Planning Commission
Memorandum
Community & Economic Development Department Planning Division 3900 Main Street, Riverside, CA 92522 | Phone: (951) 826-5371 | RiversideCA.gov
PR-2020-000519
PLANNING COMMISSION HEARING DATE: OCTOBER 27, 2022
AGENDA ITEM NO.: 4
PROPOSED PROJECT
Case Number PR-2020-000519 (General Plan Amendment, Specific Plan Amendment, Zoning Code Map Amendment, Variance, Grading Exception, and Design Review) Request
To consider the following entitlements to facilitate the construction of a 115,526 square foot warehouse:
1) General Plan Amendment to change the land use designation from C – Commercial to B/OP – Business/Office Park;
2) Specific Plan Amendment to amend the Sycamore Canyon Business Park Specific Plan to change the land use subarea of the project site from Industrial Support to Industrial, and minor text modification to Table 1 to adjust the industrial land gross acreage;
3) Zoning Code Map Amendment to ch ange the zone of the project site from CR-SP – Commercial Retail and Specific Plan (Sycamore Canyon Business Park) Overlay Zones to BMP-SP – Business and Manufacturing Park and Specific Plan (Sycamore Canyon Business Park) Overlay Zones; 4) Variance to allow walls higher than allowed by the Specific Plan; 5) Grading Exception to allow retaining walls higher than allowed by the Grading Code; and
6) Design Review of project plans.
Applicant Yong Nam of OZI Alessandro, LLC
Project
Location
2610 E. Alessandro Boulevard,
situated on the north side of
Alessandro Boulevard and west of
Interstate 215
APN 263-100-014, 263-100-019, 263-091-
008
Project Area 8.82 acres
Ward 2
Neighborhood Sycamore Canyon/Canyon Springs
Specific Plan Sycamore Canyon Business Park
Specific Plan
General Plan
Designation C – Commercial
PR-2020-000519
RECOMMENDATIONS
Staff recommends that the Planning Commission:
1. RECOMMEND that the City Council DETERMINE that the project information provided in the Addendum will not result in significant effects on the environment, and is therefore consistent with the adopted Mitigated Negative Declaration and Mitigation and Monitoring Reporting Program prepared for Planning Cases P14-0841, P14-0842, P14-0843, P14-0844, P14-0846, and P14-0847, and ad opt the Addendum and Mitigation and Monitoring Reporting Program; and
2. RECOMMEND that the City Council APPROVE PR-2020-000519 (General Plan Amendment, Specific Plan Amendment, Zoning Code Map Amendment, Variance, Grading Exception, and Design Review) based on the findings outlined in the staff report and summarized in the attached findings and subject to the recommended conditions (Exhibits 1 and 2).
SITE BACKGROUND
The project site consists of three contiguous va cant parcels, totaling 8.82 acres (Exhibit 3).
Surrounding land uses include an industrial business park to the north, a gas station and vacant land (across Alessandro Boulevard) to the south, single family residential and commercial uses to the east, and warehouses to the west (across Interstate 215) (Exhibit 4).
As a matter of information, on January 26, 2016, the City Council app roved a General Plan Amendment, Specific Plan Amendment, Zoning Code Map Amendment, Conditional Use Permits, and Design Review (Planning Cases P14-0841, P 14-0842, P14-0843, P14-0844, P14-0846, and P14- 0847) to facilitate development of the project si te with a warehouse, a vehicle fuel station for diesel trucks, three new commercial buildings, and a relocation of an existing vehicle wash facility.
The project, however, was not constructed.
Concurrent with this request, a Lot Line Adjustment for the adjacent parcel to the east (APN: 263- 100-022) is being processed by the Public Works Department (GP-2021-03094) to allow for the future relocation of the existing vehicle wash facility located immediately east of the project site.
PROPOSAL
The applicant is requesting approval of entitlements to facilitate construction of a 115,526 square foot warehouse. The warehouse consists of 6,400 square feet of office space and 109,126 square feet of warehouse area. A loading area consisting of 16 dock doors are proposed on the west side of the building. The project will be served by 136 parking spaces for vehicles and 34 parking spaces for trucks and trailers.
Access to the project site will be provided via an existing reciprocal access easement from Alessandro Boulevard, shared with the gas station located immediately east of the project site.
Trucks traveling east on Alessandro Boulevard, from Interstate 215, will enter the site by making a left at the signalized intersection into the gas station, and will travel west to the project site.
Zoning
Designation
CR-SP – Commercial Retail and
Specific Plan (Sycamore Canyon
Business Park) Overlay Zones
Staff Planner
Candice Assadzadeh, Senior Planner
951-826-5667
[email protected]
PR-2020-000519
As part of this project, the existing vehicle wash facility will be demolished as it will block access to the project 35-foot-wide drive aisle. The future relocation of the vehicle wash facility and any site modifications of the existing gas station de velopment will be reviewed under separate entitlements.
As part of this project, the Sycamore Canyon Bu siness Park Specific Plan is proposed to be amended as follows:
x Table 1 – Land Use Distribution Summary: Update the gross acres of the Industrial land use subarea to reflect an addition of 8.82 acres (the project site) and reduction of the acres of the Industrial Support land use subarea by 8.82 acres; and x Figure 5 – Land Use Map: Update the project site to reflect the proposed Industrial land use subarea.
Implementation of this proposed project requires:
x General Plan Amendment: To amend the land use designation of 8.82 acres from C – Commercial to B/OP – Business/Office Park. As a matter of information, in reviewing the project, staff noted a discrepancy between th e acreage provided in the General Plan Amendment Resolution (R-22951) versus the listed assessor parcel numbers (Planning Case P14-0841). In order to rectify the discre pancy, this project proposes a General Plan Amendment to change the land use designation of all subject parcels; x Specific Plan Amendment: To amend the Sycamore Canyon Business Park Specific Plan to change the land use subarea of the project site from Industrial Support to Industrial, and minor text modification to Table 1 to adjust the industrial land gross acreage; x Z o n i n g C o d e A m e n d m e n t : T o c h a n g e t h e z o n e o f t h e p r o j e c t s i t e f r o m C R - S P – Commercial Retail and Specific Plan (Sycamor e Canyon Business Park) Overlay Zones to BMP-SP – Business and Manufacturing Park and Specific Plan (Sycamore Canyon Business Park) Overlay Zones;
x Variance: To allow solid masonry walls up to 16 feet, 6 inches in height, where 12 foot high solid walls are permitted for screening purpos es by the Sycamore Ca nyon Business Park Specific Plan;
x Grading Exception: To allow retaining walls up to 10 feet, 10 inches in height when not visible from the public right-of-way, where the Grading Code allows a maximum of 6 feet in height; and
x Design Review: Site design and building elevations.
