HomeMy WebLinkAboutBaker Industrial Project DBESP Analysis (2)Determination of
Biologically Equivalent or Superior Preservation (DBESP)
Analysis
For Impacts to MSHCP Riparian/Riverine Areas and Vernal
Pools, and Narrow Endemic/Criteria Area Plants
Baker Industrial Project
Permittee
City of Lake Elsinore
Applicant
Ecosystem Investment Partners
1505 Bridgeway, Suite 107
Sausalito, California 94965
Contact: Glen Williams
Phone: (415) 465-4423
Consultant
Glenn Lukos Associates, Inc.
1940 E. Deere Avenue, Suite 250
Santa Ana, California 92705
Contact: David Moskovitz
Phone: (949) 340-2562
February 28, 2024
Revised, March 6, 2025
May 14, 2025
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Contents
1.0 EXECUTIVE SUMMARY ......................................................................................... 3
2.0 INTRODUCTION ...................................................................................................... 3
2.1 Project Area ....................................................................................................... 3
2.2 Project Description ............................................................................................. 4
2.3 Existing Conditions ............................................................................................. 9
3.0 RIPARIAN/RIVERINE MITIGATION (SECTION 6.1.2) .......................................... 10
3.1 Methods ........................................................................................................... 10
3.2 Results/Impacts ................................................................................................ 15
3.3 Mitigation and Equivalency............................................................................... 24
4.0 NARROW ENDEMIC PLANT SPECIES MITIGATION (SECTION 6.1.3) .............. 36
4.1 Methods ........................................................................................................... 36
4.2 Results/Impacts ................................................................................................ 37
4.3 Mitigation and Equivalency............................................................................... 40
5.0 ADDITIONAL SURVEY NEEDS (SECTION 6.3.2) ................................................ 42
5.1 Criteria Area Species Survey Area - Plants ..................................................... 42
5.2 Burrowing Owl .................................................................................................. 46
5.3 Mammals.......................................................................................................... 48
5.4 Amphibians ...................................................................................................... 48
6.0 DELHI SANDS FLOWER-LOVING FLY ................................................................. 48
7.0 REFERENCES....................................................................................................... 48
TABLES
Table 2-1. Summary of Project Components ................................................................. 5
Table 2-2. Summary of Vegetation/Land Use Types for the Project Site ..................... 10
Table 3-1. Summary of Least Bell’s Vireo Surveys ...................................................... 14
Table 3-2. Summary of Southwestern Willow Flycatcher Surveys ............................... 15
Table 3-3. MSHCP Riparian/Riverine Areas at the Project site .................................... 16
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Table 3-4. Impacts to MSHCP Riverine Areas ............................................................. 19
Table 3-5. MSHCP Vernal Pool Ponding Data ............................................................. 22
Table 3-6. Existing Watershed Hydrology Data for the Vernal Pools ............................ 23
Table 3-7. Impacts to Vernal Pools .............................................................................. 25
Table 3-8. Comparison of Existing and Proposed Hydrologic Conditions .................... 34
Table 5-1. Summary of Burrowing Owl Surveys ........................................................... 47
EXHIBITS
Exhibit 1 Regional Map
Exhibit 2 Vicinity Map
Exhibit 3 Project Components Map
Exhibit 4A MSHCP Overlay Map
Exhibit 4B MSHCP Species Survey Area Map
Exhibit 5 Vegetation Map
Exhibit 6 Soils Map
Exhibit 7 MSHCP Riparian/Riverine Areas and Vernal Pools
Exhibit 8A Vernal Pool 1 Avoidance Map
Exhibit 8B Vernal Pool 2 Proposed Mitigation Map
Exhibit 8C Vernal Pool 3 Proposed Mitigation Map
Exhibit 9 Rare Plants Map
Exhibit 10 Plant Restoration Map
Exhibit 11 Site Photographs
Exhibit 12 Burrowing Owl Survey Map
Exhibit 13 LBV Habitat with LTCV
APPENDICES
Appendix A Conceptual Grading Plan – Baker Industrial Project
Appendix B Report of 2023 Dry Season Fairy Shrimp Surveys [Pending]
Appendix C Report of 2023/2024 Wet Season Fairy Shrimp Surveys [Pending]
Appendix D Report of 2020 Southwestern Willow Flycatcher and Least Bell’s
Vireo Surveys
Appendix E Baker Industrial Hydrology Memorandum
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1.0 EXECUTIVE SUMMARY
This document provides an analysis in support of a Determination of Biologically
Equivalent or Superior Preservation (DBESP) for the Baker Industrial Project (the
Project) located in the City of Lake Elsinore, Riverside County, California, in regard to
the Multiple Species Habitat Conservation Plan (MSHCP) requirements for Protection of
Species Associated with Riparian/Riverine Areas and Vernal Pools (MSHCP Volume I,
Section 6.1.2).
