the proposed project would
comply with existing hazardous materials regulations
and programs, including requirements for HMBPs and
RMPs for facilities handling significant quantities of
hazardous materials, OSHA and Cal/OSHA regulations,
CCR Title 8; the CGP; and DOT, RCRA, Orange County
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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis Health Care Agency regulations, Orange County Fire
Authority (OCFA) regulations and State regulations.

The proposed project would not conflict with these
General Plan Policies or actions.

Goal PS-6 Noise: A comfortable community environment that is free from excessive noise pollution.

Policy PS-6.1 Land Use Planning: Require development and infrastructure projects to be consistent with the maximum allowable noise exposure standards identified in Table PS-1 to ensure acceptable noise levels for existing and future
development.

Consistent. As detailed in Section 4.13, Noise, a Noise and Vibration Impact Analysis was completed for the
proposed project, which included an acoustical study
with representative noise measurements, estimates of
existing and projected noise measures, and mitigation
measures as necessary to ensure compliance with
applicable regulatory documents.

The project would implement design techniques to
minimize noise impacts to adjacent sensitive uses
including shielding by the proposed building and a 16-
foot-high, 60-foot-long wall located at the eastern end of the loading docks, west of the proposed trash
enclosure.

The proposed project would not exceed the maximum
allowable noise exposure standards or the noise limits
established in the Municipal Code, or result in a
substantial increase in ambient noise levels as detailed in Action PS-6d.

The proposed project would comply with the City’s
noise ordinance with implementation of RCM NOI-1
and would not result in any significant noise impacts
during the construction period. Vibration impacts
during construction would be less than significant level with implementation of RCM NOI-2.

The proposed project would not conflict with these
General Plan Policies or actions.

Policy PS-6.3 Site Design: Require site planning and project design techniques to minimize noise impacts adjacent to sensitive uses in order to comply with City standards.

Policy PS-6.4 Noise Control: Ensure that noise levels do not exceed the limits established in the Municipal Code by
incorporating sound-reduction design in new construction and retrofit projects impacted by non-transportation-related noise sources.

Policy PS-6.8 Commercial Noise: Require the use of noise attenuation measures, including screening and buffering techniques, for all new commercial development expected to produce excessive noise; in existing cases where the City’s noise standards are exceeded, work with Code Enforcement to require compliance.

Action PS-6b: To ensure that noise does not adversely affect new sensitive receptors, the City will use land use compatibility noise criteria for various land use types in Table PS-1 when making planning and development decisions. The criteria in Table PS-1 represent the acceptable noise level for new sensitive receptors.

Existing and future noise contours from transportation noise in the City will be used as a guide for land use and development decisions. If the noise level at a project does not exceed the outdoor activity area allowable noise level in Table PS-1, the project is considered compatible with the noise environment.

If the project will exceed the allowable outdoor activity area and interior space noise levels in Table PS-1, the project proponent shall be required to demonstrate (with an
acoustical analysis) that the project is designed to attenuate noise to meet the criteria in Table PS-1, and California Building Standards Code, and California Green Building Standards Code (Title 24) interior noise standards. If the project is not designed to meet the noise criteria, noise reduction measures may be recommended in the analysis. If the analysis demonstrates that the noise criteria can be met with implementation of the noise reduction measures, the project may be approved with the noise reduction measures required as conditions of project approval.

Action PS-6c: To ensure that noise from new development does not adversely affect existing sensitive receptors, the City will require acoustical studies for all new discretionary projects, including those related to development and
transportation, which have the potential to generate
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Item: 9
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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis stationary noise impacts which exceed the criteria identified in the Municipal Code. The studies shall include existing ambient noise measurements, estimates of projected noise levels, and noise reduction measures necessary to ensure compliance with this element.

Action PS-6d: In making a determination of traffic noise impact under the California Environmental Quality Act (CEQA), a significant impact will occur if ambient noise levels have a substantial increase and the resultant noise levels are in excess of the City’s guidelines. Generally, a 3 A-weighted decibel (dBA) increase in noise levels is barely perceptible. Therefore, increases in noise levels shall be considered substantial when the following occurs:
 When existing noise levels are between 60 dBA Ldn and 65 dBA Ldn, a 3 dBA increase in noise will be considered
substantial;
 When existing noise levels exceed 65 dBA Ldn, a 1.5 dBA increase in noise will be considered substantial.

Goal PF-5 Storm Drain System: A community with an efficient, attractive, and environmentally sound storm drain.

Policy PF-5.3 Stormwater Runoff: Encourage that stormwater be directed towards permeable surfaces to allow for more percolation of stormwater into the ground.

Consistent. As detailed in Section 4.10, Hydrology and
Water Quality, the proposed project would include
three modular wetland systems and three underground
detention chambers to reduce site discharge during the
100-year, 24-hour peak runoff rate by 40 percent in
accordance with City requirements to reduce flows and
associated erosion potential in Serrano Creek. The
proposed project would also be required to prepare a
Final Water Quality Management Plan (WQMP), as
detailed in RCM WQ-3, consistent with the requirement
of the City’s MS4 permit, because the project consists
of significant redevelopment that would replace 5,000
sq ft or more of impervious surface. The Final WQMP
would specify the Site Design, Source Control, LID, and Treatment Control BMPs that would be implemented to
capture, treat, and reduce pollutants of concern in
storm water runoff. Additionally, as specified in RCM
WQ-4, a Final Hydrology Study would be required to be
prepared, which would demonstrate that the final
design of the proposed project meets the
hydromodification requirements and that, with
implementation of detention facilities and modular
wetland systems, the peak flow of stormwater runoff in
the proposed condition would be less than existing
conditions.

The proposed project would not conflict with these
General Plan Policies or actions.

Policy PF-5.4 Stormwater Capture: Encourage the use of
professionally designed stormwater capture methods to aid in the reuse of rain water for non-potable uses in compliance with applicable State regulations.

Policy PF-5.6 Stormwater Treatments: Promote Best
Management Practices (BMPs) and Low Impact Development
measures (LID) to treat stormwater before discharge from the site. The facilities shall be sized to meet regulatory
requirements.

Action PF-5b: Project designs shall minimize drainage
concentrations, minimize impervious coverage, utilize pervious paving materials, utilize low impact development (LID)
strategies, and utilize Best Management Practices (BMPs) to reduce stormwater runoff.

Action PF-5c: Promote the use of LID strategies in new
development and redevelopment projects, including but not limited to the use of canopy trees and shrubs, vegetated swales, and permeable paving.

Action PF-5d: Require new development to mitigate increases in stormwater peak flows and/or volume. Mitigation
measures, such as LID strategies, should take into
consideration impacts on adjoining lands in the City.

Goal PF-6 Energy Management: A community with adequate power, provided through economically and environmentally sustainable means.

Policy PF-6.2 New Development: Continue to require new
development and redevelopment to provide verification from energy utilities that states they are able to accommodate the additional demand for service.

Consistent. As detailed in Section 4.6, Energy, the
proposed project would not result in the inefficient,
wasteful, or unnecessary consumption of energy and
SCE would be able to accommodate the additional
Policy PF-6.5 Conservation: Promote conservation strategies demand for service. The proposed project would obtain Item: 2
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“Exhibit A”
General Plan Compliance Table
General Plan Goals, Policies, and Actions General Plan Consistency Analysis during design, construction, and maintenance of facilities. verification from SCE prior to development of the proposed project. The proposed project would be
required to adhere to all federal, State, and local
requirements for energy efficiency, including the Title 24 standards. Title 24 building energy efficiency
standards establish minimum efficiency standards
related to various building features, including
appliances, water and space heating and cooling
equipment, building insulation and roofing, and lighting, which would reduce energy usage. Additionally, the
proposed project will be seeking Leadership in Energy
and Environmental Design (LEED) certification through
the applicant’s LEED Volume program. Some of the
features included in the design include, but are not
limited to, drought-tolerant landscaping, low-flow
fixtures, high-efficiency lighting and infrastructure for EV charging.

The proposed project would not conflict with these
General Plan Policies.

Goal PF-8 Community Safety: A community protected from illicit activities and crime by high-quality public safety services, facilities, and technology.

Policy PF-8.3 Department Consultation: Promote coordination between the City of Lake Forest and Police and Fire services during the review of new development applications to ensure that adequate attention is being paid to fire and safety concerns during the design and planning of a project.

Consistent. As detailed in Section 4.15, the proposed
project would be required to comply with all Orange
County Fire Authority (OCFA) access requirements and
California Fire Code requirements and all development
projects submitted for review by OCFA must use a fair
share approach to mitigate fire service response
impacts and facility/equipment needs.

The proposed project would implement Crime
Prevention through Environmental Design (CPTED)
techniques that would discourage and or reduce crime
from occurring on site. Such CPTED techniques would
include, but not be limited to, surface drive aisle/
parking lighting, building façade lighting, low-lying
landscaping designed to minimize opportunities for
concealment, continued maintenance activities on the
site, and deadbolts/locks on building exterior doors.

The proposed project would not conflict with these
General Plan Policies or actions.

Policy PF-8.6 Site Design: Recognize the role of site design in crime prevention and implement best practices into existing plans and new development strategies.

Action PF-8a: The Orange County Fire Authority and City Engineer will review proposed development projects and
street networks to evaluate the accessibility for fire engines and other emergency response functions.

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PC Attachment 3
The Notice of Preparation, Draft Environmental
Impact Report, all technical reports and supporting
documents, and the Final EIR including Responses
to Comments for the IPT Business Center LLC
Project are on file at the Community Development
Department located at the Lake Forest City Hall
located at 100 Civic Center Drive, Lake Forest,
California 92630 and on the City’s website, at
https://www.lakeforestca.gov/departments/communit
y_development/planning/projects/index.php#undefin
ed
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PC Attachment 4
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ATTEMP 5677; ATTEMP 5677;
5677; A T T E M P
5677; A T T E M P 5677; A T T E M P
5677; A T T E M P
UGPS
30 KVA
U-4000A
T

ENTERPRISE WAY

NEW INDUSTRIAL BUILDING
23 DOCK DOORS

TYPE III-B FULLY SPRINKLERED
B / S1 / F1 OCCUPANCY
32' - 0" CLEAR
90' - 4" 604'-0" VARIABLE

FIRE LANE
27'-0" 18'-0" 12'-0" 270'-0" 150'-2"

FIRE LANE
40'-0"
8'-0" 18'-0"

FIRE LANE
40'-0"

SLIDING GATE

SWING GATE
1 2
3 4
5 6
7 8
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 115 114 113 112 111 110 109 108 107 106 105 104 103 102 101 100 99 98 97 96 95 94 93 92 91 90 89 88
87 86
85 84
83 82
81 80
79 78
77 76
75 74
73 72
71 70
62 63
64 65
66 67
68 69
190 189
187 186 185
184 183 182 181
180 179 178 177 176 175 174
173
172 171
170
169
168
167
166
165
164
163
162
161
160
159
158
157
156
155
154
153
152
151
150
149
148
147
146
145
144
143
142
141
140
139
138
137
136
135
134
133
132

ELECTRICAL ROOM
251 252 253 254 255 256 257 258 259 260 261
250 249 248 247 246 245 244 243 242 241 240 239 238 237 236 235 234 233 232 231 230 229 228 227

PRIMARY

OFFICE AREA

SECONDARY

OFFICE AREA
PUMP
ROOM
TRASH
TRASH
PATIO
PATIO

EXISTING SLOPE
PROPERTY LINE 276.21'

EXISTING SLOPE EXISTING

DRIVEWAY

EXISTING

DRIVEWAY

EXISTING

DRIVEWAY

EXISTING
25' - 0"

