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Home My WebLink About04A - 2024-05-31 Elsinore Heights - CUP Justification . I I pq LIrvine, CA I San Diego, CA I Murrysville, PA JN 1203-001 � J P L A N N I N G 3200 El Camino Real, Suite 100 1 Irvine, CA 92602 1 p 714.505.6360 May 312023 ELSINORE HEIGHTS—CONDITIONAL USE PERMIT JUSTIFICATION PROJECT OVERVIEW The Elsinore Heights Project site consists of approximately 61.02 acres located south of Wasson Canyon Road and east of Interstate 15, in the City of Lake Elsinore (herein "City").The eastern 32.01 acres of the Project site (APN 347-250-011)are currently designated Hillside Residential and zoned Rural Mountainous Residential.The western 29.01 acres of the Project site (APNs 347-250-010, 377-110-045, -057, and -058) are designated Business Professional and zoned Commercial Office. The Project site is mostly undeveloped and vacant, however, there is an existing residential structure on APN 377-110-058, which will be demolished prior to grading. The Project site is surrounded with undeveloped land designated Low Medium Density Residential and Hillside Residential abutting the northern and eastern boundaries, undeveloped residential portions of the Spyglass Specific Plan abutting the southern boundary, and existing commercial and storage uses (designated Business Professional) abutting the western boundary. Per the Lake Elsinore Municipal Code (LEMC) 17.136.030, a Conditional Use Permit (CUP) is required for: 1) Any M-1 use proposed to be located on a parcel which is within 100 feet of the exterior boundaries of a residential District. a. The Project site is located within 100 feet of a residential District to the east (Hillside Residential) and to the south (Spyglass Ranch Specific Plan). 2) The pre-development and operational characteristics of the proposed development. a. The proposed Project consists of four (4) warehouse buildings, including one (1) 247,980 square foot building, one (1) 239,700 square foot building, one (1) 27,600 square foot building, and one (1) 39,780 square foot building on 47.68 acres, and will also include 87 loading docks, 159 trailer parking stalls,and 789 standard vehicle parking stalls.The proposed Project will include perimeter and interior landscaping, perimeter fencing, and seven (7) storm water detention basins. 3) Structures exceeding the maximum height permitted by LEMC 17.136.090. a. The Applicant is requesting an increase in the maximum exterior building height for Buildings 1 and 2 from 40 feet (LEMC 17.136.090) to a maximum building height of 50 feet. Modern warehouse building principles, such as advances in equipment automation and fire sprinkler technology, have increased a building's interior capacity and shifted market demands for warehouse building practices. Contemporary warehouse buildings typically require a minimum 40-foot interior clear height for maximum efficiency of building footprint.The current M1 exterior building height standard of 40 feet restricts the target tenant use and the building's operational characteristics. The proposed 50-foot exterior height maximizes the building capacity by incorporating modern building design practices and eliminates the need for a larger building area or an increase in the number of buildings. The proposed Project would also include a General Plan Amendment(GPA),Tentative Map (TM), Conditional Use Permit(CUP), and Major Design Review(DR). www.tbplanning.com certified PLANNING • DESIGN • ENVIRONMENTAL • GRAPHICS MENC wornn nnwiu arc IELSINORE HEIGHTS—CUP JUSTIFICATION May 31, 2024 LIPage 2 of 4 P L A N N I N G FINDINGS: Provided below are findings for the proposed Conditional Use Permit (CUP) components pursuant to LEMC 17.415.070. I. 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. CONSISTENCY:The proposed use is in accordance with the objectives of the General Plan, as discussed in the accompanying General Plan Amendment justification, because the proposed Amendment would expand the existing BP Designation of the area further east to provide for development of compatible uses such as "office" and "light industrial uses" (2011 General Plan, p. 2-17). The extension of the BP Designation would improve the mix of industrial uses to support the future growth of business anchors and partners and would be compatible with surrounding designations and uses to the west,which consist of existing commercial and storage uses designated Business Professional. The Amendment would also extend the Business District goals and policies, and thereby reinforce the City's intent that the Business District is the industrial hub of the City in an environmentally sensitive manner. II. 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. CONSISTENCY: 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 as the proposed use will establish light industrial and warehouse uses that shall be consistent with LEMC 17.112, Nonresidential Development Standards, and LEMC 19.08, City's Water Efficient Landscape Requirements. The implementing Project will feature electric vehicle infrastructure, necessary infrastructure improvements,and a road network designed to deter industrial traffic through future adjacent residential neighborhoods.The proposed use will provide appropriate land use transitions via site design landscaping, buffering, and screening to the existing residential zones to the north, east, and south. The proposed industrial building footprint will be oriented to obscure the view of dock doors from the direct sight line from adjacent highway traffic and future residential homes. Furthermore,the Project shall be designed to minimize the visual, noise, and traffic impacts to surrounding sensitive receptors. The Project's landscape design will include a minimum 150-foot-wide visual and noise buffer along the eastern and southern edges of Planning Area 1 and eastern edge of Planning Area 2. Additionally, the Project provides a landscape coverage of 31.0%, which will include heavy landscape planting and will provide additional safety benefits for people working within the Project site.The combination site design, building orientation,and screening shall ensure that the proposed use is not injurious to property or improvements in the neighborhood or the City. III. 