HomeMy WebLinkAboutItem No. 4CITY OF
IF
LADE LSIl O E
DREAM EXTREME
REPORT TO PLANNING COMMISSION
TO: HONORABLE CHAIRMAN
AND MEMBERS OF THE PLANNING COMMISSION
FROM: WARREN MORELION, AICP
ACTING COMMUNITY DEVELOPMENT DIRECTOR
DATE: AUGUST 21, 2012
SUBJECT: ZONE CHANGE NO. 2012 -03 - KNOWN AS THE CONSISTENCY
ZONING PROJECT — PHASE I, CHANGING THE ZONING OF
VARIOUS PARCELS IN THE CITY TO CMU COMMERCIAL MIXED
USE OR RMU RESIDENTIAL MIXED USE OR R -3 HIGH DENSITY
RESIDENTIAL.
Background
The City of Lake Elsinore adopted an update to its General Plan on December 13,
2011, that included mixed -use and High Density Residential designations on various
properties throughout the City. With the adoption of Ordinance No. 2012 -1300 on April
10, 2012, the Commercial Mixed Use (CMU) and Residential Mixed Use (RMU) zoning
districts, which provide development standards for the mixed -use designations, were
put in place in the Lake Elsinore Municipal Code (LEMC).
Project Description
The City now proposes to undertake Phase I of the Consistency Zoning Project,
bringing the Official Zoning Map of the City into conformance with the adopted General
Plan. The logical choice for this first phase is to appropriately zone all of the mixed use
parcels in order to encourage development of these sites and to provide the necessary
information regarding land uses and standards. Such action precludes property owners
from the expense and time required to individually apply for a needed zone change
before development of their property can take place.
Additionally, because the City's Housing Element for the period July 1, 2008 to June 30,
2014, requires that the necessary zone changes related to mixed use and high density
residential uses be adopted by December 31, 2012, those parcels designated High
Density Residential have also been included in Phase I. Zone Change No. 2012 -03
PC August 21, 2012 Item No. 4
Page 1 of 23
Zone Change No. 2012 -03 - Consistency Zoning, Phase I
August 21, 2012
Page 2 of 3
proposes to amend the Official Zoning Map to show these parcels with R -3 High Density
Residential zoning.
Discussion & Analysis
Notification and Community Meeting
On June 13, 2012, Staff mailed 752 notifications to property owners of the 1,269 parcels
proposed for this zone change. The notification invited property owners to attend a
Community Meeting on June 27, 2012 at the Cultural Center, to meet Staff and hear
about the Consistency Zoning Project, to obtain detailed information on the CMU and
RMU zones, and to voice their concerns and ask questions. The notification /invitation
letter is Attachment 2 to this Staff Report. Staff received approximately 10 -15 phone
inquiries as a result of the mailing, and 25 -30 people attended the Community Meeting.
R -3 Zoning in Area 7 - Some residents in the vicinity of Yarborough Park, south
of Flint Street, between Lindsay and Poe, voiced their concerns regarding the
change in zone to R -3 High Density Residential. Their concerns were that high
density housing provided opportunities for drug activity, traffic, and multiple
families to rent a singular apartment unit. Staff pointed out that actual land uses
were similar between their existing R -2 Medium Density Residential zone and the
proposed R -3 High Density Residential zone. Staff asked that property owners
who wanted reconsideration of their zoning send in written requests to the
Planning Department, and that each request would be reviewed on a case -by-
case basis. To date, no written letters have been received.
MC Zoning at Santiago Estates Mobilehome Community
Many of the phonecalls were from residents within the Machado Pines Estates
Mobilehome Community, located east of Machado, south of Lakeshore Drive, and
including Bristlecone, Monterey, Pinyon, Torrey and Ponderosa streets. The residents
wondered why their zoning was proposed for change when the Estates were already
built -out. Because the Compatibility Matrix in the General Plan allows the Mobilehome
Community (MC) zone in the High Density Residential designation, Staff has removed
this community from consideration for a zone change to R -3; the Machado Pines
Estates shall retain their existing MC zone.
Environmental Determination
The City certified a Recirculated Program Environmental Impact Report (RP -EIR) for the
update to its General Plan. The proposed Zone Change No. 2012 -03 to the City's
Official Zoning Map implements the General Plan update, with the appropriate zoning
districts for development within the mixed -use and High Density Residential
designations. No additional environmental review is required.