PROJECT ANALYSIS
Authorization and Compliance Summary
Consistent Inconsistent
General Plan 2025
The project will be consistent with the proposed General Plan land use designation of B/OP – Business/Office Park (Exhibit 5), which provides for single or mixed light industrial uses that do not create nuisances due to odor, dust, noise or heavy truck traffic.
The proposed project is also consistent with General Plan 2025 Land Use and Urban Design Element Objectives, Goals and Policies of the Sycamore Canyon/Canyon Spring s Neighborhood and will further 5 ܆
PR-2020-000519
Consistent Inconsistent
the intent of the General Plan 202 5 through consistency with the following objective:
x Objective LU-80.6: Promote the development of Sycamore Canyon to achieve economic success defined by a diverse and compatible industrial base that provides economic
opportunities for all its citizens. The City preferred outcome is to promote light industrial/flex space to maximize
employment opportunities and utilization of the limited land supply. To achieve this goal, the City must first overcome complex infrastructure issues that limit development in the area. Large “big box” distribution or warehouse facilities will be necessary on a limited basis to create the critical mass required to solve some of these infrastructure issues.
Sycamore Canyon Business Park Specific Plan
The project will be consistent with the proposed Industrial land use, as it is intended for light industrial, distribution and warehousing, and product assembly (Exhibits 6).
The proposed project, which also involves minor text modifications to Table 1 to adjust the gross industrial acreage, is consistent with the goals and objectives of the Specific Plan which encourages high quality industrial development within the Specific Plan area (Exhibits 8 and 9). The Industrial subarea allows for land uses such as light industrial, distribution and warehousing, and product assembly.
Warehouse uses, including the wholes ale distribution of goods, is permitted by right in this subarea.
The proposed project was analyzed for compliance with the development standards and was fo und to be generally consistent with the standards established in the Specific Plan, except for screen walls higher than permitted by the Specific Plan.
The Specific Plan allows for consideration of a Variance to deviate from the development standards. The applicant is requesting a Variance to facilitate implementation of the proposed project (Exhibit 11).
5 տ
Zoning Code Land Use Consistency (Title 19)
The project will be consistent with the proposed BMP-SP – Business and Manufacturing Park and Specific Plan (Sycamore Canyon Business Park) Overlay Zones (Exhib it 7), as it intended for low- intensity and low-impact industrial, office, and related uses.
On November 10, 2020, the City Council approved amendments to the BMP Zone development standards of the Zoning Code in association with the revised Good Neighbor Guidelines. Per the direction of the City Council, entitlement projects that were submitted prior to the adoption of amended Zoning Code, and deemed substantially compl ete, were determined to be
grandfathered under the previous regulations.
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PR-2020-000519
Consistent Inconsistent
The proposed project application was submitted prior to adoption of the revised Zoning Code. This project was deemed substantially complete as the project plans had been accepted by staff. As such, the proposed warehouse developmen t is permitted by right in the BMP Zone.
The project was analyzed for consistency with the applicable development standards established in the Zoning Code at the time the entitlement application was submitted, and the project was found to be consistent.
Grading Code (Title 17)
The proposed project is genera lly consistent with the grading standards and general requirements established in the Grading Code, except for retaining walls higher than permitted by Code.
The Grading Code allows for consideration of a Grading Exception to deviate from the development standards. The applicant is requesting a Grading Exception to facilitate implementation of the proposed project (Exhibit 12).
5 ܆
Compliance with Citywide Design & Sign Guidelines
The proposed project substantially meets the objectives of the Citywide Design Guidelines for new development related to building siting and orientation, massing, articulation and architectural treatment, parking layout, landscaping, and lighting.
The proposed project consists of a tilt up building designed to incorporate an earth tone color scheme with decorative accents, including stucco, storefront windows, metal canopies, and panel reveals. As proposed and conditioned, the proposed project is consistent with the Citywide Design Guidelines.
5 ܆
Riverside County Airport Land Use Compatibility Plan
The proposed project is in Zone B1-APZ-II (Inner Approach/Departure Zone) of the March Air Reserve Ba se Land Use Compatibility Plan (MARB LUCP). On April 8, 2021, the Riverside County Airport Land Use Commission (ALUC) determined the proposed project to be consistent with the 2014 March Air Reserve Base/Inland Port Airport Land Use Compatibility Plan, subject to conditions of approval (Exhibit 13).
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COMPLIANCE WITH APPLICABLE DEVELOPMENT STANDARDS
Sycamore Canyon Business Park Specific Plan (Industrial Subarea East of I-215) Standard Proposed Consistent Inconsistent
Min. Lot Area 1/2 acre 8.82 acres 5 տ
Min. Lot Width 125 feet 125 feet 5 տ
PR-2020-000519
Sycamore Canyon Business Park Specific Plan (Industrial Subarea East of I-215) Standard Proposed Consistent Inconsistent
Min. Building
Setbacks
Front Yard 10 feet 352 feet, 4 inches 5 տ
Side Yard
East 0 feet 47 feet, 8 inches 5 տ
West 0 Feet 68 feet, 1 inch 5 տ
Rear Yard (North) 20 feet 50 feet, 9 inches 5 տ
Min. Landscape
Setback Front Yard 10 feet 20 feet 5 տ
Chapter 19.130 – Business and Manufacturing Park Development Standards Min. Lot Depth 100 feet 919 feet 5 տ
Floor Area Ratio 1.50 0.50 5 տ
Max. Building
Height 45 feet 44 feet, 9 inches 5 տ
Chapter 19.580 – Parking and Loading Development Standards Standard Parking
Required
Parking
Provided Consistent Inconsistent
Parking
Requirements
Office (6,400 SF):
1 space/250 SF
26 spaces
30 spaces 5 ܆
Warehouse (109,126 SF):
1 space/1,000 SF
109
spaces
110
spaces 5 ܆
Total Parking
135
spaces
140
spaces 5 ܆
FINDINGS SUMMARY
Zoning Code Map Amendment
The proposal to apply the BMP – Business and Manufacturing Park Zone to the project site is generally consistent with the goals, policies, and objectives of the General Plan, as it will allow for additional warehouse development in the Sycamore Canyon/Canyon Springs Neighborhood.
