HomeMy WebLinkAbout02/26/2008 CC Agenda Item No. 17 CIT
LAKE 6LSINOR
E
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DREAM �M EXTREMEn.
REPORT TO CITY COUNCIL
TO: HONORABLE MAYOR
AND MEMBERS OF THE CITY COUNCIL
FROM: ROBERT A. BRADY
CITY MANAGER
DATE: FEBRUARY 26, 2008
SUBJECT: PUBLIC HEARING - ZONING ORDINANCE TEXT
AMENDMENT NO. 2007 -01; A REQUEST TO AMEND THE
LAKE ELSINORE MUNICIPAL CODE RELATIVE TO THE
ESTABLISHMENT OF A PLANNED UNIT DEVELOPMENT
(PUD) OVERLAY DISTRICT WITHIN VARIOUS ZONING
DISTRICTS CITYWIDE AS OUTLINED IN CHAPTER 17.37
(PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT)
Background
At the regularly scheduled meeting of February 19, 2008, the Planning Commission
unanimously adopted the following resolution based on the findings made and
attachments:
• Resolution No. 2008 -19 recommending to the City Council approval of
Zoning Ordinance Text Amendment No. 2007 -01 and adoption of the
Negative Declaration thereof.
Project Location
The PUD Overlay District may be applied to any property of a minimum area of one
(1) net acre within a zoning district throughout the City of Lake Elsinore.
Discussion
The Planning Commission heard the staff report (attachment 2) and presentation
from staff before deliberating on the proposed Text Amendment. In addition, no
member of the public within the audience wished to comment, either in favor or
opposed.
The Planning Commission was very receptive to the proposal that staff brought
before them. They were pleased with the possibility of having an ordinance that
Agenda Item No. 17
Page 1 of 55
Planned Unit Development Overlay District Text Amendment
February 26, 2008
Page 2 of 2
would have the possibility of streamlining the entitlement process for current and /or
future projects.
Finally, it was the unanimous decision of the Planning Commission to approve staff's
recommendation that the City Council adopt Zoning Ordnance Text Amendment No.
2007 -01 and the Negative Declaration thereof.
Fiscal Impact
The proposed addition to the Lake Elsinore Municipal Code would make minor
changes to existing Lake Elsinore Municipal Code. There would be no fiscal impact to
the City resulting from administration or enforcement of the proposed Ordinance.
Recommendations
Waive further reading and introduce an ordinance adding Chapter 17.37 to
the Lake Elsinore Municipal Code regarding a Planned Unit Development
Overlay District.
Prepared by: Justin Carlson
Associate Planner
Approved by: Robert A. Brady /
City Manager it
Attachments:
1. City Council Ordinance approving Zoning Ordinance Text Amendment No.
2007 -01.
2. Planning Commission Staff Report with Exhibits dated February 19, 2008.
Agenda Item No. 17
Page 2 of 55
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, ADDING CHAPTER
17.37 TO THE LAKE ELSINORE MUNICIPAL CODE
REGARDING A PLANNED UNIT DEVELOPMENT
OVERLAY DISTRICT
WHEREAS, the Planning and Zoning Law authorizes the legislative body
of a city to adopt ordinances that, among other things, regulate the use of buildings,
structures, and land as between industry, business, residences, and open space; and
WHEREAS, the City of Lake Elsinore wishes to provide a uniform and
comprehensive set of standards for the establishment and implementation of a Planned
Unit Development (PUD) Overlay District which can be applied throughout the City of
Lake Elsinore; and
WHEREAS, based on evidence presented by the Community
Development Department and other interested parties at a duly noticed public hearing
on February 19, 2008, 'regarding the proposed PUD Overlay District, the Planning
Commission recommended that the City Council approve the ordinance adopting the
PUD Overlay District; and
WHEREAS, at a cluly noticed public hearing, held on February 26, 2008,
the City Council considered the Planning Commission's recommendation and evidence
presented by the Community Development Department and other interested parties
regarding the proposed PUD Overlay District.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, ORDAINS AS FOLLOWS:
Section 1. That Chapter 17.37 of the Lake Elsinore Municipal Code be
added as follows:
Chapter 17.37
PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT
Sections:
17.37.010 Purpose
17.37.020 Short Title
17.37.030 Applicability
17.37.040 Permitted Uses
17.37.050 Application Process
17.37.060 Findings
17.37.070 Term, Extensions, Amendments, Minor Modifications and
Repeal of Approved PUD Plans.
1 Agenda Item No. 17
Page 3 of 55
17.37.080 Approved Planned Development Overlays.
17.37.010 Purpose. The Planned Unit Development (PUD) Overlay
District establishes a process to permit creative mix of uses within a physically
integrated and contiguous area that is smaller than generally appropriate for a specific
plan. The PUD Overlay District is intended to provide a mechanism to allow for
flexibility in the development regulations and design standards of the underlying base
district and to allow the mixing and clustering of land uses that are traditionally
prohibited by conventional zoning. Through this flexibility in standards, many of the
objectives of the general plan can best be achieved. The underlying assumption is that
in certain areas any use could be permitted in conjunction with another use; provided,
that through proper planning, buffering and design of the project, potential
incompatibilities are mitigated or eliminated.
It is the intent of the PUD Overlay District to provide an opportunity for combining
residential, retail, commercial and office uses within a single structure or by clustering
such uses in close proximity to each other. This mix of land uses promotes multiple
activities, such as residential and business activities, and an increased degree of
pedestrian orientation on suitable sites consistent with general plan objectives beneficial
to the community. Residential units located near retail, office or industrial uses can
provide housing close to potential employment opportunities, and therefore, reduce
vehicular commuting trips.
17.37.020 Short Title. This chapter shall be known and may be cited
as the Lake Elsinore PUD Overlay Zoning Ordinance.
17.37.030 Applicability. The PUD Overlay District may be applied to
any property of a minimum area of one net acre within any zoning district throughout the
City of Lake Elsinore.
17.37.040 Permitted Uses. Permitted, accessory and conditional uses
within a PUD are generally the same as those allowed within the underlying base
zoning districts. However, the PUD may include combinations of other uses that may
complement the uses of the underlying base zoning districts. The permitted uses shall
be those approved in the PUD Plan.
17.37.050 Application Process. Applications for PUD designations
shall be accompanied by a zoning amendment request and a PUD Plan.
A. The procedures for applying the planned unit development overlay
zoning district to any properties shall be the same as described in Section 17.84 for
zoning amendments.
B. When a PUD Overlay District application is filed, the applicant shall
also concurrently file a PUD Plan containing, but not limited to, the following information
prepared and endorsed by a professional team:
2 Agenda Item No. 17
Page 4 of 55
1. A site plan, showing building(s), various functional use areas,
parking and circulation.
2. The development standards for PUDs are generally the same as for
the underlying base zoning district. However, modifications to those standards may be
approved as part of the PUD Plan in order to allow for greater flexibility and compatibility
with the general plan. Variations to the base standards shall be described in the PUD
Plan. Examples of development standards, include, but are not limited to, building
heights, setbacks and parking requirements.
3. Preliminary building plans, including floor plans and exterior
elevations.
4. Landscaping plans, including a plant palette.
5. Lighting and signage plans.
6. Civil engineering plans, including site grading, public rights -of -way
and area of each building or structure, and proposed distances between buildings or
structures, and setbacks to property lines.
7. Proposed use and occupancy, construction type, building height
and area of each building or structure, and proposed distances between buildings or
structures, and setbacks to property lines.
8. Other information or applicable materials as may be deemed
necessary by the Director.
C. Notices and Public Hearings. Notices and public hearings
regarding an application for a PUD and PUD Plan, or a modification to an approved
PUD Plan, shall be provided in compliance with Chapter 17.92 (Hearings).
D. Review Authority. A PUD Plan shall be approved by the adoption
of an ordinance or disapproved by a resolution of the City Council, after consideration of
the Planning Commission's recommendation.
17.37.060 Findings. The Planning Commission, in conjunction with
a public hearing, shall review and make recommendations to the City Council regarding
the PUD Plan. The City Council, after a public hearing, may approve, conditionally
approve, or disapprove a PUD Plan. A PUD Plan may be approved, provided the facts
submitted and evaluated during the review process support the following findings:
A. The proposed PUD Plan can be substantially completed within four
(4) years.
3 Agenda Item No. 17
Page 5 of 55
B. The proposed development is capable of creating an environment
of sustained desirability and stability, or adequate assurance will be provided such
objective will be attained.
C. The proposed uses will not be substantially detrimental to present
and potential surrounding uses, but will have a beneficial effect.
D. The streets and thoroughfares serving the development are
suitable and adequate to carry anticipated traffic, and the development will not generate
traffic that will overload the adjacent street network.
E. The proposed development is compatible with the surrounding
area.
F. The types and locations of any proposed commercial development
can be economically justified.
G. The PUD Plan is in conformance with the General Plan, or a
concurrent General Plan amendment in process.
H. The mix of uses provides an increase in housing opportunities for
the community and implements the objectives of the Housing Element of the General
Plan.
Any exception from the standards and requirements of this Title is
warranted by the design and amenities incorporated into the PUD Plan. The exceptions
are also desired by the City Council.
J. Existing and proposed utility services are adequate for the
proposed uses.
K. The PIJD Plan has complied with all applicable City requirements.
17.37.070 Term, Extensions, Amendments, Minor Modifications
and Repeal of Approved PUD Plans.
A. Term. An approved PUD Plan shall expire four (4) years from the
date it was approved by the City Council.
B. Extensions. The four (4) year term for a PUD Plan may be
extended in one (1) year increments, not to exceed three (3) extensions, provided that
the applicant submits a written extension request to the Community Development
Department at least thirty (30) days before the expiration of the PUD Plan, or any
extension thereof. Extension requests shall explain the reasons why the extension is
necessary. Upon receipt of the extension request, the Community Development
Director or designee shall refer the extension request to the Planning Commission and
4 Agenda Item No. 17
Page 6 of 55
City Council for public hearing. It shall be in the City Council's discretion whether or not
to grant extension requests.
C. Amendment. Amendments to approved PUD Plans shall follow the
same procedure that was followed when the plan was adopted.
D. Minor Modifications. The Director of Community Development may
administratively approve minor changes or alterations to an approved PUD Plan,
subject to appeal which shall be filed within fifteen (15) days of the Director's decision,
provided the Director makes the following findings:
1. The proposed changes are consistent with the intent of the
approved PUD Plan.
2. The proposed changes will not adversely impact the environment.
3. The proposed changes will not be detrimental to the surrounding
uses.
4. The proposed changes will not significantly increase traffic levels
on existing streets and thoroughfares within and surrounding the development.
5. Any proposed change, which requires exception from standard
ordinance requirements, is warranted by the design and amenities incorporated into the
approved PUD Plan.
If the Director determines that the above findings cannot be made, then the request
shall be considered a major change, and referred to the Planning Commission for
review at a public hearing, and to City Council for review at a public hearing.
