HomeMy WebLinkAboutPA 2023-35 PAR Letter
\\FLINT\SHARED\COMMUNITY DEVELOPMENT\PLANNING\CURRENT PLANNING\PROJECT FILES\PA\2023\PA-2023-35 - ELSINORE
HEIGHTS\CORRESPONDENCE\PA 2023-35 PAR LETTER.DOCX
October 27, 2023
VIA EMAIL
V22 Investments, LLC
Attn: Talha Chaudry
RE: Planning Application No. 2023-35 (Preliminary Application No. 2023-25) – Elsinore Heights
Dear applicant:
Thank you for requesting Pre-Application Review of a conceptual proposal to amend the General Plan
Land Use Designation of two parcels totaling approximately 53.9 acres from 22.9 acres of Business
Professional and 32.0 acres of Hillside Residential to 42.3 acres of Business Professional, 4.4 acres of
Floodway, 5.6 acres of Medium Density Residential in conjunction with a Zone Change to establish 42.3
acres of Limited Manufacturing (M-1), 5.6 acres of Medium Density Residential (R-2), and 4.4 acres of
Open Space. The project also proposes to subdivide the property into four (4) parcels ranging in size
from 0.4 acres to 21.9 acres and one 0.2-acre remainder parcel and proposes the construction of two (2)
wholesale distribution buildings, including one (1) 230,120 square foot building and one (1) 247,400
square foot building on 42.3 acres and the potential development of up to 64 attached dwelling units. The
project site is located south of Wasson Canyon Road and east of Interstate 15 (APNs: 347-250-010; 347-
250-011).
In accordance with Section 17.410.040 of the Lake Elsinore Municipal Code, the purpose of this letter is
to provide you information on relevant policies, regulations, and procedures, and identifies significant
issues relevant to the proposed project. Moreover, the information, pertinent policies or recommendations
provided herein are advisory only and shall not constitute or be construed as an approval or denial of a
land use or a development permit by the City.
The Design Review Committee (DRC) consisting of staff from the Planning Division, Engineering
Division, Building & Safety Division, Fire Department, and Elsinore Valley Municipal Water District have
reviewed your application and provided comments that are included in this letter and the attachments for
your reference.
If you have questions about this letter, please contact me at (951) 674-3124 ext. 913 or dabraham@lake-
elsinore.org.
Sincerely,
Damaris Abraham
Damaris Abraham
Assistant Community Development Director
City of Lake Elsinore
PA 2023-35 (Elsinore Heights) PAR Letter
10/27/2023
Page 2 of 4
\\FLINT\SHARED\COMMUNITY DEVELOPMENT\PLANNING\CURRENT PLANNING\PROJECT FILES\PA\2023\PA-2023-35 - ELSINORE
HEIGHTS\CORRESPONDENCE\PA 2023-35 PAR LETTER.DOCX
Planning Division Comments
1. The project site is located at APN 347-250-010 and APN 347-250-011. The General Plan and
Zoning designations of APN 347-250-010 are Business Professional (BP) and Commercial Office
(C-O), respectively. The General Plan and Zoning designations of APN 347-250-011 are Hillside
Residential (HR) and Rural Mountainous Residential (R-M-R), respectively.
2. The conceptual proposal includes a proposal to amend the General Plan Land Use Designation of
the two parcels totaling approximately 53.9 acres from 22.9 acres of Business Professional and
32.0 acres of Hillside Residential to 42.3 acres of Business Professional, 4.4 acres of Floodway, 5.6
acres of Medium Density Residential in conjunction with a Zone Change to establish 42.3 acres of
Limited Manufacturing (M-1), 5.6 acres of Medium Density Residential (R-2), and 4.4 acres of Open
Space.
a. The PAR application has provided a preliminary justification for the proposed General
Amendment (dated August 15, 2023). The formal application should likewise include supporting
justification to comply with the following:
i. Per Section 17.415.020.G (General Plan Amendments) of the Lake Elsinore Municipal Code
(LEMC), the applicant shall demonstrate to the City Council that there is a substantial
benefit to be derived from the amendment.
ii. Per Section 17.415.040.G (Zoning Amendments) of the LEMC, the applicant shall
demonstrate that the proposed amendment will not be detrimental to the health, safety,
comfort, or general welfare of the person residing or working within the neighborhood of the
proposed amendment or within the City, or injurious to property or improvements in the
neighborhood or within the City.
b. The General Plan shows that residentially designated land uses surround the subject property.