EXISTING SLOPE

EXISTING BUILDING

NO EXISTING FENCE OR WALL

NO EXISTING FENCE OR WALL
PROPERTY LINE 546.09'

EXISTING BUSINESS
PARK 26150, 26170,
26180, AND 26190

ENTERPRISE WAY

EXISTING BUILDING
PROPERTY LINE 48.75'
P
ROP
E
RTY
LIN
E

98.99'

MEADOWS

RESIDENTIAL

DEVELOPMENT

PROPERTY
LINE 119.33'
NO

EXISTING
FENCE
OR
WALL
PROPERTY LINE 144.60'
PROPERTY LINE 195.80'

EXISTING FLEX BUILDING /

PARKING LOT
26210 ENTERPRISE COURT
PROPERTY LINE 120.53'
PROPERTY LINE 366.73' PROPERTY LINE 113.21'
PROPERTY LINE 458.05'

EXISTING FLEX BUILDING /

PARKING LOT
26220 ENTERPRISE COURT

EXISTING ENTERPRISE BUSINESS PARK
26222-26248 ENTERPRISE COURT

ENTERPRISE COURT

PRIVATE STREET
NEW 8'-0" TUBE STEEL FENCE ALONG PL, PAINTED BLACK
198.28'
NEW 8'-0" TUBE STEEL FENCE ALONG PL, PAINTED BLACK
149.78'
NEW 8'-0" TUBE STEEL FENCE ALONG PL, PAINTED BLACK
149.55'

EXISTING
40' - 0"
5'-0"
9 188
262
2 9
9'-0" 8'-0" 9'-0" 9'-0" 5'-0" 9'-0" 9'-0" 5'-0" 9'-0" 12'-0" 9'-0" 9'-0" 9'-0"

EXISTING
27 -' 0"

EXISTING
22' - 0"
(PRIVATE STREET)
EXISTING OFFICE BLDG. / PARKING LOT 26211 ENTERPRISE WAY

EXISTING

16.48'
10 TYPICAL TYPICAL
9'-0" 9'-0" 9'-0"
9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0"

TYPICAL

18'-0" 8'-0"
10 18'-0"

FIRE LANE
40'-0" 8'-0"
4 9
16'-0"
14'-0"
12 9'-0" 9'-0" 9'-0"
70'-8"
40'-2"
4 16'-11"
F
18'-0"

IRE LANE
38'-2" 18'-0"
40'-2"
2 2
11 4
3 22'-9"

FIRE LANE
35'-1"
35'-0"
40'-2"
91'-0" 18'-0" 18'-0"
189'-0"

FIRE PUMP ROOM IS INTENDED TO HOUSE ANY

EUIPMENT RELATED TO THE SOLELY

OPERATION OF THE FIRE SPRINKLER

EQUIPMENT WITHIN THE BUILDING
2 25'-8"
2 2

WATER EASEMENT

WATER EASEMENT
9'-0" 9'-0"
14'-0"
16'-0"
12 6
7 6
3 13
4 4
8 9' 0- " 8' 0- " 9' 0- "
7'-2" 18'-0"

FIRE LANE
40'-0" 18'-0"
9' 0- " 9' 0- "

EXITING OFFICE BUILDING / PARKING LOT
26250 ENTERPRISE WAY
20'-0"
8'-6"
23'-3"

AREA OF SAFE DISPERSAL
800 SF
EXISTING 6'-0" HIGH

SPLIT FACE BLOCK
WALL = 98.96'
2 2

RAMP UP RAMP UP
191 192 193
194
195
196
197
198
199
200
201
202
203
204
205
206
207
208
209
210
211
212
213
214
215
216
217
218
219
220
221
222
223
224
225
226
1 161'-0"
2 14
OCCUPANT LOAD - 250
REQUIRED EXITS - 2
PROVIDED EXITS - 4 (2 ACCESSIBLE EXITS TO R.O.W. / 2
ACCESSIBLE EXITS TO "AREA OF SAFE DISPERSAL")

ELECTRICAL PME

ELECTRICAL

TRANSFORMER

ELECTRICAL PME

ELECTRICAL

PULL BOX

FIRE RISER

REDUCED OPEN SPACE
40'-0" YARD
3 HR RATED WALL
60'-0" MIN. YARD
60'-0" MIN. YARD
60'-0" MIN. YARD
60'-0" MIN. YARD
15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 16 TYP.
13 -' 7"

PROJECT DATA
SITE AREA:

SITE AREA:

BUILDING AREA:

FIRST FLOOR OFFICE

SECOND FLOOR OFFICE

MANUFACTURING

WAREHOUSE
TOTAL

TOTAL INCLUDED PLANNED OFFICE AREA
LOT COVERAGE:

FAR COVERAGE:

AUTO PARKING REQUIRED:
10,000 SF OFFICE @ 1/250 SF
65,000 SF MANUF @ 1/500 SF
90,803 SF WAREHOUSE @ 1/1000 SF
TOTAL

AUTO PARKING PROVIDED

ACCESSIBLE STALLS

STANDARD STALLS
EV CAPABLE (20% OF TOTAL)
EVSE (25% OF EV CAPABLE) (*)
EVSE VAN ACCESSIBLE (*)(**)
EVSE STANDARD ACCESSIBLE (*)(**)

TOTAL PROVIDED

REQUIRED BICYCLE PARKING
(5% OF REQURED AUTO PARKING)

LANDSCAPE AREA PROVIDED ON DEVELOPED SITE
*EVSE COUNT TOWARDS 20% OF EV CAPABLE
**PER SECTION 11B-228.3 BASED ON ELECTRICAL VEHICLE CHARGING STATION PROVIDED IN THIS FACILITY (14 CHARGING STATION). TABLE 11B228.3.2.1 INDICATES THAT FOR 5-25 UNITS - 1 VAN ACCESSIBLE STALL AND 1 STANDARD ACCESSIBLE NEED TO BE PROVIDED.
384,916 SF / 8.83 AC
5,000 SF
5,000 SF
65,000 SF
90,803 SF
165,803 SF
10,000 SF

41.77%

43.07%
40 STALLS
130 STALLS
91 STALLS
261 STALLS
8 STALLS
201 STALLS
53 STALLS
14 STALLS
1 STALL
1 STALL
262 STALLS
31 BIKE LOCATIONS
66,559 SF / 17.29%
Facility Design Regulation Table Required Provided
Employee Parking Stalls (90% of provided stalls)
# of employees based on LFMC Chapter 9.160.030 (D)
Carpool parking stalls (10% of employee spaces)
Vanpool parking stalls (5% of carpool stall sand replace the carpool stalls) Rideshare Loading Areas
Bicycle Spaces (1 space per 20 employees)
Parking Stalls Provided 261 262
236 236
N/A 250
24 24
2 2
4 4
13 31

9.160.030 CALCULATION OF # OF EMPLOYEES

USE SF EMP/SF EMPLOYEES
MANUF.

WAREHOUSE
OFFICE
65,000
90,803
10,000
165,803
250/125,000
250/250,000
250/87,500
250
29 91
130

SITE LEGEND

ON-SITE LANDSCAPED AREA

OFF-SITE LANDSCAPE AREA

SITE PROPERTY LINES

CITY CURB AND GUTTER LINES

STREET CENTERLINES

ON-SITE CURB LINES

ON-SITE PARKING AND TRAILER STRIPING

ACCESSIBLE PATH OF TRAVEL

FIRE RISER

SITE LIGHT POLE

LAND OWNER

IPT ENTERPRISE BUSINESS CENTER LLC
4675 MACARTHUR COURT
NEWPORT BEACH, CA 92660

APPLICANT

IPT ENTERPRISE BUSINESS CENTER LLC
4675 MACARTHUR COURT
NEWPORT BEACH, CA 92660
CONTACT: CHRIS STANFORD
PHONE: 949-892-4911

PLAN PREPARER
RGA, OFFICE OF ARCHITECTURAL DESIGN, INC.
210 PROGRESS, SUITE 220
IRVINE CA, 92618
CONTACT: DAVID ESCANDON

LEGAL DESCRIPTION
REAL PROPERTY IN THE CITY OF LAKE FOREST, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

PARCEL A:

PARCEL 2 OF LOT LINE ADJUSTMENT LL-99-001, AS EVIDENCED BY DOCUMENT RECORDED MARCH 15, 1999 AS INSTRUMENT NO. 19990184189 OF OFFICIAL RECORDS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

PARCEL 8 AND 9 OF PARCEL MAP NO. 97-196 IN THE CITY OF LAKE FOREST, COUNTY OF ORANGE, STATE OF CALIFORNIA AS SHOWN ON A MAP RECORDED IN BOOK 301, PAGES 36 THROUGH 40, INCLUSIVE, OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

ASSESSORS PARCEL NUMBERS
610-401-06

APPLICATION TYPE
SDP: 06-21-5437
ZONING: "LI" - LIGHT INDUSTRIAL
PERMITED LAND USE: WAREHOUSE, MANUFACTURING, OFFICE AS PERMITTED

PROJECT DESCRIPTION
NEW INDUSTRIAL WAREHOUSE BUILDING WITH AUTO AND TRAILER PARKING AREAS.

1. PAINTED CONCRETE TILT-UP WAREHOUSE / OFFICE / MANUFACTURING FACILITY.

2. SHADED AREA: PROPOSED IRRIGATED LANDSCAPING PER CC&R GUIDELINES WITH MIN 6" CONCRETE CURBS AT ALL PERIMETERS.

3. PAINTED CONCRETE TRASH ENCLOSURE. SCREEN WALLS SHALL BE MIN. 6'-0" HIGH WITH CANOPY TOP. COLOR TO MATCH BUILDING SW-7667-ZIRCON

4. TYPICAL STANDARD PARKING STALL MIN. 9' X 18' - STRIPE PER CITY STANDARDS.

5. STRIPED TRUCK TRAILER PARKING, 12' x 53' STALL SIZE.

6. NEW 14'-0" CONCRETE TILT-UP SCREEN WALLS AT TRUCK YARD. SEE PLAN FOR MIN. HEIGHTS AS MEASURED FROM INSIDE THE TRUCK YARD.

7. ROLLING 8'-0" HIGH WROUGHT IRON FENCE INTO THE TRUCK COURT WITH ACCESS CONTROLS TO BE OPEN DURING BUSINESS HOURS FOR ENTRY AND EXIT OF THE BUILDING TRUCK COURT. EMPLOYEE'S WILL HAVE GATE CONTROL ACCESS.

8. TRANSFORMER PAD LOCATION.

9. ACCESSIBLE PRIMARY ENTRANCE TO THE BUILDING WITH BIKE RACKS.

10. CALGREEN REQUIRED BIKE RACKS, SEE TABULATIONS FOR NUMBER OF BIKE RACKS

11. 8'-0" HIGH MOTORIZED SWING GATE WITH ACCESS CONTROLS TO BE OPEN DURING BUSINESS HOURS FOR ENTRY AND EXIT OF THE BUILDING TRUCK COURT. EMPLOYEE'S WILL HAVE GATE CONTROL ACCESS.

12. CONCRETE AND LANDSCAPE PATIO AREA WITH TABLE, CHAIRS AND UMBRELLA'S

13. EXISTING WALKWAY TO BE REMOVED AND APPROVED BY THE BUSINESS ASSOCIATION.

14. NEW 16'-0" CONCRETE TILT-UP SCREEN WALLS AT TRUCK YARD. SEE PLAN FOR MIN. HEIGHTS AS MEASURED FROM INSIDE THE TRUCK YARD.