This document has been prepared following the MSHCP DBESP Report Template
created by the Regional Conservation Authority (RCA), to demonstrate that with the
appropriate mitigation, the Project will represent a “biologically equivalent or superior”
alternative to avoidance. This document summarizes the findings of general biological
surveys, habitat assessments, and vegetation mapping, as they relate to riparian and
vernal pool resources, and species with MSHCP survey requirements.
2.0 INTRODUCTION
2.1 Project Area
The Project site comprises approximately 136.01 acres in the City of Lake Elsinore,
Riverside California [Exhibit 1 – Regional Map] and is located within an un-sectioned
portion of Township 5 South, Range 5 West, of the U.S. Geological Survey (USGS) 7.5-
minute quadrangle map Lake Elsinore, California [Exhibit 2 – Vicinity Map]. The Project
site is located southwest of Interstate-15, the Lake Elsinore Outlet Center and Temescal
Creek/Collier Marsh. The Project site includes the following Assessor’s Parcel Numbers
(APNs):
Onsite
378-020-014
378-020-015
378-020-016
378-020-028
378-020-029
378-020-030
378-020-031
378-020-036
378-020-037
378-020-048
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Offsite
378-020-012
378-020-038
378-020-039
378-020-042
378-020-043
378-114-064
389-080-058
389-110-010
RCA Conserved Lands
378-020-024
378-020-033
378-020-034
378-020-040
378-020-041
378-020-054
2.2 Project Description
2.2.1 General Description
The overall Project site totals 136.01 acres and is presented here in five distinct
components:
1. The Industrial Project development footprint (referred to as the “onsite” portion of
the Project)
2. Baker Street Improvements (offsite)
3. A proposed City Maintenance Area (offsite) – to be located along the edge of
Baker Street
4. Additional Street Improvements (offsite) – includes improvements to Pierce
Street and Nichols Road, the installation of utilities in Terra Cotta Road and the
installation of a force main in Collier Avenue from Nichols Road to Riverside
Drive
5. RCA Conserved Lands – includes 33.66 acres of lands that have been
conserved by the Project located northeast of the proposed City Maintenance
Area and southeast of Pierce Street/Nichols Road
All impacts will be permanent. There will be no temporary impacts. All construction
staging will occur within the development footprint and/or the offsite improvements
areas. The Project will not require additional impacts outside of the development
footprint for staging. All fuel modification/weed abatement zones will be contained
within the impact limits for both the onsite and offsite project components. The five
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Project components are depicted on Exhibit 3 [Project Components Map]. Table 2-1
summarizes the acreages of these five components, broken out for portions inside
versus outside of Criteria Cells.
Table 2-1. Summary of Project Components
Project Component Inside
Criteria Cells
(Acres)
Outside
Criteria Cells
(Acres)
Total
(Acres)
Industrial Project 34.25 31.56 65.81
Baker Street Improvements 4.45 1.66 6.11
City Maintenance Area 2.44 0.29 2.73
Additional Street
Improvements
16.30 11.40 27.70
RCA Conserved Lands 32.00 1.66 33.66
Total 89.44 46.57 136.01
2.2.2 Industrial Project (Onsite)
The Baker Industrial Project (Project) is proposing two industrial buildings for a total of
approximately 1,002,000 square feet of industrial space. The proposed site plan
provides adequate standard vehicle parking fields and an additional trailer parking field
along the southern end of the property.
The Project grading consists of a development pad graded to convey onsite and offsite
stormwater northerly while maintaining the hydrologic regime of the property and
surrounding tributaries. Larger slopes and associated retaining walls are located along
the southerly property line.