PC August 21, 2012 Item No. 4
Page 2 of 23
Zone Change No. 2012 -03 - Consistency Zoning, Phase I
August 21, 2012
Page 3 of 3
Recommendation
Staff recommends that the Planning Commission take the following action:
Approve Resolution No. PC- 2012 - recommending to
of Zone Change No. 2012 -03, known as the Consistency
for the CMU Commercial Mixed Use, RMU Residential
Density Residential zones.
Prepared by: Carole K. Donahoe, Al
Project Planner
Approved by: Warren Morelion, AICP
Acting Community Development Director
Attachments
the City Council approval
Zoning Project — Phase I
Mixed Use and R -3 High
1. Resolution No. PC- 2012 - recommending that the City Council
2012 -03, known as the Consistency Zoning Project — Phase I.
a. Exhibit" —Area 1
b. Exhibit'2'— Area 2
c. Exhibit'3'— Area 3
d. Exhibit '3'— Area 3
e. Exhibit'4'— Area 4
f. Exhibit V— Area 5
g. Exhibit '6' —Area 6
h. Exhibit '7' — Area 7
i. Exhibit '8'— Area 8
j. Exhibit'9'— Area 9
k. Exhibit'10' —Area 10
I. Exhibit '1 V— Area 11
2. Color 11 X 17 Exhibits '1' thru '11' and Consistency Zoning Area:
Cover)
3. Property Owner Notification /Invitation Letter dated June 13, 2012
approve Zone Change No.
Map for Phase I (Separate
PC August 21, 2012 Item No. 4
Page 3 of 23
RESOLUTION NO. PC -2012-
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING
APPROVAL OF ZONE CHANGE NO. 2012 -03, KNOWN AS THE
CONSISTENCY ZONING PROJECT - PHASE I, CHANGING THE
ZONING OF VARIOUS PARCELS IN THE CITY TO (CMU)
COMMERCIAL MIXED USE OR (RMU) RESIDENTIAL MIXED USE
OR (R -3) HIGH DENSITY RESIDENTIAL.
WHEREAS, the City of Lake Elsinore adopted an update to its General Plan on
December 13, 2011, that included mixed use and high density residential designations
on various properties in the City; and
WHEREAS, Ordinance No. 2012 -13 provides adequate development standards
for the mixed use designations; and
WHEREAS, the City's Housing Element for the period July 1, 2008 to June 30,
2014 requires the necessary zone changes related to mixed use and high density
residential uses by December 31, 2012; and
WHEREAS, Government Code Section 65103 empowers the legislative body to
implement the general plan through actions including, but not limited to, the
administration of zoning ordinances; and
WHEREAS, Resolution No. 2004 -11 of the City of Lake Elsinore, which
establishes procedures and requirements for implementation of the Western Riverside
County Multiple Species Habitat Conservation Plan, specifically exempts the adoption
or amendment of any land use or zoning ordinance in Section IV — Exemptions: and
WHEREAS, public notice of the Zone Change No. 2012 -03 has been given and
the Planning Commission of the City of Lake Elsinore has considered the evidence
presented by the Community Development Department and other interested parties at a
public hearing held on August 21, 2012 with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RECOMMEND AS FOLLOWS:
SECTION 1. Prior to making a recommendation to the City Council, the Planning
Commission has reviewed and analyzed proposed Zone Change 2012 -03 pursuant to
the California Planning and Zoning Laws (Cal. Gov. Code §§ 65000 et seq.), the Lake
Elsinore General Plan and the Lake Elsinore Municipal Code (LEMC) and finds and
determines that the proposed Zone Change is consistent with the requirements of
California Planning and Zoning Law and with the goals and policies of the Lake Elsinore
General Plan and the LEMC.
PC August 21, 2012 Item No. 4
Page 4 of 23
PLANNING COMMISSION RESOLUTION NO. 2012 -
Page 2 of 8
SECTION 2. That in accordance with the California Planning and Zoning Law
and the LEMC, the Planning Commission hereby makes the following findings for Zone
Change No. 2012 -03 to the Official Zoning Map:
1. The proposed zone change will not be a) detrimental to the health, safety,
comfort or general welfare of the persons residing or working within the
neighborhood of the proposed amendment or within the City, or b) injurious to the
property or improvements in the neighborhood or within the City.
a. The proposed zone change implements the adopted General Plan
Update of December 13, 2011, which was analyzed relative to its
potential to have detrimental effects.
b. The proposed zone change will eliminate inconsistencies with the
adopted General Plan Update.