15. NEW 3.7' MAX RETAINING WALL, NO GUARDRAIL REQUIRED, PER CIVIL DRAWINGS.

16. NEW ON-SITE FIRE HYDRANT.

KEYNOTES 00
3' - 0" 3' - 0"
1' - 6"
9' - 0"
18' - 2 67/256"
BACK TO BACK STALLS STALLS @ LANDSCAPE
CONC. WHEEL STOP
CONC. CURB
3" WIDE WHITE TRAFFIC

PAINT STRIPING
ADD 10" WHITE PAINTED

TEXT WHEN STALL IS

INDICATED AS SUCH ON

THE SITE PLAN

CLEAN AIR/

VANPOOL/EV
2' - 0"
3" @ CONC. CURB
18" @ CONC. CURB & GUTTER
CLEAR
19' - 0"
CLEAR
8' - 0"
4 CUBIC

YARD BIN

RECYCLE ONLY
4 CUBIC

YARD BIN

STRIPE INSIDE ENCLOSURE

WITH WHITE TRAFFIC RATED
PAINT
6"Hx6"W CONCRETE CURB.

PROVIDE ONE #3 REBAR

CENTERED IN CURB
6'-0" HIGH PAINTED

CONCRETE TILT-UP TRASH
ENCLOSURE WALL. PAINT TO

MATCH BUIDLING
TRASH ENCLOSURE COLOR - SW7667 ZIRCON
3 A3-1P

CORRUGATED

STEEL CANOPY
0' - 6" 2' - 0" 6' - 0"
8' - 0" CLEAR

STRUCTURAL STEEL

SUPPORT COLUMNS

FOR ROOF DECK

PAINTED

CONCRETE TILT-UP

WALL PANEL

CONCRETE
APRON

OPEN BEYOND OPEN BEYOND

UNDERSIDE OF

STRUCTURE
8'-6"
2' - 0" 6' - 0"
8' - 0"
CLEAR

OPEN BEYOND

UNDERSIDE OF

STRUCTURE

CORRUGATED STEEL
CANOPY

STRUCTURAL STEEL

SUPPORT COLUMNS

FOR ROOF DECK

PAINTED CONCRETE

TILT-UP WALL PANEL

CONCRETE APRON

PLANTER AREA
SLOPE 1/8" PER. FT.

SLOPE 1%
8'-6"

CORRUGATED STEEL CANOPY

STRUCTURAL STEEL SUPPORT

COLUMNS FOR ROOF DECK

PAINTED CONCRETE TILT-UP

WALL PANEL

CONCRETE CURB

CONCRETE APRON

CONCRETE WALL

FOOTING
SLOPE 1%
SLOPE 1/8" PER FT.

OPEN BEYOND
2'-0" 6'-0"
8'-0"
3'-0" 3'-0"

UNDERSIDE OF

STRUCTURE
8'-6"
1 1" = 30'-0"

SITE PLAN
0 15' 30' 60' 150'
1"=30'

PROJECT NORTH TRUE NORTH
RGA PROJECT NO:

CONSULTANT
OWNER PROJECT NO:

DRAWN BY:

CHEK'D BY:

RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:

PROJECT NAME

PROFESSIONAL SEALS
SHEET:

OWNER
A1-2P

SITE PLAN

ENTERPRISE BUSINESS
CENTER
MG
CP
21019-00
26200 ENTERPRISE WAY

LAKE FOREST, CA

IPT ENTERPRISE

BUSINESS CENTER LLC
4675 MACARTHUR COURT
SUITE 625
NEWPORT BEACH, CA 92660
-

VICINTY MAP
1/8" = 1'-0"

STALL STRIPING
1/8" = 1'-0"

ENLARGED TRASH ENCLOSURE
1/4" = 1'-0"

TRASH ENCLOSURE FRONT ELEVATION
1/4" = 1'-0"

TRASH ENCLOSURE SIDE ELEVATION
1/4" = 1'-0"

TRASH ENCLOSURE SECTION

MARK DATE DESCRIPTION
1 12/10/2024 PLANNING COMMENTS

PROJECT
SITE
2022 CBC - CODE ANALYSIS

BLDG CODE ITEM

CONSTRUCTION TYPE

OCCUPANCY

FIRE SPRINKLERS
ALLOWABLE BUILDING HEIGHT - TABLE 504.3
ALLOWABLE NUMBER OF STORIES - TABLE 504.3

ALLOWABLE BUILDING AREA -
PER SECTION 507.2.1

MIXED USE OCCUPANCY
FIRE RESISTANCE RATING - TABLE 601/602

PRIMARY STRUCTURAL FRAME
BEARING WALLS - EXTERIOR (X>5)

BEARING WALLS - INTERIOR

NON BEARING WALLS AND PARTITIONS - INTERIOR

FLOOR CONSTRUCTION

ROOF CONSTRUCTION

EXTERIOR WALL OPENINGS

REQUIRED
III-B
S-1 / B

FULLY SPRINKLERED
75'
3 STORIES

UNLIMITED AREA

AREA JUSTIFICATION METHOD
(4) 40'-60' SIDE YARDS
JUSTIFIED BASED ON 2022 CHAPTER

5. BOTH OCCUPANCY (S-1 AND B)

HAVE UNLIMITED AREA
ALLOWANCES. NO SEPARATION
REQUIRED PER TABLE 508.4
0 HRS
2 HRS
0 HRS
0 HRS
0 HRS
0 HRS

UNLIMITED

PROVIDED
ESFR PER NFPA 13
35'
1 STORY
165,803 SF
40' YARD NOT MORE THAN 75% OF

BLDG PERIMETER
BLDG PERIMETER: 1,793 LF
REDUCED YARD (40'): 130 LF (7%)
Item: 2
198
PC Agenda Report (June 4, 2026)
Item: 9
448

PRIMARY

OFFICE AREA
ELECT. RM.
101
32'-0" CLEAR HEIGHT
BUILDING AREA:

FOOTPRINT: 160,803 SF
MEZZANINE: 5,000 SF
TOTAL AREA: 165,803 SF
(32'-0" CLEAR INSIDE HEIGHT)
(AS PART OF THE CITY OF LAKE FOREST FACILITY DESIGN REGULATIONS

WE ARE REQUIRED TO PROVIDE SHOWERS, LOCKERS AND COMMUTER

INFORMATION AREA BASED ON TOTAL REQUIRED EMPLOYEE COUNTS)

SECONDARY

OFFICE AREA
604'-0"
170'-10" 99'-2"
94'-5" 426'-4" 83'-3"
312'-0"

INDOOR BIKE

STORAGE
D
6 IAGONAL
69'-4"
10,000 SF TOTAL ON TWO FLOORS
EXIT

EXIT EXIT EXIT EXIT
EXIT
EXIT EXIT250' EXIT ACCESS PATH 250' EXIT ACCESS PATH 250' EXIT ACCESS PATH 250'

EXIT ACCESS PATH
250'

EXIT ACCESS PATH
EXIT
42'-0" 52'-0" 52'-0" 52'-0" 52'-0" 52'-0" 52'-0" 52'-0" 52'-0" 52'-0" 52'-0" 42'-0" 50'-0" 50'-0" 50'-0" 60'-0" 60'-0" 42'-0"50'-0" 50'-0" 50'-0" 20'-10" 39'-2" 60'-0" 35'-0"
8'-0"

PARKING
18'-0"

DRIVE LANE
28'-0"

SETBACK
11'-3"
5'-0"
27'-0"

FINISH FLOOR
T.O.P.

PROPERTY LINEC.L. OF ENTERPRISE WAY

TILT-UP BUILDING
BLDG. PARAPET HEIGHT

PROPOSED PACKAGE UNIT

BUILDING CODE INFORMATION
OCCUPANCY:

CONSTRUCTION TYPE:

FIRE SPRINKLERS:

BUILDING AREA
UNLIMITED AREA BUILDINGS PER CBC SECTION 507
STORIES:

SIDE YARDS:

ALLOWABLE HEIGHT:

SEPARATION REQUIREMENTS:

B / S1 / F1
III-B

ESFR - FULLY SPRINKLERED

UL - UNLIMITED
1 (4) 60' YARD
75'-0"
NONE REQUIRED BETWEEN B / S1 / F1
PER TABLE 508.4

BUILDING CODE INFORMATION
S-1 WAREHOUSE - OLF 1/500*
*SHELL ONLY BUILDING

REQUIRED EXITS
165,803 SF 332 OCC.
2 EXT. PAINTED GALVANIZED

DOWNSPOUT
14'-0"

PAINTED CONCRETE

TILT-UP WALLS
ROOF SLOPE 1/4" PER FT.

NOTE:

REFER TO A3-1P FOR FINISH SCHEDULE

ELEVATION FROM TRUCK COURT
1 2 3
14'-0"
1 2 3

1. FIELD COLOR
SW 7008 - ALABASTER

2. FIELD COLOR
SW 7667 - ZIRCON

3. MEDIUM ACCENT COLOR
SW 7670 - GRAY SHINGLE
FINISH SCHEDULE:

RGA PROJECT NO:

CONSULTANT
OWNER PROJECT NO:

DRAWN BY:

CHEK'D BY:

RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:

PROJECT NAME

PROFESSIONAL SEALS
SHEET:

OWNER
A2-1P

FLOOR PLAN

ENTERPRISE BUSINESS
CENTER
Checker
Author
21019-00
26200 ENTERPRISE WAY

LAKE FOREST, CA

IPT ENTERPRISE

BUSINESS CENTER LLC
4675 MACARTHUR COURT
SUITE 625
NEWPORT BEACH, CA 92660
Approver

MARK DATE DESCRIPTION
1 12/10/2024 PLANNING COMMENTS
1 1" = 20'-0"

FLOOR PLAN
0 10' 20' 40' 100'
1"=20'
1" = 30'-0"
TYP. EQUIPMENT SCREEN LINE OF SIGHT
1/8" = 1'-0" NOTE: LINE OF SIGHT TAKEN FROM 6'-0" ABOVE FINISH GRADE

PUMP ROOM ELEVATIONS
1/8" = 1'-0"

PUMP ROOM SIDE ELEVATION
Item: 2
199
PC Agenda Report (June 4, 2026)
Item: 9
449
G G
F F
E E
D D
C C
B B
A A
1 1
2 2
3 3
4 4
5 5
6 6
7 7
8 8
9 9
10 10
11 11
12 12
13 13
E.9 E.9
604'-0"
170'-10" 99'-2"
94'-5" 426'-4" 83'-3"
312'-0"

AREA FOR ROOF TOP

HVAC UNITS FOR

OFFICE AREA BELOW AREA FOR ROOF TOP

HVAC UNITS FOR

OFFICE AREA BELOW

RD RD RD RD RD RD RD RD
RD

DS DS DS DS
RD
RD
1 1
1 1
2 3
4 4 4 4
5 KEYNOTES 00

1. CONCRETE PARAPET WALL.

2. ROOFTOP 4'x8' SKYLIGHTS.

3. PROVIDE FOUR PLY BUILT-UP ROOFING.

PAINTED TO MATCH THE ARCHITECTURAL BUILDING DESIGN G.I. EXTERIOR ROOF DRAIN DOWNSPOUT AND OVERFLOR SCUPPERS WITH COVERS.