E. Repeal. Any adopted PUD Plan may be repealed by the same
procedure as the PUD plan was originally adopted. Prior to the adoption of an
ordinance to repeal and discontinue a PUD, the City Council, with a recommendation
from the Planning Commission, shall find that the PUD is no longer necessary for the
orderly and systematic implementation of the general plan. The repealing ordinance
shall include provisions for the immediate application of appropriate zoning to the area
covered by the repealed plan.
17.37.080 Approved Planned Unit Development Overlays. The
following PUD overlays cannot be effectively incorporated into the municipal code, have
been approved by the City and are designated on the official zoning map of the City:
Reserved
5 Agenda Item No. 17
Page 7 of 55
Future PUD overlays shall be numbered consecutively, whether incorporated into the
municipal code or adopted as uncodified ordinances, and shown on the official zoning
map of the city with the prefix "PUD ".
SECTION 2. Severability. If any provision, clause, sentence or paragraph
of this Ordinance or the application thereof to any person or circumstance shall be held
invalid, such invalidity shall not affect the other provisions of this Ordinance and are
hereby declared to be severable.
SECTION 3. This Resolution shall take effect from and after the date of
its passage and adoption.,
PASSED, APPROVED, AND ADOPTED at a regular meeting of the City
Council of the City of Lake Elsinore, California, on this day of
2007.
DARYL HICKMAN, MAYOR
CITY OF LAKE ELSINORE
ATTEST:
VIVIAN M. MUNSON
CITY CLERK
APPROVED AS TO FORM:
BARBARA ZEID LEIBOLD
CITY ATTORNEY
6 Agenda Item No. 17
Page 8 of 55
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, VIVIAN M. MUNSON, City Clerk of the City of Lake Elsinore, California, hereby
certify that the foregoing Ordinance No. was introduced at a regular meeting
of the City Council of the City of Lake Elsinore on the day of , and
was finally passed at a regular meeting of the City Council of the City of Lake Elsinore
held on the day of _ , by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
VIVIAN M. MUNSON
CITY CLERK
7 Agenda Item No. 17
Page 9 of 55
ATTACHMENT 2
CITY OF ���
LAKE O LSIIY
K � OR,E
DREAM EXTREME,.
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO: CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM: ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: FEBRUARY 19, 2008
PROJECT TITLE: ZONING ORDINANCE TEXT AMENDMENT NO. 2007-01; A
REQUEST TO AMEND THE LAKE ELSINORE MUNICIPAL
CODE RELATIVE TO THE ESTABLISHMENT OF A
PLANNED UNIT DEVELOPMENT (PUD) OVERLAY
DISTRICT WITHIN VARIOUS ZONING DISTRICTS
CITYWIDE AS OUTLINED IN CHAPTER 17.37 (PLANNED
UNIT DEVELOPMENT OVERLAY DISTRICT)
APPLICANT: CITY OF LAKE ELSINORE, 130 SOUTH MAIN STREET,
LAKE ELSINORE, CA 92530
OWNER: SAME
PURPOSE
Planned Unit Development (PUD) regulations are established to allow for flexibility,
diversity and creativity in the design of smaller development projects having a wide variety
of uses including residential, commercial, office, industrial or a mixture of uses. The PUD
entitlement process would allow for the application of unique development standards for
projects having a variety of constraints including environmental or topographic issues or
limited lot size that would otherwise serve to limit or preclude development potential.
This report is intended to present information to the Planning Commission in order to make
a recommendation to the City Council of a Zoning ordinance text amendment to amend
Agenda Item No. 17
Page 10 of 55
PLANNING COMMISSION STAFF REPORT ATTACHMENT 2
FEBRUARY 19, 2008
PROJECT TITLE: ZONING ORDINANCE TEXT AMENDMENT NO. 2007 -01
Chapter 17.37 (Planned Unit Development Overlay District). Furthermore and as part of
Text Amendment No. 2007 -01, the establishment of the PUD ordinance will provide staff
with the necessary tools to work closely with developers to develop property with limited
development potential, due to various constraints. Recommending approval of Zoning
Ordinance Text Amendment No. 2007 -01 will assist in promoting the following:
• The clustering of land uses, which can promote and provide public and common
open space.
• Increased administrative discretion to Community Development Staff while setting
aside present land use regulations and rigid plat approval processes.
• The enhancement of the bargaining process between the developer and
government municipalities which in turn strengthens the municipality's site plan
review and control over development for potentially increased profits due to land
efficiency, multiple land uses, and Mixed Use projects.
• Permits variations from traditional controls (i.e. density, land use, setbacks, open
space, design, mixed uses, etc.).
• Development is planned and built as a whole.
• Addresses difficult site configurations.
• Alternative process to lot -by -lot development.
BACKGROUND
Planned Unit Development entitlement provisions have been utilized by a number of local
jurisdictions for many years. In conducting research for this report, Planning staff
conducted a survey of local jurisdictions within the region and found that the majority
currently have adopted Planned Unit Development regulations (see table within the
"Analysis" section).
Based on the existing Lake Elsinore Municipal Code (LEMC), the current methods of
deviating from the conventional development standards of a specific zoning district are to
either prepare a Specific Plan for a development or request a Variance. While the
preparation of a Specific Plan is often appropriate for larger development projects, the
required level of analysis and content of the plans is often not necessary or appropriate for
small scale development proposals. Moreover, the Variance procedure is only intended to
address one or two development standards. The PUD process would allow for flexibility
regarding any number of affected development standards for a project provided such
flexibility is consistent with the purpose and intent of the underlying zoning district and the
City's General Plan.
Agenda Item No. 17
Page 11 of 55
ATTACHMENT 2
PLANNING COMMISSION STAFF REPORT
FEBRUARY 19, 2008
PROJECT TITLE: ZONING ORDINANCE TEXT AMENDMENT NO. 2007 -01
Currently, the City's General Plari Land Use Element recommends that a floating Planned
Unit Development Overlay District be adopted. In addition, the Lake Elsinore Municipal
Code has reserved Chapter 17.37 (Planned Unit Development Overlay District) reserved
for the application of PUD entitlement provisions.
On February 5, 2008, the Planning Commission continued the Zoning Ordinance Text
Amendment No. 2007 -01 to the regularly scheduled Planning Commission meeting of
February 19, 2008.
ANALYSIS
As mentioned above, communities in the region already have PUD ordinances
implemented. The following matrix reflects a compilation of jurisdictions in the vicinity that
have an adopted PUD ordinance as well as the ones that do not.
z saw •�""
p ` e 'r
CITY OF MURRIETA x
CITY OF PERRIS
CITY OF CORONA x
CITY OF NORCO x ■
CITY OF MORENO x
VALLEY
CITY OF RIVERSIDE x
CITY OF CHINO x
CITY OF ONTARIO x ■
CITY OF REDLANDS x
CITY OF TEMECULA X .
CITY OF HEMET x
All but two (2) cities surveyed utilize the PUD ordinance for development. It should be
noted that although the City of Murrieta does not have an adopted PUD ordinance that
applies to all districts; they have adopted a Planned Residential District Overlay ordinance
which is similar to a traditional PUD and applies only to residential development.
As indicated above, a majority of the Cities within the area utilize the PUD process where
Agenda Item No. 17
Page 12 of 55
ATTACHMENT 2
PLANNING COMMISSION STAFF REPORT
FEBRUARY 19, 2008
PROJECT TITLE: ZONING ORDINANCE TEXT AMENDMENT NO. 2007 -01
appropriate when implementing development. After a thorough analysis of the adjacent
jurisdiction's PUD ordinances; staff has determined that the adoption of a PUD ordinance
will not only compliment the recommendations provided by the City of Lake Elsinore's
General Plan and Municipal Code but, will also insure the following items:
• The proposed development will be built as a whole unit.
• The proposed development can utilize creativity and a quality design.
• The proposed development has the potential to create large areas of open space,
through clustered development.
• Provides environmental protection while preserving unique features through
improved drainage and shorter utility runs.
• Provides the possibility of Mixed Use, when permitted by the General Plan Land
Use designation. This provides convenience to residents and reduces automobile
trips; while promoting pedestrian connectivity. Further, the proposed PUD ordinance
requires the development of the commercial component before or simultaneously
with the residential component.
• Provides room for negotiation between the developer and the City.
• Does not increase existing densities.
It should be noted that the adoption of a Planned Unit Development (PUD) Ordinance will
assist in streamlining projects that are currently being processed and /or being discussed.
These projects include but are not limited too; "Grand Solutions" (forty (40) work/live units
on Grand Avenue), the redevelopment the existing Academy site on Grand Avenue, and
the "Palm Promenade" project (fourteen (14) town homes located at Riverside and Shrier
Drive). These projects will directly benefit, in terms of processing, from the adoption of the
proposed PUD text amendment.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), an Initial Study was
completed to analyze the potential environmental impacts of the proposed project. The
Initial Study concluded that the proposed project would have no significant environmental
impacts. A Negative Declaration has accordingly been prepared and released for review.
The review period began on December 9, 2007 and ended on December 28, 2007.
FISCAL IMPACT
The proposed zone text amendment would create a floating Planned Unit Development
Agenda Item No. 17
Page 13 of 55
ATTACHMENT 2
PLANNING COMMISSION STAFF REPORT
FEBRUARY 19, 2008
PROJECT TITLE: ZONING ORDINANCE TEXT AMENDMENT NO. 2007 - 01
Overlay District applicable to a wide variety of existing underlying zoning districts
throughout the City. The overlay district will serve to provide development flexibility and
streamline the development process for smaller projects on properties which currently face
various development constraints. The proposed overlay district would not require any
additional staff time or resources to administer. There would be minimal fiscal impact to the
City resulting from the administration and /or enforcement of the proposed ordinance.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2008 -
recommending City Council approval of Text Amendment No. 2007 -01 in order to amend
LEMC Chapter 17.37 (Planned Unit Development Overlay District)
PREPARED BY: JUSTIN CARLSON, ASSOCIATE PLANNER
APPROVED BY: ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT ITYY
ATTACHMENTS:
1. PLANNING COMMISSION RESOLUTION
2. "DRAFT" ORDINANCE
3. NEGATIVE DECLARATION AND INITIAL STUDY
4. NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION
Agenda Item No. 17
Page 14 of 55
RESOLUTION NO. 2008 -
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, RECOMENDING TO
THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE
APPROVAL OF ZONING ORDINANCE TEXT AMENDMENT NO.
