HomeMy WebLinkAbout0019_8_SPA 2016-01 - Exhibit G ESLP 6 Errata
East Lake Specific Plan
Amendment No.6 Erratum
Prepared for:
McMillin Summerly LLC
c/o DMB Pacific Ventures
4343 Von Karman Avenue, 3rd Floor
Newport Beach, CA 92660
Contact: Brian Milich
Office: 949.955.0984
Cell: 619.318.6285
bmilich@dmbpv.com
Prepared by:
30900 Rancho Viejo Road, Suite 100
San Juan Capistrano, CA 92675
Contact: Peter Carlson
Office: 949.489.2700
Cell: 949.289.3625
pcarlson@vcsenvironmental.com
January 2016
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Summerly i January 2016
Summerly
Specific Plan Amendment 6 Erratum
TABLE OF CONTENTS
Section 1.0 Preface .................................................................................................................................. 1
Section 2.0 Introduction .......................................................................................................................... 1
Background ........................................................................................................................................... 1
Section 3.0 Project Description ................................................................................................................ 7
Section 4.0 The Plan ............................................................................................................................... 12
A. Land Use Districts ............................................................................................................................... 12
B. Land Use Plan ...................................................................................................................................... 12
C. General Plan Consistency .................................................................................................................... 12
D. Circulation Plan ................................................................................................................................... 14
E. Utilities and Services ........................................................................................................................... 14
F. Public Services ..................................................................................................................................... 14
G. Grading Plan ....................................................................................................................................... 14
H. Open Space Plan ................................................................................................................................. 14
I. Project Phasing ..................................................................................................................................... 15
J. Design Guidelines ................................................................................................................................ 15
Landscape ........................................................................................................................................... 15
K. Development Standards ..................................................................................................................... 16
Residential Development Regulations ................................................................................................ 16
L. Implementation ................................................................................................................................... 18
M. Administration of the Specific Plan ................................................................................................... 18
Specific Plan Amendment 6 Erratum
Summerly ii January 2016
FIGURES
1. Project Location
2. Project Area
3. TTM 31920
4. TTM 31920/SPA-10 – Revision 2
5. TTM 31920 – Revision 3
6. SPA-10 Land Use Designations
7. Revised Land Use
8. Residential Setback Requirements
APPENDICES
1. The City of Lake Elsinore Municipal Code, Chapter 19.08
2. The Elsinore Valley Municipal Water District (EVMWD), Resolution No. 15-05-05
Specific Plan Amendment 6 Erratum
Summerly 1 January 2016
SECTION 1.0 PREFACE
This document, referred to as SPA-6 Erratum, is an amendment to Specific Plan Amendment 6 (SPA-6)
specifically and exclusively pertaining to Parcel 18 of Tentative Tract Map (TTM) 31920. The purpose of
this Specific Plan Amendment is to 1) change the land use designation on Parcel 18 from RES-1 to RES-2;
and 2) change the acreage split between residential on Parcel 18 and park/recreation on Parcel 19 . All
provisions from SPA-6 and SPA-10 remain the same unless explicitly stated otherwise in this Erratum.
SECTION 2.0 INTRODUCTION
Background
Encompassing 3,000 acres of the eastern banks of Lake Elsinore, the East Lake Specific Plan (ELSP)
provided up to 9,000 dwelling units (du) and a combination of commercial, recreational and open space
uses. The Specific Plan adopted in 1993 was subsequently amended by a series of Specific Plan
Amendments (SPA), one of which being SPA-6, to which this is the Erratum. SPA-6 to the ELSP
redistributed land uses and established guidelines for the development known as Summerly, consisting
of 706.7 acres and 1,955 dwelling units.
SPA-6 identifies a planned community development concept of classic design, employing enhanced
public street design and alignment, contemporary architecture, and amenities consistent with planned
community standards. This development concept is comprised of single family detached residential
development at densities up to 6.0 dus per acre, conforming to the overall character of the City of Lake
Elsinore. Residential development is integrated with a variety of open space and recreational amenities
with a golf course and club house. Expanded landscaped parkway streets and recreational amenities
maintained by Home Owner Associations ensure the community will be maintained at a high standard.
Source: Google Maps Figure 1. Project Location
Specific Plan Amendment 6 Erratum
Summerly 2 January 2016
Non-residential uses in this area include public parks, a privately owned public-use 18-hole regulation-
length golf course and club house, driving range, maintenance facilities, parking facilities (including
stadium overflow parking), parks, open space flood storage, multi-purpose trails and open space buffers.