5. POSSIBLE ROOFTOP EXHAUST FAN LOCAITONS.

RGA PROJECT NO:

CONSULTANT
OWNER PROJECT NO:

DRAWN BY:

CHEK'D BY:

RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:

PROJECT NAME

PROFESSIONAL SEALS
SHEET:

OWNER
A2-2P

ROOF PLAN

ENTERPRISE BUSINESS
CENTER
Checker
Author
21019-00
26200 ENTERPRISE WAY

LAKE FOREST, CA

IPT ENTERPRISE

BUSINESS CENTER LLC
4675 MACARTHUR COURT
SUITE 625
NEWPORT BEACH, CA 92660
Approver

MARK DATE DESCRIPTION
1 12/10/2024 PLANNING COMMENTS
1 1" = 20'-0"

ROOF PLAN
0 10' 20' 40' 100'
1"=20'
Item: 2
200
PC Agenda Report (June 4, 2026)
Item: 9
450
F.F.E.
0' - 0"
35'-0"
35'-0"
6 6 6 6 6
1 4 4 4 1

FUTURE SIGNAGE
8 9 9 9 9 9 9 9 9
6 5 3 1 5 4 2 3 10 2 4 5 3 5

GRADE ADJACENT TO

BUILDING MATCHES
INTERIOR F.F.E. AT AN
IMAGINARY LINE 5' OUTSIDE
THE BLDG. - SEE CIVIL DWGS.

GRADE ADJAENT TO BUILDING MATCHES INTERIOR F.F.E. AT AN IMAGINARY LINE 5' OUTSIDE THE BLDG. - SEE CIVIL DWGS. 5'-0" 5'-0"
34'-0"
4 5
VARIES

ROOF HEIGHT
5 F.F.E.
0' - 0"
34'-0"
SEE 5 / A3-1

ANGLED ELEVATION
9 9 9
3 2 4 6 5 1 6 6
35'-0"
10 6
5'-0"
GRADE ADJACENT TO BUILDING MATCHES INTERIOR F.F.E. AT AN IMAGINARY LINE 5' OUTSIDE THE BLDG. - SEE CIVIL DWGS. 5 VARIES

ROOF HEIGHT
F.F.E.
0' - 0"
34'-0"
35'-0"

ANGLED ELEVATION
6 4 4 4 4 4 4 2 2 3 3 9
6 5 10 1 3 4 2 1 5
5'-0"

GRADE ADJACENT TO

BUILDING MATCHES
INTERIOR F.F.E. AT AN
IMAGINARY LINE 5' OUTSIDE
THE BLDG. - REFER TO CIVIL GRADE ADJACENT TO DOCK DOORS - EXEMPT FROM GRADE PLAN CALCULATIONS GRADE ADJAENT TO BUILDING MATCHES INTERIOR F.F.E. AT AN IMAGINARY LINE 5' OUTSIDE THE BLDG. - SEE CIVIL DWGS.

STAIR BEYOND
9 GRADE AT DRIVE AISLE
4 F.F.E.
0' - 0"
34'-0"
6 6 6
7 7 9 9 9 9 9 9
3 4 5 1 2
14'-0"
10 6
15'-8"

GRADE ADJACENT TO

BUILDING MATCHES INTERIOR
F.F.E. AT AN IMAGINARY LINE
5' OUTSIDE THE BLDG. - SEE
CIVIL DWGS.
5'-0"
GRADE ADJACENT TO BUILDING MATCHES INTERIOR F.F.E. AT AN IMAGINARY LINE 5' OUTSIDE THE BLDG. - SEE CIVIL DWGS. 5'-0"

STAIR BEYOND
24'-8" 40'-0" 28'-7"
35'-0"
33'-0"
34'-0"
5 5
VARIES

ROOF HEIGHT

STAIR BEYOND

1. PRIMARY ENTRANCE. 2. PAINTED 12' WIDE X 14' HIGH LEVEL VERTICAL LIFT DOOR. 3. PAINTED 9' WIDE X 10' HIGH VERTICAL LIFT TRUCK DOOR. 4. 3' X 7' PAINTED METAL MAN DOORS TO BE PAINTED TO MATCH BUILDING COLOR. ALL EXIT DOORS WITH STAIRS WILL BE DESIGNED AS AN INTEGRAL PART OF THE BUILDING WITH SIMILAR MATERIALS. 5. 2" WIDE X 3/4" DEEP HORIZONTAL / VERTICAL REVEAL. 6. BLUE GLASS IN ANODIZED ALUMINUM STOREFRONT FRAME SYSTEM. 7. PAINTED CONCRETE TILT-UP EXTERIOR WALL CONSTRUCTION. 8. PROPOSED FUTURE TENANT SIGNAGE LOCATION. 9. ACCENT ENTRY LIGHT WALL SCONES10. EXTERIOR WALL PACKS.

1. FIELD COLOR SW 7008 - ALABASTER2. FIELD COLOR SW 7667 - ZIRCON 3. MEDIUM ACCENT COLOR SW 7670 - GRAY SHINGLE 4. ACCENT COLOR SW 6243 - DISTANCE 5. CANOPIES - ALUCOBOND:

ACCENT COLOR
SW 6243 - DISTANCE 6. GLASS - PRIMARY WINDOW PPG SOLARCOOL PACIFICA FINISH SCHEDULE: KEYNOTES
NOTES:

1. ALL ROOFTOP MECH. EQUIPMENT SHALL BE SCREENED FROM VIEW. 8" 6'-3" 1'-1"
8'-0"

TUBE STEL FENCE PER DETAIL, BLACK IN COLOR
F.F.E.
0' - 0"

ANGLED ELEVATION
35'-0"
2'-0"
5 4
3 2 10 1
VARIES

ROOF HEIGHT
33'-0"
F.F.E.
0' - 0"
7 3 1 2
5 16'-0"
33'-0"
RGA PROJECT NO:CONSULTANTOWNER PROJECT NO:DRAWN BY:CHEK'D BY:COPYRIGHTRGA, OFFICE OF ARCHITECTURAL DESIGNSHEET TITLE:PROJECT NAMEPROFESSIONAL SEALS SHEET:

OWNER
A3-1P

EXTERIOR ELEVATIONS

ENTERPRISE BUSINESS
CENTER
Checker
Author
21019-00
26200 ENTERPRISE WAY

LAKE FOREST, CA

IPT ENTERPRISE

BUSINESS CENTER LLC
4675 MACARTHUR COURT
SUITE 625
NEWPORT BEACH, CA 92660
Approver
1 1" = 20'-0" NORTH ELEVATION (FACING ENTERPRISE WAY)5 1" = 20'-0" EAST ELEVATION2 1" = 20'-0" SOUTH ELEVATION4 1" = 20'-0" WEST ELEVATION 8 1/4" = 1'-0" TYPICAL TUBE STEEL FENCE ELEVATION
7 1" = 20'-0" ALUMINUM CANOPY
6 1" = 20'-0" SOUTH EAST ANGLED ELEVATION SIMILAR ENTRY LIGHTING STYLE SIMILAR SITE LIGHTING STYLE (FACING 20220 ENTERPRISE COURT PARKING LOT)

MARK DATE DESCRIPTION
1 12/10/2024 PLANNING COMMENTS
3 1" = 20'-0" EAST ELEVATION SCREEN WALL
(FACING ENTERPRISE COURT DRIVE)(FACING 26221 ENTERPRISE COURT PARKING LOT)

EXTERIOR WALL PACK
201
PC Agenda Report (June 4, 2026)
451

1. FIELD COLOR - SW7008 ALABASTER 2. FIELD COLOR - SW7667 ZIRCON 3. MEDIUM ACCENT COLOR - SW7670 GRAY SHINGLE

4. ACCENT COLOR - SW6243 DISTANCE 5. CANOPIES - ALUCOBOND: SW 6243 DISTANCE 6. GLASS - PRIMARY WINDOW PPG SOLARCOOL

PACIFICA
4 2 5 6 1 5 3

ENTERPRISE LANE - OFFICE / WAREHOUSE

COLOR BOARD

PARTIAL NORTH ELEVATION
SCALE: 1" = 30'-0"
Item: 2
202
PC Agenda Report (June 4, 2026)
Item: 9
452
ENTERPRISE WAY ENTERPRISE WAY PERIMETER EXISTING LANDSCAPE TO REMAIN PERIMETER EXISTING LANDSCAPE TO REMAIN PERIMETER EXISTING LANDSCAPE TO REMAIN PERIMETER EXISTING LANDSCAPE TO REMAIN BUILDING TRASH ENCLOSURE TO BE SCREENED WITH VINES AND SHRUBS ELECTRICAL TRANSFORMER TO BE SCREENED WITH PLANT MATERIAL 36" Box36" Box 36" Box 36" Box 36" Box 36" Box ELECTRICAL TRANSFORMER TO BE SCREENED WITH LANDSCAPING Brisbane Box Tristania conferta TREES 36" Box Chinese Flame Tree Koelreuteria bipinnata 2 M 24" Box Crape Myrtle Lagerstroemia i 'Muskogee' 7 M 24" Box African Sumac Rhus lancea 7 L SYMBOL BOTANICAL/COMMON NAME PLANTING LEGEND SIZE QTY WUCOLS REMARKS 15 Gal 27 M Multi Multi Pistacia chinensis Chinese Pistache Standard 24" Box 4 L Standard Standard ACCENTS GROUNDCOVER Rosmarinus o. 'Huntington Carpet' 1 Gal 48" O.C. Rosemary Rosmarinus o. 'Tuscan Blue' Autumn Sage Salvia greggii Coast Rosemary Westringia fruticosa L SYMBOL SIZE SHRUBS BOTANICAL/COMMON NAME WUCOLS SYMBOL BOTANICAL/COMMON NAME SIZE WUCOLS SYMBOL BOTANICAL/COMMON NAME SIZE SPACING WUCOLS L Prostrate Rosemary 1 Gal 30" O.C. Dasylerion wheeleri Desert Spoon Hesperaloe parviflora Red Yucca Texas Privet Ligustrum j. Texanum Yellow Day Lily Hemerocallis hybridus-Yellow Lonicera j. 'Halliana' Hall's Honeysuckle Indian Hawthorn Rhaphiolepis i. 'Springtime' Star Jasmine Trachelopspermum jasminiodes 1 Gal 24" O.C. M Rosa 'Flower Carpet' -Red Red Flower Carpet Rose 1 Gal 24" O.C. M 1 Gal 48" O.C. L Sesleria autumnalis 1 Gal 18" O.C. M Moor Grass Pink Muhly Muhlenbergia capillaris 1 Gal 36" O.C. L Coral Aloe Aloe striata Agave Agave victoria-reginae 5 Gal L 1 Gal L 5 Gal L 5 Gal L Ruffles Echeveria Echeveria 'Ruffles' 5 Gal L 5 Gal M 5 Gal L 5 Gal L Callistemon 'Little John' Dwarf Bottle Brush 5 Gal L Silverberry Elaeagnus pungens Mexican Sage Salvia leucantha 5 Gal L 5 Gal L 5 Gal L 5 Gal L Agave 'Blue Flame' 5 Gal L Blue Flame Agave Agave 'Blue Glow 5 Gal L Blue Glow Agave Pineapple Guava Acca sellowiana 5 Gal L Cistus 'Sunset Pink' Sunset Pink Rockrose 5 Gal L SPACING SPACING 3' OC 3' OC 3' OC 4' OC 3' OC 3' OC 3' OC 3' OC 4' OC 5' OC 3' OC 3' OC 3' OC 2' OC 4' OC 1' OC 3' OC EXISTING LANDSCAPE SYMBOL BOTANICAL/COMMON NAME SIZE SPACING WUCOLS Existing Landscape NOTE: LANDSCAPE PLANS WILL COMPLY WITH THE CITY WATER EFFICIENCY LANDSCAPE ORDINANCE Pinus eldarica 48" Box 3 L Standard 36" Box 10 36" Box 4 Existing Tree to Remain PARKING LOT SHADING - 50% 202 PARKING SPACES 16,362 SF REQUIRED 18,172 SF PROVIDED LANDSCAPE SHADING - 20% LANDSCAPE - 47,548 SF 9,491 SF REQUIRED 39,397 SF PROVIDED HARDSCAPE SHADING - 20% LANDSCAPE - 6,502 SF 1,300 SF REQUIRED 2,195 SF PROVIDED Lake Forest, California 21.055 06.07.21 26200 Enterprise Way HUNTER ANDSCAPE L 711 FEE ANA STREET 714.986.2400 FAX 714.986.2408 PLACENTIA, CA 92870 08.31.21 02.17.23 05.27.24 08.22.24 12.11.24 UP 06-21-5437 0 15' 30' 60' L 1.0 N 203
PC Agenda Report (June 4, 2026)
453
IPT ENTERPRISE BUSINESS CENTER LLC FOR 26200 ENTERPRISE WAY OF GENERAL NOTES SITE IMPROVEMENT PLANS DEVELOPER CIVIL ENGINEER ELECTRICAL ENGINEER LANDSCAPE ARCHITECT ARCHITECT STRUCURAL ENGINEER LAKE FOREST, CALIFORNIA R Callbefore you dig. Know what's below. C1.0 SHEET INDEX COVER SHEET SHEET DESCRIPTION CIVIL C1.0 COVER SHEET C2.0 TOPOGRAPHIC SURVEY C2.1 TOPOGRAPHIC SURVEY C3.0 DEMOLITION PLAN C4.0 HORIZONTAL CONTROL & PAVING PLAN C5.0 GRADING & DRAINAGE PLAN C5.1 GRADING DETAILS C6.0 UTILITY PLAN C7.0 EROSION CONTROL PLAN C8.0 STORM WATER QUALITY CONTROL PLAN C8.1 STORM WATER QUALITY CONTROL DETAILS C9.0 DETAILS C9.1 DETAILS C10.0 SECTIONS CONSTRUCTION STAKING NOTE: FOR ALL STAKING SCHEDULING AND REQUEST FOR PROPOSALS PLEASE CONTACT: GERRY HAMMOND (925)245-8788 EXT. 2034 [email protected] 163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK VICINITY MAP N SITE EARTHWORK SUMMARY TOTAL: NET EXPORT: FILL: CUT: EST. SPOILS FROM FOUNDATION / FILL FROM EX. ONSITE CONCRETE:
204
PC Agenda Report (June 4, 2026)
454
NOTES
” LEGEND ABBREVIATIONS

