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HomeMy WebLinkAboutPA-2022-29 09.14.23 PAR COMMENT LETTER (2) CITY OF ^=_ LA ICE �og LS I I1OPE ` DREAM EXTREME SUBMITTED ELECTRONICALLY TO: jo.howard(a�kwcengineers.com October 5, 2023 KWC Engineers 1880 Compton Ave, Unit 100 Corona, CA 92881 RE: Planning Application No. 2022-29, West Nichols Logistics Center (PAR-2023-06) Dear Jo Howard, Thank you for requesting a pre-application review for the West Nichols Logistics Center, a proposed industrial development containing a 1,025,383 sq. ft. industrial building including up to 40,000 sq. ft. of office space, 204 dock doors, 462 standard vehicle parking stalls, and 249 trailer parking stalls on approximately 61.10-acres located south of Nichols Road and southwest of the intersection of Nichols Road and Baker Street. Per Section 17.410.040 of the Lake Elsinore Municipal Code, this letter aims to provide you with information on relevant policies, regulations, and procedures and identify potential issues relevant to the proposed project. Moreover, the information, pertinent policies, or recommendations provided herein are advisory only and shall not constitute or be construed as an approval or denial of a land use or a development permit by the City. Accordingly, the City's Design Review Committee (DRC), consisting of staff from the Planning Division, Engineering Division, Building & Safety Division, Fire Department, and Elsinore Valley Municipal Water District, have reviewed your application and provided comments (or maybe forthcoming) that are included in this letter and the attachments for your reference. If you have questions about this letter, please contact me at (951) 674-3124 ext. 273 or via e-mail at jmendoza(a�lake-elsinore.orq. M?� Joey Mendoza Associate Planner, City of Lake Elsinore PA 2022-29 (West Nichols Logistics Center) PAR Letter 10/05/2023 Page 2 of 5 Planning Division Comments 1. The project site is located within the General Plan's Alberhill District and has a General Plan Land Use Designation of Residential Mixed Use (RMU), Low-Medium Residential (LMR), and Murdock Alberhill Ranch Specific Plan (MARSP). The current zoning for the subject site is Residential Mixed Use (RMU), Single-Family Residential (R-1), and MARSP with C-1 and R- 3 designations. 2. The conceptual proposal includes a General Plan Amendment to change the Land Use Designation from Residential Mixed Use (RMU) and Low-Medium Residential (LMR) to Limited Industrial (LI), a Specific Plan Amendment to remove the westerly approximately 14- acre portion of the property located within the Murdock Alberhill Ranch Specific Plan (MARSP), and a Zone Change to change the zoning designation from Residential Mixed Use (RMU) and Single-Family Residential (R-1) to Limited Manufacturing (M-1). a. The General Plan shows that residentially designated land uses surround the subject property. The subject property is also surrounded by residential development currently approved and under construction. The proposed General Plan Amendment and Zone Change would create incompatible land uses in the area. Justification with supporting documentation will be necessary as part of the formal application. b. To offset negative impacts of noise, light, visibility, activities and/or vehicular traffic associated with industrial activities on residential and other sensitive land uses, the project would need incorporate design measures which may include, but not limited to, building siting and design, physical barriers, and land use transitions. (General Plan Section 2.3.4 Policy 3.2; General Plan Section 4.8.3 Policy 12.1-2). c. Per Section 17.415.020.G (General Plan Amendments) of the Lake Elsinore Municipal Code (LEMC), the applicant shall demonstrate to the City Council that there is a substantial benefit to be derived from the amendment. d. Per Section 17.415.040.E (Zoning Amendments) of the LEMC, the applicant shall demonstrate that the proposed amendment will not be detrimental to the health, safety, comfort, or general welfare of the person residing or working within the neighborhood of the proposed amendment or within the City, or injurious to property or improvements in the neighborhood or within the City. e. Per Section 17.415.030.K (Specific Plans) of the LEMC, a specific plan may be amended as necessary under the same procedures as adoption of a specific plan. 3. The proposed request for a General Plan Amendment change to Limited Industrial (LI) Land Use Designation and Zone Change to Limited Manufacturing (M-1) raises concerns with respect to potential reductions in currently permitted residential densities. a. Adequate information has not been provided to demonstrate how the proposal would comply with Senate Bill No. 330 (SB330). b. S13330, which became effective January 1, 2020, prohibits the City from changing a land use from a residential use to a less intensive non-residential use (or other land use entitlement that will reduce housing capacity) unless the City concurrently changes the development standards, policies, and conditions application to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity. PA 2022-29 (West Nichols Logistics Center) PAR Letter 10/05/2023 Page 3 of 5 c. Since the proposed General Plan Amendment and Zone Change would change the land use from Residential to Limited Manufacturing (non-residential), the project is required to demonstrate how the proposed change would not result in a no net loss in residential capacity within the City. 4. Per the Lake Elsinore General Plan Chapter 2.3.3, the Floor Area Ratio (FAR) for developments in the Limited Industrial (LI) Land Use Designation shall not exceed 0.45. a. The proposed project has a FAR of 0.53. b. The applicant shall revise the project proposal to comply with the General Plan FAR restriction for the Limited Industrial Land Use Designation. 