The subject property is also surrounded by residential development currently approved
(Spyglass Specific Plan). The proposed General Plan Amendment and Zone Change would
create incompatible land uses in the area. Justification with supporting documentation will be
necessary as part of the formal application.
c. To offset negative impacts of noise, light, visibility, activities and/or vehicular traffic associated
with industrial activities on residential and other sensitive land uses, the project would need
incorporate design measures which may include, but not limited to, building siting and design,
physical barriers, and land use transitions. (General Plan Section 2.3.4 Policy 3.2; General Plan
Section 4.8.3 Policy 12.1-2).
3. The conceptual proposal raises concerns with respect to grading due to existing topographic
conditions including hillsides and steep terrain. Municipal Code Chapter 15.72 provides grading
standards for sites having a natural slope of 10 percent or more on 25 percent or more of the site.
Furthermore, the General Plan also provides several policy statements encouraging the
preservation of steep slopes and sensitive treatment of hillsides in site design and architecture of
new construction. (General Plan Section 2.3.4 Policy 3.1) The project should demonstrate
compliance with grading standards of the Municipal Code and consistency with General Plan goals
and policies relating to hillside development.
4. Senate Bill No. 330 (SB330), which became effective January 1, 2020, prohibits the City from
changing a land use from a residential use to a less intensive non-residential use (or other land use
entitlement that will reduce housing capacity) unless the City concurrently changes the
PA 2023-35 (Elsinore Heights) PAR Letter
10/27/2023
Page 3 of 4
\\FLINT\SHARED\COMMUNITY DEVELOPMENT\PLANNING\CURRENT PLANNING\PROJECT FILES\PA\2023\PA-2023-35 - ELSINORE
HEIGHTS\CORRESPONDENCE\PA 2023-35 PAR LETTER.DOCX
development standards, policies, and conditions application to other parcels within the jurisdiction to
ensure that there is no net loss in residential capacity. Since the proposed General Plan
Amendment and Zone Change would change the land use for a portion of the subject property from
Residential to Manufacturing (non-residential), the project is required to demonstrate how the
proposed change would not result in a no net loss in residential capacity within the City.
5. On April 25, 2023, the City Council adopted Council Policy No. 400-16 “Good Neighbor Policy” for
Warehousing, Logistics, and Distribution Uses (GNP). Although the project is not subject to the
GNP, the applicant is highly encouraged to review and apply the standards outlined the policy.
6. Applicant is encouraged to schedule a pre-application meeting to facilitate coordinated mitigation
among the United States Army Corps of Engineers (USACE), Regional Water Quality Control Board
(RWQCB), California Department of Fish and Wildlife (CDFW), and the United States Fish and
Wildlife Service (USFWS) for project impacts to jurisdictional waters and riparian/riverine features.
This is especially crucial since proposal involves channelization of stream/drainage features.
7. A fiscal impact analysis should be prepared for City review if a General Plan amendment is
requested.
8. Coordinate early and often with public service providers (e.g., Fire, Police, School, Library) to
understand adequacy of existing service capacity in project area.
9. Coordinate early and often with utilities to understand requirements and presence of existing utilities
that may affect project constructability.
10. 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.
11. Public outreach is strongly encouraged. A public outreach plan should be submitted for department
review.
12. The project will be subject to Senate Bill No. 18 (SB18) and Assembly Bill No. 52 (SB52) Tribal
Consultations.