NORTH REFERENCES
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK C2.0

TOPOGRAPHIC SURVEY
205
PC Agenda Report (June 4, 2026)
455
NORTH DETAIL "A"
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK C2.1

TOPOGRAPHIC SURVEY
206
PC Agenda Report (June 4, 2026)
456
C3.0

DEMOLITION PLAN
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK

NORTH LEGEND
207
PC Agenda Report (June 4, 2026)
457
C4.0
HORIZONTAL CONTROL & PAVING PLAN CONSTRUCTION STAKING NOTE: FOR ALL STAKING SCHEDULING AND REQUEST FOR PROPOSALS PLEASE CONTACT: GERRY HAMMOND (925)245-8788 EXT. 2034 [email protected] 163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK

NORTH LEGEND
208
PC Agenda Report (June 4, 2026)
458
7" CONCRETE OVER

COMPACTED NATIVE
FF=702.00
FF=698.99
7" CONCRETE OVER
COMPACTED NATIVE LEGEND C5.0
GRADING & DRAINAGE PLAN CONSTRUCTION STAKING NOTE:
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK NORTH KEYNOTES GRADING NOTES ALL STORM DRAIN SPECIFIC INFORMATION LOCATED IN SHEET C6.0 EARTHWORK SUMMARY TOTAL: NET EXPORT: FILL: CUT: EST. SPOILS FROM FOUNDATION / FILL FROM EX. ONSITE CONCRETE: AREA BREAKDOWN 209
PC Agenda Report (June 4, 2026)
459
C5.1

GRADING DETAILS
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK

NORTH DETAIL

B DETAIL DETAIL

E DETAIL

F KEYNOTES DETAIL

A DETAIL
C
D
210
PC Agenda Report (June 4, 2026)
460
LEGEND C6.0

UTILITY PLAN
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK NORTH KEYNOTES UTILITY NOTES UNDERGROUND FIRE PROTECTION SYSTEM NOTES 211
PC Agenda Report (June 4, 2026)
461
LEGEND C7.0

EROSION CONTROL PLAN
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK NORTH 4- 3- 1- 3- 3- 2- 3- EROSION & SEDIMENT CONTROL MEASURES STABILIZED CONSTRUCTION ENTRANCE PROFILE PLAN 1 DROP INLET SEDIMENT FILTER 3 STRAW WATTLE LIVE STAKE 1"x1" STAKE 2 NOTE: ISOMETRIC SECTION 5- 8- 9- 6- 7- 212
PC Agenda Report (June 4, 2026)
462
LEGEND C8.0

STORM WATER QUALITY CONTROL PLAN
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK
NORTH DMA 1 4.38 DMA 3 2.54 DMA 2 1.51 DMA No. Area (SF) Area (AC) Landscape (SF) Landscape (AC) Imperv. (SF) Imperv. (AC) TREATMENT VOL. (CF) BIOCLEAN MODEL NUMBER 1 190,917 4.38 17,549 0.4 173,368 3.98 12,561 MWS-L-6-8-9'-5"-V 2 65,658 1.51 7,947 0.18 57,711 1.32 4,206 MWS-L-4-8-7'-7"-V3 110,816 2.54 14,649 0.34 96,167 2.21 7,026 MWS-L-6-8-11'-3"-V-HC 213
PC Agenda Report (June 4, 2026)
463
C8.1

STORM WATER QUALITY CONTROL DETAILS
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK DETAIL "A" DETAIL "B" DETAIL "C" 214
PC Agenda Report (June 4, 2026)
464
1 CONCRETE CURB WEEP HOLE 2 CONCRETE CURB & GUTTER 3 GUTTER FLARE DETAIL AT CURB 4 5 TYPICAL GRADES AT PROP. LINE DROP INLET US CONCRETE PRECAST GROUP 6 PIPE BEDDING DETAIL 8 P.V.C. & H.D.P.E. AND BEDDING DETAIL PIPE LINE BACKFILL 7 C9.0

DETAILS
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK LANDSCAPE ISLAND "DRAIN-THRU" GUTTER 9 SECTION A-A PLAN OF BASE NOTE STORM DRAIN MANHOLE 10 CAST IRON COVER CONCRETE BOX ELEVATION CONCRETE COVER STORM DRAIN CLEAN OUT TO GRADE 11 NOTES: AND BEDDING DETAIL PIPE LINE BACKFILL 12 NOTES: CAST IRON COVER CONCRETE COVER CONCRETE BOX SEWER CLEAN OUT TO GRADE 14 DESIGN PARAMETERS ··········· RETAINING WALL 13 215
PC Agenda Report (June 4, 2026)
465
C9.1

DETAILS
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK ACCESSIBLE 15 STANDARD CURB FLARED GUTTER LIP ACCESS RAMP WITH FLARES ACCESSIBLE ACCESS RAMP 16 TRUNCATED DOMES PLAN SECTION 17 FLUSH CURB WITH SIDEWALK 18 ACCESSIBLE PARKING 19 NO PARKING NOTE: ACCESSIBLE ACCESS RAMP 20 PIPE BOLLARD DETAIL 21 216
PC Agenda Report (June 4, 2026)
466
R Callbefore you dig. Know what's below. C10.0
SECTIONS CONSTRUCTION STAKING NOTE:
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. OCTOBER, 2024 OF 14 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

IPT ENTERPRISE BUSINESS CENTER LLC
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' EK SECTION

A SECTION

B SECTION

D SECTION

E SECTION

F SECTION
C
217
PC Agenda Report (June 4, 2026)
467

PROPOSED BUILDING
FF=702.00
FF=699.00SLAB SLOPES 0.005 PROFILE 1" = 80' HORIZ. 1" = 16' VERT. 1 BUILDING HEIGHT EXHIBIT
NORTH
163 Technology Drive
Irvine, CA 92620
Phone: (949) 508-0202
www.kierwright.com
NO. AUGUST 2023 OF 6 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A21532NO. REVISION BY REVISION BY

ARES INDUSTRIAL MANAGEMENT
26200 ENTERPRISE WAY
OF
FOR
LAKE FOREST, CALIFORNIA DRAWN BY MRF 1" = 30' SCP
1 218
PC Agenda Report (June 4, 2026)
468
T
UGPS
30 KVA
U-4000A

ENTERPRISE WAY

NEW INDUSTRIAL BUILDING
23 DOCK DOORS

TYPE III-B FULLY SPRINKLERED
B / S1 / F1 OCCUPANCY
32' - 0" CLEAR

SLIDING GATE

SWING GATE
1 2
3 4
5 6
7 8
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 115 114 113 112 111 110 109 108 107 106 105 104 103 102 101 100 99 98 97 96 95 94 93 92 91 90 89 88
87 86
85 84
83 82
81 80
79 78
77 76
75 74
73 72
71 70
62 63
64 65
66 67
68 69
190
189
187
186
185
184
183
182
181
180
179
178
177
176
175 174
173
172
171
170
169
168
167
166
165
164
163
162
161
160
159
158
157
156
155
154
153
152
151
150
149
148
147
146
145
144
143
142
141
140
139
138
137
136
135
134
133
132

ELECTRICAL ROOM
251 252 253 254 255 256 257 258 259 260 261
250 249 248 247 246 245 244 243 242 241 240 239 238 237 236 235 234 233 232 231 230 229 228 227

PRIMARY

OFFICE AREA

SECONDARY

OFFICE AREA
PUMP
ROOM
TRASH
TRASH
PATIO
PATIO

EXISTING SLOPE
PROPERTY LINE 276.21'

EXISTING SLOPE EXISTING

DRIVEWAY

EXISTING

DRIVEWAY

EXISTING

DRIVEWAY

EXISTING SLOPE

EXISTING BUILDING

NO EXISTING FENCE OR WALL

NO EXISTING FENCE OR WALL
PROPERTY LINE 546.09'

EXISTING BUSINESS
PARK 26150, 26170,
26180, AND 26190

ENTERPRISE WAY

EXISTING BUILDING
PROPERTY LINE 48.75'
PROPERTY LINE 98.99'

MEADOWS

RESIDENTIAL

DEVELOPMENT
PROPERTY LINE 119.33'

NO EXISTING FENCE OR WALL
PROPERTY LINE 144.60'
PROPERTY LINE 195.80'

EXISTING FLEX BUILDING /

PARKING LOT
26210 ENTERPRISE COURT
PROPERTY LINE 120.53'
PROPERTY LINE 366.73'
PROPERTY LINE 113.21'
PROPERTY LINE 458.05'

EXISTING FLEX BUILDING /

PARKING LOT
26220 ENTERPRISE COURT

EXISTING ENTERPRISE BUSINESS PARK
26222-26248 ENTERPRISE COURT

ENTERPRISE COURT

PRIVATE STREET
9 188
262
(PRIVATE STREET)
EXISTING OFFICE BLDG. / PARKING LOT 26211 ENTERPRISE WAY

FIRE PUMP ROOM IS INTENDED TO HOUSE ANY

EUIPMENT RELATED TO THE SOLELY

OPERATION OF THE FIRE SPRINKLER

EQUIPMENT WITHIN THE BUILDING

WATER EASEMENT

EXITING OFFICE BUILDING / PARKING LOT
26250 ENTERPRISE WAY

AREA OF SAFE DISPERSAL
800 SF

RAMP UP RAMP UP
191
192
193
194
195
196
197
198
199
200
201
202
203
204
205
206
207
208
209
210
211
212
213
214
215
216
217
218
219
220
221
222
223
224
225
226
OCCUPANT LOAD - 250
REQUIRED EXITS - 2
PROVIDED EXITS - 4 (2 ACCESSIBLE EXITS TO R.O.W. / 2
ACCESSIBLE EXITS TO "AREA OF SAFE DISPERSAL")
90' - 4"31 604'-0" VARIABLE 4'-0" 28'-0" 18'-0" 12'-0" 270'-0" 150'-2" 40'-0"
8'-0"
18'-0"
40'-0"
25' - 0"31

EXISTING
198.28'31
NEW 8'-0" TUBE STEEL FENCE ALONG PL, PAINTED BLACK
149.78'31
NEW 8'-0" TUBE STEEL FENCE ALONG PL, PAINTED BLACK
149.55'31
NEW 8'-0" TUBE STEEL FENCE ALONG PL, PAINTED BLACK
40' - 0"31

EXISTING
40' - 0"31

EXISTING

64.33'31
60' YARD MIN.
60' YARD MIN.

