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HomeMy WebLinkAboutPA 2020-103.PPA 2020-09. PAR Letter \\FLINT\shared\Community Development\Planning\CURRENT PLANNING\Project Files\PA\2020\PA 2020-103 Baker Street Industrial\Correspondence\PA 2020- 103.PPA 2020-09. PAR Letter.docx October 21, 2020 CHI/Acquisitions CA, LP. Attn: Dane Palanjian 527 W 7th Street, Suite 308 Los Angeles, CA 90014 RE: Planning Application No. 2020-103 (Preliminary Application Review No. 2020-09) (Baker Street Industrial) Dear Mr. Palanjian; Thank you for submitting the above-mentioned preliminary application for the development of a new industrial warehouse complex with three (3) buildings (1,287,740 sq. ft. in total), 1,161 auto parking spaces, and 281 trailer parking spaces on an approximately 71.43 acre site. 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, -038, -039 and -048). This letter and the corresponding attachments are a summary of comments made at the October 15, 2020 Design Review Committee (DRC) meeting. 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: http://www.lake-elsinore.org/home/showdocument?id=24725. 2. The current General Plan Land Use Designation for the project site is Limited Industrial (LI). The LI land use 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). Staff recommends processing a Zone Change application to change the entire site to M-2 concurrently with the other entitlements. Both the M-1 and M-2 zoning designations are compatible with the LI General Plan Land Use Designation. This will ensure that the Parcels created with this project will not result in split zoning designations and same development standards will apply to the overall project. 4. The project has a potential to impact the surrounding residential zoned area. Potential issues that need to be addressed include, but not limited to, the following:  Integration with or adequate buffer from the surrounding residential area.  Vehicular traffic generated by the project  Noise impacts  Health impacts to sensitive receptors  Air Quality and Green House Gas (GHG) impacts 5. The applicant should conduct a community outreach to the surrounding neighbors. PA 2020-103/PPA 2020-09 October 21, 2020 Page 2 of 3 6. Required Applications:  Zone Change  Tentative Parcel Map  Conditional Use Permit  Industrial Design Review 7. An Environmental Impact Report (EIR) will be required for this project. The following technical studies are anticipated as necessary:  Air Quality Analysis  Biological Resources/MSHCP Consistency Analysis  Cultural resources  Energy Analysis  Geotechnical/soils evaluation  Greenhouse Gas Analysis  Health Risk Assessment  Hydrology Study  Noise Study  Paleontological Resources  Phase I Environmental Site Assessment  Traffic Impact Study (See Traffic Impact Analysis Preparation Guide)  Utilities and Service Systems Study  Water Quality Management Plan 8. Comments from the following departments regarding this project are attached to this letter:  Engineering Department  Fire Department  Building and Safety Department  Elsinore Valley Municipal Water District Please direct specific questions to the following DRC members as applicable:  Building Division: Bill Belvin, (951) 674-3124, Ext. 286 or bbelvin@lake-elsinore.org  Fire Department: Steve Payne, (951) 674-3124, Ext. 225 or spayne@lake-elsinore.org  Engineering: Carlos Norvani, (951) 674-3124, Ext. 248 or cnorvani@Lake-Elsinore.org If you have any questions or concerns regarding this letter, you may reach me by phone at (951) 674-3124, Ext. 913 or by e-mail at dabraham@lake-elsinore.org. Sincerely, Damaris Abraham Senior Planner City of Lake Elsinore PA 2020-103/PPA 2020-09 October 21, 2020 Page 3 of 3 Attachments: 1. Engineering Department Comments 2. Fire Department Letter dated October 7, 2020 3. EVMWD Letter dated October 14, 2020 4. Building and Safety Requirements ENGINEERING DEPARTMENT Project: Baker Street Industrial Project No.: PA 2020-103 (PAR 2020-09) DRC Comments: 1. Parcel Map required.  Reciprocal access easements required between Building 2 and Building 3. 2. Dedicate additional right-of-way on Baker Street for half-width total of 34’ along project frontage. Baker Street is classified as Collector road. 3. Dedicate additional right-of-way on Pierce Street for half-width total of 30’ along project frontage. Pierce Street is classified as Local road. 4. Half-width improvements for Baker Street  Includes but not limited to curb, gutter, sidewalk, pavement, streetlights, etc.  Acceptable to construct full width pavement improvements due to nature of project 5. Half-width improvements for Pierce Street  Includes but not limited to curb, gutter, sidewalk, pavement, streetlights, etc.  Acceptable to construct full width pavement improvements due to nature of project 6. Project lies within FEMA Special Flood Hazard Zone.  Meet all requirements of Lake Elsinore Municipal Code 15.64 regarding Flood Damage Prevention. 7. Soil report required. 8. Preliminary Hydrology report required. 9. Complete and submit Traffic Scoping Agreement to City Traffic Engineer for review and approval. 