In July of 2004 SPA-6, also known as Summerly, was approved to build the following:
Table 1. Dwelling Unit Summary
Land Use Description SPA-6
Dwelling Units Average Density1
Residential 1 Up to 6 du/ac 1,955 6.0
Residential 2 Up to 14 du/ac 0 --
Residential 3 Up to 22 du/ac 0 --
Residential 4 Up to 30 du/ac 0 --
Club House 0 --
Golf Course 18-hole Regulation 0 --
Mixed-Use 0 --
TOTAL 1,955 6.0
SPA-6 approved development of 326.3 acres of residential lands, a maximum of 1,955 dwelling units
(du), a density of 6.0 dwelling units per acre, and greater emphasis on conventional single family
residential development as shown in Table 2.
Figure 2. Project Area
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Summerly 3 January 2016
Table 2. SPA-6 Land Use Summary
Land Use SPA-6
(acres)
Residential Residential 1 313.3
Residential 1/School Site 13
Residential 2 0
Residential 3 & 4 0
Subtotal 326.3
Commercial General 11.7
Commercial
Mixed use 0
Special Alt. Use 0
Subtotal 11.7
Open Space Open Space/Parks
329
Golf Course
Multi-use park
Neighborhood Parks (4)
San Jacinto River Corridor
Open Space
Buffer
Roads Roads 39.7
TOTAL 706.7
The first subdivision map for Summerly, TTM 31920 (Figure 3), created both large lots, referred to as “A”
Map Parcels for financing and conveyance purposes, and individual building lots, referred to as “B” Map
lots. The total number of building lots created was 1,483 lots for single family detached dwellings. Parcel
18 was left as an “A” Map parcel to be mapped with individual “B” Map lots in the future. In March
2013, a revision to TTM 31920 (Figure 4) was approved by the City of Lake Elsinore to map individual
building lots on Parcel 27. Parcel 27, approximately 4 acres in size, was originally designated Open Space
and programmed for a recreation facility. SPA-10 changed the designation of Parcel 27 to RES-1 and
moved the location of the approximately 4-acre recreation facility to Parcel 19 to be more central within
the Summerly community. The change from Open Space to RES-1 (6.0 du/acre max) allowed for an
additional 24 lots, which raised the total number of permitted dwelling units within Summerly to 1,979,
however this change remained consistent with the overall permitted number of dwelling units (7,975)
within the East Lake Specific Plan. Of the 24 lots approved by SPA-10, the revision to TTM 31920,
mapped 17 lots, bringing the total number of mapped residential lots within Summerly to 1,500.
Specific Plan Amendment 6 Erratum
Summerly 4 January 2016
Table 3. SPA-10 Revised Land Use Summary
Land Use SPA-6
(acres)
SPA-10
(acres)
Residential Residential 1 313.3 317.3
Residential 1/School Site 13 13
Residential 2 0 0
Residential 3 & 4 0 0
Subtotal 326.3 330.3
Commercial General 11.7 11.7
Commercial
Mixed use 0 0
Special Alt. Use 0 0
Subtotal 11.7 11.7
Open Space Open Space/Parks
329
8.7
Golf Course 176.2
Multi-use park 8.9
Neighborhood Parks (4) 33.0
San Jacinto River Corridor 2.4
Open Space 25.0
Buffer 70.8
Subtotal 329 325
Roads Roads 39.7 39.7
TOTAL 706.7 706.7
Revision 3 to TTM 31920, which is the subject of this SPA-6 Erratum, changes the land use designation
on Parcel 18 (Figure 5) to RES-2 and adjusts the acreage split between residential (Parcel 18) and
recreation (Parcel 19).
Specific Plan Amendment 6 Erratum
Summerly 5 January 2016
* TTM 31920 has been graphically altered to depict Project Site location.
Figure 3. TTM 31920
*
Specific Plan Amendment 6 Erratum
Summerly 6 January 2016
Figure 4. TTM 31920/ SPA-10 –
Revision 2
* TTM 31920 has been graphically altered to depict Parcel 27.
*
Specific Plan Amendment 6 Erratum
Summerly 7 January 2016
SECTION 3.0 PROJECT DESCRIPTION
At the center of the 330.3-acre Summerly residential development lies Parcels 18 and 19, the subject of
this SPA-6 Erratum. This Erratum is exclusively an amendment to the SPA-6 pertaining to Parcel 18 and
Parcel 19 of TTM 31920. The project site was originally designated RES-1, with a proposed school overlay
(Figure 6).
As stated within Section III-6 of SPA-6, “…of the plan designated for residential development also
includes a 13-acre site proposed for an elementary school in the center of the development area. It is
ultimately up to the school district to determine if this site is one they want to acquire for future school
development. If they do not elect to acquire this site it will be developed at a residential density
consistent with the underlying RES-1 land use designation.” The school district determined that the
proposed school was not necessary, therefore reverting the land use on the project site to residential.
*
* TTM 31920 has been graphically altered to depict Project Site location.
Figure 5. TTM 31920 –
Revision 3
Specific Plan Amendment 6 Erratum
Summerly 8 January 2016
Instead of reverting to RES-1, this Erratum re-designates the Project Site (Parcel 18 of TTM 31920) from
RES-1 to RES-2 to accommodate smaller lot single family detached homes.
In addition to changing the land use designation from RES-1 to RES-2 on Parcel 18, this SPA-6 Erratum
also revises the acreage split between residential on Parcel 18 and recreation on Parcel 19. SPA-10
moved the approximately 4.0 acre recreation site from Parcel 27 to Parcel 19 to be more central to the
community. With this SPA-6 Erratum, Parcel 19, which originally measured 4.77 acres (per the recorded
Final Tract Map 31920-1), now measures 3.93 acres in order to provide an approximately 4 acre
recreation facility. Parcel 18, which measured 12.90 acres (per the recorded Final Tract Map 31920-1),
becomes 13.73 acres with SPA-6 Erratum.
The following Table 4 provides a summary comparison between SPA-6, SPA-10 and SPA-6 Erratum of
acreage for each land use designation.
Specific Plan Amendment 6 Erratum
Summerly 9 January 2016
Figure 6. SPA-10 Land Use Designations
Specific Plan Amendment 6 Erratum
Summerly 10 January 2016
Table 4. Land Use Comparison
Land Use SPA-6
(acres)
SPA-10
(acres)
SPA-6 Erratum
(acres)
Residential Residential 1 313.3 317.3 317.3
Residential 1/School Site 13 13 0
Residential 2 0 0 13.7
Residential 3 & 4 0 0 0
Subtotal 326.3 330.3 331.0
Commercial General 11.7 11.7 11.7
Commercial
Mixed use 0 0 0
Special Alt. Use 0 0 0
Subtotal 11.7 11.7 11.7
Open Space Open Space/Parks
329
8.7 8.7
Golf Course 176.2 176.8
Multi-use park 8.9 7.1
Neighborhood Parks (4) 33.0 33.0
San Jacinto River Corridor 2.4 2.9
Open Space 25.0 25.0
Buffer 70.8 70.8
Subtotal 329 325 324.3
Roads Roads 39.7 39.7 39.7
TOTAL 706.7 706.7 706.7
Specific Plan Amendment 6 Erratum
Summerly 11 January 2016
SPA-6 originally permitted 1,955 dwelling units, of which 1,483 were mapped. SPA-10 permitted 24
additional units raising the total number of permitted dwelling units to 1,979, of which 17 were mapped
raising the total number of mapped lots to 1,500, as shown in Table 5. This SPA-6 Erratum changes the
maximum number of dwelling units permitted on Parcel 18 from 78 (at 6 du/ac authorized by RES-1) to
182 (14 du/ac authorized by RES-2). Since 1,500 lots have been previously mapped, 479 dwelling units
remain under the cap of 1,979 established by SPA-10. Therefore, the change in land use associated with
SPA-6 Erratum remains under the dwelling unit cap. Furthermore, the total number of mapped lots
(1,500) plus the additional permitted lots (182) equals 1,682 dwelling units, which maintains an overall
density of 5.1 dwelling units per acre over 331 acres, also consistent with the maximum overall density
of 6 dwelling units per acre. Any future changes to previously mapped lots would be subject to a similar
review to ensure compliance with the maximum number of dwelling units.
Table 5. Comparison of Permitted Number of Dwelling Units
*Project Site in SPA-10 is a 4 acre lot. The Project Site in SPA-6 Erratum is an approximately 13-acre lot.