74.75'31

92.12'31
60' YARD MIN.
18'-0"
40'-0"
8'-0"
9'-0" 9'-0" 9'-0"
70'-8"
14'-0"
16'-0"
20'-0"
8'-6"
23'-3"
EXISTING 6'-0" HIGH SPLIT FACE BLOCK WALL = 98.96'

CAR STALLS
CAR STALLS_1

MANDOOR

TRUCK STALLS
Luminaire Schedule
Symbol Qty Label Arrangement Total Lamp Lumens LLF Description Total Watts BUG Rating Lum. Watts 4 WP3 SINGLE N.A. 0.900 RSX1 LED P1 40K R3 HS 205.374 B1-U0-G2 51.3435 3 C SINGLE N.A. 0.900 RSX1 LED P1 40K R3 HS 154.03 B1-U0-G2 51.3435 3 B SINGLE N.A. 0.900 RSX2 LED P2 40K R3 342.213 B3-U0-G3 114.071 11 WP2 SINGLE N.A. 0.900 RSX2 LED P2 40K R4 1254.781 B2-U0-G3 114.071 18 MD SINGLE N.A. 0.900 WST LED P1 40K VW MVOLT 216 B0-U0-G0 12 3 A SINGLE N.A. 0.900 RSX2 LED P2 40K R4 342.213 B2-U0-G3 114.071 4 WP1 SINGLE N.A. 0.900 RSX2 LED P1 40K R4 288.24 B2-U0-G2 72.06 Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
CALC AREA Illuminance Fc 1.57 13.2 0.1 15.70 132.00
LIGHT SPILL Illuminance Fc 0.05 0.6 0.0 N.A. N.A.

LIGHT SPILL PAST THE 6FT WALL Illuminance Fc 0.00 0.0 0.0 N.A. N.A.

PROPERTY LINE Illuminance Fc 0.44 2.6 0.0 N.A. N.A.

CAR STALLS Illuminance Fc 2.35 4.0 1.6 1.47 2.50
CAR STALLS_1 Illuminance Fc 0.96 2.9 0.2 4.80 14.50
MANDOOR Illuminance Fc 4.20 4.2 4.2 1.00 1.00
TRUCK STALLS Illuminance Fc 1.80 5.2 0.8 2.25 6.50
MD
MH: 10
WP2
MH: 28 WP2
MH: 28
MD
MH: 9
MD
MH: 9
WP2
MH: 28
WP2
MH: 28
WP2
MH: 28
WP2
MH: 28
WP2
MH: 28
WP1
MH: 28
WP1
MH: 28
WP1
MH: 28
WP1
MH: 28
MD
MH: 9
WP2
MH: 28
MD
MH: 10
WP2
WP2 MH: 28
MH: 28
WP2
MH: 28
MD
MH: 10
B
MH: 25
B
MH: 25
B
MH: 25
A
MH: 25
A
MH: 25
A
MH: 25
MD
MH: 9
MD
MH: 9
MD
MH: 9
MD
MH: 9
MD
MH: 9
MD
MH: 9
MD
MH: 9
MD
MH: 9
MD
MH: 9
MD
MH: 10
MD
MH: 10
MD
MH: 10
C
MH: 25
WP3
MH: 28
C
MH: 25
C
MH: 25
WP3
MH: 28
WP3
MH: 28
WP3
MH: 28

1.1 0.9 0.9 1.1 1.4 2.0 2.8 3.8 4.2 3.5

4.7 3.5 2.4 1.7 1.3 1.0 0.9 1.1 1.5 1.9 2.6 3.9 5.2 4.3 3.0 2.2 1.5 1.0

1.4 1.9 2.5 3.4 4.6 4.5 3.0 2.0 1.6 1.2 1.0 0.9 1.0 1.3 1.6 2.0 2.8 3.4 3.0 2.3 1.8 1.5 1.1 0.8 0.5 0.2

2.1 1.6 1.3 1.2 1.4 1.7 1.9 2.4 2.9 2.8 2.1 1.6 1.3 1.1 1.0 0.9 1.0 1.1 1.2 1.4 1.8 2.0 1.9 1.6 1.5 1.3 1.1 0.8 0.6 0.4 0.1

3.0 4.3 5.4 4.4 2.9 2.1 1.6 1.3 1.2 1.2 1.4 1.4 1.6 1.7 1.8 1.6 1.3 1.0 1.0 0.9 0.8 0.8 0.9 1.0 1.2 1.4 1.5 1.4 1.2 1.2 1.1 1.0 0.9 0.8 0.8 0.3 0.1

0.8 1.1 1.6 2.1 2.6 3.3 3.9 3.3 2.3 1.7 1.4 1.2 1.1 1.0 1.1 1.1 1.2 1.4 1.4 1.3 1.1 0.9 0.8 0.8 0.7 0.7 0.8 0.9 0.9 1.0 1.0 1.1 1.0 0.9 0.9 0.9 0.9 1.0 1.0 1.0 0.3

0.7 0.8 0.8 0.8 0.8 1.0 1.2 1.5 1.8 2.0 2.2 2.3 2.0 1.6 1.3 1.1 1.0 0.9 0.9 0.9 0.9 1.0 1.0 0.9 0.8 0.7 0.7 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.7 0.8 0.8 0.9 1.1 1.4 1.2 0.5

0.8 0.7 0.8 1.0 1.0 1.1 1.1 1.1 1.1 1.2 1.3 1.5 1.6 1.6 1.6 1.7 1.6 1.4 1.2 1.0 0.9 0.8 0.8 0.8 0.8 0.7 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.6 0.7 0.9 1.0 1.5 1.7 0.7 0.3

0.6 0.8 0.9 1.1 1.2 1.2 1.1 1.2 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.6 1.5 1.5 1.4 1.2 1.1 1.0 0.9 0.8 0.8 0.7 0.7 0.6 0.5 0.4 0.3 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.3 0.3 0.3 0.4 0.5 0.6 0.8 1.0 1.2 1.4 1.2 0.2

0.5 0.7 1.0 1.2 1.4 1.5 1.6 1.5 1.6 1.7 1.7 1.7 1.8 1.9 1.8 1.7 1.6 1.6 1.6 1.5 1.3 1.1 0.9 0.8 0.8 0.7 0.7 0.7 0.7 0.6 0.6 0.5 0.4 0.3 0.2 0.2 0.3 0.3 0.3 0.3 0.4 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.3 0.4 0.4 0.5 0.7 0.9 1.0 1.1 1.1 0.5 0.1

0.4 0.6 0.9 1.2 1.5 1.8 2.0 2.0 1.8 2.0 2.1 2.0 2.1 2.3 2.4 2.4 2.1 1.9 1.8 1.8 1.5 1.3 1.0 0.9 0.7 0.7 0.7 0.7 0.6 0.6 0.6 0.6 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.6 0.7 0.8 0.9 1.0 1.0 0.6 0.2 0.1

0.3 0.5 0.7 1.0 1.4 1.8 2.3 2.7 2.8 2.6 2.8 2.7 2.7 2.8 3.2 3.6 3.6 3.0 2.5 2.2 2.0 1.7 1.3 1.1 0.8 0.7 0.7 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.8 0.8 0.9 0.9 0.8 0.6 0.4 0.2

0.3 0.5 0.8 1.1 1.6 2.2 3.0 3.7 2.8 3.8 4.0 3.7 4.0 5.7 5.0 4.7 4.9 3.9 3.0 2.5 2.2 1.8 1.5 1.3 1.1 0.9 0.7 0.7 0.6 0.6 0.6 0.6 0.7 0.8 0.9 0.9 0.9 0.9 0.8 0.7 0.7 0.6 0.5 0.5 0.6 0.6 0.7 0.8 0.9 1.0 1.0 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.7 0.6 0.5 0.3 0.3

0.3 0.5 0.9 1.2 1.7 2.6 3.7 4.6 3.4 4.4 4.6 4.1 4.7 9.6 6.0 3.7 3.6 3.7 3.0 2.4 2.1 1.9 1.7 1.5 1.2 1.0 0.9 0.8 0.7 0.6 0.7 0.7 0.8 0.9 1.0 1.2 1.2 1.2 1.0 0.8 0.8 0.7 0.6 0.6 0.7 0.8 0.8 0.9 1.1 1.3 1.3 1.3 1.2 1.1 1.1 1.1 1.0 1.0 0.9 0.7 0.6 0.5 0.4 0.3

0.2 0.4 0.6 0.8 1.0 1.6 2.5 2.7 1.0 1.1 1.2 1.5 1.6 1.5 1.3 1.1 1.0 0.9 0.7 0.7 0.7 0.9 1.0 1.1 1.3 1.5 1.6 1.4 1.2 1.1 1.0 0.8 0.7 0.7 0.8 0.9 1.0 1.1 1.4 1.6 1.7 1.6 1.5 1.5 1.4 1.3 1.1 1.0 1.0 0.9 0.8 0.7 0.6 0.5 0.3

0.3 0.4 0.6 0.8 1.0 1.5 2.1 2.4 1.2 1.4 1.7 2.2 2.6 2.3 1.8 1.5 1.3 1.1 0.9 0.8 0.8 1.0 1.2 1.4 1.8 2.4 2.6 2.3 1.7 1.4 1.2 1.0 0.8 0.8 0.9 1.1 1.3 1.6 2.0 2.6 2.7 2.3 1.9 1.8 1.7 1.5 1.3 1.2 1.1 1.0 0.9 0.9 0.7 0.6 0.4

0.3 0.4 0.6 0.8 0.9 1.2 1.7 1.9 2.1 2.8 2.7 3.2 3.9 3.4 2.5 2.1 2.5 2.1 1.2 0.9 0.9 1.1 1.4 1.8 2.5 3.6 4.7 4.3 2.7 1.8 1.4 1.1 0.9 0.8 1.0 1.3 2.0 3.2 3.5 3.9 4.0 3.1 2.6 3.0 2.8 2.0 1.6 1.6 1.5 1.3 1.1 0.9 0.8 0.7 0.5 0.4

0.3 0.5 0.7 0.8 0.9 1.2 1.4 1.5 4.7 8.6 3.6 3.5 3.9 3.5 2.8 2.8 7.2 5.5 1.4 0.8 0.9 1.1 1.4 2.0 2.8 3.9 6.8 10.7 3.8 2.0 1.4 1.0 0.8 0.8 0.9 1.3 2.9 9.4 6.0 4.1 3.9 3.3 3.1 6.8 6.8 2.0 1.4 1.4 1.3 1.0 0.8 0.7 0.7 0.7 0.6 0.4 0.3