The Project will accept offsite flows from the southern tributaries (developed) through
two flow-by basins also located along the southerly property line. Storm flows are then
conveyed through the Project storm system and discharged in flow and quantity at their
historical locations along the northern side of Baker Street. Onsite flows are collected
through inlets/catch basins and conveyed through the proposed storm drain system to
one of three underground storm chambers. With limited opportunities to infiltrate onsite
storm flows, each chamber system will treat the pollutants of concern and discharge all
treated flows consistent with historical quantities and flow characteristics along the
northerly right-of-way of Baker Street.
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The Project includes the preparation of a Preliminary Hydrology Study to analyze the
existing condition storm flows across the property as well as the proposed condition
conveyances to existing discharge locations. The hydrology study will confirm flow
values based on standard storm intensities and discharge volumes, flow rates, and
velocities. The Project also includes a Preliminary Water Quality Management Plan
(WQMP) that identifies the Best Management Practices (BMPs) proposed to be
implemented to treat project related pollutants for onsite and offsite impervious
improvements. The WQMP will identify the post-construction treatment control and site
design BMPs to treat specific pollutants from onsite impervious areas as well as the
public right-of-way prior to discharge at historical locations on the northern side of the
proposed Baker Street corridor improvements. BMPs located within the public right-of-
way of Baker Street and Nichols Road will treat roadway specific pollutants within bio-
retention/modular wetland facilities upstream of the specified discharge locations. A
Storm Water Pollution Prevention Plan (SWPPP) will be prepared and implemented
prior to onsite and offsite project construction disturbance. The SWPPP will focus on the
design, installation, and treatment of construction related pollutants. The SWPPP
document will be approved through the State of California and the Project will be
registered as required by the Construction General Permit. The Project will be
monitored before, during and after rain events to ensure BMP implementation and
effectiveness in protecting downstream habitats and receiving water bodies.
The Project proposes to construct an 8-inch sewer pipeline within Baker Street to
convey wastewater flows north westerly to the existing Nichols Road Lift Station. The
pipeline is proposed at standard depth and will connect to the existing Elsinore Valley
Municipal Water District (EVMWD) 15-inch sewer line constructed within the Pierce and
Baker intersection. The Nichols Lift Station will require an upgrade to its ultimate build-
out capacity. The lift station upgrades will occur within the existing EVMWD parcel and
will also require an upsized force main between the lift station and the discharge
manhole within the Nichols and Collier intersection. EVMWD has master planned a new
force main from the permanent lift station to convey flow south in Baker Street to
Turnbull Avenue. From there a new gravity sewer line is identified in Turnbull Avenue
and south to the Regional Wastewater Treatment Plant. The gravity sewer alignment
would require construction of many sections of the gravity sewer line in private streets
and private property where easements would need to be acquired. The EVMWD
Master Plan exhibit in Attachment 2 provides the proposed alignment of the force main
and downstream gravity sewer.
An alternative sewer force main alignment was studied by KWC Engineers in 2015 that
would route the force main in Collier Avenue. The force main and downstream gravity
sewer improvements under the revised alignment would keep all improvements within
existing public right-of-way. The Collier Avenue alignment would also allow the
improvements to be phased by constructing a force main with the first phase of the
permanent lift station and then constructing a parallel or replacement force main when
the lift station is expanded to its ultimate capacity. The Collier Avenue alignment
alternative was reviewed with EVMWD staff recently and they take no objection to
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proceeding with that alignment. EVMWD did, however, note that they will need to
evaluate the downstream impacts of flows routed down Collier Avenue and that
depending on the extent of required downstream improvements, not all the
improvements may be eligible for fee credits. Once the capacity study currently being
reviewed by EVMWD is approved, KWC will initiate the PDR for the lift station and
coordinate with EVMWD on the downstream sewer system analysis.
For water service, an EVMWD 36-inch 1434 Zone CIP line is proposed to be installed in
Nichols Road from Terra Cotta Road to Baker Street and in Baker Street to the existing
20-inch line that supplies the Baker Reservoir. The Project proposes to receive water
service by making two connections to the proposed transmission line in Baker Street
and constructing a looped piping system onsite between the two connections. EVMWD
does not allow fire hydrants to be served off private systems so the onsite loop will need
to be public. The onsite line will be located in an easement and be located in
accordance with EVMWD requirements which includes not locating the line beneath
landscaped medians or parking stalls. The 1434 Zone has a large surplus of reservoir
storage capacity and additional storage is not required to provide service to the Project.
