HomeMy WebLinkAbout11/25/2008 Correspondence 1 of 4 _ MURDOCK ALBERHILL RANCH
SPECIFIC PLAN
ALBERHILL
RANCH
Proposed
Specific Plan Amendment #2
Submitted To:
City of Lake Elsinore
130 S. Main Street
Lake Elsinore, CA. 92530
_ Submitted By:
Castle & Cooke — Alberhill Ranch, Inc.
17600 Collier Ave., Suite C120
Lake Elsinore, CA. 92539
JANUARY 25, 2008
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
AMENDMENT #2
APPLICANT: Castle & Cooke — Alberhill Ranch, Inc.
4113 Pearl Street
-- Lake Elsinore, CA. 92530
DATE: January 25, 2008
REQUEST: Specific Plan Amendment to modify the acreage and configuration
of the Neighborhood Park located in Sub -Area K of the Murdock
Alberhill Ranch Specific Plan
1.0 PROJECT BACKGROUND
The Murdock Alberhill Ranch Specific Plan, encompassing 511.4 acres in the
City of Lake Elsinore, was adopted by the City Council in June, 1992. The Specific
Plan consists of a mix of single family and multifamily residential housing, and a
_ commercial site with a multi - family residential overlay zone, resulting in a maximum
of 1,819 dwelling units for the property. The Specific Plan also provides for an
elementary school site, two public park sites, six private parks, and open space areas.
_ The specific plan area incorporates three separate properties (or Planning Areas)
generally located adjacent to Lake Street and Nichols Road, as shown in the attached
exhibits. Castle & Cooke — Alberhill Ranch, Inc. is the owner and developer of the
property.
In January 2004, two Vesting Tentative Tract Maps were approved for the
specific plan property: VTTM 28214 for Planning Area 1, and VTTM 30836 for
Planning Area 2. Development of the property to date has primarily occurred in
Planning Area 1, including the construction of major backbone infrastructure, the 22-
- acre Community Park, a Boys & Girls Club center, dedication of an Elementary
School site, and the construction of over 200 new single - family homes.
A previous Specific Plan Amendment (Amendment #1) was approved by the
City for the property in December 2005. The amendment made various adjustments to
the boundaries and densities within the Planning Sub - Areas, and relocated the
elementary school site per the school district's request. The total number of units
within the specific plan and the overall residential density did not change as a result of
Amendment #1. The adopted Land Use Plan for the Murdock Alberhill Ranch
Specific Plan is shown in the attached Exhibit A.
The currently proposed Specific Plan Amendment #2 seeks to modify the
configuration of the neighborhood park site located at the eastern edge of the specific
1
Amendment # 2
Murdock Alberhill Ranch Specific Plan
plan, in Sub - area "K ". Amendment #2 does not alter the number of dwelling units,
land uses or density within the specific plan. However, the modification of the park
site as proposed in Amendment #2 will enable a more efficient and desirable
subdivision design for VTTM 30836, while fulfilling the requirements for a
neighborhood park site pursuant to the Specific Plan.
2.0 DESCRIPTION OF THE PROPOSED AMENDMENT #2
The Murdock Alberhill Ranch Specific Plan contains two public park sites: a
_ Community Park site located in Planning Sub -area "L ", and a Neighborhood Park site
located in Planning Sub -area "K ". The Neighborhood Park is currently designated as
10.8 gross acres in area, as shown in the adopted land use plan (Exhibit A). Proposed
_ Amendment #2 reconfigures the park site boundaries to create a 4.8 gross acre
Neighborhood Park site, as shown in the proposed specific plan exhibits attached
hereto and identified as Exhibit 1 (Planning Areas & Sub - areas), Exhibit 10 (Land
Use Plan) and Exhibit 38 (Parks & Open Space).
Pursuant to Section 7.3.4 (b) of the Murdock Alberhill Ranch Specific Plan,
the Neighborhood Park site at this location is intended to be a passive park with trails
and picnic areas, surrounded by natural open space. Access to the park site will
emanate off Nichols Road via a local public street to be provided in conjunction with
_ the development of VTTM 30836. Active park areas within the specific plan are
provided at the 22 -acre Community Park site and in association with several private
parks being developed within the neighborhoods.
The modification to the neighborhood park site results in a slight increase in
the adjacent RSF (Residential- Single Family) planning area "J ", from 73.7 acres to
81.5 acres, although there is no increase in the number of units allocated to this
planning area. The reconfigured park site allows for a more efficient utilization of the
land area within the adjacent single family residential planning area, and the ability to
provide larger lot areas, a more pleasing streetscape, and reduced internal slope areas.