The proposed Zoning Code Map Amendment will not adversely affect surrounding properties, as the project was purposefully designed so that the loading docks and associated truck traffic are located on the east side of the building, away from the existing nonconforming single family residences. Furthermore, the proposed amendment promotes public health, safety, and general welfare and serves the goals and purposes of the Zoning Code.
Variance
The Sycamore Canyon Business Park Specific Plan allows screening walls to be a maximum height of 12 feet. The project proposes a solid wall along the western part of the site to screen the loading docks and truck parking area from public view. The wall ranges in height from 3 feet to a maximum height of 16 feet, 6 in ches visible from Interstate 215. The applicant is requesting a Variance to exceed the height limit and facilitate implementation of the proposed project.
PR-2020-000519
The applicant provided justifications in support of the Variance request (Exhibit 11). Staff can make the necessary findings in support of the Variance to allow solid masonry walls up to 16 feet, 6 inches in height, as the project site is uniquely shaped and significantly restricted due to the topography and an existing wetland pond located immediately adjacent to the Interstate 215 on-ramp.
Grading Exception
The Grading Code establishes a maximum retaining wall height of 6 feet in areas not visible from the public right-of-way. The project proposes retaining walls up to 10 feet, 10 inches, not visible from the right-of-way. The applicant is requesting a Grading Exception to facilitate implementation of the proposed project.
The applicant provided justifications in support of the Grading Exception request (Exhibit 12). Staff can make the necessary findings in support of the Grading Exception to allow over height retaining walls, as the project site is uniquely shaped and significantly restricted due to the topography and an existing wetland pond located immediately adjacent to the Interstate 215 on-ramp.
ENVIRONMENTAL REVIEW
An Addendum to an adopted Mitigated Negative Declaration (MND) and Mitigation and Monitoring Reporting Program (Planning Cases P14-0841, P14-0842, P14-0843, P14-0844, P14-0846, and P14-0847) was prepared for this proposed p roject in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines (Exhibit 14).
The adopted MND determined that roadway capacity is adequate to accommodate the projected traffic volumes of the previously entitled project and would operate at better than the required level of service (LOS) D, with implementation of Mitigation Measure MM-1 Traffic, which would have required the project to install a se cond eastbound left turn lane at the signalized intersection of Alessandro Boulevard and the gas station. Based on subsequent analysis of the proposed project, Mitigation Measure MM-1 Traffic is proposed to be replaced in the Addendum, with a comparable improvement, identified as MM-1 Traffic (Modified), which requires the applicant to complete street improvement plans including signing and striping plans and traffic signal modification plans related to the widening of the northerly curb of Alessandro Boulevard between the I-215 Freeway Northbound On -Ramp and Project Driveways in order to accommodate a 3rd and 4th westbound lane as recommended in the Traffic Study (Dated July 28, 2022).
The Addendum determined that the proposed proj ect will not result in significant effects on the environment and is therefore consistent with th e adopted Mitigated Nega tive Declaration and Mitigation and Monitoring Reporting Program.
PUBLIC NOTICE AND COMMENTS
Public hearing notices were mailed to property owners within 300 feet of the site. As of the writing of this report, no responses have been received by Planning Staff.
APPEAL INFORMATION
Actions by the City Planning Commission, including any environmental finding, may be appealed to the City Council within ten calendar days after the decision. Appeal filing and processing information may be obtained from the Planning Division, 3rd Floor, City Hall.
EXHIBITS LIST
PR-2020-000519
1. Staff Recommended Findings
2. Staff Recommended Conditions of Approval
3. Existing Site Photos
4. Location Map
5. Existing and Proposed General Plan Maps
6. Specific Plan Map
7. Existing and Proposed Zoning Maps
8. Specific Plan Text Amendment (Table 1 – Land Us e Distribution Summary and Figure 5 – Land Use Map) – Redline
9. Specific Plan Text Amendment (Table 1 – Land Us e Distribution Summary and Figure 5 – Land Use Map) – Clean
10. Project Plans (Site Plan, Wall and Fence Plan, Alternate Site Plan, Truck Turning Plan, Screen Wall Elevations, Floor Plan, Roof Plan, Site Line Study, Elevations, Conceptual Grading Plan, Site Sections, Conceptual Utility Plan, Storm Drain Plan, Conceptual Street Layout Exhibit, Truck Route Plan, Variance and Grading Exception Exhibit, Demolition Plan, Conceptual Landscape Plan, Photometric Plan, Project Description)
11. Applicant Prepared Variance Justifications
12. Applicant Prepared Grading Exception Justifications
13. Airport Land Use Commission (ALUC) Determination - Dated April 8, 2021
14. Addendum to Mitigated Negative Declaration (Planning Cases P14-0841, P14-0842, P14-0843, P14-0844, P14-0846, and P14-0847)
Prepared by: Candice Assadzadeh, Senior Planner
Reviewed by: Brian Norton, Acting Principal Planner
Approved by: Mary Kopaskie-Brown, Acting Community & Economic Development Department Deputy Director and City Planner
EXHIBIT 1- STAFF RECOMMENDED FINDINGS October 27, 2022
PLANNING CASE: PR-2020-000519 (General Plan Amendment, Specific Plan Amendment, Zoning Code Map Amendment, Variance, Grading Exception, and Design Review)
A. Zoning Code Amendment Findings Pursuant to Chapter19.810.040
1. The proposed Zoning Code Map Amendment is generally consistent with the goals, policies, and objectives of the General Plan;
2. The proposed Zoning Code Map Amendment will not adversely affect surrounding properties; and
3. The proposed Zoning Code Map Amendment promotes public health, safety, and general welfare and serves the goals and purposes of the Zoning Code.
B. Variance Justification Findings Pursuant to Chapter 19.720.040 Variance Request: To allow solid masonry walls up to 16 feet, 6 inches in height, where 12 foot high solid walls are permitted for sc reening purposes by the Sycamore Canyon Business Park Specific Plan.
1. The strict application of the provisions of th e Zoning Code would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the Zoning Code.
The proposed project complies with this finding. The strict application of the provisions of the Sycamore Canyon Business Park Specific Plan requires that all loading areas are screened from public view by landscaping or walls. Solid walls used as a means of screening are required to be at least 6 feet in height and a maximum of 12 feet in height.
The applicant is proposing a solid wall along the western part of the site to screen the loading docks and truck parking area from public view. The wall measures 12 feet in height interior to the loading dock and truck parking ar ea and ranges in height from 3 feet to a maximum height of 16 feet, 6 inches visible from Interstate 215.
The project site is uniquely shaped and significantly restricted due to the topography and an existing wetland pond located immediat ely adjacent to the Interstate 215 on-ramp.
The site plan proposes avoidance of the wetland pond and provides a 30-foot setback from the resource. Strict application of the provisions of the Specific Plan would require the warehouse building to be moved closer to the east property line, adjacent to the existing single family residences, to allow for additional grading needed to lower the height of the screen walls. Alternatively, additional grading would need to occur along the western portion of the site and there would be impacts to the wetland pond.
Therefore, strict application of the Sycamore Canyon Business Park Specific Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the Specific Plan.
EXHIBIT1–FINDINGS
COMMUNITY & ECONOMIC DEVELOPMENTDEPARTMENT PLANNING DIVISION EXHIBIT 1- STAFF RECOMMENDED FINDINGS October 27, 2022
2. There are exceptional circumstances or condit ions applicable to this property or to the intended use or develo pment of this property which do not apply generally to other property in the same zone or neighborhood.
The proposed project complies with this finding. The project site is uniquely shaped and significantly restricted due to the topogr aphy and an existing wetland pond located immediately adjacent to the Interstate 215 on-ramp. The site plan proposes avoidance of the wetland pond and provides a 30-foot setback from the resource.
Strict adherence to the maximum wall height permitted by the Sycamore Canyon Business Park Specific Plan would require additional grading along the western portion of the site and would not allow for the avoidance of the biological resources on site. Therefore, the shape of the site, topography, and biological resources constitute an exceptional circumstances or conditions applicable to the property involved or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood.
3. Granting this request will not prove materially detrimental to the public welfare or injurious to the property or improvements in the neighborhood in which the property is located.
The proposed project complies with this finding. Granting the Variance will allow typical development of the property in accordance with the Objectives and Policies of the General Plan 2025, the Sycam ore Canyon Business Park Specific Plan, and the Zoning Code. The highest wall measuring 16 feet, 6 inches in height is setback approximately 195 feet from the west property line. A series of slopes are proposed in front of the wall, which will help to lessen views of the overall height of the wall. In addition, the Conceptual Landscape Plan provides for lush landscaping in front of the walls consisting of ground cover, accents, shrubs, and a mixture of 24 inch and 36 inch box trees. The distance from the property line, the sloped area, and the p roposed landscaping will work together to soften the proposed screen walls. Therefore, granting this request will not prove materially detrimental to the public welfare or injuri ous to the property or improvements in the neighborhood in which the property is located.
4. Granting the request will not be contrary to the objectives of the General Plan.
The proposed project complies with this finding. Based on the scope of the requested Variance, granting the Variance will not be contrary to the objectives of the General Plan 2025.
C. Grading Exceptions – Justifications Findings pursuant to Chapter 17.32 Grading Exception: To allow retaining walls up to 10 feet, 10 inches in height when not visible from the public right-of-way, where the Grading Code allows a maximum of 6 feet in height.
1. That the strict application of the provisions of this title would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this title.
The proposed project complies with this finding. The project site is uniquely shaped and significantly restricted due to the topogr aphy and an existing wetland pond located immediately adjacent to the Interstate 215 on-ramp. The site plan proposes avoidance of the wetland pond and provides a 30-foot setback from the resource.
The proposed retaining walls strike a balance between site constraints and allows for development, while maintaining the integrity of the biological resources on site. Strict application of the Grading Code to eliminate the over-height retaining walls would require the warehouse building to be moved closer to the east property line, adjacent to the existing single family residences, to allow for additional grading needed to lower the height EXHIBIT 1- STAFF RECOMMENDED FINDINGS October 27, 2022
of the retaining walls. Alternatively, additional grading would need to occur along the western portion of the site, resulting in impacts to the wetland pond.
Therefore, strict application of the provisions of Title 17 of the Riverside Municipal Code would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the Grading Code.
2. That there are exceptional circumstances or conditions applicable to the property involved or to the intended use or develo pment of the property that do not apply generally to other property in the same zone or neighborhood.
The proposed project complies with this finding. The project site is uniquely shaped and significantly restricted due to the topogr aphy and an existing wetland pond located immediately adjacent to the Interstate 215 on-ramp. The site plan proposes avoidance of the wetland pond and provides a 30-foot setback from the resource.
Adherence to the maximum retaining wall he ights permitted by the Grading Code to eliminate the over-height retaining walls wo uld require the warehouse building to be moved closer to the east property line, adjacent to the existing single family residences, to allow for additional grading needed to lower the height of the retaining walls.
Alternatively, additional grading would need to occur along the western portion of the site and there would be impacts to the wetland pond.
Therefore, the shape of the site, topography, and biological resources constitute an exceptional circumstances or conditions app licable to the property involved or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood.
3. That the granting of a waiver will not be materi ally detrimental to the public welfare or injurious to the property or improvements in the zone or neighborhood in which the property is located.
The proposed project complies with this finding. The highest retaining wall measuring 10 feet, 10 inches in height is setback approximat ely 100 feet from the west property line, adjacent to the Interstate 215 on-ramp. The over-height retaining walls are perpendicular to the on-ramp of Interstate 215, and therefore not visible. In addition, the Conceptual Landscape Plan provides for lush landscaping in front of highest wall segment consisting of ground cover, accents, shrubs, and 24 inch box trees. The distance from the property line, the location of the walls, and the propos ed landscaping will work together to soften the proposed retaining walls.
For these reasons, the granting of the Grading Exception will not be materially detrimental to the public welfare or injurious to th e property or improvements in the zone or neighborhood in which the property is located.
EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL October 27, 2022
PLANNING CASE: PR-2020-000519 (General Plan Amendment, Specific Plan Amendment, Zoning Code Map Amendment, Variance, Grading Exception, and Design Review)
Planning Division
1. Plans shall conform to the exhi bits attached to this report. Proposed modifications to the approved design shall be submitted to the Planning Division and shall include revised exhibits and a narrative description of the proposed modifications. The Applicant is advised that additional development applications and fees may be required.
2. All conditions of Riverside County Airport Land Use Commission case ZAP1452MA21 shall apply.
3. The General Plan Map shall be amended as shown in Exhibit 5 contained in the attached City Planning Commission staff report dated October 27, 2022.
