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REPORT TO PLANNING COMMISSION
To: Honorable Chairman and Members of the Planning Commission
From: Damaris Abraham, Planning Manager
Prepared by: Kevin Beery, Associate Planner
Date: May 3, 2022
Subject: Planning Application No. 2021-28 (Corydon III) – A request for Design Review
approval to construct two industrial buildings totaling 63,030 square feet and
related improvements, in conjunction with a request for a Conditional Use Permit
to establish a two-unit warehouse facility and an outdoor storage area
Applicant: Brad Woods, RD Construction
Recommendation
1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO.
2021-28 (CONDITIONAL USE PERMIT NO. 2021-06 AND INDUSTRIAL DESIGN REVIEW
NO. 2021-04) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE
SPECIES HABITAT CONSERVATION PLAN (MSHCP);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2021-06 TO
ESTABLISH A TWO-UNIT WAREHOUSE FACILITY AND AN OUTDOOR STORAGE AREA
LOCATED AT APNs: 370-080-007, 370-080-006, and 370-080-020; and,
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2021-04
PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR TWO
INDUSTRIAL BUILDINGS TOTALING 63,030 SQUARE FEET LOCATED AT APNs: 370-080-
007, 370-080-006, and 370-080-020.
Project Description and Location
The project is a development proposal involving a request for Design Review approval (IDR 2021-
04) to construct two industrial buildings totaling 63,030 square feet and related improvements, in
conjunction with a request for a Conditional Use Permit (CUP 2021-06) to establish a two-unit
warehouse facility and an outdoor storage area on 3.04 acres of land in the Action Sports,
Tourism, Commercial & Recreational and Airport Overlay districts of the East Lake Specific Plan.
The project is located on the west side of Corydon Road between Palomar Street and Cereal
Street (APNs: 370-080-007, 370-080-006, 370-080-020).
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Building One (located in west portion of site) would be approximately 31 feet in height and include
21,687 square feet of gross floor area, including approximately 5,600 square feet of accessory
office space. Building Two (located in east portion of site) would be approximately 32 feet in height
and include 40,817 square feet of gross floor area, including approximately 10,204 square feet of
accessory office. The outdoor storage yard would be located along the rear of the property and
would have a gravel surface. The proposed building footprint area is 47,226 square feet, or 35.6
percent of the lot area. The project would also include construction of related site improvements
such as 79 on-site parking spaces and the installation of approximately 20,486 square feet of
landscaped area, or 15.4 percent of the lot area. Off-site construction activities would include
minor utility extensions to serve the proposed development and right-of-way improvements
(sidewalk, street widening) along Corydon Road immediately abutting the proposed development
site.
The proposed buildings share a common architectural style (best characterized as modern
industrial) and will incorporate flat roofs with parapets. Building exterior materials will consist of
exposed concrete masonry blocks painted in black and gray, with metal and cement accent
panels. Each building will feature an all-glass, articulated entry on the front elevation. Loading
bays and overhead doors will be provided on the rear and side elevations, and one overhead door
will be provided on the front elevation of Building One.
Environmental Setting
EXISTING
LAND USE ESLP No. 11 GENERAL
PLAN
Project Site Vacant/Industrial Action Sports, Tourism, Commercial & Recreation Specific Plan
North Industrial Action Sports, Tourism, Commercial & Recreation Specific Plan
South Industrial Action Sports, Tourism, Commercial & Recreation Specific Plan
East Vacant City of Wildomar Wildomar
West Vacant Action Sports, Tourism, Commercial & Recreation Specific Plan
Table 1: Environmental Setting
Analysis
The proposed development is located within Planning Area 3 of the ELSP, No. 11 and has an
Action Sports, Tourism, Commercial and Recreation Land Use designation. This designation
provides for a wide range of extreme action sports and accessory manufacturing, service and
retail uses. In addition, the proposed development is located within the Airport Overlay Land Use
designation which provides for facilities such as warehouses, storages facilities, maintenance and
repair facilities, and hangars. The project is an infill development proposal to construct new
warehousing facilities, which is supportive and compatible with other intended uses in both land
use designations. The original ELSP and the subsequent amendments were subject to a
consistency finding with the General Plan prior to adoption. Therefore, the project is consistent
with the General Plan.
In accordance with Section 2.5.1.b.10 of ELSP, No. 11, the Community Development Director
has deemed the proposed warehouse facility compatible with the intent of the Action Sports,
Tourism, Commercial and Recreation Land Use category as requiring a Conditional Use Permit.
Staff has reviewed the development plans with respect to the relevant development standards as
identified in Table 2-4 of the ELSP, No. 11 and the Lake Elsinore Municipal Code (LEMC) and
has detailed the requirements and the proposed development standards as follows:
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Development Standard Required Proposed
Setbacks:
Front (Public Right of Way) 15 ft. 89 ft.
Parking – Front Ave. 25 ft. min. 20 ft. 25.9 ft.
Landscape improvements:
Adjacent to Street Min. 15 ft.; Average 20 ft. 25.9 ft.
Landscape Coverage 15% 15.4%
Building Height 45 ft. 34’-9 ½”
Table 2: Development Standards
The proposed development also complies with the minimum off-street parking standards under
17.148.030.C of the LEMC, as outlined in Table 3 below:
Parking Standard Required Proposed
1 per 500 SF Unit area, up to 20,000 SF, 1 per 1,000
SF Unit area over 20,000 SF, and 1 per 1,000 SF
warehousing floor area
15,804 SF/500 SF = 32
46,700 SF/1,000 SF = 47
(rounded up)
Total = 79
Total = 79
Table 3: Parking Standard
The proposed architectural design is consistent the Architectural Guidelines & Development
Standards of the ELSP, No. 11 and the Nonresidential Development Standards (Chapter 17.112)
of the LEMC. The architecture of the building has been designed to achieve harmony and
compatibility with surrounding area. The proposed colors and materials 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. The proposed landscaping improvements serve to enhance the
building designs and soften portions of building elevations, provide shade, and break-up
expanses of pavement.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the proposed project, and have conditioned the project to mitigate
potential adverse impacts.