C. The proposed zone change will be beneficial to the public health,
safety, comfort and welfare and will improve the property in the
neighborhood and the City by allowing a variety of residential and
commercial uses to be established in mixed use districts within the
City.
2. The proposed zone change will permit reasonable development of the area
consistent with its constraints and will make the area more compatible with
adjacent properties.
a. The proposed zone change enables the implementation of the CMU —
Commercial Mixed Use and RMU — Residential Mixed Use Ordinances
adopted on April 10, 2012. These Ordinances
provide a Table of Uses that are permitted, permitted by conditional
use permit, permitted by temporary use permit, or prohibited, thereby
enabling a property owner to determine the highest and best use of his
land if it is designated for residential mixed use or commercial mixed
use.
b. The proposed zone change enables implementation of the mixed use
ordinances which provide• detailed development standards where
necessary to ensure that uses are compatible with adjacent properties
and recognize its constraints in a mixed use environment.
C. The proposed zone change enables implementation of the
R -3 High Density Residential Ordinance which provides detailed
development standards for multiple4- family residential projects at
densities up to 24 dwelling units per acre, and also provides a density
bonus to encourage consolidation of lots of an infill nature.
3. The proposed zone change would implement a land use density, intensity and
usage more in character with the subject property's location, access, and
constraints consistent with the adopted General Plan Update and subsequent
text amendments to the zoning code.
PC August 21, 2012 Item No. 4
Page 5 of 23
PLANNING COMMISSION RESOLUTION NO. 2012 -
Page 3 of 8
a. By implementing the CMU Commercial Mixed Use and RMU
Residential Mixed Use Ordinance adopted on April 10, 2012, the
proposed zone change provides the City and property owners detailed
development standards where necessary to ensure that uses are
compatible with adjacent properties and recognize its constraints in a
mixed use or high density residential environment.
4. The proposed zone change implements goals to encourage pedestrian - friendly
urban centers by allowing a greater number of potential dwelling units that may
be developed on the sites.
a. The mixed use designations were adopted specifically to encourage a
combination of residential units within commercial projects, that are
vibrant, pedestrian - friendly, urban centers. Density bonuses are
available to increase the number of potential dwelling units on sites
designated for residential mixed use.
5. The proposed zone change will not have a significant effect on the environment.
The potential impacts of the General Plan update have been analyzed in the
Recirculated Environmental Impact Report (SCH #2005121019) prepared for the
General Plan ( "General Plan EIR') and its related cases, and adequate mitigation
measures have been prepared where necessary. Accordingly, the impacts of the
proposed zone change have been disclosed, analyzed and mitigated to the
extent feasible in the General Plan EIR. A copy of the General Plan EIR is
available for inspection in the City of Lake Elsinore Community Development
Department, 130 S. Main Street, Lake Elsinore, CA.
SECTION 3. Based upon the evidence presented, both written and testimonial,
and the above findings, the Planning Commission hereby recommends approval of the
Zone Change No. 2012 -03 to the City of Lake Elsinore Official Zoning Map, as follows
and as shown in Exhibits '1,' thru '11' attached:
Area 1 — The southerly and easterly portion of Assessor's Parcel No. 390 -110-
007 and the southerly portion of 390 - 110 -006, 390 -120 -015 and the central portion of
390 - 120 -016 from FSP Future Specific Plan to R -3 High Density Residential;
Assessor's Parcel Nos. 391 -170 -005 and -007, the southerly portions of 391 -200-
004 and -007, the northeasterly corner of 391- 230 -002, 391 - 230 -003 and -004, 390-
130 -020 and -021 from M -3 Mineral Resources to CMU Commercial Mixed Use;
The southerly portions of 390 - 130 -020 and 390 -170 -001 from M -3 Mineral
Resources to RMU Residential Mixed Use;
The northeasterly portion of 391 - 230 -0009, the southern portions of 391 - 230 -002
and -004, the easterly half of 391- 230 -005, the northern portions of 391 - 240 -001 and
390 -160 -001 from M -3 Mineral Resources to R -3 High Density Residential;
PC August 21, 2012 Item No. 4
, Page 6 of 23
PLANNING COMMISSION RESOLUTION NO. 2012-
Page 4 of 8
And the southeasterly half of Assessor's Parcel No. 390 - 190 -019, and the
northeasterly two- thirds of 389 - 020 -063 from M -3 Mineral Resources to CMU
Commercial Mixed Use; as shown on Exhibit 1.