2007 -01 AND THE ADOPTION OF THE NEGATIVE
DECLARATION THEREFORE
WHEREAS, the Community Development Department of the City of Lake
Elsinore has initiated an amendment of Chapter 17.37 (Planned Unit Development
Overlay District) of the Lake Elsinore Municipal Code (LEMC); and
WHEREAS, the City of Lake Elsinore wishes to provide a uniform and
comprehensive set of standards for the establishment and implementation of a planned
unit development overlay district which can be applied throughout the City of Lake
Elsinore; and
WHEREAS, in accordance with Title 14 of the California Code of Regulations,
Section 15070, the City of Lake Elsinore prepared a proposed negative declaration to
analyze the potential environmental impacts associated with the City's adoption of
Zoning Ordinance Text Amendment No. 2007 -01; and
WHEREAS, the Planning Commission has been delegated with the responsibility
of making recommendations to the City Council regarding zoning ordinance text
amendments; and
WHEREAS, at a duly noticed public hearing, held on February 19, 2008, the
Planning Commission considered evidence presented by the Community Development
Department and other interested parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE, AND ORDER
AS FOLLOWS:
SECTION 1. The Planning Commission considered the proposed Negative
Declaration before making its recommendation that the City Council approve the
environmental document.
SECTION 2. The Planning Commission hereby finds and determines that in
accordance with Title 14 of the California Code of Regulations, Section 15070 it was
appropriate to prepare a Negative Declaration for Zoning Ordinance Text Amendment
No. 2007 -01 since the initial study revealed that there was no substantial evidence in
light of the whole record, that the project may have a significant effect on the
environment. The purpose of Zoning Ordinance Text Amendment No. 2007 -01 is to
bring the Zoning Code into conformity with City's General Plan. Impacts associated with
development of future projects that incorporate Chapter 17.37 (Planned Unit
Agenda Item No. 17
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PLANNING COMMISSION RESOLUTION NO. 2008 —
PAGE 2 OF 7
Development Overlay District) as an overlay Zoning district will be analyzed as part of
those particular projects.
SECTION 3. In accordance with Government Code Section 65855, the Planning
Commission sets forth the following findings for its recommendation that the City
Council approve Zoning Ordinance Text Amendment No. 2007 -01:
1. Currently, the Lake Elsinore Municipal Code has Chapter 17.37 (Planned Unit
Development Overlay District) reserved within the Lake Elsinore Municipal Code for
future drafting and incorporation. As a result, the City has not established development
standards, including density and intensity of development, to guide new construction on
said parcels that wish to implement the Planned Unit Development (PUD) Overlay. As
development in the City continues and developers want to incorporate the PUD Overlay,
it will be necessary to have the applicable tools to implement the Overlay. Adoption of
Zoning Ordinance Text Amendment No. 2007 -01 not only provides the necessary tools
to implement the PUD Overlay, but also brings the Zoning Code into conformity with the
City of Lake Elsinore General Plan.
2. Zoning Ordinance Text Amendment No. 2007 -01 will provide regulations to
allow for flexibility, diversity, and creativity in the design of smaller development projects
in all City Zoning District with a minimum area of one (1) net acre.
SECTION 4. The Planning Commission hereby recommends to the City Council
that Chapter 17.37 of the Lake Elsinore Municipal Code be added as follows:
Chapter 17.37
PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT
Sections:
17.37.010 Purpose.
17.37.020 Short Title.
17.37.030 Applicability.
17.37.040 Permitted Uses.
17.37.050 Application Process.
17.37.060 Findings.
17.37.070 Term, Extensions, Amendments, Minor Modifications and Repeal of
Approved PUD Plans.
17.37.080 Approved PUD Plans.
17.37.010 Purpose. The Planned Unit Development (PUD) Overlay District
establishes a process to permit creative mix of uses within a physically integrated and
contiguous area that is smaller than generally appropriate for a specific plan. The PUD
Overlay District is intended to provide a mechanism to allow for flexibility in the
development regulations and design standards of the underlying base district and to
allow the mixing and clustering of land uses that are traditionally prohibited by
Agenda Item No. 17
Page 16 of 55
PLANNING COMMISSION :RESOLUTION NO. 2008 —
PAGE 3 OF 7
conventional zoning. Through this flexibility in standards, many of the objectives of the
general plan can best be achieved. The underlying assumption is that in certain areas
any use could be permitted in conjunction with another use; provided there is
consistency with the General Plan, and that through proper planning, buffering and
design of the project, potential incompatibilities are mitigated or eliminated.
It is the intent of the PUD Overlay District to provide an opportunity for combining
residential, retail, commercial and office uses within a single structure or by clustering
such uses in close proximity to each other. This mix of land uses promotes multiple
activities, such as residential and business activities, and an increased degree of
pedestrian orientation on suitable sites consistent with general plan objectives beneficial
to the community. Residential units located near retail, office or industrial uses can
provide housing close to potential employment opportunities, and therefore, reduce
vehicular commuting trips.
17.37.020 Short Title. This chapter shall be known and may be cited as the Lake
Elsinore PUD Overlay Zoning Ordinance.
17.37.030 Applicability. The PUD Overlay District may be applied to any property of
a minimum area of one net acre within any zoning district throughout the City of Lake
Elsinore.
17.37.040 Permitted Uses. Permitted, accessory and conditional uses within a PUD
are generally the same as those allowed within the underlying base zoning districts.
However, the PUD may include combinations of other uses that may complement the
uses of the underlying base zoning districts. The permitted uses shall be those
approved in the PUD Plan.
17.37.050 Application Process. Applications for PUD designations shall be
accompanied by a zoning amendment request and a PUD Plan.
A. The procedures for applying the planned unit development overlay zoning
district to any properties shall be the same as described in Section 17.84 for zoning
amendments.
B. When a PUD Overlay District application is filed, the applicant shall also
concurrently file a PUD Plan containing, but not limited to, the following information
prepared and endorsed by a professional team:
1. A site plan, showing building(s), various functional use areas,
parking and circulation.The development standards for PUDs are generally the same as
for the underlying base zoning district. However, modifications to those standards may
be approved as part of the PUD Plan in order to allow for greater flexibility and
compatibility with the general plan. Variations to the base standards shall be described
in the PUD Plan. Examples of development standards, include, but are not limited to,
building heights, setbacks and parking requirements;
Agenda Item No. 17
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PLANNING COMMISSION RESOLUTION NO. 2008 —
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2. Preliminary building plans, including floor plans and exterior
elevations;
3. Landscaping plans, including a plant palette;
4. Lighting and signage plans;
5. Civil engineering plans, including site grading, public rights -of -way
and area of each building or structure, and proposed distances between buildings or
structures, and setbacks to property lines;
6. Proposed use and occupancy, construction type, building height
and area of each building or structure, and proposed distances between buildings or
structures, and setbacks to property lines;
7. Other information or applicable materials as may be deemed
necessary by the Director.
C. Notices and Public Hearings. Notices and public hearings regarding an
application for a PUD and PUD Plan, or a modification to an approved PUD Plan, shall
be provided in compliance with Chapter 17.92 (Hearings).
D. Review Authority. A PUD Plan shall be approved by the adoption of an
ordinance or disapproved by a resolution of the City Council, after consideration of the
Planning Commission's recommendation.
17.37.060 Findings. The Planning Commission, in conjunction with a public
hearing, shall review and make recommendations to the City Council regarding the PUD
Plan. The City Council, after a public hearing, may approve, conditionally approve, or
disapprove a PUD Plan. A PUD Plan may be approved, provided the facts submitted
and evaluated during the review process support the following findings:
A. The proposed PUD Plan can be substantially completed within four (4)
years.
B. The proposed development is capable of creating an environment of
sustained desirability and stability, or adequate assurance will be provided such
objective will be attained.
C. The proposed uses will not be substantially detrimental to present and
potential surrounding uses, but will have a beneficial effect.
D. The streets and thoroughfares serving the development are suitable and
adequate to carry anticipated traffic, and the development will not generate traffic that
will overload the adjacent street network.
Agenda Item No. 17
Page 18 of 55
PLANNING COMMISSION RESOLUTION NO. 2008 —
PAGE 5 OF 7
E. The proposed development is compatible with the surrounding area.
F. The types and locations of any proposed commercial development can be
economically justified.
G. The PUD Plan is in conformance with the General Plan, or a concurrent
General Plan amendment in process.
H. The mix of uses provides an increase in housing opportunities for the
community and implements the objectives of the Housing Element of the General Plan.
I. Any exception from the standards and requirements of this Title is
warranted by the design and amenities incorporated into the PUD Plan. The exceptions
are also desired by the City Council.
J. Existing and proposed utility services are adequate for the proposed uses.
K. The PUD Plan has complied with all applicable City requirements.
17.37.070 Term, Extensions, Amendments, Minor Modifications and Repeal of
Approved PUD Plans.
A. Term. An approved PUD Plan shall expire four (4) years from the date it
was approved by the City Council.
B. Extensions. The four (4) year term for a PUD Plan may be extended in
one (1) year increments, not to exceed three (3) extensions, provided that the applicant
submits a written extension request to the Community Development Department at least
thirty (30) days before the expiration of the PUD Plan, or any extension thereof.
Extension requests shall explain the reasons why the extension is necessary. Upon
receipt of the extension request, the Community Development Director or designee
shall refer the extension request to the Planning Commission and City Council for public
hearing. It shall be in the City Council's discretion whether or not to grant extension
requests.
C. Amendment. Amendments to approved PUD Plans shall follow the same
procedure that was followed when the plan was adopted.
D. Minor Modifications.The Director of Community Development may
administratively approve minor changes or alterations to an approved PUD Plan,
subject to appeal which shall be filed within fifteen (15) days of the Director's decision,
provided the Director makes the following findings:
1. The proposed changes are consistent with the intent of the
approved PUD Plan.
Agenda Item No. 17
Page 19 of 55
PLANNING COMMISSION RESOLUTION NO. 2008 —
PAGE 6 OF 7
2. The proposed changes will not adversely impact the environment.
3. The proposed changes will not be detrimental to the surrounding
uses.
4. The proposed changes will not significantly increase traffic levels
on existing streets and thoroughfares within and surrounding the development.
5. Any proposed change, which requires exception from standard
ordinance requirements, is warranted by the design and amenities incorporated into the
approved PUD Plan.
If the Director determines that the above findings cannot be made, then the request
shall be considered a major change, and referred to the Planning Commission for
review at a public hearing, and to City Council for review at a public hearing.
E. Repeal. Any adopted PUD Plan may be repealed by the same
procedure as the PUD plan was originally adopted. Prior to the adoption of an
ordinance to repeal and discontinue a PUD, the City Council, with a recommendation
from the Planning Commission, shall find that the PUD is no longer necessary for the
orderly and systematic implementation of the general plan. The repealing ordinance
shall include provisions for the immediate application of appropriate zoning to the area
covered by the repealed plan.
17.37.080 Approved Planned Unit Development Overlays. The following PUD
overlays cannot be effectively incorporated into the municipal code, have been
approved by the city and are designated on the official zoning map of the city:
Reserved
Future PUD overlays shall be numbered consecutively, whether incorporated into the
municipal code or adopted as uncodified ordinances, and shown on the official zoning
map of the city with the prefix "PUD ".
SECTION 5. Based upon all of the evidence presented and the above findings,
the Planning Commission hereby recommends that the City Council of the City of Lake
Elsinore approve an ordinance adding Chapter 17.37 to the Lake Elsinore Municipal
Code and that the City Council of the City of Lake Elsinore approve the Negative
Declaration prepared therefore.