0.4 0.5 0.7 0.8 1.0 1.2 1.5 1.7 0.5 0.6 0.6 0.5 0.4 0.2

0.4 0.6 0.7 0.9 1.1 1.3 2.2 5.3 0.9 0.7 0.6 0.5 0.4

0.4 0.5 0.7 0.8 1.0 1.2 2.4 8.6 1.1 0.8 0.7 0.5 0.3

0.4 0.5 0.7 0.8 0.9 1.3 1.9 2.5 1.1 0.8 0.6 0.5 0.4

0.3 0.5 0.7 0.8 1.0 1.5 2.1 2.2 1.3 0.9 0.7 0.6 0.5 0.4

0.3 0.4 0.6 0.8 1.1 1.7 2.6 2.5 0.9 0.7 0.7 0.7 0.6 0.5

0.3 0.4 0.6 0.8 1.0 1.7 2.4 2.4 0.7 0.7 0.8 0.7 0.6 0.4

0.3 0.4 0.6 0.7 0.9 1.3 1.8 2.0 0.7 0.9 0.9 0.7 0.5

0.3 0.4 0.6 0.6 0.8 1.1 1.5 1.7 0.7 1.0 0.9 0.7 0.6 0.4

0.3 0.4 0.6 0.6 0.8 1.0 1.7 3.2 0.8 1.2 1.0 0.8 0.6 0.4

0.3 0.5 0.6 0.7 0.8 1.0 2.2 10.3 1.6 1.7 1.1 0.9 0.7 0.5 0.4

0.4 0.5 0.6 0.7 0.8 1.0 1.5 2.6 7.7 2.8 1.2 0.9 0.8 0.6 0.5

0.3 0.5 0.6 0.7 0.8 1.0 1.2 1.1 4.2 2.3 1.1 1.0 1.0 0.8 0.7 0.5

0.3 0.4 0.6 0.6 0.8 1.0 1.2 1.2 1.0 1.3 1.1 1.0 1.0 1.0 1.0 0.8 0.3

0.3 0.4 0.6 0.7 0.8 1.1 1.5 1.5 0.6 1.0 1.1 1.0 1.1 1.0 1.1 1.1 0.6

0.3 0.4 0.6 0.8 1.0 1.4 2.0 2.0 0.5 0.9 1.0 1.1 1.1 1.1 1.1 1.4 1.2

0.3 0.4 0.7 0.9 1.1 1.8 2.6 2.4 0.7 1.1 1.0 1.1 1.1 1.1 1.2 1.6 1.7

0.3 0.5 0.7 0.9 1.2 1.8 2.6 2.6 3.7 1.9 1.1 1.0 1.0 1.1 1.1 1.4 1.6

0.4 0.5 0.8 0.9 1.2 1.6 2.2 2.4 7.5 2.5 1.0 0.9 0.9 1.0 1.0 1.2 1.2 0.4

0.4 0.6 0.8 0.9 1.2 1.5 2.3 3.6 1.6 1.6 1.1 0.9 0.9 0.8 0.9 1.0 1.0 0.4

0.4 0.6 0.8 0.9 1.2 1.5 2.9 11.0 1.0 1.5 1.1 0.9 0.8 0.8 0.9 0.9 0.8 0.4

0.4 0.6 0.8 0.9 1.2 1.5 2.3 3.8 0.9 1.3 1.0 0.8 0.8 0.8 0.9 0.8 0.6 0.3

0.5 0.8 0.9 1.1 1.4 1.9 2.2 0.7 1.1 0.9 0.8 0.8 0.8 0.8 0.8 0.7 0.3

0.5 0.7 0.9 1.1 1.5 2.1 2.4 0.5 0.9 0.8 0.7 0.7 0.8 0.9 0.9 0.9 0.5 0.1

0.4 0.6 0.9 1.0 1.6 2.5 2.8 0.4 0.7 0.7 0.7 0.7 0.8 0.9 1.0 1.1 0.8 0.2

0.5 0.8 0.8 0.9 1.4 2.2 2.5 0.3 0.6 0.7 0.7 0.7 0.8 0.9 1.1 1.3 1.3 0.4

0.7 1.0 1.4 1.9 2.7 3.7 4.5 0.8 7.6 4.5 4.9 7.9 4.8 2.7 2.2 1.9 1.5 1.3 1.2 1.2 1.2 1.5 1.7 0.6

0.7 1.1 1.5 2.0 2.7 3.7 4.9 4.3 3.6 2.9 2.8 2.4 1.7 1.6 1.8 2.2 2.9 3.8 4.2 3.5 2.7 2.8 8.6 6.5 2.1 2.0 2.4 3.5 7.6 12.6 4.5 2.5 1.9 1.7 1.6 1.7 2.0 2.6 3.6 7.0 13.2 4.7 2.5 1.9 1.6 1.5 1.7 1.9 2.5 3.7 8.3 11.7 4.2 2.5 1.8 1.5 1.2 1.0 1.1 1.2 1.5 1.9 2.5 3.4 4.4 4.4 3.5 2.8 2.4 2.2 1.9 1.6 1.3 1.3 1.2 1.5 1.8 0.7 0.3

0.7 1.0 1.4 1.8 2.3 2.9 3.8 3.3 2.8 2.1 1.8 1.7 1.6 1.6 1.7 1.9 2.4 3.3 3.7 3.0 2.3 2.0 2.1 2.0 1.8 1.8 2.1 2.8 3.9 4.0 2.9 2.2 1.8 1.7 1.6 1.7 1.9 2.2 3.0 4.0 4.0 2.9 2.1 1.8 1.7 1.7 1.8 1.9 2.3 3.0 4.2 4.3 3.2 2.4 2.0 1.7 1.5 1.3 1.2 1.3 1.6 1.9 2.3 2.9 3.5 3.6 3.2 2.9 2.7 2.4 2.2 1.9 1.5 1.3 1.2 1.3 1.4 0.7 0.2

0.9 1.2 1.6 1.8 2.1 2.5 2.0 1.8 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.8 2.2 2.4 2.1 1.7 1.5 1.5 1.5 1.5 1.5 1.6 1.9 2.3 2.4 2.0 1.6 1.6 1.6 1.6 1.6 1.6 1.8 2.1 2.5 2.5 2.1 1.8 1.8 1.7 1.7 1.8 1.9 2.1 2.5 3.0 3.0 2.7 2.3 2.1 1.9 1.8 1.5 1.4 1.4 1.5 1.8 2.2 2.7 3.0 3.1 3.1 3.0 2.8 2.7 2.4 2.1 1.5 1.2 1.1 1.1 1.2 0.7 0.1

0.7 1.0 1.2 1.3 1.5 1.7 1.4 1.3 1.1 1.1 1.2 1.2 1.2 1.2 1.1 1.3 1.4 1.5 1.4 1.2 1.2 1.3 1.3 1.3 1.2 1.2 1.3 1.5 1.5 1.4 1.3 1.3 1.4 1.5 1.5 1.5 1.6 1.8 1.9 1.9 1.8 1.8 1.8 1.9 1.8 1.9 1.9 2.1 2.3 2.5 2.6 2.6 2.5 2.3 2.2 2.1 1.8 1.5 1.4 1.4 1.7 2.2 2.7 3.0 3.2 3.3 3.5 3.3 3.0 2.6 2.1 1.4

0.6 0.8 0.9 1.0 1.2 1.3 1.1 1.1 1.0 0.9 1.0 1.0 1.0 1.0 1.0 1.1 1.2 1.2 1.2 1.0 1.0 1.1 1.1 1.1 1.0 1.0 1.1 1.2 1.2 1.2 1.1 1.2 1.3 1.5 1.6 1.6 1.7 1.9 2.1 2.1 2.0 1.9 2.0 2.0 1.9 1.9 2.0 2.3 2.6 2.7 2.9 2.9 2.8 2.6 2.5 2.4 2.0 1.5 1.3 1.3 1.5 1.9 2.5 3.0 3.5 4.2 4.9 4.5 3.5 2.5 1.7 1.1

0.9 0.9 0.9 1.0 1.1 1.3 1.5 1.8 1.9 2.0 2.2 2.3 2.4 2.3 2.3 2.3 2.2 1.9 1.9 2.0 2.3 2.7 2.8 3.0 3.4 3.5 3.2 2.9 2.5 1.9 1.3 1.1 1.1 1.2 1.5 1.9 2.4 3.1 4.1 4.6 3.8

0.6 0.6 0.7 0.8 0.9 1.2 1.5 2.0 2.1 2.2 2.3 2.4 2.5 2.5 2.5 2.5 2.2 1.8 1.7 1.7 2.0 2.5 2.9 3.5 4.5 4.9 4.1 3.1 2.1 1.5 1.1 0.9 0.8

0.8 1.0 1.4 1.8 2.2 2.4 2.7 3.1 3.3 3.1 2.8 2.4 1.9 1.5 1.3 1.3 1.4 1.8 2.3 3.0 3.8 4.0

1.1 1.5 2.1 2.5 3.3 4.3 4.7 3.9 2.7 1.9 1.4 1.1 0.9

0.7 1.0 1.4 1.8 2.4

0.1 0.0

0.1 0.0 0.0 0.0 0.0 0.0

0.1 0.0 0.0 0.0 0.0 0.0 0.0

0.1 0.0 0.0 0.0 0.0 0.0

0.1 0.1 0.0 0.0 0.0 0.0

0.2 0.1 0.0 0.0 0.0 0.0

0.3 0.1 0.1 0.0 0.0 0.0 0.0

0.1 0.1 0.0 0.0 0.0 0.0

0.1 0.0 0.0 0.0 0.0 0.0

0.6 0.1 0.1 0.0 0.0 0.0 0.0 0.0

0.1 0.0

0.0 0.0

0.0 0.0 0.0 0.0 0.0

0.0 0.0

0.1 0.1

0.2 0.2

0.3 0.3

0.3 0.2

0.2 0.3

0.3 0.3

0.2 0.2

0.2 0.3

0.3 0.3

0.2 0.2

0.2 0.1

0.1 0.2

0.2 0.2

0.3 0.2

0.2 0.2

0.1 0.1

0.1 0.2

0.2 0.1

0.1 0.1

0.2 0.2

0.3 0.4

0.5 0.6

0.6 0.6

0.6 0.5

0.4 0.4

0.4 0.3

0.3 0.4

0.5 0.7

0.9 1.2

1.6 2.0

2.0 1.6

1.2 0.9

0.7 0.6

0.5 0.6

0.7 0.9

1.1 1.3

1.2 0.9

0.7 0.5

0.4 0.3

0.3 0.2

0.2 0.2

0.2 0.3

0.5 0.7

0.6 0.3

0.2 0.2

0.1 0.1

0.0 0.0

0.0 0.1

0.1 0.1

0.1 0.0

0.0 0.0

0.0 0.1

0.1 0.2

0.1 0.1

0.1 0.0

0.0 0.0 0.0

0.0 0.0

0.0 0.1

0.2 0.4

0.6 0.6

0.6 0.7

0.8 1.1

1.5 2.0

2.6 2.4

1.8 1.3

1.0 0.8

0.6 0.6

0.5 0.6

0.7 0.8

1.0 1.3

1.8 2.0

1.5 1.0

0.7 0.6

0.5 0.5

0.5 0.6

0.7 0.8

1.0 1.4

1.7 1.4

0.9 0.6

0.5 0.3

0.2 0.3

0.4 0.5

0.5 0.5

0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.6

0.6 0.5 0.6 0.6

0.7 0.6 0.6 0.6

0.5 0.6 0.6 0.7 0.5 0.5 0.4 0.5 0.3 0.4 0.4 0.5
MG042621BCG-26200 ENTERPRISE WAY-05
1 SCALE: 1" = 50'
PhotoMetric Plan
NOTE 1 - (NATIONAL ACCOUNT) FIXTURE PACKAGE PRICING PROVIDED BY TURTLE AND HUGHES.