VTTM 30836 has been modified to reflect these improvements in the overall design,
yet remains in substantial conformance with the originally approved tentative map.
_ Table 1 below summarizes the change in park acreage as proposed in Amendment #2.
Proposed Amendment
Park Type Adopted Specific Plan (gross acres)
_ • roes acres
Communit Park 22.4 22.4
Onsite Neighborhood Park
_ 10.8 4.8
Subtotal Public Parks: 33.2 ac. 27.2
+ Private Parks 7.1 7.1
TOTAL: 40.3 ac. 34.3
2
Amendment # 2
Murdock Alberhill Ranch Specific Plan
The proposed amendment satisfies the City's Quimby Act parkland dedication
requirements, as outlined in Table 2 below. The City's park dedication formula is
based upon a criteria of 5 acres of parkland for every 1,000 residents. The average
number of persons per dwelling unit for the Murdock Alberhill Ranch Specific Plan
area is set forth in Section 7.3 of the specific plan and is based upon City Resolution
No. 91 -42. Both the existing Specific Plan and the proposed amendment exceed the
amount of park dedication required, including if the developer opts to construct an
additional 334 multi - family units in the C -1 district of Subarea "I ". As shown in
Table 2, dedication of the Community Park site has satisfied 22.4 of the 25.71 acres
required under the Quimby Act. An additional 3.31 acres is required for dedication as
part of the Neighborhood Park. The proposed Amendment #2 meets this requirement
by providing 4.8 acres within the specific plan boundaries (sub -area K).
DadlOadon ng SP ►end t= sue
Morel U is ° . tis s.. to Piddlea"kland Public Parkland Provided to data
1,485 du 22.04 ac. 33.2 ac. 27.2 ac. 22.4 ac
Communit Park
1,819 du
(with MF 25.71 ac. 33.2 ac 27.2 ac. 22.4 ac
Overla o•tion Communit Park
TOTAL: 25.71 ac. 33.2 ac. 27.2 ac. 22.4 ac.
3.0 FINDINGS
Castle & Cooke — Alberhill Ranch, Inc. respectfully requests approval of the proposed
Specific Plan Amendment #2 as presented in this report, based on the following
findings:
1) The proposed Amendment #2 is consistent with the original intent of the Specific
Plan, and does not alter the land uses, number of dwelling units, density,
infrastructure or amenities, as approved within the adopted Murdock Alberhill Ranch
Specific Plan.
2) The proposed amendment exceeds the development's Quimby Act requirement for
public parkland dedication.
3) The proposed amendment allows for the reconfiguration of the public park site
which in turn results in a more desirable subdivision design for the underlying VTTM
30836 by providing larger average lot areas, less internal slope areas, more
3
Amendment # 2
Murdock Alberhill Ranch Specific Plan
curvilinear street designs and cul -de -sacs, a more appealing neighborhood
— environment, and a larger private park site internal to the development.
List of Exhibits:
—
A. Adopted Murdock Alberhill Ranch SP Land Use Plan (dated 12/27/05)
B. Proposed Text Revisions to the Murdock Alberhill Ranch Specific Plan
C. Proposed Exhibit 1: Planning Areas and Sub -Areas
—
D. Proposed Exhibit 10: Land Use Plan
E. Proposed Exhibit 38: Parks & Open Space
4
— Amendment # 2
Murdock Alberhill Ranch Specific Plan
PROPOSED SPECIFIC PLAN AMENDMENT #2
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
January 25, 2008
The following pages are excerpts from the Murdock Alberhill Ranch Specific
Plan text that have been revised to reflect the proposed Amendment #2 to the
Specific Plan. The proposed text changes are shown in a red -line / kcout
format for ease of reference. The following text has incorporated the prior
changes resulting from the previously approved Administrative Amendment
#1. The attached Exhibit #1, Planning Areas and Sub Areas, Exhibit 10,
Land Use Plan, and Exhibit #38, Parks & Open Space, have been revised to
reflect the proposed amendment.