4. The Specific Plan shall be amended as shown in Exhibits 6, 8, and 9 contained in the attached City Planning Commission staff report dated October 27, 2022.
5. Advisory: Signs shall be permitted in accordance with Chapter 19.620 of the Zoning Code.
Any new signs shall be subject to separate review and assessment. A separate sign application, including fees and additional sets of plans, will be necessary prior to sign permit issuance.
Prior to Issuance of Grading Permit:
6. MM Air-1: To reduce diesel emissions associa ted with construction, construction contractors shall provide temporary electricity to the site to eliminate the need for diesel- powered electric generators, or provide evidence that electrical hook ups at construction sites are not cost effective or feasible.
7. MM Air-2: To reduce constructi on related particulate matter air quality impacts of City projects the following measures shall be required:
a. The generation of dust shall be controlled as required by the AQMD; b. Grading activities shall cease during periods of high winds (greater than 25 mph); c. Trucks hauling soil, dirt or other emissive materials shall have their loads covered with a tarp or other protective cover as determined by the City Engineer; and d. The contractor shall prepare and maintain a traffic control plan, prepared, stamped and signed by either a licensed Traffic Engineer or a Civil Engineer. The preparation of the plan shall be in accordance with Chapter 5 of the latest edition of the Caltrans Traffic Manual and the State Standard Specifications. The plan shall be submitted for approval, by the engineer, at the preconstruction meeting. Work shall not commence without an approved traffic control plan.
8. MM CR-1: At least 30 days prior to beginning Project construction, the Project Applicant shall contact the Tribes of grading, excavation, and the monitoring program and, if a EXHIBIT2–STAFFRECOMMENDEDCONDITIONSOFAPPROVAL
COMMUNITY & ECONOMIC DEVELOPMENTDEPARTMENT PLANNING DIVISION EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL October 27, 2022
Cultural Resources Treatment and Monitori ng Agreement has not been developed, to develop a Cultural Resources Treatment and Monitoring Agreement between the Applicant and the Tribes. The Agreement sha ll address the treatment of known cultural resources, the designation, responsibilities, and participat ion of professional Native American Tribal monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered on the site.
9. Letter of approval from Western Municipal Water District shall be provided to Planning staff stating agreement with the relocation of easements and utilities.
10. The existing vehicle wash facility shall be demolished. Note: Future construction of a new vehicle wash facility shall require the granting of a separate Conditional Use Permit and Design Review. Separate application and fees shall apply.
11. A 40-scale precise grading plan shall be submitted to the Planning Division and include:
a. Hours of construction and grading activity are limited to between 7:00 a.m. and 6:00 p.m. weekdays and 8:00 a.m. and 5:00 p.m. Saturdays. No construction noise is permitted on Sundays or Federal Holidays;
b. Compliance with City adopted interim erosion control measures; c. Compliance with any applicable recommendations of qualified soils engineer to minimize potential soil stability problems;
d. Include a note requiring the developer to contact Underground Service Alert at least 48 hours prior to any type of work within pipeline easement; and e. Identification of location, exposed height , material, and finish of any proposed retaining walls.
During Grading and Construction Activities:
12. MM CR-2: If inadvertent discoveries of subsurface archaeological/cultural resources are discovered during grading, the developer, the project archaeologist, and the Tribe(s) shall assess the significance of such resources and shall meet and confer regarding the mitigation for such resources. Pursuant to Calif. Pub. Res. Code 21083.2(b) avoidance is the preferred method for archaeological re sources. If the developer, the project archaeologist, and the Tribe(s) cannot agree on the significance or the mitigation for such resources, these issues will be presented to the Communi ty Development Director for decision. The Community Development Director shall make the determination based on the provisions of CEQA with respect to the archaeological resources and shall take into account the religious beliefs, customs, and prac tices of the Tribe(s). Notwithstanding any other rights available under the lay, the de cision of the Communit y Development Direct shall be appealable to the Planning Commission and/or City Council.
13. Construction and operation activities on the property shall be subject to the City’s Noise Code (Title 7), as well as th e County of Riverside’s Noise Code (Title 9) which limits construction noise to 7:00 a.m. to 6:00 p.m. weekdays, and 8:00 a.m. to 5:00 p.m.
Saturdays. No construction noise is permitted on Sundays or federal holidays.
14. The project shall comply with all existing State Water Quality Control Board and City storm water regulations, including compliance with NPDES requirements related to construction and operation measures to prevent erosion, s iltation, transport of urban pollutants, and flooding.
EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL October 27, 2022
15. The Construction Contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site.
16. The Construction Contractor shall locate equi pment staging in areas that will create the greatest distance between construction-rel ated noise sources and noise-sensitive receptors nearest the project site during all project construction.
17. To reduce construction related particulate ma tter air quality impacts of projects the following measures shall be required:
a. The generation of dust and fugitive dust shall be controlled as required by SCAQMD Rule 403;
b. Grading activities shall cease during period of high winds (greater than 25mph); c. Trucks hauling soil, dirt or other emissive materials shall have their loads covered with a tarp or other protective cover as determined by the City Engineer; d. Contractor shall prepare and maintain a traffic control plan, prepared, stamped and signed by either a licensed Traffic Engineer or a Civil Engineer. The preparation of the plan shall be in accordance with Chapter 5 of the latest edition of the Caltrans Traffic Manual and the State Standard Specifications. The plan shall be submitted to Public Works Department f or review and approval. The Traffic Plan shall include, but is not limited to, rerou ting construction related traffic off congested streets, consolidating truc k deliveries, and providing temporary dedicated turn lanes for movement of constr uction traffic to and from site. Work shall not commence without an approval traffic control plan from the Public Works Department;
e. Streets shall be swept at the end of the da y if visible soil material is carried onto adjacent paved public roads;
f. Trucks and other equipment shall be washed when leaving the site; g. Ground cover in disturbed areas shall be replaced immediately after construction; h. Disturbed/loose soil shall be kept moist at all times; and i. A 15 mile per hour speed limit shall be enforced on unpaved portions of the construction site.
18. The applicant shall be responsible for erosio n and dust control during both the grading and construction phases of the project.
19. To reduce diesel emissions associated with construction, construction contractors shall provide temporary electricity to eliminate the need for diesel powered generators or provide evidence that electrical hook ups at co nstruction sites are not cost effective or feasible.
20. The project contractors shall equip all co nstruction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards.
21. Noise reducing design features shall be ut ilized consistent with standards in Title 24 California Code of Regulations and Title 7 of the Municipal Code.