SECTION 6. This Resolution shall take effect from and after the date of its
passage and adoption.
Agenda Item No. 17
Page 20 of 55
PLANNING COMMISSION RESOLUTION NO. 2008 —
PAGE 7 OF 7
PASSED, APPROVED AND ADOPTED this 19 day of February 2008, by the
following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
City of Lake Elsinore
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
Agenda Item No. 17
Page 21 of 55
ATTACHMENT 2
"DRAFT ORDINANCE"
Chapter 17.37
PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT
Sections:
17.37.010 Purpose.
17.37.020 Short Title.
17.37.030 Applicability.
17.37.040 Permitted Uses.
17.37.050 Application Process.
17.37.060 Findings.
17.37.070 Term, Extensions, Amendments, Minor Modifications and
Repeal of Approved PUD Plans.
17.37.080 Approved PUD Plans.
17.37.010 Purpose. The Planned Unit Development (PUD) Overlay District
establishes a process to permit creative mix of uses within a physically integrated
and contiguous area that is smaller than generally appropriate for a specific plan.
The PUD Overlay District is intended to provide a mechanism to allow for
flexibility in the development regulations and design standards of the underlying
base district and to allow the mixing and clustering of land uses that are
traditionally prohibited by conventional zoning. Through this flexibility in
standards, many of the objectives of the general plan can best be achieved. The
underlying assumption is that in certain areas any use could be permitted in
conjunction with another use; provided there is consistency with the General
Plan, and that through proper planning, buffering and design of the project,
potential incompatibilities are mitigated or eliminated.
It is the intent of the PUD Overlay District to provide an opportunity for combining
residential, retail, commercial and office uses within a single structure or by
clustering such uses in close proximity to each other. This mix of land uses
promotes multiple activities, such as residential and business activities, and an
increased degree of pedestrian orientation on suitable sites consistent with
general plan objectives beneficial to the community. Residential units located
near retail, office or industrial uses can provide housing close to potential
employment opportunities, and therefore, reduce vehicular commuting trips.
17.37.020 Short Title. This chapter shall be known and may be cited as the
Lake Elsinore PUD Overlay Zoning Ordinance.
Agenda Item No. 17
Page 22 of 55
17.37.030 Applicability. The PUD Overlay District may be applied to any
property of a minimum area of one net acre within any zoning district throughout
the City of Lake Elsinore.
17.37.040 Permitted Uses. Permitted, accessory and conditional uses within
a PUD are generally the same as those allowed within the underlying base
zoning districts. However, the PUD may include combinations of other uses that
may complement the uses of the underlying base zoning districts. The permitted
uses shall be those approved in the PUD Plan.
17.37.050 Application Process. Applications for PUD designations shall be
accompanied by a zoning amendment request and a PUD Plan.
A. The procedures for applying the planned unit development overlay
zoning district to any properties shall be the same as described in Section 17.84
for zoning amendments.
B. When a PUD Overlay District application is filed, the applicant shall
also concurrently file a PUD Plan containing, but not limited to, the following
information prepared and endorsed by a professional team:
1. A site plan, showing building(s), various functional use
areas, parking and circulation.The development standards for PUDs are
generally the same as for the underlying base zoning district. However,
modifications to those standards may be approved as part of the PUD Plan in
order to allow for greater flexibility and compatibility with the general plan.
Variations to the base standards shall be described in the PUD Plan. Examples
of development standards, include, but are not limited to, building heights,
setbacks and parking requirements;
2. Preliminary building plans, including floor plans and exterior
elevations;
3. Landscaping plans, including a plant palette;
4. Lighting and signage plans;
5. Civil engineering plans, including site grading, public rights -
of -way and area of each building or structure, and proposed distances between
buildings or structures, and setbacks to property lines;
6. Proposed use and occupancy, construction type, building
height and area of each building or structure, and proposed distances between
buildings or structures, and setbacks to property lines;
Agenda Item No. 17
Page 23 of 55
7. Other information or applicable materials as may be deemed
necessary by the Director.
C. Notices and Public Hearings. Notices and public hearings
regarding an application for a PUD and PUD Plan, or a modification to an
approved PUD Plan, shall be provided in compliance with Chapter 17.92
(Hearings).
D. Review Authority. A PUD Plan shall be approved by the adoption
of an ordinance or disapproved by a resolution of the City Council, after
consideration of the Planning Commission's recommendation.
17.37.060 Findings. The Planning Commission, in conjunction with a
public hearing, shall review and make recommendations to the City Council
regarding the PUD Plan. The City Council, after a public hearing, may approve,
conditionally approve, or disapprove a PUD Plan. A PUD Plan may be approved,
provided the facts submitted and evaluated during the review process support
the following findings:
A. The proposed PUD Plan can be substantially completed within four
(4) years.
B. The proposed development is capable of creating an environment
of sustained desirability and stability, or adequate assurance will be provided
such objective will be attained.
C. The proposed uses will not be substantially detrimental to present
and potential surrounding uses, but will have a beneficial effect.
D. The streets and thoroughfares serving the development are
suitable and adequate to carry anticipated traffic, and the development will not
generate traffic that will overload the adjacent street network.
E. The proposed development is compatible with the surrounding
area.
F. The types and locations of any proposed commercial development
can be economically justified.
G. The PUD Plan is in conformance with the General Plan, or a
concurrent General Plan amendment in process.
H. The mix of uses provides an increase in housing opportunities for
the community and implements the objectives of the Housing Element of the
General Plan.
Agenda Item No. 17
Page 24 of 55
I. Any exception from the standards and requirements of this Title is
warranted by the design and amenities incorporated into the PUD Plan. The
exceptions are also desired by the City Council.
J. Existing and proposed utility services are adequate for the
proposed uses.
K. The PUD Plan has complied with all applicable City requirements.
17.37.070 Term, Extensions, Amendments, Minor Modifications and
Repeal of Approved PUD Plans.
A. Term. An approved PUD Plan shall expire four (4) years from the
date it was approved by the City Council.
B. Extensions. The four (4) year term for a PUD Plan may be
extended in one (1) year increments, not to exceed three (3) extensions,
provided that the applicant submits a written extension request to the Community
Development Department at least thirty (30) days before the expiration of the
PUD Plan, or any extension thereof. Extension requests shall explain the
reasons why the extension is necessary. Upon receipt of the extension request,
the Community Development Director or designee shall refer the extension
request to the Planning Commission and City Council for public hearing. It shall
be in the City Council's discretion whether or not to grant extension requests.
C. Amendment. Amendments to approved PUD Plans shall follow the
same procedure that was followed when the plan was adopted.
D. Minor Modifications. The Director of Community Development may
administratively approve minor changes or alterations to an approved PUD Plan,
subject to appeal which shall be filed within fifteen (15) days of the Director's
decision, provided the Director makes the following findings:
1. The proposed changes are consistent with the intent of the
approved PUD Plan.
2. The proposed changes will not adversely impact the
environment.
3. The proposed changes will not be detrimental to the
surrounding uses.
4. The proposed changes will not significantly increase traffic
levels on existing streets and thoroughfares within and surrounding the
development.
Agenda Item No. 17
Page 25 of 55
5. Any proposed change, which requires exception from
standard ordinance requirements, is warranted by the design and amenities
incorporated into the approved PUD Plan.
If the Director determines that the above findings cannot be made, then the
request shall be considered a major change, and referred to the Planning
Commission for review at a public hearing, and to City Council for review at a
public hearing.
E. Repeal. Any adopted PUD Plan may be repealed by the same
procedure as the PUD plan was originally adopted. Prior to the adoption of an
ordinance to repeal and discontinue a PUD, the City Council, with a
recommendation from the Planning Commission, shall find that the PUD is no
longer necessary for the orderly and systematic implementation of the general
plan. The repealing ordinance shall include provisions for the immediate
application of appropriate zoning to the area covered by the repealed plan.
17.37.080 Approved Planned Unit Development Overlays. The following
PUD overlays cannot be effectively incorporated into the municipal code, have
been approved by the city and are designated on the official zoning map of the
city:
Reserved
Future PUD overlays shall be numbered consecutively, whether incorporated into
the municipal code or adopted as uncodified ordinances, and shown on the
official zoning map of the city with the prefix "PUD ".
Agenda Item No. 17
Page 26 of 55
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
130 South Main Street
CITY OF iN Lake Elsinore, CA 92530
•
LADE ALSINORE (951) 674 -3124 Voice (951) 471 -1419 Fax
DREAM EXTREME.
NEGATIVE DECLARATION
Project Entitlement No(s): Zoning Ordinance Text Amendment No. 2007 -01
Applicant: City of Lake Elsinore
Address: 130 S. Main Street Lake Elsinore, CA 92530
Project Location: Citywide
Project Description: A request to amend a portion of Lake Elsinore Municipal Code, Chapter 17.37, to establish a
Planned Unit Development Overlay District (PUD) which can be applied to any zoning district type within the City. The
PUD establishes a process to permit creative mixtures of uses and /or clustering of land uses on smaller project sites
where a specific plan is not appropriate. The PUD also allows for flexibility in the development regulations and design
standards for individual development projects. Permitted, accessory and conditional uses with a PUD will be
generally the same as those allowed in the underlying zoning district. However, the PUD may include combinations of
other uses that may compliment the uses of the underlying zoning district.
Based on the attached Initial Study prepared for this project, the City of Lake Elsinore has determined that there would be no
significant, adverse, effect on the environment due to the scope of the project. All other materials that constitute the basis
upon for determining to adopt this Negative Declaration are available for public review at the City of Lake Elsinore Planning
Division, 130 South Main Street, Lake Elsinore, CA 92530. This document constitutes a Negative Declaration.
RESPONSIBLE AGENCIES (i.e., any agency that has discretionary approval power over the project):
City of Lake Elsinore
TRUSTEE AGENCIES (i.e., the California Department of Fish and Game, State Lands Commission, State Department
of Parks and Recreation, and University of California):
None
Notice Pursuant to Section 21092.5 of the Public Resources Code:
The public hearing date for the proposed Zoning Ordinance Text Amendment has not yet been determined.
The public is invited to submit written comments on the proposed Negative Declaration to the Planning Division, attention
Matt Harris, Senior Planner, 130 South Main Street, Lake Elsinore, CA 92530 or phone (951) 674 -3124.