Area 2 -Assessor's Parcel Nos. 389 -100 -002, -006 thru -010, -013, thru -019, -
022, -024 thru -027; 389 - 110 -002 and -003; 389 - 151 -001 thru -003; 389 - 152 -001 thru -
005, -010 and -011; 389 - 153 -002 thru -006; 389 - 161 -001 thru -003; and 389 - 162 -001
thru -006 from R -1 Single Family Residential to RMU Residential Mixed Use, as shown
on Exhibit 2.
Area 3 - Assessor Parcel Nos. 379 - 207 -004 thru -007, 379 - 191 -004, -005, and -
029, 379 - 192 -001 thru -005, 379 -180 -001 thru -003, -005, and 379 - 120 -001, -003, -009,
-011 and -012 from CP Commercial Park, R Recreational, and R -3 High Density
Residential to CMU Commercial Mixed Use;
And Assessor's Parcel Nos. 379 -110 -014, 379 - 315 -033, and 379 - 090 -012, -013,
-021 thru -023, from C -2 General Commercial, R -1 Single Family Residential, and R -3
High Density Residential to RMU Residential Mixed Use; as shown on Exhibit 3.
Area 4 - Assessor's Parcel Nos. 379 - 060 -001, 005, -007, -008, -010 thru -012, -
014 thru -022, -024 thru -027 and -029 from CP Commercial Park and R Recreational to
R -3 High Density Residential;
Assessor's Parcel Nos. 381 - 030 -001 thru -003 from C -1 Neighborhood
Commercial, R -3 High Density Residential, and R Recreational to RMU Residential
Mixed Use;
Assessor's Parcel Nos. 381 - 030 -005, 381 - 040 -001, -002 thru -005, -007 thru
009, -027, -028, and -030 thru -033, 381 - 050 -001 and -002 from C -1 Neighborhood
Commercial, R -3 High Density Residential and R Recreational to CMU Commercial
Mixed Use;
And Assessor's Parcel Nos. 381 - 320 -023 and -020 from CP Commercial Park
and C1 Neighborhood Commercial to CMU Commercial Mixed Use; as shown on
Exhibit 4.
Area 5 - Assessor's Parcel Nos. 347 - 110 -047, -048, -057, -059, -070, and -077
from R -1 Single Family Residential to CMU Commercial Mixed Use, as shown on
Exhibit 5.
Area 6 - Assessor's Parcel Nos. 377 - 090 -006, -012 and -013 from M1 Limited
Manufacturing to CMU Commercial Mixed Use, as shown on Exhibit 6.
Area 7 - Assessor's Parcel Nos. 374 - 021 -004, -007 thru -009, -024 thru -30, 374-
022 -002, -004 thru -009, -011, -012, -014 thru -016, -019 thru -025, 374 - 023 -005, -008, -
012 and -013, 374 - 024 -001 thru -017, 374 - 025 -001 thru -020, 374 - 031 -001 thru -020
and -023 thru -027, 374 - 032 -001 thru -015 and -017 thru -021, 374 - 033 -002 thru -020
and -023, 374 - 041 -002 thru -005, -008 thru -011, -013 thru -016, -019 thru -021, and -
PC August 21, 2012 Item No. 4
Page 7 of 23
PLANNING COMMISSION RESOLUTION NO. 2012 -
Page 5 of 8
026 thru -030, 374 - 042 -006, -007, -012, -013, -019 thru -021, and -023, 374 - 051 -004, -
006, -007, -009, -010, -012 thru -014, 374 - 052 -001 thru -006, -008 thru -015, -019 thru -
021, -023, -024, and -027, 377 - 231 -009 thru -012, -015 thru -021, -023 thru -025, -028, -
037 thru -040, 374 - 061 -001 thru -007, -013 thru -015, -017 thru -019, -021, -023, -025,
and -027 thru -029 from R -1 Single Family Residential, CO - Commercial Office, M -1
Limited Manufacturing, MD Medium Density (Historic Elsinore), R -2 Medium Density