Prior to Building Permit Issuance:
22. The Zoning Code Map shall be amended as shown in Exhibit 7 contained in the attached City Planning Commission staff report dated April 14, 2022.
EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL October 27, 2022
23. Prior to building permit issuance, a site plan that indicates the location and capacity of solid waste and recycling collection and loading areas must be submitted to the Riverside County Department of Waste Resources for review and approval.
24. Landscaping and Irrigation Plans shall be submitted to the Planning Division for review.
Design modifications may be required as deemed necessary. Separate applications and filing fees are required. Include the following on the plans:
a. Landscaping and Irrigation plans shall provide suitable landscape material within the bio-retention basins;
b. Enhanced landscaping shall be provided along the project frontage adjacent to Alessandro Boulevard, to the satisfaction of staff; and c. Trees located along the west property line, adjacent to the wall screening the truck parking area, shall be a minimum size of 36 inch box trees.
25. Photometric/Lighting Plan: A photometric study and manuf acturer's cut sheets of all exterior lighting on the building, in the landscaped areas, parking lots and pedestrian paths shall be submitted for review and approval.
a. All on-site lighting shall provide a minimum intensity of one foot-candle and a maximum of ten foot-candles at ground level throughout the areas serving the public and used for parking, with a ratio of average light to minimum light of four to one (4:1);
b. The light sources shall be hooded and shielded to minimize off-site glare, shall not direct light skyward and shall be directed away from adjacent properties and public rights-of-ways;
c. If lights are proposed to be mounted on buildings, down-lights shall be utilized; d. Light poles shall not exceed 25 feet in height, including the height of any concrete or other base material;
e. Light poles within 50 feet of residential zone or uses and adjacent to the wetland pond shall not exceed 14 feet in height, including the height of any concrete or other base material; and
f. For safety, all pedestrian paths shall be adequately lighted throughout the project.
26. Fence and Wall Plan: Revise the wall and fence plan such that the plan provided for building permit plan check incorporates the following changes:
a. All freestanding and retaining walls shall be constructed of, or finished in, a decorative material;
b. All walls shall be consists of a decorative material and finished with a decorative cap; and
c. Specify the color and materials of all proposed walls and fences.
27. Staff Required Plot Plan Conditions : Revise the submitted plot plan such that the plan provided for building permit plan check incorporates the following changes:
a. Stripe the truck parking spaces, located immediately adjacent to the screen wall, to ensure adequate screening of trucks;
b. Verify that all internal drive aisles have a minimum width of 24 feet and all parking stalls are a minimum 9 feet in width by 18 feet in depth; EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL October 27, 2022
c. A minimum 12-inch concrete walkway, including curb width, shall be provided along the sides of landscape planters wh enever the side of a parking stall is adjacent to a planter; and
d. Provision for accessible parking as deem ed necessary by Bu ilding and Safety Division.
28. Staff Required Building Elevations Conditions: Revise the submitted building elevations such that the plans provided for building permit plan check incorporate the following changes:
a. The building elevations submitted for bu ilding permits shall clearly specify all building materials and colors to match the materials and colors as approved by the City Planning Commission as applicable; and
b. Roof-mounted mechanical equipment shall not protrude above the height of the building parapet wall.
29. Plans submitted for staff review shall specify the location, design and color of all domestic water meters, backflow preventers and utility cabinets subject to Planning and Public Utilities review and approval. The visibility of such facilities shall be minimized to Planning Department review and approval through means including but not limited to relocation, berming, landscaping, and/or installation of a screen wall.
30. Submit three sets of plans depicting the preferred location for above ground utility transformers of capacity to accommodate th e planned or speculative uses within the building(s). These plans shall be reviewed and approved by the Pl anning Division and Public Utilities Department - Electric Division prior to the issuance of a building permit. The proposed location of the transformer shall be level, within 100 feet of the customer's service point, accessible to service trucks and in a location where the transformer can be adequately screened from public view, ei ther by buildings or landscape screening. If landscape screening is the preferred screenin g method, no landscaping except ground cover shall be allowed within 10 feet of the transformer. The Applicant is advised to consult with the City of Riverside Public Utilities, El ectrical Engineering Division, at (951)826-5489 prior to preparing these plans.
31. Ground mounted equipment shall be fully screened from the public right-of-way.
Prior to Release of Utilities and/or Occupancy:
32. Install the landscape and irrigation per the approved plans and submit the completed “Certificate of Substantial Completion” (Append ix C of the Water Efficient Landscaping and Irrigation Ordinance Summary and Desi gn Manual) signed by the Designer/auditor responsible for the project. Contact the Case Pl anner, at (951) 826-5371 to schedule the final inspection at least one week prior to needing the release of utilities.
Prior to Issuance of Certificate of Occupancy:
33. MM-1 Traffic (Modified): Prior to the issuance of a Certificate of Occupancy, the applicant shall complete street improvement plans incl uding signing and striping plans and traffic signal modification plans related to the wi dening of the northerly curb of Alessandro Boulevard between the I-215 Freeway Northb ound On-Ramp and Project Driveways in order to accommodate a 3rd and 4th westbo und lane as recommended in the Traffic Study (Dated July 28, 2022). The applicant shall obtain any necessary permits and approvals from both the City of Riverside and Caltrans District 8 associated with the widening and improvements on Alessandro Boulevard. The applicant is solely responsible for the procurement and installation of the st reet improvements to the satisfaction of the Director of Public Works.
EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL October 27, 2022
Site Operation Standards:
34. Occupancy shall comply with the density restrictions and density cap as provided in the approval by Riverside County Airport Land Use Commission case ZAP1452MA21.
35. All operations shall be in compliance with Title 7 (Noise Control) of the Riverside Municipal Code.
Standard Conditions:
36. There is a 24-month time limit in which to commence construction of the project beginning the day following approval by the Planning Commission unless a public hearing is held by City Council; in that event the time limit begins the day following City Council approval.
37. The Design Review, Variance, and Grading Exception may be granted time extensions by the Community & Economic Development Director, or their designee, up to a total of two years beyond the original approval expirati on date prior to issuance of any building permits. Once a building pe rmit has been issued, the deve lopment will be considered vested and time extensions are no longer needed.
Please be advised that the applicant will not be notified by the planning division about the pending expiration of the subject entitlement.