December 6, 2007
Matthew C. Harris, Senior Planner Date
28 Agenda Item No. 17
Page 27 of 55
CITY OF , COMMUNITY DEVELOPMENT DEPARTMENT
LADE LSIIYOU 130 So St O
DREAM EXTREME., Lake Elsinore, CA 92530
(951) 674 -3124 (951) 471 -1419 Fax
INITIAL STUDY
City of Lake Elsinore
Zoning Ordinance Text Amendment No. 2007 -01
December 6, 2007
Introduction
This Initial Study has been prepared in accordance with relevant provisions of the California Environmental Quality Act
(CEQA) of 1970, as amended, and the CEQA Guidelines. Section 15063(c) of the CEQA Guidelines indicates that the
purposes of an Initial Study are to:
1. Provide the Lead Agency (i.e., the City of Lake Elsinore) with information to use as the basis for deciding whether to
prepare an Environmental Impact Report (EIR) or Negative Declaration;
2. Enable an applicant or Lead Agency to modify a project, mitigating adverse impacts before an EIR is prepared, thereby
enabling the project to quality for a Negative Declaration or Mitigated Negative Declaration ;
3. Assist the preparation of an EIR, if one is required, by:
• Focusing the EIR on the effects determined to be significant;
• Identifying the effects determined not to be significant;
• Explaining the reasons why potentially significant effects would not be significant; and
• Identifying whether a program EIR, tiering, or another appropriate process can be used for analysis of
the project's environmental effects;
4. Facilitate environmental assessment early in the design of a project;
5. Provide documentation of the factual basis for the findings in a Negative Declaration or Mitigated Negative Declaration
that a project will not have a significant effect on the environment;
6. Eliminate unnecessary EIRs; and
7. Determine whether a previously prepared EIR could be used with the project.
1 Agenda Item No. 17
Page 28 of 55
City of Lake Elsinore
Zoning Ordinance Text Amendment No. 2007 -01
December 6, 2007
INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM
1. Protect Title:
Zoning Ordinance Amendment No. 2007 -01
2. Lead Agency Name and Address:
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
3. Contact Person and Phone Number:
Matthew C. Harris, Senior Planner
(951) 674 -3124, Ext. 279
4. Project Location:
Citywide in all zoning districts on sites that have a minimum area of one net acre.
5. Project Applicant Name and Address:
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
6. General Plan Designation(s):
Mountainous, Very Low Density, Low Density, Low Medium Density, Medium Density, Medium High Density, High
Density, Mixed Use, Neighborhood Commercial, Tourist Commercial, General Commercial, Commercial Office,
Freeway Business, Limited Industrial, Business Park, Public /Institutional, Open Space /Recreation, Floodway.
7. Zoning:
R -R (Rural Residential), R -A (Agricultural Single - Family Residential), R -H (Hillside Single- Family Residential), R -1
(Single - Family Residential), R -2 (Medium Density Residential), R -3 High Density Residential), O -S (Open Space), R
(Recreational), C -O (Commercial Office District), C -1 (Neighborhood Commercial District), C -2 (General Commercial
District), C -P (Commercial Park District), C -M (Commercial Manufacturing District), M -1 (Limited Manufacturing
District) and M -2 (General Manufacturing District).
8. Description of Project:
To amend a portion of the Lake Elsinore Municipal Code Chapter 17.37 related to:
1. The establishment of a Planned Unit Development Overlay District which can be applied to any zoning district type
within the City.
2. The Planned Unit Development Overlay District establishes a process to permit creative mixtures of uses and /or
clustering of land uses in smaller areas where a specific plan is not appropriate.
3. The Planned Unit Development Overlay District allows for flexibility in the development regulations and design
standards for individual development projects.
4. Permitted, accessory and conditional uses within a planned unit development (PUD) will be generally the same as
those allowed in the underlying zoning district. However, the PUD may include combinations of other uses that may
compliment the uses of the underlying zoning district.
9. Surrounding Land Uses and Setting:
Varies by location as Zoning Ordinance Text Amendment No. 2007 -01 applies Citywide to all zoning districts.
10. Other agencies whose approval is required (e.g., permits, financing approval, or participating agreement):
None.
2 Agenda Item No. 17
Page 29 of 55
City of Lake Elsinore
Zoning Ordinance Text Amendment No. 2007 -01
December 6, 2007
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a
"Potentially Significant Impact" or as indicated by the checklist on the following pages.
❑ Aesthetics ❑ Agricultural Resources
❑ Air Quality
❑ Biological Resources ❑ Cultural Resources ❑ Geology /Soils
❑ Hazards & Hazardous Materials ❑ Hydrology/Water Quality ❑ Land Use /Planning
❑ Mineral Resources ❑ Noise ❑ Population /Housing
❑ Public Services ❑ Recreation ❑ Transportation/Traffic
❑ Utilities /Service Systems ❑ Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
(El 1 find the proposed project COULD NOT have a significant effect on the environment and a NEGATIVE
DECLARATION will be prepared.
❑ I find that although the project could have a significant effect on the environment there will not be a significant
effect in this case because revisions in the project have been made or agreed to by the project proponent. A
MITIGATED NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL
IMPACT REPORT is required.
❑ 1 find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless
mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier
document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based
on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required,
but it must analyze only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that
earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon
the proposed project, nothing further is required.
December 6, 2007
Signature Date
Matthew C. Harris Senior Planner, City of Lake Elsinore
Print Name Title
ENVIRONMENTAL IMPACT EVALUATION CHECKLIST
1. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer
should be explained where it is based on project - specific factors as well as general standards (e.g., the project will not
expose sensitive receptors to pollutants, based on a project- specific screening analysis).
2. All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as
project - level, indirect as well as direct, and construction as well as operational impacts.
3 Agenda Item No. 17
Page 30 of 55
City of Lake Elsinore
Zoning Ordinance Text Amendment No. 2007 -01
December 6, 2007
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must
indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant.
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are
one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.
4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from 'Potentially Significant Impact" to a "Less Than Significant Impact." The lead
agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant
level (mitigation measures from "Earlier Analyses," cited in support of conclusions reached in other sections may be
cross - referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been
adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion
should identify the following:
a. Earlier Analysis Used — Identify and state where they are available for review.
b. Impacts Adequately Addressed— Identify which effects from the above checklist were within the scope of
and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether
such effects were addressed by mitigation measures based on the earlier analysis.
c. Mitigation Measures —For effects that are "Less than Significant with Mitigation Measures Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document and the
extent to which they address site- specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts
(e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where
appropriate, include a reference to the page or pages where the statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted
should be cited in the discussion.
8. The explanation of each issue should identity: a) The significance criteria or threshold, if any, used to evaluate each
question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance.
A. AESTHETICS Potentially Less Than Less than
Significant Significant S No Impact
Would the project: Impact With Impact
p Mitigation p
1. Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑
2. Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway ?) ❑ ❑
4. Substantially degrade the existing visual character or
quality of the site and its surroundings ?) ❑ ❑ ❑
5. Create a source of substantial light or glare, which would ❑ ❑ ❑
adversely affect day or nighttime views in the area?
B. AGRICULTURAL RESOURCES* Potentially Less Than Less than
Significant Significant Sign No Impact
Would the project:
Impact With Impact
p Mitigation p
4 Agenda Item No. 17
Page 31 of 55
City of Lake Elsinore
Zoning Ordinance Text Amendment No. 2007 -01
December 6, 2007
B. AGRICULTURAL RESOURCES* Potentially Less Than Less than
Significant Significant Significant No Impact
Would the project: With
Impact Mitigation Impact
6. Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the Farmland ❑ ❑ ❑
Mapping and Monitoring Program of the California
Resources Agency, to nonagricultural use?
7. Conflict with existing zoning for agricultural use, or a ❑ ❑ ❑
Williamson Act contract?
8. Involve other changes in the existing environment,
which, due to their location or nature, could result in ❑ ❑ ❑
conversion of Farmland, to nonagricultural use?
* In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may
refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California
Department of Conservation as an optional model to use in assessing impacts on agricultural and farmland.
C. AIR QUALITY* Potentially Less Than Less than
Significant Sianif
Wi thant Significant No Impact
Would the project:
Impact - With cant
act
p Mitigation Impact
Conflict with or obstruct implementation of the applicable ❑ ❑ ❑
air quality plan?
10. Violate any air quality standard or contribute substantially ❑ ❑ ❑
to an existing or projected air quality violation?
1 1. Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non -
attainment under an applicable federal or state ambient ❑ ❑ ❑
air quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
12. Expose sensitive receptors to substantial pollutant ❑ ❑ ❑
concentrations ?)
13. Create objectionable odors affecting a substantial ❑ ❑ ❑
number of people ?)
* Where available, the significant criteria established by the applicable air quality management or air pollution control
district may be relied upon to make the following determinations.
D. BIOLOGICAL RESOURCES Potentially Less Than L e ss than
Significant Significant Significant No Impact
Would the project: With
Impact Mitigation Impact
14. Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified
as a candidate, sensitive, or special status species in ❑ ❑ ❑
local or regional plans, policies, or regulations, or by the
California Department of Fish and Game or U.S. Fish
and Wildlife Service?
5 Agenda Item No. 17
Page 32 of 55
City of Lake Elsinore
Zoning Ordinance Text Amendment No. 2007 -01
December 6, 2007
D. BIOLOGICAL RESOURCES Potentially Less Than Less than
Significant Significant Significant No Impact
Would the project: With
Impact Mitigation Impact
15. Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified in
local or regional plans, policies, regulations or by the ❑ ❑ ❑
Califomia Department of Fish and Game or U.S. Fish
and Wildlife Service?
16. Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water
Act (including, but not limited to, marsh, vernal pool, ❑ ❑ ❑ El
coastal, etc.) through direct removal, filling, hydrological
interruption, or other means?
17. Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife ❑ ❑ ❑ El
corridors, or impede the use of native wildlife nursery
sites?
18. Conflict with any local policies or ordinances
protecting biological resources, such as a tree ❑ ❑ ❑
preservation policy or ordinance?
19. Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation ❑ ❑ ❑
Plan, or other approved local, regional, or state habitat
conservation plan?
E. CULTURAL RESOURCES Potentially Less Than Less than
Significant Significant Significant No Impact
Would the project:
Impact With Impact
p Mitigation p
20. Cause a substantial adverse change in the significance ❑ ❑ ❑ El
of a historical resource as defined in §15064.5?
21. Cause a substantial adverse change in the significance ❑ ❑ ❑
of an archaeological resource pursuant to §15064.5?
22. Directly or indirectly destroy a unique paleontological ❑ ❑ ❑
resource or site or unique geological feature?
23. Disturb any human remains, including those interred ❑ ❑ ❑ El
outside of formal cemeteries?
F. GEOLOGY AND SOILS Potentiall Less Than Le than
Significant Significant Significant No Impact
Would the project:
Impact With Impact
p Mitigation p
23. Expose people or structures to potential substantial
adverse effects, including the risk of Toss, injury, or
death involving:
6 Agenda Item No. 17
Page 33 of 55
City of Lake Elsinore
Zoning Ordinance Text Amendment No. 2007 -01
December 6, 2007
F. GEOLOGY AND SOILS Potentially Less Than Less than
Significant Significant Significant No Impact
Would the project: Impact With Impact
p Mitigation p
a. Rupture of a known earthquake fault, as delineated
on the most recent Alquist - Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the ❑ ❑ ❑
area or based on other substantial evidence of known
fault? Refer to Division of Mines and Geology Special
Pub. 42.
b. Strong seismic ground shaking? ❑ ❑ ❑
c. Seismic - related ground failure, including liquefaction? ❑ ❑ ❑
d. Landslides? ❑ ❑ ❑
24. Result in substantial soil erosion, or the loss of topsoil? ❑ ❑ ❑
25. Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, ❑ ❑ ❑
and potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse
26. Be located on expansive soil, as defined in Table 18 -1 -B
of the Uniform Building Code (1994), creating
substantial risks to life or property?
