HomeMy WebLinkAbout0008_1_RDR 2015-05 - CC Staff Report 1.26.16
CITY OF LAKE ELSINORE
REPORT TO THE CITY COUNCIL
TO: Honorable Mayor and City Council Members
FROM: Grant Yates, City Manager
DATE: January 26, 2016
PROJECT: Residential Design Review No. 2015-05 - A Request by Van
Daele Homes for Approval of Building Designs for 64 Single-
Family Detached Residential Units Including a New Model Home
Complex and Related Improvements, Located Within Tract
31920-13 of the Summerly Development of the East Lake
Specific Plan.
APPLICANT: Craig Mazzara, Van Daele Development Corporation, 2900
Adams St. Suite C-25, Riverside, CA 92504
Recommendation
The Planning Commission recommends that the City Council take the following action:
1. Adopt Resolution No. 2016-__; A Resolution of the City Council of the City of Lake
Elsinore Adopting Findings That Residential Design Review No. 2015-05 Is
Consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP).
2. Adopt Resolution No. 2016-__; A Resolution of the City Council of the City of Lake
Elsinore Approving Residential Design Review No. 2015-05 Providing Building
Designs for 64 Single-Family Dwelling Units and Related Improvements, for Tract
No. 31920-13, Located in the Summerly Development.
Project Request/Location
The applicant is requesting approval of building designs for 64 single-family detached
residential units in the East Lake Specific Plan Amendment No. 6 area (Tract 31920-13),
including a new model complex and related improvements. The project is located within
Tract 31920-13 (APN: 371-270-018) of the Summerly Development of the East Lake
Specific Plan.
CITY COUNCIL STAFF REPORT
RDR No. 2015-05 (Van Daele Homes)
January 26, 2016
Page 2 of 5
Environmental Setting
EXISTING LAND USE ZONING GENERAL PLAN
Project Site Vacant Low-Medium Residential East Lake Specific Plan
North Single Family Residential Low-Medium Residential East Lake Specific Plan
South Vacant Low-Medium Residential East Lake Specific Plan
East Vacant City of Wildomar City of Wildomar
West Vacant Low-Medium Residential East Lake Specific Plan
Background
The East Lake Specific Plan (ELSP) was adopted by Ordinance No. 955 by the City
Council in June 1993. The Plan consists of 3,000 acres and was originally divided into
three individual districts that included a Marina District, Lakeside Resort, and Recreation
Village. Several Amendments have been made to the East Lake Specific Plan. The first
two amendments changed the central area or Phase One of the Specific Plan. The
changes primarily reduced the number of residential units and commercial uses and
added the allowance of a golf course to the open space area of the plan. Phase One is
the development area where the commonly known “Laing Homes” project is located. Two
other amendments (Amendment No. 3 and No. 4) were related to industrial development
along Corydon Avenue and are both outside of Phase One. Amendment No. 5 is the
marina development located on Lakeshore Drive, known as Waters Edge.
Laing Homes processed East Lake Specific Plan Amendment No. 6 which was adopted
by the City Council on July 24, 2004. This amendment replaced multi-family uses with
single-family uses, provided several parks and added a 165-acre golf course, club house,
and maintenance and golf cart storage facility.
On January 5, 2016, 2016, the Planning Commission unanimously took action to
recommend approval to the City Council approval of Residential Design Review 2015-05,
with amended Conditions of Approval. The Planning Commission amended the
recommended Conditions of Approval to add additional architectural elements to the side
and rear elevations, which were not identified as having enhanced elevations. These
additional treatments are required to be added prior to the submission of building plans
for plan check and shall be approved by the Community Development Director or their
designee.
Description of Residential Design Review No. 2015-05
The following describes the various design components and features of the proposed
project, including floor plans, architecture, model home complex, preliminary plotting of
production units, and the conceptual wall and fence plan.
CITY COUNCIL STAFF REPORT
RDR No. 2015-05 (Van Daele Homes)
January 26, 2016
Page 3 of 5
Floor Plans
The proposed 64-unit project would offer three different plans, which are described as
follows:
• Plan 1: One-story 2,258 square foot units with 4 bedrooms, 3.5 baths, great
room, dining room, kitchen, laundry, and three-car garage. This plan also
includes an optional suite, which would either replace bedroom 3 and 4 or
bedroom 4 and the side loaded garage.