5. The project proposes a single 1,025,383 sq. ft. industrial building and is subject to Council Policy No. 400-16 "Good Neighbor Policy" for Warehousing, Logistics, and Distribution Uses (GNP) adopted by the City Council on April 25, 2023. 6. Per the GNP, the applicant has submitted an analysis dated August 24, 2023 for this PAR application for review by the City Council Executive Project Review Subcommittee and the City's Development Review Committee (DRC). The Council Subcommittee meeting was held on September 18, 2023 and DRC review was held on July 6, 2023 and September 14, 2023. The following site-specific items were identified as part of the PAR review: a. Per the GNP, warehousing, logistics, and distribution lane uses with buildings that are 250,000 sq. ft. in size or larger that are located within 1,000 ft. of an existing or planned sensitive receptor shall provide detailed justification supporting a proposed separation of less than 1,000 ft. as measured from the property line of the sensitive receptor to the nearest point of any proposed warehousing, logistics and distribution building. The PAR analysis has provided cross-sections (Sections A-A, B-B, and C-C), providing information on site-specific conditions such as grade difference between residential lots and proposed screening. Upon submitting a formal application, the applicant shall provide additional information supporting the proposed screening and landscaping as well as all applicable technical reports such as noise impact analysis and air quality analysis. b. Per the GNP, sites shall be fully screened with perimeter landscaping and masonry screening walls along all bordering streets and adjacent to the property lines of sensitive receptors. Perimeter screening shall measure a minimum of 15 ft. in width and shall include, but not be limited to, a continuous vegetative screen of overstory trees that measure a minimum of 25 ft. in height. Trees shall be provided at a ratio of one (1) 24"box tree per 20 linear ft. The PAR analysis indicates that the project will provide landscaping and screening walls per the GNP. A detailed Landscape Plan shall be submitted with the formal application, demonstrating compliance with all the screening requirements noted above. c. Per the GNP, Building planes visible from public view shall be articulated by changes in exterior building materials, color, decorative accents, and/or articulated features. Modulation and variation of building masses between adjacent buildings visible from public streets shall be provided. Pedestrian and ground-level building entries accessible PA 2022-29 (West Nichols Logistics Center) PAR Letter 10/05/2023 Page 4 of 5 to visitors should be designed using recessed entries, covered entries, projections, or roofs to provide shade and visual relief at a pedestrian scale. a. Full elevations will be required at application, showing detailed articulation and decorative accents. b. Visual articulation and design impact shall be emphasized on the A-A section of the PAR exhibits (Terra Cotta Rd). d. The PAR application has provided preliminary analysis to demonstrate compliance with the GNP. The formal application should provide additional supporting information showing compliance with all the development and operational criteria outlined in the GNP including, but not limited to, project plans, technical reports, and visual impact study. 7. Required approvals and entitlements include: a. General Plan Amendment b. Zone Change c. Specific Plan Amendment d. Tentative Tract Map e. Industrial Design Review f. Conditional Use Permit 8. In addition to the GNP and zoning district regulations, the following development standards and guidelines would apply to the project: a. Parking Requirements, LEMC Chapter 17.148 b. Nonresidential Development Standards, LEMC Chapter 17.112 c. City Landscaping Guidelines 9. A fiscal impact analysis should be prepared for City review. 10. Coordinate early and often with public service providers (e.g., Fire, Police/Sherrill, School) to understand adequacy of existing service capacity in the project area. 11. Prior to entitlement, the Developer shall submit a Due Diligence application to Elsinore Valley Municipal Water District (EVMWD) at engservices(a-)evmwd.net and attend a Due Diligence meeting to obtain the project's requirements for water and/or sewer service. 12. Coordinate early and often with utilities to understand requirements and presence of existing utilities that may affect project feasibility. 13. Public outreach is strongly encouraged. A public outreach plan should be submitted for department review. 14. The project will be subject to Senate Bill No. 18 (SB18) and Assembly Bill No. 52 (SB52) Tribal Consultations. 