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Home My WebLink About14-267Tentative Parcel Map 36632CITY OF LAI_E OLSIL (OKE DREAM EXTREMEn REPORT TO PLANNING COMMISSION TO: Honorable Chairman And Members of the Planning Commission FROM: Richard J. MacHott, LEED Green Associate Planning Manager DATE: September 2, 2014 SUBJECT: Tentative Parcel Map 36632 — An Application to Divide Approximately 227.13 Acres Located North of Interstate 15 at Main Street Into Six (6) Parcels for the Purposes Of Financing And Conveyance Only. APPLICANT: Erik Lunde, Pacific Coves Investments, LLC, 1200 Quail Street, Suite 200, Newport Beach, Ca. 92660 OWNER: Erik Lunde, SAM - Elsinore, LLC, 1399 Franklin Blvd., Eugene, Oregon 97403 Recommendation Adopt Resolution No. 2014- ; Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Tentative Parcel Map No. 36632 for Finance and Conveyance Purposes; based on the Findings and Exhibits, and subject to the attached Conditions of Approval. Proiect Request & Location The project consists of a request for approval of a Tentative Parcel Map for the Purposes of Financing and Conveyance only. No development will be allowed with this type of Parcel Map. The project site is located on approximately 227 acres of land northerly of the Spyglass Specific Plan, southerly of the Rosetta Canyon development, and easterly of Camino Del Norte and 1 -15 Freeway (Assessor Parcel Numbers: 347 - 250 -006 thru 008, 347 - 350 -003 thru 005, 080 thru 010, 013, 018, and 347 - 360 -006 & 007). Environmental Setting The entire 227 -acre project site is currently undeveloped open space. The property adjacent to the boundaries of the Tentative Parcel Map on the north, south, east and west of the project site are also undeveloped open space with the exception of the northeast TPM NO. 36632 FOR FINANCING AND CONVEYANCE SEPTEMBER 2, 2014 PAGE 2OF3 corner where the edge of the project known as Rosetta Canyon has been developed. Project Site Vacant Low Medium Density R -1 (Single - Family Residential & Hillside Residential) & R -R (Rural Residential Residential North Vacant Ramsgate Specific Plan Ramsgate Specific Plan & & Low Medium Density R -1 (Single - Family Residential Residential South Vacant Spyglass Ranch Spyglass Ranch Specific Specific Plan Plan East Vacant Ramsgate Specific Plan Ramsgate Specific Plan West Vacant Hillside Residential RR (Rural Residential) Project Background On November 8, 2005, Tentative Tract Map No. 31593 was approved by the City Council for the subject property. The approved tentative tract map will subdivide the 227 -acre project site into 520 single - family residential lots. On October 27, 2009 an extension of time request was approved by City Council. This approval extended the life of the tentative map for an additional twenty -four (24) months. Following this extension, several State initiated automatic extensions were applied to the map which extended the expiration date to November 8, 2016. An additional 12 -month extension of time is still available from the City in accordance with the provisions of the Municipal Code. Project Description This Tentative Parcel Map is for Financing and Conveyance purposes that proposed to divide the property into six (6) parcels. A Financing and Conveyance Map is a financing mechanism commonly used to allow land owners to sell off parcels to obtain working capital. The capital can then be used for future development. However, no development will be allowed pursuant to this Parcel Map. Analysis Since the project is proposed to allow for financing and conveyance purposes only and no development will be permitted as a result of approving this map, staff is agreeable to approving this request. Environmental Determination Pursuant to and consistent with the California Environmental Quality Act (CEQA), environmental clearance for the proposed project has been provided by Mitigated Negative TPM NO. 36632 FOR FINANCING AND CONVEYANCE SEPTEMBER 2, 2014 PAGE 3OF3 Declaration No. 2005 -08, which was adopted by the City Council on November 8, 2005 for Tentative Tract Map 31593. Staff found that no further environmental clearance is required for this project. Prepared By: Linda Miller Planning Consultant Approved By: Richard J. MacHott, LEED Green Associate Planning Manager Attachments: 1. Vicinity Map 2. Aerial Photograph 3. Planning Commission Resolution 4. Planning Commission Conditions of Approval 4. Tentative Parcel Map No. 36632 VICINITY MAP TENTATIVE PARCEL MAP NO. 36632 CITY OF 5 LAKE E L S Ff -1-5 kE DREAM EXTREME AERIAL PHOTOGRAPH TENTATIVE PARCEL MAP NO. 36632 CITY OF LAKE' e LSINORE DREAM EXI -RI_ E' RESOLUTION NO. 2014- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE APPROVAL OF TENTATIVE PARCEL MAP NO. 36632 FOR FINANCE AND CONVEYANCE PURPOSES WHEREAS, Erik Lunde, Pacific Coves Investments, LLC, has filed an application with the City of Lake Elsinore requesting approval of Tentative Parcel Map No. 36632 for Finance and Conveyance Purposes; and WHEREAS, the 227 -acre project site is generally located northerly of the Spyglass Ranch Specific Plan, southerly of the Rosetta Canyon development, easterly of Camino Del Norte and the 1 -15 Freeway; and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of making recommendations to the City Council for approval of Tentative Parcel Maps; and WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code §§ 21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.), public agencies are expressly encouraged to reduce delay and paperwork associated with the implementation of CEQA by using previously prepared environmental documents when those previously prepared documents adequately address the potential impacts of the proposed project (CEQA Guidelines Section 15006); and WHEREAS, CEQA Guidelines Section 15162 establishes the standard to be used when determining whether subsequent environmental documentation is necessary and says that when an environmental document has already been adopted for a project, no subsequent environmental documentation is needed for subsequent entitlements which comprise the whole of the action unless substantial changes or new information are presented by the project; and WHEREAS, the pursuant to and consistent with the California Environmental Quality Act (CEQA), environmental clearance for the proposed project is provided by Mitigated Negative Declaration No. 2005 -08, which evaluated the environmental impacts that would result from maximum build -out project site and was adopted by the City Council on November 8, 2005 for Tentative Tract Map 31593; and WHEREAS, on September 2, 2014 at a duly noticed public hearing, 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 DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. Prior to making a recommendation to the City Council, the Planning Commission has reviewed and analyzed Tentative Parcel Map No. 36632 for Finance and Conveyance Purposes pursuant to the appropriate Planning and Zoning Laws, and Chapter 16 (Subdivisions) of the Lake Elsinore Municipal Code ( "LEMC "). SECTION 2. That in accordance with State Planning and Zoning law and the City of Lake Elsinore the following findings for the approval of Tentative Parcel Map No. 36632 for Finance and Conveyance Purposes have been made as follows: 1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). The project is proposed to allow for financing and conveyance purposes only. No development will be permitted as a result of approval of this map. Any future development of the site must be preceded by the final approval process of a Tentative Tract Map for subdivision purposes. 2. Subject to the attached conditions of approval, the proposed project will not result in any significant environmental impact. No development will be permitted with the approval of Tentative Parcel Map No. 36632. The project has been adequately conditioned by all applicable departments and agencies and will not therefore result in any significant environmental impacts. SECTION 3. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED, AND ADOPTED on the second day of September, 2014. John Gray, Chairman City of Lake Elsinore Planning Commission ATTEST: Richard J. MacHott, LEED Green Associate Planning Manager STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )SS CITY OF LAKE ELSINORE ) I, Richard J. MacHott, Planning Manager of the City of Lake Elsinore, California, hereby certify that Resolution No. 2014 -_ was adopted at a regular meeting of the Planning Commission of the City of Lake Elsinore on the second day of September, 2014, by the following roll call vote: AYES NOES: ABSTAIN: ABSENT: Richard J. MacHott, LEED Green Associate Planning Manager CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL TENTATIVE PARCEL MAP NO. 36632 FOR FINANCING AND CONVEYANCE PURPOSES PLANNING DIVISION 1. The proposed project (TPM 36632) is a request to subdivide 227 acres into six (6) parcels for the purpose of Financing and Conveyance only. No development will be allowed with this approval. 2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees and Agents for any claim, action or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside, void or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning the proposed project attached hereto. 3. Tentative Parcel Map No. 36632 shall comply with the State of California Subdivision Map Act and shall comply with all applicable requirements for the Lake Elsinore Municipal Code, Title 16 unless modified by approved Conditions of Approval. 4. In the event an association or other legally responsible entity fails to maintain applicable improvements in such a manner as to cause same of to constitute a public nuisance, said City may, upon proper notice and hearing, institute summary abatement procedures an impose a lien for the cost of such abatement. 5. All future development within the Parcel Map area shall conform to all standards set forth in the Lake Elsinore Municipal Code and General Plan. Current landowner shall disclose to all potential buyers the requirements to conform to all standards and provisions of the LEMC and General Plan. ENGINEERING DIVISION 6. This 6 parcel tentative map is for financing and conveyance purposes only. A subsequent tract map or parcel map shall be required to subdivide this property. The development of each Parcel shall be subject for specific review and conditions of approval. Specific conditions of approval related to traffic circulation, grading, drainage, right -of -way dedications, mitigation fees, and other related engineering requirements and /or mitigations shall be required when the property is subdivided or at time of development. 7. Each parcel shall have access to public right -of -way. 8. The applicant shall dedicate Elsinore Hills Drive and Lots `C', `K' and `M' for Planning Commission Page 1 of 2 September 2, 2014 roadway right -of -way. The width of Elsinore Hills Drive shall be 90 feet and the width of Lots `C', `K' and `M' shall be 60 feet. 9. Parcel Map 35336 shall record prior or concurrently with Parcel Map 36632. If recording of Parcel Map 36632 is desired first, Elsinore Hills Road as it lies through Parcel Map 35336 shall be dedicated to the City in fee title for public right of way, including offsite portions. The developer shall be responsible for acquiring right - of -ways in which the developer or the City has no legal title or interest. 10. The processing of this map shall conform to the requirements of the Subdivision Map Act. Planning Commission Page 2 of 2 September 2, 2014