13. In addition to zoning district regulations, the following development standards and guidelines would
apply to the project:
a. Parking Requirements, LEMC Chapter 17.148
b. Nonresidential Development Standards, LEMC Chapter 17.112
c. Residential Development Standards, LEMC Chapter 17.44
d. Single-Family Residential Guidelines
e. City Landscaping Guidelines
14. Required Applications:
a. General Plan Amendment
b. Zone Change
c. Tentative Parcel Map
d. Conditional Use Permit
e. Design Review
PA 2023-35 (Elsinore Heights) PAR Letter
10/27/2023
Page 4 of 4
\\FLINT\SHARED\COMMUNITY DEVELOPMENT\PLANNING\CURRENT PLANNING\PROJECT FILES\PA\2023\PA-2023-35 - ELSINORE
HEIGHTS\CORRESPONDENCE\PA 2023-35 PAR LETTER.DOCX
15. 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 engineering reports and technical studies will be required:
Air Quality Analysis
Biological Resources Assessment & MSHCP Consistency Analysis
Burrowing Owl Survey Report (pursuant to MSHCP)
Cultural Resources Assessment
Energy Analysis
Greenhouse Gas Analysis
Health Risk Assessment
Preliminary Hydrology/Drainage Report
Preliminary Geotechnical/Soils/Slope Stability Investigation Report
Noise Impact Analysis
Paleontological Resources Assessment
Phase 1 Environmental Site Assessment
Public Services Demand Study
Preliminary 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
Additional technical studies, engineering reports, or other information may be required
16. Comments from the following agencies/departments are attached to this letter:
a. Engineering Division (Contact Paul Fizer for assistance at (951) 674-3124, Ext. 804 or
pfizer@lake-elsinore.org)
b. Fire Department (Contact Traci Williams for assistance at (951) 674-3124, Ext. 228 or
twilliams@lake-elsinore.org)
c. Building & Safety Division (Contact Bill Belvin for assistance at (951) 674-3124, Ext. 286
or bbelvin@lake-elsinore.org)
17. Comments from the following departments/agencies are pending and will be forwarded to you
upon receipt:
a. Elsinore Valley Municipal Water District (Contact Development Services for assistance
at (951) 674-3146, Ext. 6705 or EngServices@evmwd.net
ENGINEERING DEPARTMENT
PA 2023-35 Elsinore Heights Project – APN 347-250-010 & 347-250-011
PRE-APPLICATION
DRC Date: October 5, 2023
PRE-APPLICATION COMMENTS:
1. Primary access through Dexter Avenue is prohibited. Provide an alternative primary access route
from Camino Del Norte.
2. Project is required to provide a secondary access through Wasson Canyon Road.
3. Project is required to construct the drainage channel per the Master Drainage Plan.
4. Project will be required to provide complete ultimate full-width roadway improvements for the
following:
i. Primary access road
ii. Wasson Canyon Road
iii. Camino Del Norte
5. Project is located within the Lake Elsinore Hills District. Grading standards shall follow LEMC
Chapter 15.72 for hillside grading.
6. Project is required to submit a WQMP checklist and a preliminary WQMP in the formal submittal
for review.
7. Project is required to submit a Hydrology/Hydraulic Report. Please provide preliminary report in the
formal submittal.
a. Ensure that both on-site flows, and off-site flows from the watershed affecting the project
footprint are examined.
8. Project is required to submit a Soils Report/Geotechnical Report. Please provide preliminary report
in the formal submittal.
a. Ensure all infiltration tests are performed in accordance with the Riverside County Flood
Control and Water Conservation District (RCFCWCD), Design Handbook for LID BMPs.
9. Project is required to detain the incremental 10-year pre- and post-development difference.
10. Project will be required to complete a Traffic Scoping Agreement with the City Traffic Engineer for
review and approval.
a. Once Scoping Agreement is approved, a Traffic Impact Analysis will need to be submitted
for review and approval.
11. Project is required to map existing easements on the civil plans in the formal submittal.
12. Please submit a phasing plan in the formal submittal that identifies the project’s phasing intentions,
if any.
ENGINEERING DEPARTMENT
PA 2023-35 Elsinore Heights Project – APN 347-250-010 & 347-250-011
PRE-APPLICATION
DRC Date: October 5, 2023
13. Installation of streetlights along all constructed streets identified in the project will be required.
Streetlight system shall be an LS-2B system. Location and pole specifications may be determined
at design stage.
14. It is recommended to coordinate with SCE early and often in the development process to review
load forecasts and start advanced engineering study to determine the method and scope for
providing service.
15. Overhead utilities (34.5 KV or lower) shall be ungrounded per LEMC 16.64.
16. The project will be subject to pay Engineering assessed Development Impact Fees that includes
but not limited to K-Rat, Area Drainage Fee, Transportation Uniform Mitigation Fee, and Traffic
Infrastructure Fee.
17. Additional comments will follow upon further information provided.
Planning Case Comments
October 4, 2023
PA 2022-35
PAR 2023-13
Elsinore Heights
347-250-010 and 347-250-011
PLANNER: Joey Mendoza, Associate Planner
REVIEWED BY: Traci Williams, Fire Marshal
The Fire Department has reviewed this submittal and provides the
following comments:
1. 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.
2. In all new buildings and structures which are 5,000 square feet or
greater, an approved automatic sprinkler system shall be provided
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
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.
3. Prior to building permit issuance, install the approved water system
and contact the Fire Department for a verification inspection.
4. Gates must meet Fire Department standards at the time of building
permit application.
5. 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)
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.
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 2022 edition of the California Building, Plumbing and Mechanical
Codes: 2022 California Electrical Code; California Administrative Code, 2022
California Energy Codes, 2022 California Green Building Standards, California
Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code.
B-3.
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 online portal for electronic plan check and permitting:
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 2022 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.