15. The City contracts with an approved consulting firm to provide California Environmental Quality Act (CEQA) documentation and compliance. The applicant for the proposed project PA 2022-29 (West Nichols Logistics Center) PAR Letter 10/05/2023 Page 5 of 5 is responsible for the costs related to CEQA review. An Initial Study will be required for this project, and it is anticipated that following technical studies will be required: - Air Quality Analysis - Biological Resources/MSHCP Consistency Analysis - Cultural Resources Assessment - Energy Analysis - Geotechnical/Soils evaluation - Greenhouse Gas Analysis - Health Risk Assessment - Hydrology Study - Noise Impact Analysis - Paleontological Resources - Phase I Environmental Site Assessment - Public Service Demand Study - Traffic Impact Study - Water Quality Management Plan - Wildfire Protection Plan and Report - Utility/Services Systems Study (i.e., Will-Serve Letters) - Vehicle Miles Traveled (VMT)Analysis - Visual Impact Study - Additional technical studies, engineering reports, or other information may be required 16. Pending Comments a. Comments from the following Agencies are pending and will be delivered upon receipt: a. Elsinore Valley Municipal Water District 17. Interagency Comments a. Comments from the following City Departments regarding this project are attached to this letter: a. Engineering Department, Dated September 14, 2023 b. Fire Prevention Department, Dated September 25, 2023 c. Building & Safety Department Conditions b. Please direct specific questions to the following DRC members as applicable: a. Fire Prevention: Traci Williams, Ext. 228 or twilliams(aD_lake-elsinore.orq b. Building & Safety: Bill Belvin, Ext. 286 or bbelvin(a.lake-elsinore.org c. Engineering: Yu Tagai, Ext. 246 or ytagai(a-)_lake-elsinore.org CITY OF cr LADE C LSIIYOIJE ENGINEERING DEPARTMENT -� 7 PA 2022-29 West Nichols Logistics Center—Various APNs PRE-APPLICATION DRC Date: September 14, 2023 PRE-APP COMMENTS #1: 1. The project is required to extend the existing stormwater line to the regional basin. 2. Provide a preliminary grading plan in the formal submittal. 3. Finance TTM 38597 shows a WQMP basin lot of 5 acres within the proposed building footprint and the new site plan shows less WQMP area. Ensure there is adequate footprint to address water quality. a. Provide details on how the project proposes to relocate the water quality and detention basins in the formal submittal. 4. Ensure the following dedications are recorded on the final map or per separate instrument(s) at or prior to the final map recording: a. A dedication (in fee) along Nichols Road property frontage such that from property line to centerline is 60 feet. b. A dedication along Pierce Street full width of 60 feet. c. A dedication along Terra Cotta Road property frontage such that from property line to centerline is 30 feet. d. A dedication of right-of-way necessary to realign Nichols Road for future alignment. 5. Project is required to provide improvements along property frontage roads as requested by the City of Lake Elsinore. Additional improvements are anticipated upon completion of the Traffic Impact Analysis. a. As an important note, the project will be required to construct Terra Cotta Road full width and signal improvements. Improvements shall be made along property frontage and extend until the road meets the existing full-width Terra Cotta Road near Carson Avenue. 6. Project is responsible for complying with the Santa Ana Region NPDES permits as warranted based on nature of developer and/or activity. SAR MS4 permit requires implementation of LID principles and LID site design where feasible to treat pollutants of concern identified for the project. Project requires submittal of WQMP. a. Project shall in order presented, infiltrate, harvest and use, evapotranspire and/or bio-treat the design capture volume(DCV). Site flows will drain towards Temescal Creek and project will not qualify for the "Highest and Best Use" exemption. i. Please provide a WQMP site plan in the formal submittal. b. When ready, submit preliminary WQMP to City's online portal for plan check review (http://www.lake-elsinore.org/city-services/online-services/citizen-self-service-portal). Approved Preliminary WQMP due prior to Planning Commission. CITY OF cr LADE C LSINOIJE ENGINEERING DEPARTMENT -� 7 PA 2022-29 West Nichols Logistics Center—Various APNs PRE-APPLICATION DRC Date: September 14, 2023 c. Approved Final WQMP due prior to grading permit or final map approval,whichever occurs first. d. All runoff from site shall be treated for pollutants of concern prior to release. 7. Project is required to submit a Hydrology/Hydraulic Report. Please provide preliminary report in the formal submittal. a. Ensure that both on-site flows, and off-site flows from the watershed affecting the project footprint are examined. 8. Project is required to submit a Soils Report/Geotechnical Report. Please provide preliminary report in the formal submittal. a. Ensure all infiltration tests are performed in accordance with the Riverside County Flood Control Water Conservation District (RCFCWCD), Design Handbook for LID BMPs. 9. Project is required to detain the incremental 10-year pre-and post-development difference. 10. Project will be required to complete a Traffic Scoping Agreement with the City Traffic Engineer for review and approval. a. Once Scoping Agreement is approved, a Traffic Impact Analysis will need to be submitted for review and approval. 11. Installation of streetlights along all constructed streets identified in the project will be required. Streetlight system shall be a LS-213 system. Location and pole specifications may be determined at design stage. 12. It is recommended to coordinate with SCE early and often in the development process to review load forecasts and start advanced engineering study to determine the method and scope for providing service. 