38. Within 30 days of approval of this case by the City, the developer shall execute an agreement approved by the City Attorney's Office to defend, indemnify, including reimbursement, and hold harmless the City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this approval, which action is brought within the time period provided for in Section 66 499.37 of the Government Code. The City will promptly notify the developer of any such claim, action or proceeding and the City will cooperate in the defense of the proceeding.
39. Enumeration of the conditions herein sha ll not exclude or excuse compliance with all applicable rules and regulations in effect at the time this permit is exercised.
40. This project shall fully and continually comply with all applicable conditions of approval, State, Federal and local laws in effect at the time the permit is approved and exercised and which may become effect ive and applicable thereafter, and in accordance with the terms contained within the Staff Report and all testimony regarding this case. Failure to do so will be grounds for Code Enforcement action, revocation, or further legal action.
41. The plans shall be submitted for plan check revi ew to assure that all required conditions have been met prior to exercising of this permit.
42. The subject property shall be developed and operated substantially as described in the text of this report and as shown on the plot plan on file with this case except for any specific modifications that may be required by these conditions of approval.
43. The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.
Fire Department
44. Requirements for construction shall follow the currently adopted California Building Code and California Fire Code with City of Riverside amendments.
45. Construction plans shall be submitted and permitted prior to construction.
46. Fire Department access shall be maintained during all phases of construction.
EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL October 27, 2022
47. Fire sprinkler, fire alarm, fixed extinguishing system, eme rgency radio systems, standpipes or any other type of fire protection systems th at are required by the California Fire Code, California Building Code or City Ordinance, sh all be submitted by a California Licensed contractor, under separate permit to Riverside Fire Department for approval and permit issuance prior to any work on such systems.
48. To comply with all applicable requirements per CFC, Chapter 33 (Fire Safety During Construction and Demolition).
49. Provide for fire department access to the facility. "Knox" key devices are available for use in the City. Contact the Fire Department for applications and details.
50. An “Infrared Automatic Gate System” is required for all electric gates. Contact the Fire Prevention Division for information.
Parks, Recreation & Community Services – Park Planning
51. Developer shall make payment of all applicab le Park Development Impact Fees (local, aquatic, regional/reserve and trail fees) for privately developed areas.
Public Utilities - Electric
52. A Blanket Public Utility Easement (PUE) is required over the parcel.
53. Provisions for electrical Utility equipment to provide power to the site is the responsibility of the developer. Please make sure that all clearances are maintained, and location of the equipment is approved by the Utility.
54. Developer is responsible for all trenching, installation of conduit and sub-structures required to provide power to the site. In addition to in stalling spare conduits, streetlights, also stub and cap along property frontage.
55. Plot existing electrical distribution facilities on the original site plan, reach out to Riverside Public Utilities to have as-builts provided for existing pull box X6825.
Public Works – Land Development
Conditions to be fulfilled prior to permit issuance unless otherwise noted:
56. Reciprocal ingress/egress access easement required to allow access across parcels.
57. Prior to issuance of any building or grading permits, the property owner shall record an "Acceptance of Drainage Waters Covenant and Agreement" with the County-Clerk Recorder or other instrument acceptable to th e City Attorney. City is requiring that an agreement be executed and recorded to provide for the acceptance of Drainage Waters from adjacent Parcel(s) onto Project Parcel and to provide for the maintenance of the drainage facilities/swales by the recording of a covenant.
58. Storm Drain construction will be contingent on engineer's drainage study.
59. Prior to Building Permit Issuance, the Develo per shall complete a lot line adjustment to consolidate the project site parcels to the satisf action of the Planning Division and Public Works Department.
60. Installation of sewers and sewer laterals to serve this project to Public Works specifications.
Project falls within Edgemont sewer service area. Please contact Edgemont for requirements to connect to their sewer and provide a will serve letter.
61. Size, number and location of driveways to Public Works specifications.
62. Prior to permit issuance, add the following notes to the site/plot or landscape plans and email a PDF to [email protected] for review and approval:
EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL October 27, 2022
a. PLANT 24” box size Tristaniopsis laurina in PUBLIC RIGHT-OF-WAY along ALESSANDRO BLVD; Tree Inspector to determine precise locations during site inspection after fine grading and any hardscape installation is complete. Planting, staking, irrigation, root barriers to Landscape & Forestry specifications.
63. Trash enclosures required per public works specifications.
64. Prior to final inspection for the development project, the applicant shall pay the Transportation Uniform Mitigation Fee (TUMF) in accordance with the fee schedule in effect at the time of payment. If the project improvements include qualifying right-of-way dedications and/or street improvements to a TUMF regional arterial roadway as identified on the Regional System of Highways and Arterials, the developer may have the option to enter into a Credit/ Reimbursement Agreem ent with the City and Western Riverside Council of Governments (WRCOG) to recover costs for such work based on unit costs as determined by WRCOG.
65. Prior to issuance of a building or grading permi t, the applicant shall submit to the City for review and approval, a project-specific WQMP that:
a. Addresses Site Design BMP's such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or "zero discharge" areas and conserving natural areas;
b. Incorporates the applicable Source Control BMP's as described in the Santa Ana River Region WQMP and provides a detailed description of their implementation; c. Incorporates Treatment Control BMP's as described in the Santa Ana River Region WQMP and provides information regarding design considerations; d. Describes the long-term operation an d maintenance requirements for BMP's requiring long-term maintenance; and
e. Describes the mechanism for funding t he long-term operation and maintenance of the BMP's requiring long-term maintena nce. The terms of the agreement shall be in accordance with the RMC Chapter 16.68 and the TUMF Administrative Plan requirements. Credit/reimbursement agreem ents must be fully executed prior to receiving any credit/reimbursement . An appraisal is required for credit/reimbursement of right of way de dications and credit/reimbursement of qualifying improvements requires the public bidding and payment of prevailing wages in accordance with State Law. For further assistance, please contact the Public Works Department.
66. Prior to issuance of any building or grading permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk Recorder or other instrument acceptable to the City Attorney to inform fu ture property owners of the requirement to implement the approved project-specific WQMP. Other alternative instruments for requiring implementation of the approved project-specific WQMP include: requiring the implementation of the project-specific WQMP in the Home Owners Association or Property Owners Association Conditions, Covenants an d Restrictions (C,C&R's); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the project-specific WQMP; or equivalent may also be considered. Alternative instruments must be approved by the City prior to the issuance of any building or grading permits.