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. CONSISTENCY:The proposed Project site consists of approximately 61.02 acres and proposed 47.68 acres of light industrial and warehouses uses, including a 150-foot landscaped buffers on the southern and eastern boundaries. The proposed Project design shall be consistent with landscape and setback www.tbpIauuiug.com certified PLANNING • DESIGN • ENVIRONMENTAL • GRAPHICS WBENC wOw.tnS BL+E12 LNEto�St IELSINORE HEIGHTS—CUP JUSTIFICATION May 31, 2024 LIPage 3 of 4 P L A N N I N G requirements of the LEMC 17.136,Limited Manufacturing District.The Project will also be consistent with LEMC 17.112, Nonresidential Development Standards, and LEMC 19.08, City's Water Efficient Landscape Requirements, which establish the appropriate standards for walls and fences, site design, and lighting. The CUP shall establish a maximum exterior building height of 50 feet, as discussed above. IV. 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. CONSISTENCY: The proposed Project is surrounded by Wasson Canyon Road to the north and Dexter Avenue and Ohana Circle to the west, which are not General Plan designated roadways. Second Street is located further west of the Project site and is classified as a Secondary(90 right-of-way).The Project would construct ultimate improvements to Second Street, Wasson Canyon Road, and Dexter Avenue, in accordance with the City's Roadway Standards, which are consistent with the City's General Plan and Circulation Element. At the request of the City Engineering Department, Dexter Avenue would be constructed as a gated 24-foot-wide fire access road for emergency purposes. Ohana Circle would provide the primary access for truck traffic and will be designed to prevent truck traffic spillover into residential communities to the north and south. Truck traffic from the proposed use would exit from Ohana Circle and turn left onto Camino del Norte and continue onto Main St.which provides an entrance onto Interstate 15. Additionally, a project-specific Traffic Study will be provided as part of the project's CEQA document for further analysis. V. 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. CONSISTENCY:The Project site is mostly undeveloped and vacant, however,there is an existing residential structure on APN 377-110-058,which will be demolished prior to grading. Existing commercial and storage uses (designated Business Professional) abut the western boundary, while undeveloped parcels designated Low Medium Density Residential and Hillside Residential abut the northern and eastern boundaries, and undeveloped residential portions of the Spyglass Specific Plan abut the southern boundary. The proposed use will not have any adverse effect on abutting properties, or the permitted and normal use thereof, as the proposed use will establish light industrial and warehouse uses compatible with existing warehouse and light industrial uses to the west.The Project site will be developed consistent with LEMC 17.112, Nonresidential Development Standards, and LEMC 19.08, City's Water Efficient Landscape Requirements, and will feature electric vehicle infrastructure,necessary infrastructure improvements,and a road network designed to deter industrial traffic through future adjacent residential neighborhoods. The proposed use will provide appropriate land use transitions via site design landscaping, buffering, and screening to prevent adverse effects on abutting properties.The Project's landscape design will include a minimum 150-foot-wide visual and noise buffer along the eastern and southern edges of Planning Area 1 and eastern edge of Planning Area 2. Additionally, the Project provides a landscape coverage of 31.0%, which will include heavy landscape planting and screening. The combination site design, building orientation, and screening shall ensure that the proposed use will not have adverse effects on abutting www.ubpl.auuiiig.com certified PLANNING • DESIGN • ENVIRONMENTAL • GRAPHICS WBENC wOw.tnS BL+E12 LNEto�St IELSINORE HEIGHTS—CUP JUSTIFICATION May 31, 2024 IPage 4 of 4 P L A N N I N G properties. In addition,the Project will be subject to CEQA compliance and shall provide required studies to analyze significant impacts and required mitigation measures. VI. That adequate conditions and safeguards pursuant to Section 17.415.070.B(Approving Authority) 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." CONSISTENCY: In accordance with LEMC 17.415.070.13, the proposed use would be subject to conditions placed on the project, which are anticipated to include, but not limited to: the payment of fees; requirements for special yards, open spaces, buffers, fences and walls; requiring installation and maintenance of landscaping; street dedications and general infrastructure improvements; regulations of points of vehicular ingress and egress; control of traffic circulation; regulation of signs; regulations of hours of operation and methods of operation; limitations on attendance; control of potential nuisances; prescribing standards of maintenance of buildings and grounds; phasing; and development standards. www.tbplanning.com certified PLANNING • DESIGN • ENVIRONMENTAL • GRAPHICS WBENC wOM[M NriwE55[Mtl1M13(