HomeMy WebLinkAbout0004_1_IDR 2015-02 - CC Staff Report 2.23.16
CITY OF LAKE ELSINORE
REPORT TO THE CITY COUNCIL
TO: Honorable Mayor and City Council Members
FROM: Grant Yates, City Manager
DATE: February 23, 2016
PROJECT: Industrial Design Review No. 2015-02 – A request by MMA
Architects for approval for the design and construction three (3)
industrial buildings located on the north side of Chaney Street,
approximately 920 feet west of Minthorn Street, APN: 377-140-
124.
APPLICANT: Kirk Moeller, MMA Architects, 2173 Salk Ave Suite 250, Carlsbad
CA 92008
Recommendation
The Planning Commission recommends that the City Council take the following action:
1. Adopt Resolution No. 2016-__; A Resolution of the City Council of the City of Lake
Elsinore Adopting Findings That Industrial Design Review No. 2015-02 Is Consistent
with the Western Riverside County Multiple Species Habitat Conservation Plan
(MSHCP).
2. Adopt Resolution No. 2016-__; A Resolution of the City Council of the City of Lake
Elsinore Approving of Industrial Design Review No. 2015-02.
Project Request/Location
The applicant is requesting approval of building designs construction of three (3) industrial
buildings located and related improvements on three (3) proposed to be subdivided lots
as follows: Building T: 24,026 SF building on a 1.47 AC lot, Building U: 20,089 SF building
on a 1.02 AC lot, Building V: 29,885 SF building on a 1.53 AC lot located on the north
side of Chaney Street, approximately 920 feet west of Minthorn Street, APN: 377-140-
124.
CITY COUNCIL STAFF REPORT
IDR No. 2015-02 (Fairway Industrial Park)
February 9, 2016
Page 2 of 5
Environmental Setting
EXISTING LAND USE ZONING GENERAL PLAN
Project Site Vacant/Parking Lot General Manufacturing (M-2) Limited Manufacturing
North Industrial Limited Manufacturing (M-1) Limited Manufacturing
South Offices Limited Manufacturing (M-1) Limited Manufacturing
East Industrial
Commercial Manufacturing &
Limited Manufacturing (M-1) Limited Manufacturing
West Flood Control Channel Floodway (F) Floodway
Background
At a regularly scheduled meeting on November 27, 2007, the City Council adopted
Resolutions approving Mitigated Negative Declaration No. 2007-05; adopting findings
that the project is consistent with the Multiple Species Habitat Conservation Plan;
approving General Plan Amendment No. 2007-14, Conditional Use Permit No. 2007-21
and Industrial Design Review No. 2006-03. The approvals allowed for the ultimate
development and construction of 20 industrial buildings on the subject property. It should
be noted that the Industrial Design Review project (No. 2006-03) has expired.
At a regularly scheduled meeting on July 9, 2013, the City Council adopted a resolution
approving Tentative Parcel Map 36551 to subdivide 17.21 acres into 9 individual parcels.
TPM is still a valid map, but has not been recorded to date.
At a regularly scheduled meeting on January 19, 2016, the Planning Commission adopted
resolutions recommending that the City Council find IDR 2015-02 is consistent with the
Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) and
approve IDR 2015-02.
Description of Industrial Design Review No. 2015-02
The original Fairway Industrial Park was approved to construct twenty (20) separate light
industrial buildings ranging in size from 6,810 square feet to 30,989 square feet on a
17.21 acre vacant site. The applicant has only requested approval of the three (3)
buildings along the westerly property line to be constructed as follows:
• Building T: 24,026 SF building on a 1.47 AC lot
• Building U: 20,089 SF building on a 1.02 AC lot
• Building V: 29,885 SF building on a 1.53 AC lot
The three proposed buildings are consistent with the previously approved project with
respect to plotting, design, and size. In order to meet the minimum fire code the applicant
has proposed a secondary point of access along the northerly property line taking access
from the terminus of Birch Street.
CITY COUNCIL STAFF REPORT
IDR No. 2015-02 (Fairway Industrial Park)
February 9, 2016
Page 3 of 5
Architecture
A “Contemporary” architectural style has been chosen for the buildings within the park
facility. Concrete tilt-up construction will be utilized. Building designs will include the use
of wall offsets and recessed entries varying in depth from two to four feet. In addition,
multiple parapet heights, decorative cornice treatments, decorative score lines of various
widths and depths and eyebrow canopies will all be incorporated on the buildings.
Aluminum store front windows with reflective glazing will be utilized on all buildings
throughout the park to create a uniform appearance. The proposed design of the three
preliminary light industrial buildings are consistent with the previously approved project.
Landscaping
The site design includes landscaping improvements which constitute 17.7% of the overall
project site area. The landscape plan proposes two varieties of perimeter screen trees
along interior property lines. A City approved street tree will be planted 30-feet on center
along the Chaney Street frontage. A variety of accent trees will be planted at the three
project entries to achieve formalization and identification. In addition, several varieties of
parking lot and interior accent trees will also be provided to break-up expanses of
pavement and provide shading. A variety of shrubs will be planted onsite serving as
foundation plantings, screening or accent plantings to further enhance the aesthetics of
the development. Decorative paving treatments and accent lighting will also be utilized at
site entrances.
