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HomeMy WebLinkAboutStockdale North Point Project Description_8.24.23_v1 (2)Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 1 of 14 Nichols Industrial Center Project Description Nichols Industrial Center (Project) consists of a ±61.10 acre industrial development located along southeast corner of the Nichols Road and Terra Cotta intersection. The property consists of the following existing and proposed planning characteristics: Existing Lake Elsinore General Plan Designation: Mixed-Use Neighborhood Commercial/ Multi-Family Low-Medium Residential Residential Mixed Use Existing Lake Elsinore Zoning Designation: Murdock Alberhill Ranch SP (C-1/R-3) R1 – Single Family Residential RMU – Residential Mixed Use Proposed Lake Elsinore General Plan Designation: Limited Industrial Proposed Lake Elsinore Zoning Designation: M1 – Limited Manufacturing The Project property is undeveloped, vacant property south of Nichols Road and west of Pierce Street/Baker Street within the City of Lake Elsinore. The Project is also bordered by Kings Highway (SCE substation and transmission easement) to the south, and Terra Cotta Road to the west. Tentative Tract Map 38597 (Conveyance Purposes) has been prepared and submitted to the City of Lake Elsinore to consolidate existing parcels and vacation of unused right-of-way. The Project proposes a single 1,025,383 square foot speculative industrial building that includes up to 40,000 square foot of office space. The proposed site plan includes 204 dock doors, 462 standard vehicle parking stalls, and 249 trailer parking stalls. The Project site plan proposes primary access off the realigned Pierce Street and Baker Street intersection along the east side of the property. The development application will include a General Plan Amendment (GPA) to modify the general plan land use designations to Limited Industrial. Concurrently, the development application will include a proposed Specific Plan Amendment (SPA) to remove the westerly ±14-acre property within the Murdock Alberhill Ranch Specific Plan (MARSP). In addition to the SPA, the same area will be included in the upcoming zone change application will also propose the rezoning of the R1, and RMU properties (included on APN List), to M1. Infrastructure The Project terrain is generally oriented from west to east and existing storm flows sheet flow toward the Temescal Wash further to the east\northeast. The Project intends to maintain conveyance of storm flows through the extension of storm drain facilities within Nichols Road and the construction of a regional detention basin that serves the Project as well as the upstream residential properties further to the west. The regional basin is proposed along the northerly Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 2 of 14 right-of-way of Nichols Road located in the Hoist Property. The Project intends to construct the roadway frontages of the property as well as the necessary improvements identified within the Project traffic analysis. The Project will coordinate with the Elsinore Valley Municipal Water District (District) regarding sewer and water service as well as master planned facilities within the Project area. Good Neighbor Policy Being in excess of 250,000 square feet as proposed, Lake Elsinore’s Good Neighbor policy will be applicable to the project. It is the Applicant’s intent for the project’s design and operations to be consistent with the guidance outlined in the GNP, and for the project as proposed to minimize potential impacts to sensitive receptors while delivering a quality development to the city of Lake Elsinore with significant economic benefits and job creation. While the proposed building maintains a minimum 300 foot setback from the property line of all existing sensitive receptors to the project’s truck bays, loading docks, active truck operations areas , outdoor storage areas, or any building, as required by the GNP, the features listed above would be located within 1000 feet of existing sensitive receptors. As part of this PAR application, Applicant is requesting review by the City Council Development Subcommittee and the Development Review Committee, for confirmation that the proposed project design in addition to site specific conditions would support the proposed use being acceptable within the 1,000 feet separation based on the guidelines of the GNP. Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 3 of 14 1) To the Project Building West shown through Section A-A, there is an existing residential community where the proposed industrial building would be approximately 530 feet to the closest residential property line. Here is a section line exhibit to illustrate: At this location, the various potential negative impacts are mitigated as follows: Screening Requirements This section will be fully screened with perimeter landscaping and 6 feet tall masonry walls. The landscaping screening shall measure a minimum of 15 feet in width with a continuous vegetative screen of overstory trees that measure 25 feet in height within ten (10) years of planting. Noise This section of the project has the largest elevation difference from the proposed building pad to the nearest sensitive receptor’s building pad. Our proposed project sits 119 feet below the nearest sensitive receptor, which will significantly reduce the noise Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 4 of 14 impacts. Additionally, Terra Cotta Road which is proposed to be a 4-lane secondary road will absorb a significant amount of sound and light from the proposed project and the residential community to the West. Our proposed project sits approximately 23 feet below Terra Cotta Road. 2) To the Project Building Southwest shown through Section B-B there is an existing residential community where the proposed industrial building would be approximately 747 feet to the closest residential property line across the property owned by SCE. Here is a section line exhibit to illustrate: At this location the various potential negative impacts are mitigated as follows: Screening Requirements This section will be fully screened with perimeter landscaping and 6 feet tall masonry walls. The landscaping screening shall measure a minimum of 15 feet in width with a continuous vegetative screen of overstory trees that measure 25 feet in height within ten (10) years of planting. This section includes an existing SCE transmission line that Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 5 of 14 runs East to West along the South side of the project that acts as an additional screening measure. Noise At this section, our proposed project sits approximately 21 feet below the nearest sensitive receptor. This section includes multiple screening measures with significant horizonal distance from sensitivity receptors. 