The 1434 Zone has a large surplus of reservoir storage capacity and additional storage
is not required to provide service to the Project.
2.2.3 Baker Street (Offsite)
Existing Baker Street is an unimproved dirt road with a 60-foot-wide right-of-way. The
Project proposes to dedicate four feet on each side of Baker Street to the ultimate 68
feet right-of-way required by the City of Lake Elsinore’s (City) Collector roadway
designation and as listed within the City’s circulation element. The Project will also be
realigning Baker Street for a direct connection and new intersection with Nichols Road,
which is discussed below under “Additional Street Improvements”. The Baker Street
Collector section consists of a six-inch curb and gutter, a five-foot-wide sidewalk within
a 10-foot parkway and 22 feet of pavement from centerline to lip of gutter on each side
of the street. Baker Street is proposed to be elevated an average of five feet above its
existing elevations to support drainage conveyance and flood protection of the public
right-of-way. The northeast parkway of Baker Street will slope down from the proposed
five-foot sidewalk to daylight within the northerly properties.
The Project proposes to elevate the road surface of Baker Street to support drainage
protection and conveyance. Along the northern edge of Baker Street, a graded and
landscaped slope will daylight to existing ground within the parcels north of existing
Baker Street right-of-way. The proposed slope will provide areas to safely construct
storm drain outlets that will convey historical storm flows to existing flow lines and
environmentally sensitive areas identified within the Project studies of these properties.
The storm outlets will include energy dissipation improvements to control the storm
water outlet depth and velocity to mimic existing conditions.
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2.2.4 City Maintenance Area (Offsite)
As noted above, the Project proposes to elevate the road surface of Baker Street to
support drainage protection and conveyance. Along the northern edge of Baker Street,
a graded and landscaped slope will daylight to existing ground within the parcels north
of existing Baker Street right-of-way. The proposed slope will provide areas to safely
construct storm drain outlets that will convey historical storm flows to existing flow lines
and environmentally sensitive areas identified within the Project studies of these
properties. The storm outlets will include energy dissipation improvements to control the
storm water outlet depth and velocity to mimic existing conditions. Specifically, the
Project proposes to construct three water spreading structures that are designed to
mimic the existing sheet flow conditions into the adjacent open space [Sheets 1 and 2 of
Appendix E]. The spreading structures will be constructed on the northeastern side of
Baker Street adjacent to each of the three vernal pools described below. The pre- and
post-Project hydrology relative to the three vernal pools are summarized below in the
impact analysis as well as being presented in Appendix E.
A maintenance access road is proposed along the toe-of-slope for ongoing
maintenance of the slope, the associated landscaping, any required fencing, and the
outlet structures. Where sensitive environmental areas exist (vernal pools identified
within the Project environmental studies), the improvements are proposed to be scaled
back to minimize or eliminate impacts in and adjacent to the defined zones.
Construction buffers will be implemented to reduce accidental disturbance and the
areas will be clearly delineated and recognizable to construction crews/personnel.
2.2.5 Additional Street Improvements (Offsite)
In addition to the Baker Street improvements described above, the Project will also
improve Pierce Street and Nichols Road. The Project will realign Baker Street for a
direct connection and new intersection with Nichols Road. The intersection design will
likely consist of signal pole placement consistent with the ultimate build-out of Nichols
Road (Urban Arterial Highway – 120’ right-of-way). Nichols Road improvements will
likely consist of an interim intersect with appropriate pavement tapering to the east and
west leading away from the new intersection with Baker Street. Minor roadway
resurfacing may be required along the existing Nichols Road segment between the
Baker Street intersection and the Collier Avenue intersection. The Nichols and Collier
intersection may also include minor surface improvements, revised lane striping and
potential traffic control/signage improvements.
Pierce Street would be improved to its ultimate 60-foot full-width right-of-way per the
City’s General Plan Circulation Element standard for a Collector Street with a 6-inch
curb, standard gutter, 5-foot-wide sidewalk within an overall 10-foot parkway, and 18
feet of pavement from centerline to lip-of-gutter on each side of the street from Nichols
Road southwest past the project frontage to connect to Hoff Avenue, creating a second
means of emergency access. The section of Pierce Street from the project frontage to