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HomeMy WebLinkAboutPA 2023-103 LOI #2 (Amended) VIA MAIL: heather@epdsolutions.com April 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 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 #2 LOI 04/15/2024 Page 2 of 5 GENERAL PLAN AND ZONING CLASSIFICATION DEVELOPMENT STANDARDS 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 �. Front Setback Min. 15 �. Average 20 �. Side Yard (ROW) Min. 15 �. Average 20 �. Building Height 45 �. Landscape improvement Adjacent to Street Min. 15 �. Average 20 �. Landscape Coverage 12% 3. Public outreach is strongly encouraged. a. The applicant has submitted a Public Outreach Plan for Planning records. Outreach will increase once a final design is agreed upon. PLANNING DIVISION COMMENTS 4. Good Neighbor Policy Site and Design Compliance The project includes a warehouse exceeding 250,000 sq. ft. in size. It 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. Review of the latest proposed Site Plan shows tentative compliance with the GNP. Final GNP compliance will be determined upon final and deemed complete application.  Siting and Design: o 1. Sensitive Receptor Setback Requirement  The GNP-eligible building’s (Building 2) setback is over 475’-0” from the closest parcel line of the nearest sensitive receptor.  At the time of this letter’s creation, the subject sensitive receptor is non- conforming for its zoning classification, and as such, is being sold as a manufacturing site.  If the property is purchased for its nonconforming use as a residence, the applicant has provided dense landscape screening between Building 1 and the subject sensitive receptor.  The applicant completed the required PAR requirement for the project prior to formally applying for an entitlement. o 2. Parking and Queueing Requirement  A stu dy was prepared, as required by LEMC Ch. 14.148.030.D and the applicant is currently working with the City to finalize a parking requirement.  The applicant has implemented the queueing requirement by designing the site to facilitate multiple on-site queues and paths of travel for trucks to access PA 2023-103 (Baker St. Industrial) DRC #2 LOI 04/15/2024 Page 3 of 5 alternative access routes around the site to prevent stacking or queueing off- site into the public right-of-way. o 3. Entry Gates Setback and On-site Queueing Requirement  The applicant has proposed a site design with entry gates setback further than the 140’ required by the GNP.  The applicant has included double truck stacking lanes for the GNP eligible building. o 4. Landscaping, Screening, and Fuel Plan  Though the applicant has submitted preliminary landscaping plans which satisfy the 15’ requirement and tree size requirement, the Fuel Plan and Fire Mitigation Plan are pending Fire Marshal approval.  To be updated upon subsequent submittal. o 5. Building Planes Visible from Public View  The applicant has worked with the Planning Division to enhance the aesthetics of the building elevations.  The applicant will meet with the Planning Division to enhance the appearance of the screening wall along Baker on a future date.  The applicant will provide line of sight cross-sections for review. o Items 6 through 13 of the GNP are not subject to review at this stage and may be included in the Conditions of Approval for the project prior to Public Hearings. 5. MSHCP/LEAP Compliance The project is located within Western Riverside Multiple Species Habitat Conservation Plan (MSHCP) Criteria Cell # 4166. Prior to entitlement approval, a completed and approved LEAP application and map must be provided.  An application for MSHCP Consistency Determination (LEAP) and the required fee is currently under review. 6. Site Plan  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, shall be included with the revised submittal.  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.  A determination regarding the undergrounding or relocation of existing power poles must be reached with Engineering and SCE prior to entitlement approval.  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 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, “Building 3,” in the Project Data sheet, though no third building is proposed in the project description or on the plans. Please amend the Project Data sheet to reflect the correct project scope. PA 2023-103 (Baker St. Industrial) DRC #2 LOI 04/15/2024 Page 4 of 5  Parcel 3 proposes a stand-alone parking lot for trailers. LEMC §17.140.020 and §17.136020 do not list stand-alone parking lots as allowable uses within the M-1 and M-2 zones. The parcel must either be merged into Parcel 2, or a new permitted use must be proposed within the parcel. o If a permitted use is found and Parcel 3 is to remain intact, it must meet the minimum street frontage width requirement of 100 ft. for any new lot created in the M-2 district, per LEMC §17.140.060. The Site Plan must also be modified to reflect how this will be achieved.  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. 7. Cross Sections  The height of the parapet on the cross sections must be fully dimensioned to show that all rooftop equipment will be fully screened from the public right of way.  