PLEASE CONTACT (909) 218-8644 OR EMAIL
[email protected] FOR FIXTURE AND CONTROLS PRICING

PHOTOMETRIC
PLAN
Turtle & Hughes
1 6/22/16 Owner Revision
- - -
Print Record
Revision Record
1551 S. Milliken Ste. F
Ontario, CA 91761
-
Sheet Title
Date Project No.
-
Sheet No.

Not Released for Construction
Released for Construction
12/3/2024
Enterprise Way
P-SL-6 TURTLE & HUGHES, INC. FIRST IN THE LONG RUN ELECTRICAL & INDUSTRIAL DISTRIBUTOR 1550 S. MILLIKEN AVE., SUITE F, ONTARIO, CA 91761 P: 909.218.8644 F: 909.218.8637 Item: 2
219
PC Agenda Report (June 4, 2026)
Item: 9
469
BAKE PKWY. COMMERCENTRE DR. R40' 54' 50' 40' 40' 42' 344' 344' 32' 32' 10'10' 19'
12'
8' 16' 11' 10' 13' 26'
19'
10' 10' 12'
13'
15'
12'
10'
12'
15'
13'
10' 11' 16' 8'
8' 14' 13' 10'
0 15 30 60 90 120
SCALE: 1" = 30' (ON 24" x 36" SHEET) EXHIBIT 1-1: BAKE PARKWAY & COMMERCENTRE DRIVE CONCEPT STRIPING PLAN WITH RIGHT TURN LANE (WB-67) WITH TRUCK TURNS URBAN CROSSROADS TELEPHONE: 949-660-1994 WWW.URBANXROADS.COM LEGEND:
4' OFFSET @45 MPH = 180'
TS

EXISTING C&G

EXISTING C&G
RELOCATE TYPE 1-A POLE
NOTE: SEE COST ESTIMATE (UCE-1)
SHAVE MEDIAN NOSE 5'
SHAVE MEDIAN NOSE 5'

MODIFY EXISTING TRAFFIC SIGNAL SYSTEM
- Install video/radar detection system- Install Cobalt controller- Install B40 Box with splice @ cabinet (SIC and signal wires)
- Retrofit LED safety light luminaires for
the entire intersection
- Install CCTV camera on signal pole
adjacent to controller cabinet
- Install APS push buttons for the
entire intersection
- Rewire intersection- Install Clary BBS
NEW TYPE 26-4-100 SIGNAL
POLE WITH 40' MAST ARM

MODIFY CURB RETURN AND

RECONSTRUCT ADA RAMP

WITHIN EXISTING ROW
2" Conduit to be installed from cabinet to Serrano
Summit/Commercentre intersection. Any damaged conduit along the rest of the way shall be repaired by the developer. Fiber shall be 72 SMFO with 12 SMFO going to each cabinet along stretch. Pull boxes (#6) every 100 feet and 50-feet of slack at every B40 Box. B40 Box shall be provided at Serrano Summit that the 72 SMFO runs through with a splice canister and the 12 SMFO drop cable be connected into the cabinet with the appropriate switch. See City Standards and Specs for the traffic signal.

For the signal, the additional requirement will be the requirement for the fiber connection back to Civic Center/Commercentre from Bake/Commercentre, with appropriate switch.
2' OFFSET @ 45MPH = 90' RECONSTRUCT CATCH BASIN IF NECESSARY TO ACCOMMODATE NEW CURB RETURN 220
PC Agenda Report (June 4, 2026)
470
14'
10'
20'
ENTERPRISE WY. S. DIMENSION DR.

COMMERCENTRE DR.
150' 0 10 20 40 60 80 SCALE: 1" = 20' (ON 24" x 36" SHEET) URBAN CROSSROADS TELEPHONE: 949-660-1994 WWW.URBANXROADS.COM LEGEND: RELOCATE TYPE 1-A POLE EXHIBIT 3-2: DIMENSION DR. & COMMERCENTRE DR./ENTERPRISE WY. CONCEPT STRIPING PLAN WITH WB-67 TRUCK TURNS NEW TYPE 24-4-100 SIGNAL POLE WITH 35' MAST ARM RELOCATE CATCH BASIN EXISTING C&G PROPOSED C&G EXISTING C&G TS MODIFY EXISTING TRAFFIC SIGNAL SYSTEM SHAVE MEDIAN NOSE 5' SHAVE MEDIAN NOSE 5' NEW TYPE 19-4-100 SIGNAL POLE WITH 30' MAST ARM NOTE: SEE COST ESTIMATE (UCE-5) - Install video/radar detection system - Install Cobalt controller - Install B40 Box with splice @ cabinet (SIC and signal wires)
- Retrofit LED safety light luminaires for the entire intersection - Install CCTV camera on signal pole adjacent to controller cabinet
- Install APS push buttons for the entire intersection - Rewire intersection - Install Clary BBS MODIFY CURB RAMP AND ACQUIRE ROW TO MEET ADA STANDARDS Refer to City Standard Plans & Specs for the traffic signal for fiber requirement to connect the cabinet and the B40 Box. Existing city project will run new 72 SMFO fiber with 12 SMFO drop cable with splice canister with 50-foot of slack. Project will verify. 221
PC Agenda Report (June 4, 2026)
471
LAKE FOREST DR. RANCHO PKWY. 440' 90' TRANSITION 90' TRANSITION 470' 225' 0 20 40 80 120 160 SCALE: 1" = 40' (ON 24" x 36" SHEET) URBAN CROSSROADS TELEPHONE: 949-660-1994 WWW.URBANXROADS.COM EXISTING C&G EXISTING MEDIAN PROPOSED MEDIAN PROPOSED MEDIAN EXISTING MEDIAN LEGEND: EXHIBIT 4-2: RANCHO PARKWAY & LAKE FOREST DRIVE CONCEPT STRIPING PLAN WITH RIGHT TURN LANE (WB-67) WITH TRUCK TURNS NOTE: SEE COST ESTIMATE (UCE-7) MODIFY EXISTING TRAFFIC SIGNAL SYSTEM SHAVE MEDIAN NOSE 5' SHAVE MEDIAN NOSE 5' SHAVE MEDIAN NOSE 5' AS APPROPRIATE, RELOCATE STREET LIGHTS FROM MEDIAN TO PARKWAY. AS APPROPRIATE, RELOCATE STREET LIGHTS FROM MEDIAN TO PARKWAY. NEW TYPE 29-5-100 SIGNAL POLE WITH 55' MAST ARM SHAVE MEDIAN NOSE 5' RELOCATE TYPE 15TS POLE MODIFY CURB RAMP TO MEET ADA STANDARDS - Install video/radar detection system - Install Cobalt controller - Install B40 Box with splice @ cabinet (SIC and signal wires) - Retrofit LED safety light luminaires for the entire intersection - Install CCTV camera on signal pole adjacent to controller cabinet - Install APS push buttons for the entire intersection - Rewire intersection - Install Clary BBS Refer to City Standard Plans & Specs for the traffic signal for fiber requirement to connect the cabinet and the B40 Box. Existing city project will run new 72 SMFO fiber with 12 SMFO drop cable with splice canister with 50-foot of slack. Project will verify. 222
PC Agenda Report (June 4, 2026)
472
DIMENSION DR.

BAKE PKWY. 430'
90' TRANSITION 0 15 30 60 90 120 SCALE: 1" = 30' (ON 24" x 36" SHEET) URBAN CROSSROADS TELEPHONE: 949-660-1994 WWW.URBANXROADS.COM LEGEND: EXIST. MEDIAN PROP. MEDIAN TS EXHIBIT 5-1: BAKE PARKWAY & DIMENSION DRIVE CONCEPT STRIPING PLAN WITH WB-67 TRUCK TURNS NOTE: SEE COST ESTIMATE (UCE-8) SHAVE MEDIAN NOSE 5' MODIFY EXISTING TRAFFIC SIGNAL SYSTEM AS APPROPRIATE, RELOCATE STREET LIGHTS FROM MEDIAN TO PARKWAY. NEW TYPE 29-5-100 SIGNAL POLE WITH 55' MAST ARM RELOCATE TYPE 1-A POLE MODIFY CURB RAMP TO MEET ADA STANDARDS NEW TYPE 26-4-100 SIGNAL POLE WITH 40' MAST ARM RELOCATE TYPE 1-A POLE MODIFY CURB RAMP TO MEET ADA STANDARDS - Install video/radar detection system - Install Cobalt controller - Install B40 Box with splice @ cabinet (SIC and signal wires) - Retrofit LED safety light luminaires for the entire intersection - Install CCTV camera on signal pole adjacent to controller cabinet - Install APS push buttons for the entire intersection - Rewire intersection - Install Clary BBS Refer to City Standard Plans & Specs for the traffic signal for fiber requirement to connect the cabinet and the B40 Box. Existing city project will run new 72 SMFO fiber with 12 SMFO drop cable with splice canister with 50-foot of slack. Project will verify. 223
PC Agenda Report (June 4, 2026)
473
LAKE FOREST DR. DIMENSION DR. 250'
90' TRANSITION
90' TRANSITION 205' 0 15 30 60 90 120 SCALE: 1" = 30' (ON 24" x 36" SHEET) URBAN CROSSROADS TELEPHONE: 949-660-1994 WWW.URBANXROADS.COM LEGEND: TS EXIST. MEDIAN PROP. MEDIAN EXIST. MEDIAN PROP. MEDIAN EXHIBIT 6-1: DIMENSION DRIVE & LAKE FOREST CONCEPT STRIPING PLAN WITH WB-67 TRUCK TURNS NOTE: SEE COST ESTIMATE (UCE-9) AS APPROPRIATE, RELOCATE STREET LIGHTS FROM MEDIAN TO PARKWAY. AS APPROPRIATE, RELOCATE STREET LIGHTS FROM MEDIAN TO PARKWAY. MODIFY EXISTING TRAFFIC SIGNAL SYSTEMSHAVE MEDIAN NOSE 5' & NARROW TO 2' WIDE SHAVE MEDIAN NOSE 5' & NARROW TO 2' WIDE - Install video/radar detection system - Install Cobalt controller - Install B40 Box with splice @ cabinet (SIC and signal wires) - Retrofit LED safety light luminaires for the entire intersection - Install CCTV camera on signal pole adjacent to controller cabinet - Install APS push buttons for the entire intersection - Rewire intersection - Install Clary BBS Refer to City Standard Plans & Specs for the traffic signal for fiber requirement to connect the cabinet and the B40 Box. Existing city project will run new 72 SMFO fiber with 12 SMFO drop cable with splice canister with 50-foot of slack. Project will verify. 224
PC Agenda Report (June 4, 2026)
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PC Attachment 5
Item: 2
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PC Agenda Report (June 4, 2026)
Item: 9
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SOURCE: Google Earth 2023
I:\C\CLF2101.04A\G\View Sim\View_Sim_Key_Map.ai (9/19/24) FIGURE 4.1-1

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Lake Forest City CouncilJuly 7, 2026

Lake Forest City Council
July 7, 2026