10. Preliminary / Final WQMP required  Preliminary WQMP shall be approved by City prior to Planning Commission hearing  Final WQMP shall be approved prior to grading plan approval and permit issuance 11. Fees:  TUMF  Industrial – $1.84/sf  Commercial – $7.50/sf  Office – $2.38/sf  TIF  Industrial – $0.81/sf  Commercial – $3.84/sf  Office – $1.45/sf  Area Drainage  Nichols Street SE District – $3,005/gross acre ENGINEERING DEPARTMENT Project: Baker Street Industrial Project No.: PA 2020-103 (PAR 2020-09)  Stephens Kangaroo Rat Fee – $500/gross acre  Plan Check and Permit fees varies. Planning Case Comments DATE: 10/7/2020 CASE: PA 2020-103 APN 378-020-014 et al PLANNER: Damaris Abraham, Senior Planner REVIEWED BY: Steve Payne, Assistant Fire Marshal The Fire Department has reviewed this submittal and provides the following comments: 1. Hazardous Fire Area: 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 provision s contained in the California Building Code. 2. The applicant must provide a fire hydrant 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. Based on current standards, the required fire flow is estimated to be 4,000 GPM at 20 PSI for a 4 hour duration. Estimated fire flow is based on a 598,090 square foot building area with Type III-B construction per 2019 California Fire Code. 3. 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. 4. Gates must meet Fire Department standards at the time of building permit application. Current standards require that gates have a 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 Canyon Lake 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 Jeff Hewitt District 5 Knox rapid entry system and be set back up to 35 feet to allow emergency vehicles to safely stop away from traffic flow. These comments are preliminary; further review will occur upon receiving further planning applications. Additional conditions may be necessary at that time. Please feel free to contact me with any questions. Our Mission… EVMWD will provide reliable, cost-effective, high quality water and wastewater services that are dedicated to the people we serve. 951.674.3146 31315 Chaney Street Fax 951.674.9872 P.O. Box 3000 www.evmwd.com Lake Elsinore, CA 92530 Board of Directors Andy Morris, President Phil Williams, Vice President Darcy Burke, Treasurer Harvey R. Ryan, Director Jared K. McBride, Director General Manager Greg Thomas District Secretary Terese Quintanar Legal Counsel Best Best & Krieger October 14, 2020 CHI/Acquisitions CA, LP Attn: Dane Palanjian 527 W 7th Street, Suite 308 Los Angeles, CA 90014 SUBJECT: PLANNING APPLICATION (PA) NO. 2020-103 BAKER ST INDUSTRIAL – LAKE ELSINORE EVMWD WO# 20-013 On September 29, 2020, the District received the subject PA. The project consists of a new industrial warehouse complex with three (3) buildings of 1,287,740 sq. ft. in total gross floor area on approximately 71.43 acre site located at the southeast corner of Pierce Street and Baker Street (APN 378-020-014, 015, 016, 028, 029, 030, 031, 036, 037, 038, 039 and 048). The site plan for this project is attached as Exhibit A and the existing water and sewer map is attached as Exhibit B. The District has the following comments: •Developer/Owner will be required to schedule a Due Diligence meeting with the District to discuss the following potential sewer and water requirements: o Provide a water hydraulic study that analysis the offsite and onsite average day demand, maximum day demand, peak hour demand and maximum day + fire flow demand. o Provide a sewer hydraulic study that analysis the onsite and offsite sewer system and includes an analysis on Nichols Lift Station. o Provide a Preliminary Design Report for the Lift Station. o Install onsite and offsite water facilities. o Install onsite and offsite sewer facilities. o Install 36” master planned transmission water main. •Developer/Owner will be required to dedicate to the District an Easement for all onsite public water and sewer facilities. •Developer/Owner will be required to dedicate to the District a Water Rights Grant Deed. •Developer/Owner will be required to submit a Fire Flow Application. •Developer/Owner will be required to submit a Will Serve Application. This application will detail the water and sewer capacity fees. •Developer/Owner will be required to submit, and secure, a Wastewater Industrial Permit from EVMWD Pre-Treatment Department. •Developer/Owner will be required to submit a Plan Check Application and plan check deposit for the water, sewer, sewer forcemain and lift station facilities. •Developer/Owner will be required to submit an Inspection Application Package with inspection deposit and complete a Pre-Construction meeting with the District prior to construction on/around sewer, water, and recycled water facilities. Dane Palanjian, CHI/Acquisitions CA, LP October 14, 2020 Page 2 If you have any questions, please contact the Engineering Department at (951) 674-3146 Ext. 6705, engservices@evmwd.net. Respectfully, Mayra Cabrera Senior Civil Engineer – Development Services CC: City of Lake Elsinore