• Plan 2: Two-story 2,805 square foot units with 4 bedrooms, 3.5 baths, great
room, imagination room, dining room, bonus room (option as fifth bedroom),
kitchen with nook, laundry, and three-car garage. As an option a suite can be
added which would replace the tandem garage and add an additional 272 SF,
for a total of 3,087
• Plan 3: Two-story 3,297 square foot units with 5 bedrooms, 4.5 baths, great
room, imagination room, dining room, bonus room (option as sixth bedroom),
kitchen, laundry, and three-car garage. As an option a suite can be added
which would replace the tandem garage and add an additional 230 SF, for a
total of 3,527
The proposed 64 unit development will be developed with three plans; Plan 1 will account
for 21 units (32.8%), Plan 2 will account for 22 units (34.4%), and Plan 3 will account for
21 units (32.8%). Preliminary plotting provided by the applicant demonstrates a diversity
of streetscape, but further refinement of the plotting which incorporates the proposed
architectural styles will be necessary and a condition of approval has been included to
accomplish this.
Architecture and Treatments
The proposed project would offer three architectural styles and treatments for each of the
four plans, including Spanish, European Cottage, and Craftsman. The following
describes each of these architectural styles:
• The Spanish Style includes concrete “S” tile roofs, decorative clay pipes,
shutters, stucco window trim, built-up eaves, and arched entries.
• The European Cottage Style includes concrete flat tile roofs, 8” lap siding, brick
veneer, shutters, vertical windows with stucco trim.
• The Craftsman Style includes concrete flat tile roofs, board and batten siding,
decorative shutters, vertical windows with stucco trim, and stone veneer.
CITY COUNCIL STAFF REPORT
RDR No. 2015-05 (Van Daele Homes)
January 26, 2016
Page 4 of 5
Four-sided architectural treatments in the form of window surrounds will be provided for
all the proposed residences as a standard feature. In addition, the applicant has identified
that those lots with elevations visible from public areas shall receive additional enhanced
elevations in the form of decorative siding, clay pipes, vents, corbels, shutters, etc. The
applicant has also identified three different light fixtures for the different architectural
styles, which will be a standard feature for the front elevations. The side and rear elevation
locations depicted for the lights are accurate, however the design of the fixture will be
more simplistic for the standard feature.
Model Home Complex
The proposed model home complex will feature all plans and will be located on lots 5, 6,
and 7. The proposed complex provides a designated handicap access space, full
landscape and hardscape improvements, trees, and shrubs.
Conceptual Wall and Fence Plan
To ensure design consistency, the Conceptual Wall and Fence Plan for the project shows
that those similar walls and fences that are provided elsewhere in the Summerly area will
continue to be provided with the proposed project. Perimeter walls will be decorative
block with pilasters to match the existing Summerly development. Front returns will be
six-foot concrete block walls.
Landscaping
The proposed landscaping plan has been designed to complement the different
architectural styles. The proposed landscaping has been adequately designed to meet all
water efficiency standards.
Analysis
The proposed project has been reviewed for consistency with the General Plan and the
East Lake Specific Plan Amendment #6. The proposed project meets or exceed all
required development standards as identified in the East Lake Specific Plan Amendment
#6. The original East Lake Specific Plan and the subsequent amendments were subject
to a consistency finding with the General Plan prior to adoption. The proposed project is
consistent with the provisions of the East Lake Specific Plan Amendment #6 and is
therefore found to be consistent with the General Plan. Building, Engineering, and Fire
staff have reviewed the requested Design Review application and have conditioned the
project so as to mitigate any concerns. Overall the proposed project as designed and
conditioned will provide a high quality and complimentary housing option to the Summerly
Development.
CITY COUNCIL STAFF REPORT
RDR No. 2015-05 (Van Daele Homes)
January 26, 2016
Page 5 of 5
Environmental Determination
CEQA Guidelines Section 15162 establishes the standard to be used when determining
whether subsequent environmental documentation is necessary. Section 15162 states
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. A Supplemental Environmental Impact Report (SEIR) was
approved and adopted in 2004 for the East Lake Specific Plan Amendment No. 6 (SHC
#2003071050). The SEIR evaluated environmental impacts that would result from
maximum build-out of the Specific Plan. The Project does not present substantial
changes or new information regarding the potential environmental impacts of
development. Therefore, no additional CEQA documentation is necessary.
Fiscal Impact
The time and costs related to processing Residential Design Review No. 2015-05 has
been covered by the Developer Deposit paid for by the applicant. No General Fund
budgets have been allocated or used in the processing of this application.
The proposed Residential Design Review No. 2015-05 is also conditioned for payment of
all applicable development impact fees at the rate in effect at the time of payment.
Prepared by: Justin Kirk
Senior Planner
Reviewed by: Grant Taylor
Community Development Director
Approved by: Grant Yates
City Manager
Attachments:
1. Vicinity Map
2. Aerial Map
3. Planning Commission MSHCP Resolution
4. Planning Commission RDR Resolution
5. Conditions of Approval
6. Design Review Package