Colors and Materials
The originally approved project incorporated six (6) different colors and two (2) different
color schemes to be evenly distributed on the buildings throughout the park. With respect
to Industrial Design Review 2015-02, the applicant has proposed Scheme 2 which
incorporates of Sherwin Williams #sw7043 – Worldly Grey, Scheme 2 – Sherwin Williams
#sw7045 – Intellectual Grey, Scheme 2 – Sherwin Williams #sw7046 – Anonymous. The
applicant has also proposed glazing identified ¼” PPG Sloarcool (2) Azurlite. The building
colors and glazing have been identified in the original approvals and would create a
cohesive color scheme with the remaining buildings.
Signage
The developer has been conditioned to draft and submit a Uniform Sign Program
document for review and approval by the Planning Commission prior to issuance of a
Certificate of Occupancy. The Uniform Sign Program will ensure that all signage within
the business park complex will have a cohesive and complimentary appearance as
tenants change into the future.
CITY COUNCIL STAFF REPORT
IDR No. 2015-02 (Fairway Industrial Park)
February 9, 2016
Page 4 of 5
Analysis
The proposed site plan meets all applicable development standards and criteria outlined
in the General Manufacturing (M-2) zoning district and the non–residential development
standards outlined in Chapter 17.38 of the Lake Elsinore Municipal Code, including
setbacks and building height. The project also complies with the onsite parking standards
listed in Lake Elsinore Municipal Code Chapter 17.66 (Parking Requirements) including
loading space and accessible parking requirements. All divisions and departments have
reviewed the proposed project and have included Conditions of Approval to adequately
address the proposed impacts of the project.
Circulation and Parking Space Layout
Total build out of the Fairway Industrial Park would require five hundred forty-five (545)
parking spaces are required onsite based on one (1) parking space for each 500 square
feet of unit area up to 20,000 square feet plus one additional space for each 1,000 square
feet over 20,000 square feet. The previously approved design included 576 spaces have
been provided onsite. With respect to Industrial Design Review 2015-02, the proposed
light industrial buildings totaling 74,899 square feet would have a total parking
requirement of 135 space while providing a total of 141 spaces.
In the event that uses are modified to ones with more intensive parking demand that
exceed the proposed parking on site, a parking study would be required and approved by
the Planning Commission.
Architecture
The architectural design of the three (3) proposed light industrial buildings within the park
complex are consistent with the original approval of the Fairway Industrial Park, and when
combined with the balance of 17 buildings, would serve to create an overall theme for the
facility. The building designs comply with the Architectural Design Guidelines listed in the
Community Design Element of the City General Plan. Additionally, the architecture has
been designed to achieve harmony and compatibility with surrounding commercial, office
and industrial buildings in the vicinity of the project site. Correspondingly, the applicant
has provided a variety of building design features and forms by employing treatments,
such as articulated planes along the exterior walls, attractive storefront window system,
recessed suite entries and a variety of rooflines which will create depth and shadow.
Landscaping
LEMC Section 17.56.100 requires a minimum of twelve percent (12%) of the site to be
landscaped; the applicant is providing 17.7 percent. The proposed landscaping
improvements serve to enhance the building designs and soften portions of building
elevations, provide shade and break-up expanses of pavement. In addition, project entry
CITY COUNCIL STAFF REPORT
IDR No. 2015-02 (Fairway Industrial Park)
February 9, 2016
Page 5 of 5
plantings serve to formalize the industrial park and compliment the building architecture.
Colors and Materials
The colors and materials proposed for this project meet the intent of the Architectural
Design Guidelines listed in the Community Design Element of the City’s General Plan
because the colors and materials produce diversity and enhance the architectural effects.
Additionally, the colors and materials proposed will assist in blending the architecture into
the existing landscape and are compatible with other colors and materials used on other
properties in the vicinity of the project site.
Environmental Determination
Staff has determined that the potential environmental impacts associated with Industrial
Design Review No. 2015-02 have all been previously addressed in Mitigated Negative
Declaration (MND) 2007-05 for the Fairway Business Park project. In addition, 1) No
substantial project changes are proposed that would require major revisions to the MND;
2) No substantial changes will occur with respect to the circumstances under which the
project is undertaken and 3) No new information of substantial importance has been
identified since the previous MND was certified. Therefore, no subsequent environmental
analysis is necessary pursuant to Section 15162 of the California Environmental Quality
Act (CEQA).
Prepared by: Justin Kirk
Principal Planner
Reviewed by: Grant Taylor
Community Development Director
Approved by: Grant Yates
City Manager
Attachments:
1. Vicinity Map
2. Aerial Map
3. Planning Commission MSHCP Resolution
4. Planning Commission IDR Resolution
5. Conditions of Approval
6. Design Review Package