Areciprocal ingress and egress and parking agreements shall be prepared and recorded to allow access between parcels.  The applicant shall meet with the Planning Division to review and finalize a design for the screening walls to ensure greater general aesthetic value. o The applicant shall update the Project Description to include the screening wall height as part of the approval request.  Cross sections must be fully dimensioned and include human scale from the public right of way to the rear property line. 8. Floor Plan  If the proposed 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 parking can be correctly calculated. 9. Application Information  Technical studies and the EIR document are required. Ensure the technical studies are based on the site plan and incorporate the comments provided.  A narrative justifying the height increases for the buildings and screening walls must be submitted, showing that the required finding for a CUP can be made positively.  The parking study is required to justify the reduced number of spaces shown on the plan. Please note that preparing and submitting a parking study does not guarantee a reduction in the required spaces. o The applicant has submitted a parking study, and comments are forthcoming. 10. 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 depth dimensions of the pop-outs.  The parapet shall have a definitive cap as opposed to metal flashing. PA 2023-103 (Baker St. Industrial) DRC #2 LOI 04/15/2024 Page 5 of 5  Add 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.  For preciseness, elevation labels shall be revised to demonstrate correct cardinal orientation.  Photo simulations should be revised to include location and street name identification and to clearly show the project's relation to the surrounding neighborhood. The preliminary grading plan shows that there will be a significant grade difference between the project site and the adjacent properties. As previously requested, the line of sight/view simulation should also include views for areas impacted by site grading.  A fiscal impact analysis should be prepared for City review. o The applicant has submitted a fiscal impact analysis. This comment will be removed when an analysis is approved.  The project must conclude the required Assembly Bill No. 52 (AB 52) Tribal Consultations. o The Planning Division is currently undertaking the consultation process. This comment will be removed when all consultations are concluded. 11. Interagency Comments a. Comments from the following City Departments regarding this project are attached to this letter: i. Engineering Department ii. Fire Prevention Department 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 ENGINEERING DEPARTMENT PA 2021-35 (PAR 2021-05) Baker Industrial APN 378-020-014, -015, -016, -028, -029, -030, -031, -036, -037, - 048 DRC Date: April 4, 2024 COMMENTS #2: 1. Project is required to submit a revised WQMP in the next DRC submittal as it was not included in the current DRC package. Revisions to the WQMP were requested in the last engineering comment set. 2. Parcel 1 is required to give access to Parcel 2 and 3 for ingress/egress for emergency purposes. Will this be included on the proposed TPM or per separate instrument? 3. Project is required to provide an NIL from Southern California Edison to the City of Lake Elsinore for the large easement that is crossing the property as well as the smaller easements of 10’ (temporary) and 20’ along the frontage. a. It is recommended that this process is started as early as possible. 4. On Sheet 2 of 6 of the conceptual grading plan include the dedication notes for the typical note cross sections (I.e. Baker Street, Pierce Street, Section G-G). 5. Has the Riverside County Flood Control been approached to maintain the stormwater pipes over 36” in diameter? It is not typical for the City to maintain drainage pipes over the size of 36” as it is depicted in the Maintenance Plan. 6. Storm drain easements were not noted on the tentative map. Are storm drain easements to be provided per a separate instrument? 7. Project is required to construct ultimate roadway improvements for Pierce Street connecting up to the existing portion of Hoff Avenue for secondary access. 8. How will the roadway along Pierce Street be treated/considered in the WQMP? Based on the grading plans, there is no proposed treatment. 9. There are minor comments provided for the Hydraulic Analysis section of the Hydrology Report, which be found be here: PA-2020-103 (SUB #2) - HYDRO_ ENG REDLINES.pdf 10. Preliminary hydraulic analysis for the desilting basin should be included as a part of this report as it will ultimately affect the site plan. 11. Traffic scoping and parking analysis comments will be provided at a later time. 12. There are minor revisions required for the Tentative Parcel Map which can be located here: PA- 2020-103 (SUB #2) - TPM_ ENG REDLINES.pdf 13. Additional comments will follow upon further information provided. Planning Case Comments April 8, 2024 CASE: PA 2020-103 TPM 2023-04 and CUP 2023-10 Baker Street Industrial PLANNER: Joey Mendoza, Associate Planner REVIEWED BY: Traci Williams, Fire Marshal The Fire Department has reviewed this submittal and provides the following comments for the applicant’s consideration. 1. 