❑ ❑ ❑
27. Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal system
where sewers are not available for the disposal of waste ❑ ❑ ❑
water?
7 Agenda Item No. 17
Page 34 of 55
G. HAZARDS AND HAZARDOUS MATERIALS
Potentially Less Than
Would the project: y Significant Less than
Significant With Significant No Impact
Impact Mitigation Impact
28. Create a significant hazard to the public or the
environment through the routine transport, use or ❑ ❑ ❑
disposal of hazardous materials?
29. Create a significant hazard to the public or the
environment through reasonably foreseeable up -set and ❑ ❑ ❑
accident conditions involving the release of hazardous
materials into the environment?
30. Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one- ❑ ❑ ❑ El
quarter mile of an existing or proposed school?
31. Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, ❑ ❑ ❑
would it create a significant hazard to the public or the
environment?
32. For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the ❑ ❑ ❑ El
project result in a safety hazard for people residing or
working in the project area?
33 For a project within the vicinity of a private airstrip, would
the project result in a safety hazard for people residing ❑ ❑ ❑ El
or working in the project area?
34. Impair implementation of or physically interfere with an
adopted emergency response plan or emergency ❑ ❑ ❑ El
evacuation plan?
35. Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where ❑ ❑ ❑
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
H. HYDROLOGY AND WATER QUALITY Potentially Less Than Less than
Significant Significant Sign No Impact
Would the project: With
Impact Mitigation Impact
36. Violate any water quality standards or waste discharge
requirements? ❑ ❑ ❑
37. Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level (e.g., the production ❑ ❑ ❑ El
rate of preexisting nearby wells would drop to a level
which would not support existing land uses or planned
uses for which permits have been granted)?
38. Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or ❑ ❑ ❑ El
amount of surface runoff in a manner which would result in
substantial erosion or siltation on- or off -site?
39. Create or contribute runoff water, which would exceed the
capacity of existing or planned storm water drainage ❑ ❑ ❑ CA
systems or provide substantial additional sources of
polluted runoff?
40. Otherwise substantially degrade quality? Ag - a da Item No. 17
y g rade water q y ❑ ❑ - ' - - "�- Page 35 of 55
H. HYDROLOGY AND WATER QUALITY Less Than
Potentially Significant Less than
Would the project: Significant With Significant No Impact
Impact Mitigation Impact
41. Place housing within a 100 -year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood ❑ ❑ ❑ El
Insurance Rate Map or other flood hazard delineation
map?
42. Place within a 100 -year flood hazard area structures ❑ ❑ ❑ El
which would impede or redirect flood flows?
43. Expose people or structures to a significant risk of Toss,
injury or death involving flooding, including flooding as a ❑ ❑ ❑ El
result of the failure of a levee or dam?
44. Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑ El
I. LAND USE AND PLANNING Less Than
Potentially Significant Less than
Would the project: Significant With Significant No Impact
Impact Mitigation Impact
45. Physically divide an established community? ❑ ❑ ❑ El
46. Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific ❑ ❑ ❑ El
plan, local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or mitigating an
environmental effect?
47. Conflict with any applicable habitat conservation plan or ❑ ❑ ❑ El
natural community conservation plan?
J. MINERAL RESOURCES Less Than
Potentially Significant Less than
S ignificant nificant Significant No Im act
Would the project: With p
Impact Mitigation Impact
48. Result in the Toss of availability of a known mineral
resource that would be of value to the region and the ❑ ❑ ❑ El
residents of the state?
49. Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local ❑ ❑ ❑
general plan, specific plan or other land use plan?
K. NOISE Less Than
Potentially Significant Less than
Would the project result in: Significant With Significant No Impact
Impact Mitigation Impact
50. Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan ❑ ❑ ❑ El
or noise ordinance, or applicable standards of other
agencies?
9 Agenda Item No. 17
Page 36 of 55
K. NOISE Potentially Less Than Less than
Significant Significant Significant No Impact
Would the project result in: Impact With Impact
p Mitigation p
51 . Exposure of persons to or generation of excessive ❑ ❑ ❑ El
groundborne vibration or groundborne noise levels?
52. A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the ❑ ❑ ❑
project?
53.A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels without the ❑ ❑ ❑ El
project?
54. For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project ❑ ❑ ❑ El
expose people residing or working in the project area to
excessive noise levels?
55. For a project located within the vicinity of a private airstrip,
would the project expose people residing or working in the ❑ ❑ ❑ El
project area to excessive noise levels?
L. POPULATION AND HOUSING Potentially Less Than Less than
Significant Significant Significant No Impact
Would the project: Impact With Impact
p Mitigation p
56. Induce substantial population growth in an area, either
directly (for example, by proposing new homes and ❑ ❑ ❑ El
businesses) or indirectly (for example, through an
extension of roads or other infra - structure)?
57. Displace substantial numbers of existing housing,
necessitating the construction of replacement housing ❑ ❑ ❑
elsewhere?
58. Displace substantial numbers of people, necessitating the ❑ ❑ ❑
construction of replacement housing elsewhere?
M. PUBLIC SERVICES*
Less Than
Would the project result in substantial adverse physical Potentially Significant Less than
Significant S No Impact
impacts to the following: With
Impact Mitigation Impact
59. Fire protection? ❑ ❑ ❑ El
60. Police protection? ❑ ❑ ❑
61. Schools? ❑ ❑ ❑ El
62. Parks? ❑ ❑ ❑
10 Agenda Item No. 17
Page 37 of 55
M. PUBLIC SERVICES*
Less Than
Would the project result in substantial adverse physical Potentially Significant Less than
impacts to the following: With iifi
Significant Significant No Impact
Sgn
Impact Mitigation Impact
63. Other public facilities? ❑ ❑ ❑ El
Include potential effects associated with the provision of new or physically altered governmental facilities, the
construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios,
response times or other performance objectives for any of the public services.
N. RECREATION Potentially Less Than Less than
Significant Significant Significant No Impact
With
Impact Mitigation Impact
64. Would the project increase the use of existing
neighborhood and regional parks or other recreational ❑ ❑ ❑
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
65. Does the project include recreational facilities or require
the construction or expansion of recreational facilities, ❑ ❑ ❑ El
which might have an adverse physical effect on the
environment?
0. TRANSPORTATION /TRAFFIC Potentially Less Than Le than
Significant Significant Significant No Impact
Would the project:
Impact W Impact
p Mitigation p
66. Cause an increase in traffic, which is substantial in relation
to the existing traffic load and capacity of the street
system (i.e., result in a substantial increase in either the ❑ ❑ ❑
number of vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections)?
67. Exceed, either individually or cumulatively, a level of
service standard established by the County congestion ❑ ❑ ❑ El
management agency for designated roads or highways?
68. Result in a change in traffic patterns, including either an
increase in traffic levels or a change in location that results ❑ ❑ ❑
in substantial safety risks?
69. Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or ❑ ❑ ❑
incompatible uses (e.g., farm equipment)?
70. Result in inadequate emergency access? ❑ ❑ ❑
71 . Result in inadequate parking capacity? ❑ ❑ ❑ El
72. Conflict with adopted policies, plans or programs
supporting alternative transportation (e.g., bus turnouts, ❑ ❑ ❑
bicycle racks)?
P. UTILITIES AND SERVICE SYSTEMS Potentially Less Than Less than
Significant Significant Significant No Impact
With
Would the project: Im Mitigation Impact
11 Agenda Item No. 17
Page 38 of 55_
P. UTILITIES AND SERVICE SYSTEMS Potentially Less Than Less than
Significant Significant Significant No Impact
With
Would the project: Im Mitigation Impact
73. Exceed wastewater treatment requirements of the ❑ ❑ ❑
applicable Regional Water Quality Control Board?
74. Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing ❑ ❑ ❑
facilities, the construction of which could cause significant
environmental effects?
75. Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the ❑ ❑ ❑
construction of which could cause significant
environmental effects?
76. Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are ❑ ❑ ❑
new or expanded entitlements needed?
77. Result in a determination by the wastewater treatment
provider, which serves or may serve the project that it has ❑ ❑ ❑ El
adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
78. Be served by a landfill with sufficient permitted capacity to ❑ ❑ ❑
accommodate the project's solid waste disposal needs?
79. Comply with federal, state, and local statutes and ❑ ❑ ❑
regulations related to solid waste?
Q. MANDATORY FINDINGS OF SIGNIFICANCE Potentially Less Than Less than
Significant Sig h Significant No Impact
Wit
Impact Mitigation Impact
80. Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population
to drop below self- sustaining levels, threaten to eliminate ❑ ❑ ❑
a plant or animal community, reduce the number or restrict
the range of rare or endangered plant or animal or
eliminate important examples of the major periods of
California history or prehistory?
81. Does the project have impacts that are individually limited,
but cumulatively considerable ( "Cumulatively
considerable" means that the incremental effects of a ❑ ❑ ❑
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
projects, and the effects of probable future projects)?
82. Does the project have environmental effects, which will
cause substantial adverse effects on human beings, either ❑ ❑ ❑
directly or indirectly?
-End of Environmental Impact Evaluation Checklist -
ENVIRONMENTAL IMPACT EVALUATION DISCUSSION
The following is a discussion of the potential impacts associated with the approval of the proposed project, as identified in the
above Environmental Impact Evaluation Checklist. Explanations are provided for each item below.
12 Agenda Item No. 17
Page 39 of 55
A. AESTHETICS. Would the proposal:
1) Have a substantial adverse effect on a scenic vista?
No Impact: The project proposes the establishment of a Planned Unit Development Overlay District to be applied
within any zoning district citywide. The proposed zoning ordinance text amendment involves no physical
development. A separate site specific environmental analysis will be undertaken in association with future
development projects citywide. Therefore, the project will have no impact to any scenic resources.
Mitigation Measures: None.
2) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway corridor?
No Impact: The project proposes an amendment to the City's zoning ordinance allowing for the establishment of a
Planned Unit Development Overlay District. The proposed amendment involves no physical development and is not
site specific. Therefore, the project will have no impact to any scenic resources, including, but not limited to, trees,
rock outcroppings and historic buildings within a scenic highway corridor.
Mitigation Measures: None.
3) Substantially degrade the existing visual character or quality of the site and its surroundings?
No Impact: Please refer to Al & A2 above.
Mitigation Measures: None.
4) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
No Impact: Please refer to Al & A2 above.
Mitigation Measures: None.
B. AGRICULTURAL RESOURCES. In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California Department of Conservation as an optional model to
use in assessing impacts on agriculture and farmland. Would the project:
5) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to
non - agricultural use?
No Impact: The project proposes an amendment to the City's zoning code allowing for the establishment of a
Planned Unit Development Overlay Zoning District. The proposed text amendment involves no physical
development. A separate site specific environmental analysis will be undertaken in association with future
development projects citywide. Therefore, no relationship exists between the project and the conversion of farmland
to urban uses.
Mitigation Measures: None.
6) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
No Impact: The proposed provisions of the Planned Unit Development Overlay District including allowed densities,
development standards, design guidelines and land uses must all be consistent with the goals, objectives and
13 Agenda Item No. 17
Page 40 of 55
policies of the City General Plan and conform with the City's zoning code. Therefore, no conflicts will be created with
existing agricultural use policies or standards.
Mitigation Measures: None.
7) Involve other changes in the existing environment, which due to their location or nature, could result in the
conversion of Farmland, to non - agricultural use?
No Impact: Refer to response B -5 & B -6 above.
Mitigation Measures: None.
C. AIR QUALITY. Where available, the significance criteria established by the applicable air quality
management or air pollution control district may be relied upon to make the following determinations.
Would the project:
8) Conflict with or obstruct implementation of the applicable air quality plan?
No Impact. The project is intended to provide a mechanism to allow for flexibility in development regulations and
design standards so as to achieve a mixture of land uses and /or clustering of land uses that are traditionally
prohibited by conventional zoning. The project would not change existing land uses contained in the City's General
Plan or have any direct impacts on local air quality. The proposed text amendment involves no physical
development. A separate site specific air quality analysis will be undertaken in association with future development
projects citywide.
Mitigation Measures: None.
9) Violate any air quality standard or contribute substantially to an existing or projected air quality violation?
No Impact: Refer to response C -8 above.
Mitigation Measures: None.
10) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -
attainment under an applicable federal or state ambient air quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
No Impact: Refer to response C -8 above.
Mitigation Measures: None.
11) Expose sensitive receptors to substantial pollutant concentrations?
No Impact: Refer to response C -8 above.
Mitigation Measures: None.
12) Create objectionable odors affecting a substantial number of people?
No Impact: Refer to response C -8 above.
Mitigation Measures: None.
14 Agenda Item No. 17
Page 41 of 55
D. BIOLOGICAL RESOURCES. Would the project:
13) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife Service?
No Impact: The proposed text amendment involves no physical development. A separate site specific environmental
analysis, including the analysis of biological resources, will be undertaken in association with future development
projects citywide. Likewise, the site specific project will be fully evaluated against all pertinent biological resource
regulations in effect at that time. Therefore, there will be no conflict between the project and any adopted city,
county, regional, state or federal policy, goal, or plan pertaining to the preservation and/or conservation of biological
resources in the City of Lake Elsinore.
Mitigation Measures: None.
14) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife
Service?
No Impact Refer to response D -13 above.
Mitigation Measures: None.
15) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological
interruption, or other means?
No Impact: Refer to response D -13 above.
Mitigation Measures: None.
16) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
No Impact: Refer to response D -13 above.
Mitigation Measures: None.
17) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or
ordinance?
No Impact: Refer to response D -13 above.
Mitigation Measures: None.
18) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or
other approved local, regional, or state habitat conservation plan?
No Impact: Refer to response D -13 above.
Mitigation Measures: None
15 Agenda Item No. 17
Page42of55
E. CULTURAL RESOURCES. Would the project:
19) Cause a substantial adverse change in the significance of a historical resource as defined in CEQA Guidelines
q15064.5?
No Impact The proposed text amendment involves no physical development. A separate site specific environmental
analysis, including the analysis of cultural resources, will be undertaken in association with future development
projects citywide. Likewise, the site specific project will be fully evaluated for consistency with all pertinent cultural
resource regulations in effect at that time. As such, the project would have no impact on cultural resources.
Mitigation Measures: None.
20) Cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines
§ 15064.5?
No Impact: Refer to response E -19 above.
Mitigation Measures: None.
21) Directly or indirectly destroy a unique paleontological resource or .site or unique geologic feature?
No Impact: Refer to response E -19 above.
Mitigation Measures: None.
22) Disturb any human remains, including those interred outside of formal cemeteries?
No Impact: Refer to response E -19 above.
Mitigation Measures: None.
F. GEOLOGY AND SOILS.
Would the project:
23) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death
involving:
a.) Rupture of a known earthquake fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer
to Division of Mines and Geology Special Publication 42.
No Impact: The proposed text amendment involves no physical development. A separate site specific environmental
analysis, including the analysis of geology and soils, will be undertaken in association with future development
projects citywide. Necessary design provisions or setbacks will be incorporated into the project at that time.
Therefore, the proposed project would have no potential for geology or soils related impacts.
Mitigation Measures: None.
b.) Strong seismic ground shaking?
No Impact: Refer to response F -23 (a) above.
16 Agenda Item No. 17
Page 43 of 55
Mitigation Measures: None.
c.) Seismic - related ground failure, including liquefaction?
No Impact: Refer to response F -23 (a) above.
Mitigation Measures: None.
d.) Landslides?
No Impact: Refer to response F -23 (a) above.
Mitigation Measures: None.
24) Result in substantial soil erosion or the loss of topsoil?
No Impact. Refer to response F -23 (a) above.
Mitigation Measures: None.
25) Be located on a geologic unit or soil that is unstable, or would become unstable as a result of the project, and
potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse?
No Impact: Refer to responses F -23 (a).
Mitigation Measures: None.
26) Be located on expansive soil, as defined in Table 18 -1 -B of the Uniform Building Code (1994), creating substantial
risks to life or property?
No Impact: Refer to response F -23 (a) above.
Mitigation Measures: None.
27) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal system
where sewers are not available for the disposal of waste water?
No Impact: Refer to response F -23 (a) above.
Mitigation Measures: None.
G. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
28) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of
hazardous materials?
No Impact: The proposed Planned Unit Development Overlay District involves no physical development and in no
way involves or affects the routine transport, use, or disposal of hazardous materials. A site specific environmental
analysis will be undertaken for future development projects citywide. The analysis will include the evaluation of
hazards and hazardous materials. Therefore, the project would have no impacts.
Mitigation Measures: None.
17 Agenda Item No. 17
Page 44 of 55
29) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into the environment?
No Impact: Refer to response G -28 above.
Mitigation Measures: None.
30) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -
quarter mile of an existing or proposed school?
No Impact: Refer to response G -28 above.
Mitigation Measures: None.
31) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code
Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
No Impact: Refer to response G -28 above.
Mitigation Measures: None.
32) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project result in a safety hazard for people residing or working in the
project area?
No Impact: Refer to response G -28 above.
Mitigation Measures: None.
33) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or
working in the project area?
No Impact: Refer to response G -28 above.
Mitigation Measures: None.
34) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation
plan?
No Impact: Refer to response G -28 above.
Mitigation Measures: None.
35) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?
No Impact: Refer to response G -28 above.
Mitigation Measures: None.
H. HYDROLOGY AND WATER QUALITY. Would the project:
18 Agenda Item No. 17
Page 45 of 55
36) Violate any water quality standards or waste discharge requirements?
No Impact: The project is intended to provide a mechanism to allow for flexibility in development regulations and
design standards so as to achieve a mixture of land uses and /or clustering of land uses that are traditionally
prohibited by conventional zoning. The project would not change existing land uses contained in the City's General
Plan or have any direct impacts on hydrology or water quality. The proposed text amendment involves no physical
development. A separate site specific hydrology and water quality analysis will be undertaken in association with
future development projects citywide. The proposed amendment would have no effect on hydrology or water quality
in the City of Lake Elsinore. Therefore, no impacts would occur.
Mitigation Measures: None.
37) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of
pre - existing nearby wells would drop to a level which would not support existing land uses or planned uses for which
permits have been granted)?
No Impact: Refer to response H -36 above.
Mitigation Measures: None.
38) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of
stream or river, or substantially increase the rate or amount of the surface runoff in a manner, which would result in
substantial erosion or siltation on- or off -site?
No Impact: Refer to response H -36 above. Further, clustering or mixing of land uses has the potential to create
additional open space thereby slowing the rate or amount of surface run off thus reducing substantial erosion or silt
on or off -site.
Mitigation Measures: None.
39) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage
systems or provide substantial additional sources of polluted runoff?
No Impact: Refer to response H -36 above.
Mitigation Measures: None.
40) Otherwise substantially degrade water quality?
No Impact: Refer to response H -36 above.
Mitigation Measures: None.
41) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map?
No Impact: Refer to response H -36 above.
Mitigation Measures: None.
42) Place within a 100 -year flood hazard area structures which would impede or redirect flood flows?
No Impact: Refer to response H -36 above.
19 Agenda Item No. 17
Page 46 of 55
Mitigation Measures: None.
43) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
No Impact: Refer to response H -36 above.
Mitigation Measures: None.
44) Inundation by seiche, tsunami, or mudflow?
No Impact: Refer to response H -36 above.
Mitigation Measures: None.
LAND USE AND PLANNING. Would the project:
45) Physically divide an established community?
No Impact: The project is intended to provide a mechanism to allow for flexibility in development regulations and
design standards so as to achieve a mixture of land uses and /or clustering of land uses that are traditionally
prohibited by conventional zoning. The project would not change existing land uses or allowed densities in
association with land use designations contained in the City's General Plan or Zoning Ordinance. Future
development projects utilizing the provisions of the Planned Unit Development Overlay will be evaluated on a case
by case basis regarding community division issues. Therefore, the proposed text amendment would have no
associated impacts.
Mitigation Measures: None
46) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for
the purpose of avoiding or mitigating an environmental effect?
No Impact: The project is intended to provide a mechanism to allow for flexibility in development regulations and
design standards so as to achieve a mixture of land uses and /or clustering of land uses that are traditionally
prohibited by conventional zoning. The project would not change existing land uses or allowed densities in
association with land use designations contained in the City's General Plan or Zoning Ordinance. Therefore the
proposed amendment would have no impact to any plan, policy or regulation adopted for the purpose of avoiding or
mitigating an environmental effect.
Mitigation Measures: None.
47) Conflict with any applicable habitat conservation plan or natural community conservation plan?
No Impact: The proposed Planned Unit Development Overlay District must be consistent with all existing goals,
objectives and policies of the General Plan including the associated Habitat Conservation Plan. While no physical
development is proposed with this zone code text amendment, future development projects utilizing the provisions of
this overlay district will be subject to site specific environmental analysis which will include a consistency analysis
with any existing regional habitat conservation plans. As such, no impacts would result from this text amendment.
Mitigation Measures: None.
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J. MINERAL RESOURCES. Would the project:
48) Result in the loss of availability of a known mineral resource that would be of value to the reqion and the residents of
the state?
No Impact: The proposed Planned Unit Development Overlay District involves no physical development and in no
way involves or affects mineral resources. A site specific environmental analysis will be undertaken for future
development projects citywide. The analysis will include the evaluation of mineral resources. Therefore, no alteration
or loss of known mineral resources would occur from this text amendment.
Mitigation Measures: None.
49) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general
plan, specific plan or other land use plan?