3) To the Project Building Southeast shown through Section C-C there is an existing residential community where the proposed industrial building would be approximately 836 feet to the closest residential property line across the property owned by SCE. Here is a section line exhibit to illustrate: Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 6 of 14 At this location the various potential negative impacts are mitigated as follows: Screening Requirements This section will be fully screened with perimeter landscaping and 6 feet tall masonry walls. The landscaping screening shall measure a minimum of 15 feet in width with a continuous vegetative screen of overstory trees that measure 25 feet in height within ten (10) years of planting. This section includes an existing SCE transmission line that runs East to West along the South side of the project that acts as an additional screening measure. Noise At this section, our proposed project sits approximately 11 feet below the nearest sensitive receptor. This section includes multiple screening measures with significant horizonal distance from sensitivity receptors. The Applicant will analyze this section pending review of Noise Study to evaluate if further noise mitigation options are needed. Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 7 of 14 4) To the Project’s Building North shown below, there is vacancy with conservation land on the Western half, and potential future industrial use to on the Eastern half. Under both West/East locations, there would be no mitigation impacts considered under the GNP as these Northern uses are not included as a sensitive receptor under the GNP. Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 8 of 14 Additionally, the project as proposed meets the STANDARDS of the Good Neighbor policy as follows: 1) Siting and Design section has been addressed in the above comments and illustrations regarding the setback requirements 2) On-Site Parking – The proposed project includes approximately 462 car parking stalls, 204 dock door truck stalls and 249 additional truck parking stalls totaling approximately 915 parking stalls. Based on the City’s parking requirements for office and warehousing the project would need a total of 1,041 parking stalls. Applicant is requesting confirmation from the City’s Development Review Committee approval for the proposed parking counts described above. Applicant to perform and evaluate parking stall counts with a completed Parking Study. 3) Entry Gates - The proposed project does not include entry gates into the loading dock(s)/truck court area(s). If entry gates are installed at a later date, the entry gates into loading dock(s)/truck court area(s) shall be positioned at a minimum of 140 feet inside the property line. Per the GNP, the stacking distance shall be increased by 70 feet for every 20 loading docks beyond 40 docks. The proposed project includes 204 dock positions which would increase the required stacking distance to 770 feet. If entry gates are installed at a late date, we will uphold the stacking distance requirement outlined in the GNP. 4) Screening - As described above in our project section illustrations, the proposed project will be fully screened with perimeter landscaping and masonry screening walls along all boarding streets and adjacent to the property lines of sensitive receptors. The property Owner will establish a long-term maintenance plan to ensure landscaping remains in place and functional in accordance with the approved landscaping plans. 5) Building Planes – The proposed project acknowledges that building planes visible from public view shall be articulated by changes in exterior building materials, color, decorative accents, and/or articulated features. Pedestrian and ground-level building entries accessible to visitors should be designed used recessed entries, covered entries, projects, or roofs to provide share and visual relief at a pedestrian scale. 6) South Coast Air Quality Management District (SCAQMD) Regulations – The proposed project will comply with SCAQMD regulations for all construction and grading activities at the time the work commences. Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 9 of 14 7) Environmental Practices During Construction – The proposed project shall use reasonable best efforts to deploy the highest rated California Air Resources Board (CARB) Tier technology that is available at the time of construction, which the project will provide a list of equipment the project plans to use at the time of construction prior to permit issuance. Additionally, the project will make reasonable best efforts to support the use of electric-powered hand tools, forklifts, aerial lifts, material lifts, hoists, pressure washers, plate compactors, and air compressors. During final plan review prior to permit issuance, the project will identify site locations for future electric charging stations and installation of conduits to that location. 8) Property Maintenance Program (PMP) – The project will submit a PMP to the Community Development Director or designee prior to issuance of building permits. The PMP shall provide for the regular maintenance of building structures, landscaping, and paved surfaces in good physical condition, and appearance. The Applicant has an in-house Property Management team that will oversee the ongoing maintenance on this project in perpetuity. The Applicant will contract with a local reputable company(s) that will perform maintenance inspections of the project site. While performing these maintenance inspections, below are the requirements set forth in the Applicant’s standard operating procedures. Typical Building Structure Maintenance · Every 7 years, the Applicant will repaint the exterior building façade, unless needed sooner to upload the quality aesthetic appearance. · Applicant conducts annual building roof inspections. · Applicant conducts monthly diesel fire pump test inspections. · If during any of the above regularly scheduled inspections there are found to be any material/installation defects or workmanship issues that are deemed non-satisfactory, they will be addressed immediately. Hardscape Exterior Maintenance · Exterior hardscape, or paved surface inspections are completed monthly to ensure continuous upkeep of exterior striping lanes, concrete curb & gutter, sidewalks, and asphalt pavement. · Every 3-5 years, Applicant will re-apply a seal coat stripping. · Every 7-10 years, Applicant will repave the asphalt parking lot areas. Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 10 of 14 · If during any of the above regularly scheduled inspections there are found to be any material/installation defects or workmanship issues that are deemed non-satisfactory, they will be addressed immediately. Landscaping Maintenance Shrubs & Ground Cover Area · Trim and shape shrubs to a well-maintained appearance consistent with current pruning methods on a weekly basis. Where required, all plant material will be trained to grow naturally. · Trim all ground cover away from sidewalks, buildings, fences, water, and electrical boxes and other ground fixtures on a weekly, or as-needed basis. · Remove weeds in ground cover and shrub areas on a weekly basis. Apply weed control chemicals to landscape surfaces in the landscape areas. · Remove debris (i.e. paper, bottles, leaves, branches) and other landscape material from landscaped areas weekly. · Fertilize shrubs and ground cover areas semi-annually. Tree Care · Trim and shape trees to ensure proper growth and adequate coverage per local ordinance. This task is performed twice a year but may increase frequency if needed. · Adjust tree stakes and ties, as needed Turf Care · Add organic based fertilizer on a weekly basis to maintain healthy active turf. Irrigation · On a weekly basis, Contractor will verify irrigation controller is functioning properly and plant and tree material are being supplied with an adequate water supply. If determined plant and tree material are not receiving enough water supply, Contractor may adjust irrigation controller frequency to maintain healthy plant and tree material. · Contractor to replace any defect product or material on an as-needed basis to ensure proper function of irrigation system. Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 11 of 14 Pest & Disease Control · As part of the landscape maintenance practices, the landscape contractor may apply pesticides to landscaped areas of the property on an as- needed basis to control plant and material damage of vertebrate pests 9) CARB & SCAQMD – The project facility operators will coordinate with CARB and SCAQMD to obtain the latest information about regional air quality concentrations, health risk, and trucking regulations. 10) City’s Nosie Ordinance – The project will follow the City Noise Ordinance and shall be satisfied during all site preparation and construction activity. 11) Facility Hours of Operations – The facility hours of business operation shall be 24 hours, 7 days a week. Applicant is requesting confirmation from the City Council Review Subcommittee and the City’s Development Review Committee, that 24-hour operations are approved as this facility is an e-commerce distribution facility that focuses on customer demand for local residents in Lake Elsinore and neighboring communities. An e-commerce distribution facility is a response to the changing needs and expectations of customers. Based on the mitigation measures referenced above in the elevation sections and through sections 1 through 10, the project plans to shield and reduce noise impacts to the sensitive receptors. In addition, all on-site exterior lighting will be downward facing and will have zero-foot candles at the project’s property line, which will create zero light pollution beyond our property line. Figure 1 illustrates the exterior on-site lighting mitigation measures eliminating light pollution past our property line. Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 12 of 14 Figure 1 – Exterior Lighting 12) Noise – At no time during the proposed 24 hours, 7 days a week business hours shall the operational noise generated from industrial facility exceed 65 dba as measured from the closest property line of a sensitive receptor. Per CEQA requirements, the Applicant will be required to prepare a noise technical study and generate a specific Noise EIR section. The Applicant will review the project- generated on and off-site traffic noise levels and will be compared to the applicable Noise Ordinance within the City of Lake Elsinore. Compliance with applicable noise standards will be evaluated, with recommended mitigation measures included where appropriate. Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 13 of 14 Site Access to Project Project Circulation The Project proposes to re-align Baker Street consistent with alignment exhibits presented to City staff in 2020. The proposed alignment incorporates a radius, concave northerly along the Project frontage of Baker Street with a 90-degree intersection at Nichols Road westerly of the existing EVMWD lift station parcel. The Project proposes to construct the Nichols Road and Terra Cotta frontage improvements with appropriate lane transitions to match existing conditions. In addition, Pierce Street is proposed to maintain its current alignment with a slight radius to connect at a 90-degree intersection with Baker Street. Pierce Street is proposed to connect from Baker Street to the recently constructed knuckle at the Hoff Avenue intersection. The Project proposes to construct a portion of Pierce Street to provide all weather, public access. In-bound and out-bound truck traffic is proposed at the primary access points on Pierce Street. As shown in the Site Access Exhibit, trucks will travel from and to the I-15 and Nichols Road interchange via Nichols Road. Truck traffic is not proposed further west of the Baker and Nichols intersection along Nichols Road nor southerly along Terra Cotta Road. The primary standard vehicle entrances are located along Pierce Street to access the standard vehicle parking field on the easterly side of the building and on Terra Cotta Road to access the standard vehicle parking field on the westerly side of the building. Nichols Industrial Pre-Application NorthPoint Development August 24, 2023 Page 14 of 14 Project and Emergency Access The Project proposes to take primary truck access from Pierce Street and primary standard vehicular access from Pierce Street and Terra Cotta Road. In-bound and out-bound truck traffic will access the site immediately south of the Pierce and Baker Intersection. An internal drive aisle adjacent to the truck docks encircles the proposed building and provides direct access to the trailer parking area located on the southeastern portions of property. The Fire Department will be able to take access to the Project from Pierce Street in three locations and in one location along Terra Cotta. The proposed Project access provides emergency vehicle access to within 150 feet of all portions of the proposed building within a minimum 26 feet wide access road.