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 and the California Fire Code. 2. Unless otherwise approved by the Lake Elsinore OFM, dead end fire apparatus access roads shall not exceed: • For Very High Fire Hazard Severity Zone and High Fire Hazard Severity Zone areas – 660 feet • For Moderate Fire Hazard Severity Zone areas – 800 feet • For all other areas – 1320 feet Secondary egress/access fire apparatus access roads shall provide independent egress/access from/to the area or as otherwise approved by the OFM. Secondary egress/access fire apparatus access roads shall be as remote as practical from the primary fire apparatus access road to reduce the possibility that both routes will be obstructed by a single emergency. 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 Beaumont Coachella Desert Hot Springs Eastvale Indian Wells Indio Jurupa Valley Lake Elsinore La Quinta Menifee Moreno Valley Norco Palm Desert Perris Rancho Mirage Rubidoux CSD San Jacinto Temecula Wildomar BOARD OF SUPERVISORS: Kevin Jeffries District 1 Karen Spiegel District 2 CHARLES WASHINGTON District 3 V. Manual Perez District 4 Dr. Yxstian Gutierrez District 5 Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Fire Marshal. (CFC 503.1.2) 3. The applicant or developer must submit a high fire mitigation plan and report to the Fire Department, prior to map approval. (*Provided with 3/2024 submittal) 4. The applicant or developer shall provide fire hydrants in accordance with the following: a. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes. b. Prior to building permit issuance, submit plans to the water district for a water system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Hydrants must produce the required fire flow per the California Fire Code. c. Fire flow shall be determined by the building of the single largest square footage. The required fire flow is estimated to be 4,000 GPM at 20 PSI for a 4-hour duration, per the 2022 California Fire Code and 778,423 square foot building area with Type III-B construction. 5. In all new buildings and structures which are 5,000 square feet or greater, an approved automatic sprinkler system shall be provided regardless of occupancy classification. Where Sections 903.2.1 – 903.2.21 of the California Fire Code have more restrictive requirements than those listed below, the more restrictive requirement shall take precedence. 6. Prior to building permit issuance, install the approved water system and contact the Fire Department for a verification inspection. 7. The applicant must provide a fire command center for buildings larger than 300,000 square feet in area in accordance with California Fire Code 508, Lake Elsinore Municipal Code Section 15.56 and fire department standards. 8. The applicant will need to evaluate the need for emergency responder radio coverage inside the building in accordance with California Fire Code Section 510. Prior to building plan review, the applicant is encouraged to contact the Riverside County Fire Department for radio requirements. 9. Roads and gates must meet Engineering Department and Fire Department standards at the time of building permit application. Current standards require that dead-end roads do not exceed 600 feet in length. Electric gates must have a Knox rapid entry system and an infrared opening device. Gates must be set back up to 35 feet allow emergency vehicles to safely stop away from traffic flow. 10. 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) 11. If the project is to be completed in phases, a formal phasing map or phasing plan shall be submitted. Primary access and secondary access (where necessary) for each parcel shall be provided at each phase. 12. Fire apparatus access roads shall have an unobstructed width of not less than twenty–four (24) feet as approved by the Office of the Fire Marshal. The outside turning radius shall be a minimum of 38’, excluding parking. If street parking is to be proposed, the additional width shall be coordinated with the Engineering department to accommodate the necessary added street width. 13. The Fire Apparatus Access Road shall be of all-weather surface and capable of sustaining an imposed load of 85,000 lbs. GVW. The fire apparatus access road or temporary access road shall be reviewed and approved by the Office of the Fire Marshal and in place during the time of construction. (CFC 501.4) 14. Roads and gates must meet Engineering Department and Fire Department standards at the time of building permit application. Current standards require that dead-end roads do not exceed 1320 feet in length. Electric gates must have a Knox rapid entry system and an infrared opening device. Gates must be set back up to 35 feet to allow emergency vehicles to safely stop away from traffic flow. 15. The proposed project is expected to have a cumulative adverse impact on the fire department’s ability to provide an acceptable level of service. These impacts include an increased number of emergency and public service calls due to the increased presence of structures, traffic, and population. These comments are preliminary; further review will occur upon receiving additional plans. Additional requirements may be necessary at that time. Please feel free to contact me with any questions.