13. Overhead utilities (34.5 KV or lower) shall be ungrounded per LEMC 16.64. 14. The project will be subject to pay Engineering assessed Development Impact Fees that includes but not limited to K-Rat, Area Drainage Fee, Transportation Uniform Mitigation Fee, and Traffic Infrastructure Fee. 15. On the Concept Site Plan, there is a line item called out for "Water Quality Dedication" — Please clarify what this means. 16. Additional comments will follow upon further information provided. RIVERSIDE COUNTY FIRE DEPARTMENT IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION 130 South Main Street, Lake Elsinore, CA 92530• Phone (951)674-3124 www.rvcfire.org PROUDLY SERVING THE UNINCORPORATED AREAS OF RIVERSIDE COUNTY AND THE CITIES OF: BANNING Planning Case Comments BEAUMONT CANYON LAKE September 25, 2023 COACHELLA DESERT HOT SPRINGS PA 2022-23 EASTVALE PAR 2023-06 INDIANWELLS West Nichols Logistics Center INDIO Multiple APN JURUPA VALLEY LAKE ELSINORE PLANNER: Joey Mendoza, Associate Planner LA QUINTA MENIFEE REVIEWED BY: Traci Williams, Fire Marshal MORENO VALLEY The Fire Department has reviewed this submittal and provides the NORCO following comments: PALM DESERT PERRIS 1. The applicant must provide a fire hydrant system capable of delivering fire flow as required by the California Fire Code and Fire RANCHO MIRAGE Department standards. Fire hydrants shall be spaced in RueIDOUXCSD accordance with the California Fire Code. Based on current SANJACINTO standards, the required fire flow is estimated to be 4,000 GPM at 20 PSI for a 4 hour duration. Estimated fire flow is based on a TEMECULA 1,225,000 square foot building area with Type III-B construction WILDOMAR and the building having a fire sprinkler system per 2022 California Fire Code. BOARD OF SUPERVISORS: 2. The applicant must provide a fire command center for buildings KEVIN JEFFRIES larger than 300,000 square feet in area in accordance with DISTRICT 1 California Fire Code 508, Lake Elsinore Municipal Code Section KAREN SPIEGEL 15.56 and fire department standards. DISTRICT 2 CHARLESWASHINGTON 3. The applicant will need to evaluate the need for emergency DISTRICT responder radio coverage inside the building in accordance with V.MANUAL PEREZ California Fire Code Section 510. Prior to building plan review, the DISTRICT applicant is encouraged to contact the Riverside County Fire JEFF HEWITT Department for radio requirements. DISTRICT 5 4. Gates must meet Fire Department standards at the time of building permit application. 5. Hazardous Fire Area: this project is in a Very High Fire Hazard Severity Zone of Riverside County as shown on a map on file with the Clerk of the Board of Supervisors. Any building constructed within this project shall comply with special construction provisions contained in the California Building Code. 6. In the interest of Public Safety, the project shall provide an Alternate or Secondary Access(s). Said Alternate or Secondary Access(s) shall have concurrence and approval of both the City Engineering Department and the Riverside County Fire Department. 7. Prior to issuance of Building Permits, the applicant/developer shall provide the Office of the Fire Marshal with an approved site plan for Fire Lanes and signage. (CFC 501.3) These comments are preliminary; further review will occur upon receiving further planning applications. Additional conditions may be necessary at that time. Please feel free to contact me with any questions. BUILDING AND SAFETY DEPARTMENT General Conditions B-1. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes, which are enforced at the time of building, plan submittal. B-2. Compliance with Code. All design components shall comply with applicable provisions of the 2022 edition of the California Building,Plumbing and Mechanical Codes: 2022 California Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code. B-3. B-4. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. All ground floor units to be adaptable. b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as club house, trach enclosure tot lots and picnic areas. B-5. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies. Please contact Sonia Salazar at ssalazar&lake-elsinore.org or 951-674-3124 X 286 B-6. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. B-7. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. B-8. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. B-9. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance. B-10. House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. At Plan Review Submittal B-11. Must submit Grading Plans to Engineering prior to Building. Building will not accept plans if they have not been submitted to Engineering first. Submitting Plans and Calculations. Applicant must submit to Building and Safety online portal for electronic plan check and permitting: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of the Section 5.507, of the 2022 edition of the California Green Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) B-12. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. B-13. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Asbestos report and lead base paint reports are required before demo permit will be issued. Prior to Issuance of Building Permit(s) B-14. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division. Prior to Beginning of Construction B-1 S. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction.