HomeMy WebLinkAboutPA-2020-103 Letter of Incomplete #1 (No Attachment) (2)
VIA MAIL: heather@epdsolutions.com
October 13, 2023
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 an initial 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 #1 LOI
10/13/2023
Page 2 of 7
PLANNING DIVISION COMMENTS
1. The project is located within a Western Riverside Multiple Species Habitat Conservation Plan
(MSHCP) Criteria Cell # 4166. An application for MSHCP Consistency Determination (LEAP) along
with the required fee should be submitted for review. The application form is available online: LEAP -
Consistency Analysis Application Form
2. 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.
3. The current zoning for the subject site is Limited Manufacturing (M-1) and General Manufacturing (M-
2). To create zoning classification consistency at the proposed site, the project includes a Zone
Change to change a portion of the project from Limited Manufacturing (M-1) to General Manufacturing
(M-2).
4. 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%
5. The project includes a warehouse building that exceeds 250,000 sq. ft. in size and is therefore 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 (attached to this letter). The applicant shall
provide written justification for the project, addressing how the project satisfies all GNP standards for
review upon resubmittal.
6. Zone Change. Please provide a Zone Change map and letter of justification as follows:
a. Zone Change Exhibit. The following information shall be included on the plan:
Name, address, and phone numbers of the owners of record, applicant, architect and/or
engineer
Graphic scale (with bar scale) and north arrow
Vicinity map
Legal description of the property
Assessor’s Parcel Numbers for the entire project
Existing land uses
Existing Zoning designation
Proposed Zoning designation
Total gross and net area: square feet/acres
PA-2023-103 (Baker St. Industrial) DRC #1 LOI
10/13/2023
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Existing land uses within 100 feet from proposed change(s)
Proposed area to be changed shall be shaded in a manner that will make the change(s)
prominent
b. Letter of Justification. Provide written justification and rationale outlining the request for a Zone
Change. This justification must also answer the following questions. Please provide a thorough
explanation of your responses.
How is the proposed zone change consistent with the City’s current General Plan?
How will the proposed zone change ensure the health, safety, comfort, and general welfare
of the persons residing or working within the neighborhood of the proposed change?
How will the proposed zone change be non-injurious to property or improvements in the
neighborhood?
7. Site Plan: Please revise the site plan that to show the following information:
Include the General Plan Designation for the project site
Show the Zoning Designation for the project site (both existing and proposed)
Show the General Plan land use designation, zoning district classification and land use or uses
of the adjoining property within one hundred (100) feet of the proposed project, including that
which is across any streets. Indicate the distances from all property lines and use of any structures
on adjoining property.
Revise the site plan exhibit to clearly show the proposed property lines per the Tentative Parcel
Map
Include total gross and net acreage for the project site.
Include proposed lot area breakdown on the site plan
Verify the setback and landscaped area from the parking area to the public right-of-way along
Baker Street. There shall be a minimum setback of 15 feet and an average of 20 feet from the
public right-of-way. It appears that the setback is less than 15 feet in some instances.
Please update the plans to note the required and the provided parking spaces. Per Section
17.148.030.C of the LEMC, the following standards apply:
o In manufacturing districts; except the Commercial Manufacturing District, one parking space
shall be provided for each 500 square feet of unit area for up to 20,000 square feet, plus one
space for each 1,000 square feet of unit area over 20,000 square feet, and one parking space
for every 1,000 square feet of warehousing floor area.
o The Overall Site Plan exhibit (Sheet A1-1P) provides a mezzanine area, office area, and
warehouse area floor area breakdown inconsistent with the Building 1 and 2 floorplans.
Please correct the Building 1 and 2 floorplans to reflect office areas in the floor area
breakdown.
o The proposed project is not providing sufficient parking stalls per LEMC Section
17.148.030.C. To request a reduction in the number of required parking spaces, the applicant
shall complete a Parking Study as outlined in LEMC 17.148.030.D.
Show the number of loading spaces required and provided per Section 17.148.050 Loading
Space requirements of the LEMC.
PA-2023-103 (Baker St. Industrial) DRC #1 LOI
10/13/2023
Page 4 of 7
Show the square footage and percent of the site devoted to building, landscaping, and paved
areas for parking and circulation.
Show setbacks and distances between buildings and property lines (including proposed)
Location of all trash enclosures, transformers and any equipment outside of building
Location of all existing fire hydrants
Location, height, and materials of all walls and fences
Proposed phases of the project (if any)
8. Tentative Parcel Map: Please revise the tentative map that to show the following information:
Show the correct Land Use Designation for the site (should be Limited Industrial (LI)). Update
both the General Notes section as well as on the map
Show both existing and proposed zoning designation for the portion of the property subject to the
zone change
Parcel 3 appears to be landlocked. Please show reciprocal access easements on the tentative
map
Parcel 3 is currently proposed as a parking lot only. Staff is concerned about a stand-alone parking
lot without a primary use
9. Preliminary Grading Plan: Please revise the preliminary grading plan to include the following
information:
The total gross acreage calculation under General Notes does not match the Tentative Map.
Please revise accordingly
Show the correct Land Use Designation for the site (should be Limited Industrial (LI)). Update
both the General Notes section as well as on the map
Show both existing and proposed zoning designation for the portion of the property subject to the
zone change
Estimated quantities of earth to be moved
10. Wall and Fence Plan: Please provide a wall and fence plan that includes the following information:
Legend (indicating all existing and proposed walls, fences and gates)
Location of all types of fencing being proposed with dimensions from building and property lines
Dimensioned elevation drawings with details of all types of fencing, walls, and gates proposed,
including colors and materials
Show dimensioned details of all proposed entry statements and gates, including colors, materials,
sign envelope areas, and dimensions.