Traffic
A Vehicle Miles Traveled (VMT) Screening Report dated December 8, 2021 was prepared for the
project. The report specifies that the proposed land use would generate 108 daily trips which is
less than the City-adopted significance threshold of 110 daily trips, as outlined in the City’s
adopted Traffic Impact Analysis Guidelines. Accordingly, land use projects generating less than
110 daily trips may be presumed to have less than a significant impact on VMT and does not
require additional VMT analysis. It is anticipated that the project will serve residents within the
vicinity providing enhanced convenience which would reduce the need for residents to travel
increased distances. Therefore, trip lengths within the region would not be increased, and vehicle
travel would potentially decrease. Thus, the project is considered a local serving use and would
not have a significant VMT impact.
Noise
An Acoustical Analysis Report dated November 18, 2021 was prepared for the project by Eilar
Associates, Inc. to evaluate the potential noise impacts for the project. The study assessed the
short-term construction noise impacts as well as operational noise impacts resulting from the
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project which include on-site noise sources such as car wash equipment, vacuum stations, and
traffic generated noise. The study concludes that the project would meet the noise regulations
and standards of the LEMC Section 17.176 (Noise Ordinance). To further ensure that construction
and operational activities do not disrupt the adjacent land use the study recommended additional
conditions of approval (COA No. 12). Although these conditions are not required to mitigate any
significant impacts, these conditions have been imposed to minimize noise levels during project
construction.
Air Quality
An Air Quality and Greenhouse Gas Analysis dated November 15, 2021 was prepared for the
project by BlueScape Environmental to evaluate the potential air quality impacts for the project.
The study assessed air quality impacts resulting from project construction and operation in
addition to evaluating project compliance with applicable criteria pollutant thresholds set by the
South Coast Air Quality Management District (SCAQMD). The study concludes that the project
would not exceed regional and localized construction and operational emission SCAQMD daily
significance thresholds and that the project would neither conflict with plans, violate an air quality
standard, nor contribute to an existing or projected violation, result in a cumulatively considerable
increase in ozone or particulate matter emissions or expose receptors to substantial pollutant
concentrations.
Water Quality
A preliminary project-specific Water Quality Management Plan (PWQMP-2021-10) dated July 23,
2021 (Revised March 2, 2022) has been prepared for the project to address the increase in
polluted runoff that would occur from the proposed development. The water quality management
plan proposes to collect and treat onsite stormwater run-off through use of an onsite self-retaining
area and two bioretention basins. The onsite drainage from roofs and pavement areas will be
collected by the two bioretention basins where stormwater would percolate through an engineered
soil medium in which stormwater would be treated by physical, chemical, and biological
processes. The plants and biological activity in the soil medium would function to take up
pollutants and runoff, thus filtering the water before it is released into the storm drain system that
eventually leads to Lake Elsinore. Furthermore, the project is required to implement a Storm
Water Pollution Prevention Plan which will include measures such as construction-phase best
management practices (BMPs) to protect against stormwater runoff. Through implementation of
measures specified in both the WQMP and SWPPP, along with adhering to applicable
regulations, the project would meet applicable water quality standards and discharge regulations.
Conditional Use Permit Findings
As noted above, warehouse facilities are conditionally permitted uses which require issuance of
a Conditional Use Permit. LEMC Section 17.415.070(c) provides that the Commission must
consider whether the proposed use meets the following criteria and make findings to that effect
before granting a Conditional Use Permit:
1. That the proposed use is in accord with the objectives of the General Plan and the purpose
of the planning district in which the site is located.
2. That the proposed use will not be detrimental to the general health, safety, comfort, or
general welfare of persons residing or working within the neighborhood of the proposed
use or the City, or injurious to property or improvements in the neighborhood or the City.
3. That the site is adequate in size and shape to accommodate the use, and for all the yards,
setbacks, walls or fences, landscaping, buffers and other features required by this title.
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4. That the site for the proposed use relates to streets and highways with proper design both
as to width and type of pavement to carry the type and quantity of traffic generated by the
subject use.
5. That in approving the subject use at the specific location, there will be no adverse effect
on abutting property or the permitted and normal use thereof.
6. That adequate conditions and safeguards pursuant to subsection (B) of this section have
been incorporated into the approval of the conditional use permit to ensure that the use
continues in a manner envisioned by these findings for the term of the use.
Environmental Determination
The project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code
§§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to
CEQA Guidelines Section 15332 In-Fill Development Projects. As documented in the attached
Class 32 Categorical Exemption Checklist (Exhibit H), the project is consistent with the applicable
General Plan designation and policies as well as zoning designations and regulations. The project
is located within the City’s boundaries on a site less than five acres surrounded by urban uses,
the development site has no value as habitat for endangered, rare or threatened species. Project
approval will not result in any significant effects relating to traffic, noise, air quality, or water quality,
and the proposed development is adequately served by all required utilities and public services.
Exhibits
A – MSHCP Resolution
B – CUP Resolution
C –IDR Resolution
D – Conditions of Approval
E – Vicinity Map
F – Aerial Map
G – Design Review Package
H – Class 32 Categorical Exemption Checklist