Residential, MHD Medium High Density (Historic Elsinore), and HD High Density
(Historic Elsinore) to R -3 High Density Residential;
Assessor's Parcel Nos. 374 - 183 -016 thru -018 and -021, 374 - 142 -017 thru -022,
-024, and -026, 374 - 144 -014 thru -018, 374 - 153 -015 thru -017, and -019 thru -021, 374-
154 -018 thru -022, and 374 - 171 -018, -019, -025 and -026 from CO Commercial Office
to RMU Residential Mixed Use;
Assessor's Parcel Nos. 374 - 222 -005 thru -0010, 374 - 231 -001 thru -005, and -
007 thru -011, 374 - 232 -005 thru -008, -015 thru -017, and -023 thru -026, 374 - 241 -003
thru -006, -010 thru -017, and -021 thru -023, 374 - 242 -004 thru -007, -012 thru -014, -
017, -023 thru -027, and 374 - 251 -003, -006 thru -009, -012, and -015 thru 020 from
Medium High Density (Historic Elsinore), R -1 Single Family Residential, MD Medium
Density (Historic Elsinore), and CO Commercial Office to R -3 High Density Residential;
And Assessor's Parcel Nos. 374 - 243 -001 thru -008, and 374 - 253 -001 thru -010
from R -1 Single Family Residential to CMU Commercial Mixed Use; as shown on
Exhibit 7.
Area 8 - Assessor's Parcel Nos. 377 - 340 -001 thru -011, -014, -015, -018 thru -
021; 363 - 090 -001 thru -003, and -011; and 377 - 330 -005 and -006 from R -1 Single
Family Residential to RMU Residential Mixed Use;
Assessor's Parcel Nos. 373 - 071 -002 and -018 from C -2 General Commercial to
R -3 High Density Residential;
Assessor's Parcel Nos. 373 - 082 -005 thru -028, -031, -032, -036 thru -057, and -
062 and thru -064 from R -1 Single Family Residential to RMU Residential Mixed Use;
Assessor's Parcel Nos. 377 - 320 -001, -003, -004, -007, -008 from R -1 Single
Family Residential to R -3 High Density Residential;
Assessor's Parcel Nos. 377 - 270 -016, 377 - 272 -005 thru -007, -011 thru -013, -
015 thru -018, 377 - 273 -003, -012, -013, -015 thru -017, and 377 - 274 -023 thru -027 and
-029 from MD Medium Density (Historic Elsinore) to R -3 High Density Residential;
Assessor's Parcel Nos. 377 - 244 -002 thru -007, 377 - 272 -001 thru -003, and -005
thru -008 from TC Tourist Commercial (Historic Elsinore) to R -3 High Density
Residential;
PC August 21, 2012 Item No. 4
Page 8 of 23
PLANNING COMMISSION RESOLUTION NO. 2012 -
Page 6 of 8
And Assessor's Parcel Nos. 377 - 282 -001 thru -011, 377 - 292 -001, -004, -005, -
008, -009, -012, -017 thru -019 and the westerly portion of -023 373 - 021 -006 thru -009
and 373 - 022 -006 thru -010 from HD High Density and Existing Mobilehome Park
(Historic Elsinore) to R -3 High Density Residential; as shown on Exhibit 8.
Area 9 - Assessor's Parcel Nos. 373 - 154 -003, -020 thru -025, -027 thru -030,
373 - 145 -003 and -004 from NC Neighborhood Commercial (Historic Elsinore) and C1
Neighborhood Commercial to RMU Residential Mixed Use;
Assessor's Parcel Nos. 373 - 280 -001 thru -083 from EC Existing Condominiums
(Historic Elsinore) to R -3 High Density Residential;
And Assessor's Parcel Nos. 373 - 176 -019, 373 - 185 -022, -023, -036, -037 and -
046, 373 - 205 -001, -004, and -006 from C1 Neighborhood Commercial to RMU
Residential Mixed Use; as shown on Exhibit 9.