67. If the project will cause land disturbance of one acre or more, it must comply with the statewide General Permit for Storm Water Discharges Associated with Construction Activity. The project applicant shall cause the approved final project-specific WQMP to EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL October 27, 2022
be incorporated by reference or attached to the project's Storm Water Pollution Prevention Plan as the Post-Construction Management Plan.
68. Prior to building or grading permit closeout or the issuance of a certificate of occupancy or certificate of use, the applicant shall:
a. Demonstrate that all structural BMP's described in the project-specific WQMP have been constructed and installed in conformance with approved plans and specifications;
b. Demonstrate that applicant is prepared to implement all non-structural BMP's described in the approved project-specific WQMP; and
c. Demonstrate that an adequate number of copies of the approved project-specific WQMP are available for the future owners/ occupants.
69. Installation of curb and gutter at 69 feet from construction centerline, sidewalk and matching paving on Alessandro Blvd. to allow for the installation of a right turn acceleration lane for vehicles exiting the site to Caltrans and City of Riverside Public Works specifications.
70. Off-site improvement plans to be approved by Public Works prior to issuance of construction permit.
71. Relocation of traffic signal facilities on northeast corner of Alessandro Blvd. and I-215 northbound on-ramp to Caltrans and City of Riverside Public Works specifications.
72. A surety prepared by Public Works to be po sted to guarantee the required off-site improvements prior to map recordation.
73. Size, number and location of driveways to Public Works specifications.
74. Closure of unused driveway(s) to Public Works specifications.
75. Encroachment Permit required from Caltrans prior to grading permit issuance.
76. Written permission is required from adjacent property owner to the east to grade off site prior to grading permit issuance.
Western Municipal Water District
77. Compliance with water efficient landscape re quirements per the City of Riverside’s Ordinance No. 859.
78. Developer’s landscape architect is required to meet landscape requirements of the agency of jurisdiction.
79. Developer to submit a 22” x 34” preliminary onsite and/or offsite plan of water layout to Western before formal submittal of Water Improvement Plans.
80. Preliminary water plans shall show the following items for preliminary review and approval by Western:
a. Plans based on a field survey showing the basis of bearing, basis of elevation per Western standards, surveyor information and date of survey. b. Delineate all existing utility fa cilities (i.e.; pipe diameter, pipe material, manholes, water meters, air/vac, blow-off, fire hydrants, valves, sewer, gas, communication, electrical, etc.) within project boundaries.
c. Delineate all easements and right of way along proposed facilities. d. Delineate all proposed and existing lots, streets, and storm drains.
EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL October 27, 2022
e. Include pipeline diameters and type of material.
81. Developer to submit a detailed engineer’s construction cost estimate to Western for review and approval. Once approved, Developer shall make a deposit for plan checking services for Water Improvement Plans.
82. Water Improvement Plans shall be designed per Western’s Standard Specifications. Please review Western’s Standard Specifications for submittal formats and requirements online at http://www.wmwd.com/158/Standard-Specifications-Drawings
83. Developer to submit grading plans for West ern’s review and approval before grading permit is issued. All onsite and/or offsite utilities to be relocated, upsized, or installed are at Developers expense.
84. Developer to pay all cost asso ciated with preliminary review by Western at the time of review.
85. Provide and/or pay for all applicable cost an d fees including connection facilities, relocation of facilities, and additional fac ilities that may be ne cessary to accommodate applicant’s proposed water usage, while maintaining resiliency of pipelines within Western’s distribution system. This may incl ude as required by Western, the extension of offsite pipelines northerly, upsizing and relo cation of onsite pipelines, looping between existing system pipelines, elimination of nearby long water service connections existing to properties easterly adjacent to the development.
86. Water Improvement Plans shall not be accepted for plan checking until all items mentioned above are reviewed and approved by Western.
87. The available Fire Flow must be determined by a flow test or fire flow modeling. Coordinate with fire protection agency of jurisdiction to determine required fire flow for the proposed project and advise Western of the fire flow requirements. Submit request to Wester for fire flow modeling to determine if existing water systems capacity is available to provide the required fire flow. Depending on the results of the fire flow modeling additional conditions of approval such as upsizing of existing pipe s, extension of pipes, installation of parallel piping or installation of pumps, at the developer’s cost, may be required.
88. Contact Western’s Development Services De partment at (951) 571 -7100 for further information.
Looking northwest at the project site, from Alessandro Boulevard.
Looking north at the project site, from Alessandro Boulevard.
PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 3 - Existing Site Photos
Looking north at the project site, from the Interstate 215 on-ramp.
Looking east at the project site, from the Interstate 215 on-ramp.
PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR), Exhibit 3 - Existing Site Photos -PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR) Exhibit 4 - Location Map OLD 215 FRONTAGE RD
ALESSANDRO BL
BAY ST
Project Site
KEY
Parcels
Project Site
0 270 540 810135
Feet
Unincorporated
Riverside County
Unincorporated
Riverside County
City Boundary
-
EXISTING PROPOSED
OLD 215 FRONTAGE RD
BAY ST
ALESSANDRO BL
B/OP
B/OP
B/OP
C
OLD 215 FRONTAGE RD
BAY ST
ALESSANDRO BL
B/OP
B/OP
C
B/OP
Project Site: B/OP - Business/Office ParkProject Site: C- Commercial PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR) Exhibit 5 - Existing and Proposed General Plan MapV Parcels
KEY
B/OP - Business Office Park
Project Site
Parcels
C- Commercial
0 230 460 690 920115
Feet
City Boundary
Land Use Designation
-
ALESSANDRO BL
BOX SPRINGS BL
OLD 215 FRONTAGE RD
DAY ST
EUCALYPTUS AV
LANCASTER LN
EDGEMONT ST
BROWN ST
VALLEY SPRINGS PW
RIVER RUN
SYCAMORE CANYON BL
EASTRIDGE AV
COTTONWOOD
AV
CAMINO DEL
ORO
GATEWAY DR
BAY ST
MEMORIAL WY
GEM LN
COTTONWOOD AV
MT BALDY DR
SAN GORGONIO DR
Canyon Springs
Specific Plan
Sycamore Canyon
Business Park
Project Site
PR-2020-000519 (GPA, SPA, RZ, VR, GE, DR) Exhibit 6 - Specific Plan Map KEY
Project Site
Parcels
Sycamore Canyon Business Park Specific Plan
Mission Grove Specific Plan
City Boundary
Unincorporated
Riverside County
0 0.1 0.2 0.30.05
Miles
Project Site
From: Industrial Support
To: Industrial