11. Building Elevations: Please revise the building elevation plans to include the following information:
Verify the correct building elevations. Currently both elevation Sheets provided are labeled as
Building 1, Sheet A3-1P-1.
PA-2023-103 (Baker St. Industrial) DRC #1 LOI
10/13/2023
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Per LEMC Section 17.140.090, the maximum building height for the M-2 zone is 45 feet. Currently,
the elevation plans are showing heights exceeding the height limitation (150 ft., 50 ft., and 46 ft.).
Please revise plans accordingly.
Show cross-sections of all proposed buildings
Spot elevations or other cross-sections necessary to verify that mechanical equipment is fully
screened.
Label specific type of architectural style proposed for the buildings
Architectural elevations for the buildings shall comply with LEMC Section 17.112.110.B and GNP
Policy No. 5.
o Buildings shall be employ treatments, such as the staggering of planes along exterior walls
to create pockets of light and shadow, to break up the mass and provide relief from
monotonous, uninterrupted expanses of wall.
o Building planes visible from public view shall be articulated by changes in exterior building
materials, color, decorative accents, and/or articulated features.
o Pedestrian and ground-level building entries accessible to visitors should be designed using
recessed entries, covered entries, projections, or roofs to provide shade and visual relief at
a pedestrian scale.
o Detailed articulation and decorative accents shall be implemented in greater proportion than
currently shown to mitigate the proposed project’s visual impact.
o Visual articulation and design impact shall be emphasized in the A-A and F-F sections of the
DRC exhibits.
o Consider a new color palette for the building elevations and decorative accents to blend in
with the natural hilly landscape of the area. A neutral to “earthy” color pallet should be used
when selecting colors for the elevations and accents.
12. Floor plans: Please revise the floor plans to include the following information:
Proposed use for each room. The site plan indicates that the buildings would have office areas,
warehouse areas, and mezzanine areas. The floor plans should be revised to match the site plan.
Proposed square footage for each room
Exits
Bathrooms
Elevators
Fire sprinkler riser room with direct exterior access
Location of Knox Box
13. Tract Maintenance Plan: Provide at Tract Maintenance Plan (including and map and written summary
table) which identifies the responsible parties for the construction, ownership and maintenance of the
following improvements:
Public and/or private streets
Common landscape areas
Maintained and/or natural common slope areas
PA-2023-103 (Baker St. Industrial) DRC #1 LOI
10/13/2023
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Flow control and drainage facilities and structures
Other onsite utilities
14. Lighting Plan: Provide a detailed exterior lighting plan addressing building and parking lot lighting.
Building lighting should utilize decorative downlighting or recessed lighting, including at all common
areas, public entrances, stairwells, exterior doors, and patios. Parking lot lighting should be decorative
and provide adequate lighting at all driveway intersections and entrances. In addition to these
requirements, parking lot lighting must meet the minimum standards of LEMC Code Section
17.148.110 (Lighting).
15. Please provide a line of sight analysis and view simulations to show the view from the surrounding
neighborhood as well as from the streets. The preliminary grading plan shows that there will be
significant between the project site and the adjacent properties. The light of sight/view simulation
should also include views for areas impacted by the grading.
16. Per LEMC 17.112.120, Trash enclosures shall be constructed pursuant to the City’s standard design
on file with the Department of Building and Safety. Said enclosures shall be provided based on a
minimum ratio of one three-cubic-yard container enclosure for each.
Upon resubmittal, the applicant shall include trash enclosures on the site plan and label them as
a plan feature.
Upon resubmittal, the applicant shall update the elevations to include a trash enclosure elevation
demonstrating compliance with city standards.
o The proposed project is a two-story project. If the required trash enclosures are located within
view of a second-floor window, the following policy shall be followed [Ord. 772 § 17.38.120,
1986. Code 1987 § 17.38.120]:
A decorative trellis work shall be incorporated into the design of any enclosure located
within 25 feet of a two-story building having windows overlooking the enclosure.
17. A fiscal impact analysis should be prepared for City review.
18. The Developer shall submit a Due Diligence application to Elsinore Valley Municipal Water District
(EVMWD) at engservices@evmwd.net and attend a Due Diligence meeting to obtain the project’s
requirements for water and/or sewer service.
19. Coordinate early and often with utilities to understand requirements and the presence of existing
utilities that may affect project feasibility.
20. Public outreach is strongly encouraged. A public outreach plan should be submitted for department
review.
21. The project will be subject to Assembly Bill No. 52 (SB52) Tribal Consultations.
22. The City contracts with an approved consulting firm to provide California Environmental Quality Act
(CEQA) documentation and compliance. The applicant for the proposed project 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
PA-2023-103 (Baker St. Industrial) DRC #1 LOI
10/13/2023
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- 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
- Parking Study
- Additional technical studies, engineering reports, or other information may be required
23. Pending Comments
a. Comments from the following Agencies are pending and will be delivered upon receipt:
i. Elsinore Valley Municipal Water District (EVMWD)
24. Interagency Comments
a. Comments from the following City Departments regarding this project are attached to this
letter:
i. Engineering Department, Dated September 21, 2023
ii. Fire Department, Dated September 20, 2023
iii. Building & Safety Department Conditions
b. Please direct specific questions to the following DRC members as applicable:
i. Fire: Traci Williams, Ext. 228 or twilliams@lake-elsinore.org
ii. Building & Safety: Bill Belvin, Ext. 286 or bbelvin@lake-elsinore.org
iii. Engineering: Paul Fizer, Ext. 804 or pfizer@lake-elsinore.org