Area 10 - Assessor's Parcel Nos. 363 -150 -037 and -038, 363- 160 -019, -042 and
043, 363- 172 -005, -014, -004. -006, -009, -010, -012, -013, -016, -020 thru -022, and
365- 040 -016 from C1 - Neighborhood Commercial to CMU Commercial Mixed Use;
Assessor's Parcel Nos. 363- 160 -013, -048, and -049, 365- 280 -003, -005 thru -
011, -013, -014, -016 thru -021, and 365 - 040 -021 thru -024 from C2 General
Commercial to CMU Commercial Mixed Use;
And Assessor's Parcel Nos. 363- 150 -001, -002, -004 thru -006, -025, -034 and -
035, 363- 162 -024, -025, 027, -030, -039 thru -041, and 363- 164 -006
from SP East Lake Specific Plan to CMU Commercial Mixed Use; as shown in Exhibit
10.
Area 11 - Assessor's Parcel No. 371 - 150 -001 from partially zoned CP
Commercial Park and Recreational to partially zoned HDR High Density Residential
(starting approximately 150 feet from the Grand Avenue Right -of -Way), as shown on
Exhibit 11.
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
PC August 21, 2012 Item No. 4
Page 9 of 23
PLANNING COMMISSION RESOLUTION NO. 2012 -
Page 7 of 8
PASSED, APPROVED AND ADOPTED on this twenty -first day of August 2012.
Rick Morsch, Chairman
City of Lake Elsinore Planning Commission
ATTEST:
Warren Morelion, AICP
Acting Community Development Director
PC August 21, 2012 Item No. 4
Page 10 of 23
PLANNING COMMISSION RESOLUTION NO. 2012 -
Page 8 of 8
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE SS
CITY OF LAKE ELSINORE
I, WARREN MORELION, Acting Community Development Director of the City of
Lake Elsinore, California, hereby certify that Resolution No. PC- 2012 - was adopted
by the Planning Commission of the City of Lake Elsinore at a regular meeting held on
the twenty -first day of August 2012, and that the same was adopted by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Warren Morelion, AICP
Acting Community Development Director
PC August 21, 2012 Item No. 4
Page 11 of 23
0
z
z
O
N
Q
w
O
w
0
cL
w
V)
Q
z
a
z
a
w
z
w
c�
�U
O z
z��
W�
�o
�U
LL
O Z
r z
t-- p
UN
a
0
0
QZ
Ow
PC August 21, 2012 Item No. 4
Page 12 of 23
J 9
0
Li
z
Z
o
0
U d
OilG
W
Q >^
Z
<
a
z
Z
�^ U C
.-7
z
W
0
z
Z
0 0
OR
C7 r
z F
X
w
� V N
O Z d
� N a
W �n
Z
¢U
o?
>- z
U-N
�'
i
0
0
0
QZ
�I
a�
J
PC August 21, 2012 Item No. 4
Page 13 of 23
i
i
i
i
i
i
0
z
z
0
Q
0
PL
w
Q
d
a
a
c4
z
w
c�
z
0
N
C7
V)
X
w
a
Z
a
0
m
UU�
Q
Z
D
O
U Bell
m
d U m
O Z w
Z w d
Ned
w �
Z
�O
w�
Oz
rZ
F_ O
UN
i
QZ
x N
ID
x=
a�
a�a
PC August 21, 2012 Item No. 4
Page 14 of 23
V
Z
z
O
N
Q
w
O
a.
c,
w
Ln
Q
z
z
¢a
o:
z
w
0
z
O
N
C7
z
H
X
w
0
Z
0
0
r � �
r 55
U U c�
0
Z
0
�aao
v U x
U U cC
0
z
0
0
m
U�
� V �
O Z
Z ua d
W vi
Z
1O
W
O 7'
>- Z
U N
0
QZ
I°
a=
5cr
Q,4
PC August 21, 2012 Item No. 4
Page 15 of 23
U
z
z
O
N
Q
w
O
P,
Oa'
w
w
Q
z
a
a
.-7
FG
z
w
c�
z
z
0
N
z_
H
X
w
O
Z
O
U U
0
Z
D
0
m
V U
OR
0
z
0
m
U ri
O
w �
O
a U
w �
OZ
rz
o
UN
i
Qz
2
Ip
PC August 21, 2012 Item No. 4
Page 16 of 23
O
N
Q
w
O
w
Q
z
a
a
z
w
v
c�
z
z
O
N
C7
z
H
X
w
z
Z
0
0
ZD
m
U U
z
Z
a
m
U U
0
z
D
0
w >--o
O z w
W N
z
1O
�U
w �
O Z
rZ
�o
UN
f
<1Z
�I x
PC August 21, 2012 Item No. 4
Page 17 of 23
V
z
z
0
N
CL
�D
Q
z
z
PC August 21, 2012 Item No. 4
Page 18 of 23
0 z
Z
0
Z
>
0
<
z
0 Z
0
Z
0
C)
U CL
0111
PC August 21, 2012 Item No. 4
Page 18 of 23
0
>
E:
z
16
0
z
05
PC August 21, 2012 Item No. 4
Page 18 of 23
C7
z
z
0
Q
w
O
W
4-J
z
¢a
c4
z
W
v
0
z
z
O
N
c�
z
x
w
jj' ay
�i
Q
Z_ -
0
UU_x
U <
O Z
Z u d
.a
� Q
w �
Z
uC
O ?