No Impact: Refer to response J -48 above.
Mitigation Measures: None.
K. NOISE. Would the project result in:
50) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies?
No Impact: The proposed Zoning Ordinance Text Amendment will not expose persons to the generation of excess
noise levels, ground borne vibration, or increase ambient noise in the City of Lake Elsinore. The amendment does
not involve any development that would impact noise levels in the City. The proposed amendment does not alter
any noise - related regulations found in the Municipal Code or General Plan and would not lead to a change in the
generation of noise. Therefore, no impact to noise levels would occur.
Mitigation Measures: None.
51) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels?
No Impact: Refer to response K -50
Mitigation Measures: None.
52) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the
project?
No Impact: Refer to response K - 50 above.
Mitigation Measures: None.
53) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing
without the project?
No Impact: Refer to response K -50 above.
Mitigation Measures: None.
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54) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project expose people residing or working in the project area to
excessive noise levels?
No Impact: The project consists of a Municipal Code amendment and does not involve any physical development.
Site specific planned unit development overlay projects citywide will undergo an environmental analysis in the future.
The analysis will include potential airport noise related impacts. Therefore, the proposed project will have no affect
related to the City's existing private use airport or noise levels associated thereto.
Mitigation Measures: None.
55) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project
area to excessive noise levels?
No Impact: Refer to response K -54 above.
Mitigation Measures: None.
L. POPULATION AND HOUSING. Would the project:
56) Induce substantial population growth in an area, either directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of roads or other infrastructure)?
No Impact: The project is intended to provide a mechanism to allow for flexibility in development regulations and
design standards so as to achieve a mixture of land uses and /or clustering of land uses that are traditionally
prohibited by conventional zoning. A mixture and /or clustering of land uses will serve to increase housing
opportunities for the community while further implementing the goals, objectives and policies of the housing element
of the general plan. The project would not change existing residential land uses or allowed densities in association
with land use designations contained in the City's General Plan or Zoning Ordinance. Therefore, the proposed
amendment would have no significant impact on population and housing.
Mitigation Measures: None.
57) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere?
No Impact: Refer to response L -56 above.
Mitigation Measures: None.
58) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere?
No Impact: Refer to response L -56 above.
Mitigation Measures: None.
M. PUBLIC SERVICES.
Would the project result in substantial adverse physical impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to maintain acceptable service ratio, response times or other
performance objectives for any of the public service:
22 Agenda Item No. 17
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59) Fire protection?
No Impact. The proposed project is a regulatory adjustment and does not involve any development. Therefore, the
project will have no impact on the City's public services.
Mitigation Measures: None
60) Police protection?
No Impact: Refer to response M -59 above.
Mitigation Measures: None.
61) Schools?
No Impact: Refer to response M -59 above.
Mitigation Measures: None.
62) Parks?
No Impact: The proposed amendment to the City's Municipal Code will not have an effect on the number of persons
using public parks. Therefore, the proposed amendment would have no impact to parks.
Mitigation Measures: None.
63) Other Public Facilities?
No Impact: Refer to response M -59 and M -62 above.
Mitigation Measures: None.
N. RECREATION
64) Would the proposed project increase the use of existing neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated?
No Impact: Refer to response M -59 and M-62 above.
Mitigation Measures: None.
65) Does the project include recreational facilities or require the construction or expansion of recreational facilities that
might have an adverse effect on the environment?
No Impact: Refer to response M -59 and M -62 above.
Mitigation Measures: None.
O. TRANSPORTATION/TRAFFIC. Would the project:
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66) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street
system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections)?
No Impact: The project is intended to provide a mechanism to allow for flexibility in development regulations and
design standards so as to achieve a mixture of land uses and /or clustering of land uses that are traditionally
prohibited by conventional zoning. This mixture or clustering of land uses can provide for residential and business
activities where multiple activities and an increased degree of pedestrian orientation are considered desirable and
can serve to reduce vehicular commuting trips. The project will not change existing residential, commercial or
industrial land uses or the allowed densities thereof in association with the land use designations contained in the
City's General Plan or Zoning Ordinance. Therefore, the traffic volumes associated with the uses have already been
assumed under the City's General Plan Circulation Element. Future specific development projects utilizing the
provisions of the PUD overlay will be undergo individual environmental analysis including the evaluation of
circulation issues. Therefore, the project would have no impact.
Mitigation Measures: None.
67) Exceed, either individually or cumulatively, a level of service standard established by the county congestion
management agency for designated roads or highways?
No Impact: Refer to response 0 -66 above.
Mitigation Measures: None.
68) Result in a change in traffic patterns, including either an increase in traffic levels or a change in location that results
in substantial safety risks?
No Impact: Refer to response 0 -66 above.
Mitigation Measures: None.
69) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or
incompatible uses (e.q., farm equipment)?
No Impact: Refer to response 0-66 above.
Mitigation Measures: None.
70) Result in inadequate emergency access?
No Impact: Refer to response 0-66 above.
Mitigation Measures: None.
71) Result in inadequate parking capacity?
No Impact: The proposed Zoning Ordinance Text Amendment would provide a mechanism to allow for flexibility in
development regulations and design standards so as to achieve a mixture of land uses and /or clustering of land uses
that are traditionally prohibited by conventional zoning. Lake Elsinore Municipal Code Section 17.66 (Parking
Requirements) currently has parking standards that address allowed land uses as specified in the City General Plan
and Zoning Ordinance. These parking standards will be applied to future individual site specific development projects
that utilize the provisions of the PUD ordinance. Therefore, the proposed amendment will not result in inadequate
parking capacity.
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Mitigation Measures: None.
72) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.q., bus turnouts, bicycle
racks)?
No Impact: The proposed amendment allows for a mixture or clustering of land uses which may serve to promote
alternative transportation methods such as carpooling, public transportation and use of bicycles. The proposed
zoning ordinance text amendment involves no physical development. Future site specific development projects that
utilize the provisions of the PUD ordinance will be reviewed by applicable transportation agencies and against
alternative transportation plans in effect at that time. Therefore, no impacts will result regarding alternative
transportation modes.
Mitigation Measures: None.
P. UTILITIES AND SERVICE SYSTEMS. Would the project:
73) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board?
No Impact: The project is intended to provide a mechanism to allow for flexibility in development regulations and
design standards so as to achieve a mixture of land uses and /or clustering of land uses that are traditionally
prohibited by conventional zoning. The project would not change existing land uses or allowed densities in
association with land use designations contained in the City's General Plan or Zoning Ordinance. Therefore,
requirements related to both utilities and service systems will not comprehensively exceed those system levels
currently planned for. Future development projects utilizing the provisions of the Planned Unit Development Overlay
will also be evaluated on an incremental case by case basis regarding utility and service system impacts.
Mitigation Measures: None.
74) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities,
the construction of which could cause significant environmental effects?
No Impact: Refer to response P -73 above.
Mitigation Measures: None.
75) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental effects?
No Impact: Refer to response P -73 above.
Mitigation Measures: None.
76) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or
expanded entitlements needed?
No Impact: Refer to response P -73 above.
Mitigation Measures: None.
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77) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has
adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?
No Impact: Refer to response P -73 above.
Mitigation Measures: None.
78) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs?
No Impact: Refer to response P -73 above.
Mitigation Measures: None.
79) Comply with federal, state, and local statutes and regulations related to solid waste?
No Impact: Refer to response P -73 above.
Mitigation Measures: None.
Q. MANDATORY FINDINGS OF SIGNIFICANCE.
80) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population to drop below self - sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of California history or prehistory?
No Impact: The project involves regulatory changes to the Municipal Code and no physical development activity that
could affect biological resources is proposed. Therefore, the proposed amendment will have no impact on any
sensitive plant or animal species or habitat. Likewise, there will be no conflict with any adopted city, county, regional,
state or federal policies, goals, or plans pertaining to the preservation and /or conservation of biological resources in
the City of Lake Elsinore.
81) Does the project have impacts that are individually limited, but cumulatively considerable? ( "Cumulatively
considerable" means that the incremental effects of a project are considerable when viewed in connection with the
effects of past projects, the effects of other current projects, and the effects of probable future projects)?
No Impact The project involves a Municipal Code amendment with no associated development activity and, as
such, there are no related or cumulative projects to be considered.
82) Does the project have environmental effects which will cause substantial adverse effects on human beings, either
directly or indirectly?
No Impact The proposed project is a Zoning Ordinance Text Amendment with no associated physical
environmental effects.
-End of Environmental Impact Evaluation Discussion -
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REFERENCES FOR ENIVRONMENTAL EVALUATION
The following references were utilized during preparation of this Initial Study:
1) City of Lake Elsinore General Plan
2) City of Lake Elsinore Municipal Code
3) Draft Planned Unit Development Overlay District Ordinance
27 Agenda Item No. 17
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CITY OF
LADE 5 LSINORE Notice of Intent to Adopt
DREAM EXTREME,. A Negative Declaration
ler (In compliance with Section 1 5072 of the Public Resources Code)
Filed With: D Office of Planning and Research ❑X County Clerk of Riverside County
1400 Tenth Street, Room 121 2724 Gateway Drive
Sacramento, CA 95814 Riverside, CA 92507
Project Title: Zoning Ordinance Text Amendment No. 2007 -01 - Planned Unit Development Overlay District
Project Location: City-wide
Project Location (City): City of Lake Elsinore Project Location (County): Riverside County
Description of Project: To amend a portion of Lake Elsinore Municipal Code, Chapter 17.37 as follows:
1. The establishment of a Planned Unit Development Overlay District which can be applied to any zoning
district type within the City.
2. The Planned Unit Development Overlay District establishes a process to permit creative mixtures of
uses and/or clustering of land uses on smaller project sites where a specific plan is not appropriate.
3. The Planned Unit Development Overlay District allows for flexibility in the development regulations
and design standards for individual development projects.
4. Permitted, accessory and conditional uses within a Planned Unit Development will be generally the
same as those allowed in the underlying zoning district. However, the Planned Unit Development may
include combinations of other uses that may compliment the uses of the underlying zoning district.
Environmental clearance for the proposed project is provided by a Negative Declaration in conformance
with the California Environmental Quality Act (CEQA).
Name of Lead Agency: City of Lake Elsinore, Community Development Department, Planning Division
Lead Agency Contact Person: Matthew C. Harris, Senior Planner Telephone Number: (951) 674 -3124 x 279
Address where document may be obtained: City of Lake Elsinore, 130 South Main Street, Lake Elsinore, CA 92530. A copy of
the document is also available at the Lake Elsinore Library.
Public Review Period: Begins: December 9, 2007 Ends: December 28, 2007
Tentative Public Hearing Dates(s): To Be Determined
Anyone interested in this matter is invited to comment on the document by written response or by personal appearance at the
hearing. For inquires please contact: Matt Harris, Senior Planner (951) 674 -3124 x 279
Signed: Title: Director of Community Development
Rolfe Preisendanz
Agenda Item No. 17
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