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Home My WebLink AboutPA-2020-103 SUB #2 COMMENT LETTER VIA MAIL: heather@epdsolutions.com March 15, 2024 Riverside Legacy IV Nichols Road, LLC Attn: Heath Rushing 5550 Newbury Street, Suite B Baltimore, MD 21209 RE: Planning Application No. 2020-103, Baker Street Industrial Dear Heath Rushing; We have completed a second review of the above-mentioned application you submitted requesting the following entitlements: Zone Change (ZC-2023-04) to change a portion of the project site currently Limited Manufacturing (M-1) to General Manufacturing (M -2); a Tentative Parcel Map (TPM 38812) to subdivide the approximately 65.81-acre site into three (3) parcels ranging in size from 10.41 acres to 43.73 acres and two (2) lettered lots for right -of-way purposes; Industrial Design Review (IDR-2023-03) to construct two (2) warehouse/logistics buildings totaling 1,000,451 sq. ft.; and a Conditional Use Permit (CUP-2023-10) to establish warehouse/logistics. The project site is located at the southeast corner of Pierce Street and Baker Street. (APNs: 378-020-014, 015, 016, 028, 029, 030, 031, 036, 037, and 048). This letter is our determination that your application referenced above is INCOMPLETE in accordance with Government Code Section 65920 (Permit Streamlining Act). Furthermore, this letter specifies the incomplete parts of your application and provides you with the requirements to complete your application. You must address all items included in the attachment(s) for our division to continue processing the application and to begin environmental evaluation of the proposed project pursuant to the California Environmental Quality Act (CEQA). In response to this letter, please resubmit all application materials, including all required fees, plans, and supporting exhibits. For further instructions, forms, and information, visit www.lake-elsinore.org. If you have questions about this letter, please contact me at (951) 674-3124 ext. 273 or jmendoza@lake- elsinore.org. Joey Mendoza Associate Planner, City of Lake Elsinore CC: EPD Solutions Attn: Heather Roberts 3333 Michelson Drive, Suite 500 Irvine, CA 92612 PA-2023-103 (Baker St. Industrial) DRC #2 LOI 03/15/2024 Page 2 of 4 PLANNING DIVISION COMMENTS 1. The current General Plan Land Use Designation for the project site is Limited Industrial (LI). The LI designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi-public uses, and similar and compatible uses. The Floor Area Ratio (FAR) shall not exceed 0.45. 2. The proposed project shall comply with the following development standards as outlined in the M-2 zone: Development Standard Required Minimum net lot area One (1) acre net Street frontage width 100 ft. Front Setback Min. 15 ft. Average 20 ft. Side Yard (ROW) Min. 15 ft. Average 20 ft. Building Height 45 ft. Landscape improvement Adjacent to Street Min. 15 ft. Average 20 ft. Landscape Coverage 12% 3. The project is located within a Western Riverside Multiple Species Habitat Conservation Plan (MSHCP) Criteria Cell # 4166. A completed and approved Lake Elsinore Acquisition Program (LEAP) application and map must be provided prior to entitlement approval. 4. Site Plan ▪ The revised submittal shall include a fully dimensioned site plan drawn to a legible scale showing the number and dimensions for all parking stalls, drive aisles, and all structures, including walls. ▪ The 45’ (approx.) wall along the rear property line for both buildings is reflected on the grading plan but not clearly shown on the site plan. A fully dimensioned wall detail is required . ▪ The utility poles must be undergrounded for new development, per LEMC 16.64 - Improvements. Revise the site plan to show the poles and note that they will be placed underground prior to occupancy. ▪ A site plan approved by SCE is required showing that the parking, landscaping , and drive aisles under the easement are allowed in the configuration and location shown. ▪ The proximity between the two drive approaches on Baker Street for Buildings 1 and 2 will cause safety, circulation, and stacking issues. Revise the site plan to show one shared drive approach for Buildings 1 and 2. ▪ Building 2 orientation should be modified to “hide” the trailer parking and dock doors behind the building facing the south property line. ▪ The plans show five gated truck ingress/egress areas, stacking, and parking. Provide a detail drawn to a scale of 1:50 or another legible scale for these areas to show the guard shack, the gate mechanism, stacking, and turn movements with a truck turning template. ▪ The site plan shows a third building in the project data sheet , presumably to be constructed on Parcel 3 at a later date. If a third building is planned, the full development must be considered in the CEQA EIR analysis to avoid “piecemealing.” PA-2023-103 (Baker St. Industrial) DRC #2 LOI 03/15/2024 Page 3 of 4 ▪ Parcel 3 must meet the minimum street frontage width requirement of 100 feet for any new lot created in the M-2 district, per LEMC 17.140.060. The Site plan must demonstrate how this requirement will be met. ▪ A tenant must be identified prior to the issuance of a certificate of occupancy for Buildings 1 and 2 to ensure that the type of tenant and their operations do not modify the air, traffic, GHG, and noise impacts. 5. Cross Sections ▪ The height of the parapet on the cross sections must be fully dimensioned to show that all roof top equipment will be fully screened from the public right of way. ▪ A reciprocal ingress and egress and parking agreement shall be prepared and recorded to allow access between parcels. ▪ The height of the walls must be fully dimensioned. ▪ Cross sections must be fully dimensioned and include human scale and from the public right of way to the rear property line. 6. Floor Plan ▪ The dimensions and location of the mezzanine and office space must be shown on the floor plans. If the buildings are speculative, the floor plan must show the location of the mezzanine and office space with a maximum “not to exceed” square footage so that the parking can be calculated. 7. Application Information ▪ The technical studies and the EIR document are required. Please ensure that the technical studies are based on the site plan that incorporates the comments provided. ▪ A narrative to justify the height increase must be submitted showing that the required finding for a CUP can be made in a positive manner. ▪ The parking study is required to justify the reduced number of spaces shown the plan and a copy must be submitted to the planning Division as well as the Engineering Division for review. Please note that, preparation and submittal of a parking study does not guarantee a reduction in the required spaces. 8. Elevations ▪ Show the location of the lighting of the building ▪ Show the dimensions for the variance in height along the roof line and a wall cross -section with the dimensions of the pop-out's depth. ▪ The parapet shall have a definitive cap as opposed to a metal flashing. ▪ Add glazing or other architectural detail to the west elevation to enhance the building corner visible from Nichols and Baker. ▪ The screen wall and equipment line of sight shall be drawn at a scale of 1:50 and fully dimensioned. ▪ Building 2 dock doors are on the north/northeast elevation as oppose d to the east. The elevations should be revised to clarify the orientation. PA-2023-103 (Baker St. Industrial) DRC #2 LOI 03/15/2024 Page 4 of 4 9. The photo simulations should be revised to include location and street name identification and to clearly show the project in relation to the surrounding neighborhood. The preliminary grading plan shows that there will be significant grade difference between the project site and the adjacent properties. As previously requested, t he light of sight/view simulation should also include views for areas impacted by the grading. 10. A fiscal impact analysis should be prepared for City review. 11. Public outreach is strongly encouraged. A public outreach plan should be submitted for department review. 12. The project must conclude required Assembly Bill No. 52 (SB52) Tribal Consultations . 13. Pending Comments a. Comments from the following City Departments regarding this project are attached to this letter: i. Engineering Department ii. Fire Prevention