Z
O
U
l
QZ
to
�*
O X
J
PC August 21, 2012 Item No. 4
Page 19 of 23
U
z
z
O
N
Q
w
O
a
w
V)
Q
z
z
a
a
.a
z
w
0
z
z
0
i�
z
H
X
w
•
z
Z
0
m
F � Q
x
Oil
z
3
0
z
z
3
o
U V
Q w z
a
z
z
0
m
r
V d V V
d V �
O
w N
x O
w C7
O 2
r z
F Q
U
.l
0
<Z
0
a�
o
J
PC August 21, 2012 Item No. 4
Page 20 of 23
CD
Z <
o z
O
H �
w � �
O U V
w
0 r --
Z <
�a z
Z O
a � z
U V
LAIC4
z
w
v
� vo
O
a
wZ
W
O 7u'
Z
%
L O
V
0
QZ
a
0
z
0
v
0
z
W
g O X
O
y
o
PC August 21, 2012 Item No. 4
Page 21 of 23
0
z
Z a
C
Q O
m
W
0 V
G
CG
W
C) r
Z
¢a zz
Z
0
¢ m
x
z
w
LN
OF¢�
W�
uo
a U
u U
O Z
r Z
O
U N
0
o�
Qz
Me
OX
a=
o
U
PC August 21, 2012 Item No. 4
Page 22 of 23
CITY OF
LAKE - LSMOR,,.E
qVV7P_7M_E_XTREMF
June 13, 2012
Dear Property Owner
After several years of preparation, review and revision, the City adopted a General Plan Update
on December 13, 2011. The new General Plan included two new land use designations, CMU —
Commercial Mixed Use and RMU — Residential Mixed Use. These two land use designations
allow for the development of a combination of residential and commercial uses, with an
emphasis on commercial in the CMU and an emphasis on residential in the RMU.
You are receiving this letter because the new General Plan designated your property for CMU,
RMU, or High Density Residential use. In order to make it easier for you to use your property in
the future, the City is starting a "consistency zoning" process that will rezone your property to
make its zoning consistent with its General Plan designation. Zoning determines what uses are
allowed and what development standards apply.
We are inviting you to attend a Community Meeting where we will provide detailed information
on the CMU and RMU zones, listen to your concerns, and try to answer any questions that you
may have. The Community Meeting will be held:
Date: Wednesday evening, June 27, 2012
Time: 5 :00 p.m.
Location: City Cultural Center
183 North Main Street, Lake Elsinore. CA 92530
We anticipate a public hearing before the City Planning Commission regarding this consistency
zoning in August, followed by a public hearing before the City Council in September. A Notice of
Public Hearing will appear in the Press - Enterprise newspaper, on the City's website, and posted
at City Hall prior to the actual date of each hearing.
If you cannot attend the meeting on June 27th we encourage you to visit the City's website at
www.lake- elsinore.oro to learn more about the General Plan Update, the CMU and RMU zones
and the Consistency Zoning process. You can also call the Planning Division and speak to
Carole Donahoe, the project manager for Consistency Zoning, at (951) 674 -3124 Ext. 287 or
Richard MacHott at (951) 674 -3124 Ext. 209.
Sincerely,
Carole K. Donahoe, AICP
Planning Consultant to the City of Lake Elsinore
951.674.3124
130 S. Maur STREET
LAKE ELsmom, CA 92530
W W W.LA - USINORF.ORG
PC August 21, 2012 Item No. 4
Page 23 of 23