Attachment(s): Exhibit A – Site Plan; Exhibit B – Water and Sewer Map F:\ENGIN\2_ Developer Projects\2020\20-013 - Nichols Industrial Center\1. Pre Planning\1st PAR Review\10-14-20 - Baker Industrial (PA 2020-103) - WO 20-013.docx RGA Office of Architectural Design 15231 Alton Parkway, Suite 100 Irvine, CA 92618 T 949-341-0920 FX 949-341-0922 PIERCE / BAKER STREET CITY OF LAKE ELSINOR, CA SHEET TITLE MARK DESCRIPTIONDATE A1-1 COPYRIGHT: RGA, OFFICE OF ARCHITECTURAL DESIGN CHK'D BY: DRAWN BY: CAD FILE NAME: RGA PROJECT NO: CS MG 20103-00-A1-01 20103.00 PRE-APPLICATION SITE PLAN CONCEPTUAL SITE PLAN7/21/20 SCALE: 1" = 150'-0" 330' BUILDING 3 558,090 SF MASTER PROJECT DATA BLDG.LOTS COVERAGE F.A.R.LDSP COVERAGE 1 1 593,523 SF 13.63 AC 263,440 SF 4,000 SF SF 44.39%45.06%93,756 SF 15.80% 2 2 1,046,168 SF 24.02 AC 414,210 SF 8,000 SF SF 39.59%40.36%272,164 SF 26.02% 3 3 1,471,755 SF 33.79 AC 588,090 SF 10,000 SF SF 39.96%40.64%531,584 SF 36.12% TOTALS 3,111,446 SF 71.43 AC 1,265,740 SF 22,000 SF SF 40.68%41.39%897,504 SF 28.85% 598,090 1,287,740 LANDSCAPESITE AREA G.F.A.BLDG. AREA MEZZANINE 422,210 267,440 MASTER PROJECT PARKING DATA - REQUIRED PARKING BLDG.LOTS 1 1 267,440 SF 26,744 SF 240,696 SF 107 STALLS 40 STALLS 221 STALLS 368 STALLS 248 STALLS 2 2 422,210 SF 42,221 SF 379,989 SF 169 STALLS 40 STALLS 360 STALLS 569 STALLS 498 STALLS 3 3 598,090 SF 29,905 SF 568,186 SF 120 STALLS 40 STALLS 548 STALLS 708 STALLS 415 STALLS TOTALS 1,287,740 SF 98,870 SF 1,188,871 SF 395 STALLS 120 STALLS 1,129 STALLS 1,644 STALLS 1,161 STALLS OFFICE PARKING (1/250) WAREHOUSE AREAOFFICE AREAUSABLE BLDG. AREA WAREHOUSE PARKING 1- 20,000 SF (1/500) WAREHOUSE PARKING 20,001 SF (1/1000) TOTAL REQUIRED PARKING TOTAL PROVIDED PARKING119.872'185'390'400'240'640'185'390'1,025'1,397' PROJECT SUMMARY: APPROX. SITE AREA: BUILDING AREA: COVERAGE: 3,111,446 SF 71.43 AC 1,265,740 SF 40.68 % 106 TRAILER STALLS OFFICE AREABUILDING 2 414,210 SF OFFICE AREA OFFICE AREA OFFICE AREA OFFICE AREA OFFICE AREA 71 TRAILER STALLS 104 TRAILER STALLSB A K E R S T R E E T P I E R C E S T R E E TC O L L I E R A V E N U E N I C H O L S R O A DF U T U R E N I C H O L S R O A DS C E E A S E M E N TBUILDING 1 263,440 SF BUILDING 3 588,090 SF Water and Sewer Map - Baker St Industrial This application has been provided to give a visual display of District facilities and related geographic information. To be sure of complete accuracy, please check with Engineering staff for the most up to date information. 13,400 2,233.3 Legend 1: Feet2,233.301,116.67 Data Sources: EVMWD, County of Riverside 10/12/2020 1:49:48 PM Notes EVMWD Boundary EVMWD Sphere of Influence Street Centerlines Parcels Waterbodies Non Potable Pressure Mains Air Release Blowoff Distribution Main Hydrant Lateral Sampling Point Transmission Main Drain Line Recycled Pressure Main Distribution Main Transmission Main Air Release Blowoff Hydrant Lateral Back Basin Tributary Benefit Area A B Area Excluded Gravity Mains Lift Station Ag Line Ag Line Open Canal Siphon Fire Hydrants Fire Hydrant Wharfhead Pressure Main Distribution Main BUILDING AND SAFETY DEPARTMENT General Conditions B-1. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes, which are enforced at the time of building, plan submittal. B-2. Compliance with Code. All design components shall comply with applicable provisions of the 2019 edition of the California Building, Plumbing and Mechanical Codes: 2019 California Electrical Code; California Administrative Code, 2019 California Energy Codes, 2019 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code. B-3. Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2019 California Green Building Standards. B-4. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. All ground floor units to be adaptable. b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as club house, trach enclosure tot lots and picnic areas. B-5. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies. Please contact Sonia Salazar at ssalazar@lake-elsinore.org or 951-674-3124 X 286 B-6. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. B-7. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. B-8. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. B-9. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance. B-10. House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. At Plan Review Submittal B-11. Must submit Grading Plans to Engineering prior to Building. Building will not accept plans if they have not been submitted to Engineering first. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of the Section 5.507, of the 2019 edition of the California Green Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) B-12. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. B-13. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Asbestos report and lead base paint reports are required before demo permit will be issued. Prior to Issuance of Building Permit(s) B-14. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division. Prior to Beginning of Construction B-15. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction.