SCH Number 2024040114

Project Info

Title

San Jacinto Commerce Center Specific Plan

Description

The proposed Project is located south of Ramona Boulevard (Record Road), east of Odell Street, west of Sanderson Avenue, and north of Cottonwood Avenue in the City of San Jacinto, Riverside County, California and is within Sections 17, 18, 19, 20, 29, and 30, Township 4 South and Range 1 West of the San Bernardino Baseline and Meridian. The Project Study Area is comprised of 660 acres consisting of a 514-acre On-Site Study Area encompassing Assessor’s Parcel Numbers (APNs): 432-030-006, 432-030-010, 432-030-011 and 432-030-012. The 146-acre Off-Site Study Areas are located within unimproved and partially improved rights-of-ways (ROWs). The proposed Project would replace the Villages of San Jacinto Specific Plan with the proposed San Jacinto Commerce Center Specific Plan (SJCCSP), amend the General Plan Land Use Map and Change the Zoning designations, provide an updated Zoning Ordinance, subdivide the On-Site Study Area into 19 parcels and propose a Development Agreement (DA). Approval of the proposed Project would provide a plan and pathway for future implementing development projects. The proposed Project includes the entitlements necessary for the planning of future industrial warehouse buildings along with associated parking, landscaping, amenity spaces, trails, bike paths; and infrastructure necessary to support future development on the approximately 514-acre On-Site Study Area. A portion of the approximately 146-acre Off-Site Study Area would be planned for future utilities and roadway improvements, necessary to support future implementing development. The intent of the SJCCSP is to provide high quality industrial land uses to serve existing and future residents, employees, and businesses of the City of San Jacinto and Riverside County. The land use plan has been designed to ensure economic viability, functional integrity, and a positive aesthetic impact on the surrounding community. The proposed SJCCSP would guide the buildout of the On-Site Study Area through two Development Scenarios consisting of eight or seven planning areas (PAs). The SJCCSP would provide for land uses with interrelated opportunities and consist of Industrial (I) , Public (P), and Flex-Use land use designations as well as two overlay areas as defined below. Industrial The Industrial land use designation would allow for a variety of industrial and manufacturing activities. Activities that do not generate significant amounts of pollution, including limited regional and sub-regional commercial activities that co-exist with surrounding land uses in a compatible manner would also be allowable, subject to the approval of a Conditional Use Permit. The SJCCSP also proposes “Good Neighbor” policies intended to provide the City and future implementing development projects with ways to ensure compatibility issues associated with warehouse, logistics and distribution facilities. These policies are designed to promote economic vitality and sustainability of businesses, while protecting the general health, safety, and welfare of the public that may be located within properties near or adjacent to the SJCCSP. A portion of industrial tenant space and Overlay areas as described below, may also be utilized for office, retail space, or ancillary support services. Other supporting uses that are determined to be compatible with the primary Industrial use may be allowed by the SJCCSP. The average overall intensity of development would provide a floor area ratio (FAR) of up to 0.55. Public The Public land use designation would allow for publicly-owned facilities and properties, including regional and subregional drainages, basins, and other public facilities. The SJCCSP would permit uses in these PAs that are determined to be compatible with the primary Public land use, including but not limited to open space areas, hiking, biking, or recreational spaces. Flex-Use The Flex-Use land use designation would offer flexibility in permitted land uses, providing for a range of uses based on evolving market conditions, technological changes, and community needs. The purpose of this designation is to support economic resilience by reducing commute distances, fostering mixed-use environments, optimizing land use, and reducing development barriers. This designation encourages integrated development that supports employment, housing, and services within a short distance to create a vibrant, self-sustaining community. It also incorporates design standards and guidelines to ensure compatibility among uses. Allowable land uses within the Flex-Use Zone include industrial and manufacturing uses, service retail trade, warehousing, education, business/professional uses, research/technology, and residential uses. The residential units allowable within the Flex-Use land use designation were already considered by the approved VSJ SP, Tentative Tract Map No. 38107, and 2040 General Plan, all anticipated residential development based on existing approvals and/or current land use designations within the Project Study Area so the residential uses permitted within the Flex-Use land use designation are no different than the residential land uses previously contemplated. The SJCCSP also includes two Overlays which would allow for additional uses as permitted by the SJCCSP to certain PA’s or additional design requirements as defined below: - Industrial Support Overlay (ISO). This overlay would allow for industrial/business support services, including, but not limited to food service, gas stations, and limited retail uses within the SJCCSP without affecting the integrity of areas available for industrial uses. - Sanderson Avenue Restricted Overlay (SO). This overlay is intended to provide additional design guidance to support the corridor along Sanderson Avenue. The SO would restrict certain heavier industrial and outdoor uses by establishing a maximum building height of 60 feet from within the first 300 feet of Sanderson Avenue. If a portion of a building falls within the Sanderson Overlay area, the restrictions would apply to any outdoor component of the use within the 300 foot-buffer along the eastern boundary of the On-Site Study Area along Sanderson Avenue since this stretch has the potential for significant visual impacts. Drainage infrastructure within the SO would require landscape screening. The SJCCSP would also include open space areas, amenity areas, requirements for pedestrian connections, and a proposed 12-foot-wide trail along Sanderson Avenue. The proposed Project could be implemented under two different future development scenarios. Depending upon market conditions and availability of specific tenants, the Specific Plan would accommodate varying industrial intensities. Scenario 1 land uses assume no cold storage uses. Scenario 2 land uses assume up to 1.2 million square feet of cold storage uses. Development Scenario 1 Under Development Scenario 1, PA’s 1 through 4 would be designated Industrial (I) allowing up to 7,500,000 square feet of industrial land uses, as well as related supporting land uses as permitted by the SJCCSP. PA’s 5, 6A, and 6B would be designated Public (P) and provide for flood control and open space land uses. Planning Area 7 would be designated Flex-Use (F) allowing up to 1,500,000 square feet of industrial land uses as well as related supporting land uses as permitted by the SJCCSP or a maximum of 532 residential dwelling units (which were already contemplated), and/or a mix of retail trade and services as permitted by the SJCCSP. Planning Areas 2 through 4 and 7 are also part of the Sanderson Avenue Restricted Use Overlay (SO) while PA 4 is also part of the Industrial Support Overlay (ISO). Under Development Scenario 1, a maximum of 9 million square feet of industrial land uses and related supporting land uses are permitted by the SJCCSP. Development Scenario 2 Under Development Scenario 2, PA’s 1 through 4 would be designated Industrial (I) and PA 7 would be designated Flex-Use (F) allowing for a maximum of approximately 6.9 million square feet of industrial land uses that include cold storage, as well as related supporting land uses as permitted by the SJCCSP. The cold storage use would be an allowable use within PA's 1 through 4 under Development Scenario 2 and is anticipated to occur primarily within PA3. However, cold storage uses may develop within any of the PA’s designated Industrial within Development Scenario 2 provided the overall maximum cold storage square footage does not exceed 1.2 million square feet. Planning Area 7 would be designated Flex-Use (F) allowing up to 1,500,000 square feet of industrial land uses as well as related supporting land uses as permitted by the SJCCSP or a maximum of 532 residential dwelling units (which were already contemplated), and/or a mix of retail trade and services as permitted by the SJCCSP. PA’s 5, 6A, and 6B would be designated Public (P) and provide for flood control and open space land uses. Planning Areas 2 through 4 are also part of the Sanderson Avenue Restricted Use Overlay (SO) while PA 4 is also part of the Industrial Support Overlay (ISO). Infrastructure The proposed Project would require on- and off-site infrastructure improvements related to roadways and utilities. On-Site infrastructure improvements that may be required from future implementing development projects would include utility alignments/connections and roadway improvements within the On-Site Study Area. Off-site improvements include those necessary for roadway improvements and connections/alignments for utilities. Vehicular Access Primary vehicular access would be provided from Sanderson Avenue along the proposed Project’s eastern boundary, and Ramona Boulevard/Record Road along the northern boundary. De Anza Drive and Bridge Street would provide east and west access through the proposed Project. Additional access would be provided by Cawston Avenue, which traverses the center of the proposed Project, linking Ramona Boulevard/Record Road to the north with De Anza Drive and Bridge Street to the south. Under Development Scenario 2, segments of Cawston Avenue and Bridge Street would be removed from the General Plan Circulation Element. A segment of Cawston Avenue between De Anza Drive and Bridge Street and a segment of Bridge Street between Sanderson and Cawston Avenues, would be removed as General Plan roadways. These two streets would instead, terminate within the On-Site Study Area. Water The proposed Project is located within the service area of Eastern Municipal Water District (EMWD) for potable, recycled water, and wastewater treatment. Eastern Municipal Water District (EMWD) would provide potable water service to the proposed Project from the existing 12-inch diameter waterline located in Sanderson Avenue. New 12-inch to 18-inch diameter facilities are proposed in Cawston Avenue, De Anza Drive, Ramona Boulevard/Record Road, and Bridge Street. All existing groundwater wells within the On-Site Study Area would be properly abandoned with the development of the proposed Project. All new water lines located in new or existing public rights-of-way would be maintained by EMWD. Not related to providing potable water service directly to the proposed Project, but an adjacent source of important potable water supplies to southern California is the Metropolitan Water District of Southern California’s (MWD) Colorado River Aqueduct, Casa Loma Barrel 1 (or Siphon) and San Diego Pipeline 1 and Pipeline 2. Areas of off-site improvements may intersection with MWD fee land. Any improvements or construction within MWD’s right of way or fee areas, will require MWD approvals. The proposed Project would receive recycled water service from EMWD for outdoor irrigation purposes. The nearest point of connection is an existing 42-inch diameter EMWD recycled water pipeline located approximately 30-feet from the southern boundary of the On-Site Study Area. The on-site recycled water plan to serve the proposed Project’s land uses has pipelines of diameters ranging from 2-inches to 8-inches totaling approximately 20,337 linear feet. The maximum irrigation peak recycled water demand for buildout of the proposed Project is 308 acre-feet per year (AFY). EMWD produces and distributes recycled water at the San Jacinto Valley Regional Water Reclamation Facility. Sewer The City of San Jacinto Public Utilities Department is responsible for overseeing the City’s Sewer Collection System consisting of main sewer lines. All City sewage is transferred to EMWD’s treatment plant. EMWD would provide sewer treatment service to the proposed Project from the existing 30-inch diameter sewer trunk line located in Ramona Boulevard/Record Road. Installation of10-inch to 18-inch diameter sewer lines throughout the On-Site Study Area would be connected to existing sewer lines. All sewer lines located in new or existing public rights-of-way would be maintained by the City. Storm Drain The proposed Project would construct a new back-bone system of storm drain pipelines with laterals in Cawston Avenue, De Anza Road, and Bridge Street that are collectively referred to as “Line V,” which would range in size from 18-inch to 126-inch diameter for a total length of approximately 14,200 LF. Line V would drain up to 369 cubic feet per second (cfs) on-site stormwater runoff to the proposed Hydrologic Conditions of Concern (HCOC) Basin to be constructed within Planning Area 5. The unlined HCOC Basin provides storage capacity instead of direct stormwater quality treatment. Each future implementing project of the SJCCSP would provide stormwater treatment for its proportion of runoff generated prior to flowing to the HCOC Basin. To regulate the rate of flow out of the HCOC Basin, a pump station would be constructed, and flows would go to the reinforced concrete box (RCB) culvert that would cross Ramona Boulevard/Record Rd. The culvert would be sized for 536 cfcs to accommodate the developed flows of the proposed Project. To convey off-site flows that come onto the proposed Project during a regional flooding event from the area that is southeast of Sanderson Avenue, the proposed Project would also construct Line 2, a segment of a future MDP facility (SJV MDP Line E) and an unlined Confluence Basin. Line 2 would be a concrete-lined flood control channel and culverts to collect and convey the FEMA-established 100-year storm event flood flows from the San Jacinto Reservoir through the proposed Project and outlet into the proposed Confluence Basin located on-site and directly adjacent to the HCOC Basin. Line 2 and the Confluence Basin would be the on-site component of a future MDP facility that extends out from the Project and constructed by others. The Confluence Basin is the terminus of Line 2. The Confluence Basin provides storage capacity and would also be drained at a controlled rate using the proposed pump station. Once the Confluence Basin becomes full, flows will passively discharge into the future Ramona Boulevard/Record Road RCB culvert to join the existing northerly conveyance drainage pattern. The proposed Line 2 needed for the SJCCSP only, would be constructed in the same footprint as proposed by the SJV MDP Line E facility thereby not precluding the ability for Line E to be constructed instead of Line 2, if the timing of Line E coincides with the SJCCSP buildout. No stormwater from the proposed Project would be conveyed to future Line E until downstream of the Confluence Basin. Because Line 2 would convey off-site flows that come onto the Project site, the timing of future construction of Line E does not affect Project. The outflow from the Ramona Boulevard/Record Road RCB culvert will flow northerly via its existing drainage pattern and existing culverts. The proposed Project would also construct a new off-site storm drain pipeline that is referred to as “Line 1.” Line 1 would drain up to 12 cfs of street runoff in Ramona Boulevard/Record Rd and range in size from 18-inch to 30-inches in diameter for a total length of 4,150 LF. Line 1 would outlet to the proposed culvert that will cross Ramona Boulevard/Record Rd. Proposed Line V, Line 1, the HCOC Basin, and pump station make up the backbone drainage system for the proposed Project and would be maintained by the City. The proposed Line 2 and Confluence Basin would also be maintained by the City. Future implementing projects of the proposed SJCCSP would construct their project-specific connections to the proposed SJCCSP backbone drainage system and water quality treatment systems. Electricity San Jacinto Power (SJP) and/or Southern California Edison (SCE) would provide electrical service to the proposed Project. Existing SCE facilities are located along Sanderson Avenue, Warren Road, and along a portion of Ramona Boulevard (Record Road). The precise points of connection to the proposed Project would be determined at a later date in coordination with SJP/SCE. All existing and proposed electrical lines along the proposed Project frontage and on-site that are below 115 kilovolts (kv) would be placed underground and shall be subject to SJP review and approval. Coordination with SJP and/or SCE would be required to provide service to the proposed Project. Future implementing projects within the proposed SJCCSP would be responsible to provide individual electric connections for service. All proposed electrical distribution lines within the SJCCSP and those located along the proposed Project’s frontage would be placed underground and shall be subject to SJP and/or SCE review and approval. Existing electrical facilities within the Project Study Area may require relocation or placement underground which shall be subject to coordination, review, and approval by SJP and/or SCE. Due to the size of the proposed Project, two (2) electrical substations may be required to provide electricity to the proposed Project. In both development scenarios, one substation is planned near Cawston Avenue and Ramona Boulevard/Record Road that would connect to the existing 33 kv circuit located in Warren Road to supply power to developments within the SJCSSP. Electrical service from the point of connect in Warren Road would extend east along Ramona Boulevard/Record Road to the proposed Project. Under Development Scenario 2, a larger substation may be required to support development within Planning Area 3. This second substation would most likely be located along either De Anza Drive or Bridge Street within the On-Site Study Area. The construction of substation(s) would be allowed in all Planning Areas so that either Development Scenario can be supported and to allow flexibility for future planning of substations. The proposed SJCCSP sets forth standards to require any electrical substations to be screened by an 8-foot-tall decorative block wall and landscaping or decorative tilt-up wall, subject to review and approval by the City. The On-Site Study Area is anticipated to be mass graded in up to four phases. The Phasing Plan allows for the simultaneous development of more than one phase at a time. Each phase may be divided into sub-phases as necessary but would ultimately be determined by market demand and infrastructure availability. The utilities and backbone systems within the SJCCSP would be constructed in phases as needed to support development within any one planning area. The exact phasing and timing of roadway and other infrastructure improvements are dependent on the location of each Planning Area and development needs. Grading design may include mass grading of the entire On-Site Study Area or grading in phases. Grading is designed to balance and is conceptually estimated to result in approximately 2,713,400 cubic yards (cy) of cut and approximately 2,126,000 cy of fill. After factoring in estimates for shrinkage and subsidence, the mass grading would result in a net export of 10,500 cy. When import or export is within 2 percent of the overall grading quantities, grading is considered to be balanced. Since export would be approximately 0.4 percent of the overall grading value, the grading is considered balanced.

2 documents in project