Proposed text for Amendment #2
Murdock Alberhill Ranch Specific Plan
TABLE 1B
LAND USE COMPARISON CHART, continued
Amended Specific Plan
(Adopted January, 1992)
Land Use Acres Density Units
R -SF 258.3 3.8 975
R -M 80.8 3.6 294
R -3 9.4 19.1 180
C -1 /R3* 15.4 24.0* 370*
C -SP 16.9
ES /P 22.5
P 34.0
OS 41.9
Roads 25.1
Private Parks 3.5
- Tank Site 3.6
TOTAL 511.4 2.8 1449
3.5* 1819*
*Figures reflect multi - family development option
TABLE 1C
AMENDMENT #1
(Approved December 27, 2005)
Land Use Acres Density Units
R -SF 246.5 254.4 3.8 963
R -M 88.2 3.6 315
R -3 10.3 20.1 207
C -1 /R3* 13.9 24.0* 334*
C -SP 16.9
ES /P 11.4
-- P 33.2 27.2 **
OS 55.6 --53.8
Roads 24.4
Private Parks 7.1
Tank Site 3.3
Utilities 0.5
-- TOTAL 511.4 2.9 1485
3.5* 1819*
* Figures reflect multi - family development option
.- -3-
- Proposed text for Amendment #2
Murdock Alberhill Ranch Specific Plan
7.3 Parks
Park facility demand has been calculated based on the
City of Lake Elsinore Resolution No. 91 -42, requiring
park dedication and /or payment of fees. Park
-- dedication requirements are shown in Table 9 and Table
9A below. A total of 22.04 gross acres of public park
land is required to be dedicated within the Specific
Plan, as shown in Table 9. In the event that the
Multi - family residential option in the Land Use Plan is
implemented, the park dedication requirement increases
to a total of 25.71 gross acres, as shown in Table 9A.
Park dedication requirements for the Specific Plan have
been met through the provision of 40.3 27.2 gross
acres of public park lands, as illustrated in the
Murdock Alberhill Ranch Specific Plan land use exhibit.
In addition to the two public park sites, the specific
plan provides 7.1 acres of private park land,
distributed over six separate parks and a greenbelt
area. Overall, the project provides 34.3 acres of
public and private park land for the community. The
locations of the proposed public and private park sites
are illustrated in Exhibit 38.
-82-
- Proposed text for Amendment #2
Murdock Alberhill Ranch Specific Plan
TABLE 9
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
PARK DEDICATION REQUIREMENTS
Dwelling Persons/
Category Land Use Units D U ' Total
R -SF Single Family 963 3.22 3100
R -M Single Family 315 2.71 853
R -3 Multi- Family 207 2.2 455
TOTAL 4408
Park Dedication requirement = 4408 x 5 acres = 22.04 acres
— 1000
1 Persons per dwelling unit factors per City Resolution No. 91 -42, adopted
May 1991.
TABLE 9A
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
PARK DEDICATION REQUIREMENTS
WITH MULTI- FAMILY OVERLAY OPTION
— Dwelling Persons/
Category Land Use Units DU' Total
— C -1 /R -3 Multi - Family
Overlay 334 2.2 735
TOTAL park dedication requirement =
5143 x 5 acres = 25.71 acres
— 1000
1 Persons per dwelling unit factors per City Resolution No.
91 -42, adopted May 1991.
-83-
— Proposed text for Amendment #2
Murdock Alberhill Ranch Specific Plan
4. Community Park, Open Space and Trails
Recreation plays an important role in blending
development with the natural environment of Murdock
Alberhill Ranch. The interrelationship of the recreational
opportunities, open space and bike /pedestrian links is
depicted in general terms on the parks, open space and
trails plan, Exhibit 38. Each element is discussed in
greater detail below.
a. Community Park
The 22.4 gross acre community park within Murdock
Alberhill Ranch will feature both passive and active
facilities. The park will be designed by the city with
input from the developer. The park plan will include a
buffer between active recreational uses and the adjacent
residential development.
b. Neighborhood Park
A 1-08 4.8 gross acre neighborhood park site is
proposed for the Murdock Alberhill Ranch community. As shown
in Exhibit 38, the neighborhood park site is located within
Planning Area 2, Sub Area K, and is comprised of 4.8 gross
acres within the Specific Plan. The park will be designed
by the City with input from the developer, and is intended
to be a passive park, transitioning to natural open space.
The park site will be dedicated to the City in a graded
undeveloped condition.
c. Private Parks
Seven private park sites, totaling a combined 7.1
acres, are proposed for the Murdock Alberhill Ranch
community. Five of the park sites and a greenbelt paseo are
located in Planning Area 1. An additional private park site
is centrally located within Planning Area 2, as shown in
Exhibit 38. The private park areas include a variety of
recreational amenities at each location. The landscaping
theme will be established through the use of clusters of
evergreen and deciduous trees, shrub plantings, and turf
areas. Conceptual site plans for park sites #1 and #2 are
shown in Exhibit 39. Multi - family areas will also contain
recreational amenities.
-150-
- Proposed text for Amendment #2
Murdock Alberhill Ranch Specific Plan