Land Use Category
SPA-6 SPA-10 SPA-6 Erratum
Acres Units Acres Units Acres Units
Residential Max 326.3 1,955 326.3 1,979 317.3 1,979
Residential Mapped 326.3 1,483 - 1,500 - -
Change in Land Use & Permitted DUs - - 4 24 13 182
Actual Residential Total 326.3 1,483 330.3 1,500 330.3 1,682
Specific Plan Amendment 6 Erratum
Summerly 12 January 2016
SECTION 4.0 THE PLAN
A. Land Use Districts
The SPA-6 Erratum modifies the land use district designation for the Project Site. The Lake Elsinore
School District determined that the 13-acre residential site with a school overlay was unnecessary. While
maintaining the residential use of the area, the SPA-6 Erratum modifies the land use designation from
RES-1 to RES-2 as shown in Figure 7.
B. Land Use Plan
SPA-6 originally approved construction of 1,955 dwelling units and SPA-10 increased the approved
number of dwelling units to 1,979 dwelling units. Upon the school district’s decision to relinquish the
school overlay on the Project Site (Parcel 18 of TTM 31920), the Project Site reverted to a residential
land use designation. This SPA-6 Erratum includes the change from RES-1 to RES-2 to permit up to 182
dwelling units on Parcel 18. The residential areas within SPA-6 and SPA-10 have all been subdivided,
with exception of the Project Site, with a total of 1,500 lots. The change in land use on the Project Site
added to the number of previously mapped lots remains below the approved 1,979 dwelling units.
C. General Plan Consistency
The current General Plan designation for the Project Site is Specific Plan. The change in land use
designation as part of this SPA-6 Erratum from RES-1 to RES-2 does not change the underlying
residential designation, which is consistent with the City of Lake Elsinore General Plan.
Furthermore, the change in acreage between Parcel 18 and Parcel 19 maintains the approximately 4
acre recreation facility approved through SPA-10 and remains consistent with park dedication
requirements.
Specific Plan Amendment 6 Erratum
Summerly 13 January 2016
Figure 7. Revised Land Use
Specific Plan Amendment 6 Erratum
Summerly 14 January 2016
D. Circulation Plan
This SPA-6 Erratum does not alter or modify any of the backbone circulation included in SPA-6. The
backbone streets of Diamond Drive and Summerly Place remain as planned. The Project Site takes
access from Summerly Place, which has sufficient capacity to accommodate development of Parcel 18.
E. Utilities and Services
This SPA-6 Erratum does not change any location of backbone utilities. Wet and dry utilities are already
in place to serve other phases of Summerly previously built. The changes provided by SPA-6 Erratum
would not change the location of the utility connections or cause a deficiency in the capacity of those
utilities, including the pump station constructed for Summerly.
F. Public Services
This SPA-6 Erratum would not change the demand for public services. Public services are currently
provided to serve the other phases of Summerly previously built. The change in land use designation to
accommodate 182 dwelling units does not change the demand placed on public services compared to
the prior designation of school.
G. Grading Plan
Grading of the project site was included as part of the approval of SPA-6. The change in land use
designation from RES-1 with a school overlay to RES-2 results in minor changes to the precise grading of
the residential lots. However, this change is in substantial conformance with TTM 31920 and SPA-6.
H. Open Space Plan
SPA-6 established a park dedication requirement of 5 acres per 1,000 residents and relied on 3.2
persons per household based on Census data at that time. Under this standard, the 1,979 residential lots
provided in SPA-6 requires dedication of 31.7 acres of parkland. The changes outlined in this SPA-6
Erratum would not change the maximum number of permitted dwelling units nor the parkland
dedication requirement.
This SPA-6 Erratum adjusts the boundary between residential land use on Parcel 18 and recreation land
use on Parcel 19. This change is reflected in the available qualifying parkland. Table 6 provides a
summary of Open Space and Parkland from SPA-10. This table also provides the modification associated
with SPA-6 Erratum.
As shown in Table 6, SPA-10 provided 36.1 acres of qualifying parkland. The adjustments included in
SPA-6 Erratum have reduced qualifying parkland to 34.1 acres. However, the 34.1 acres of qualifying
parkland remains in excess of the 31.7-acre parkland dedication requirement for the total 1,979 dwelling
unit cap.
Specific Plan Amendment 6 Erratum
Summerly 15 January 2016
Table 6. Open Space Acreage Summary (Amended Table 9 of SPA-6)
Recreation Facility SPA-10
(acres)
SPA-6 Erratum
(acres)
Qualifying
Multi-Use Park (net of overflow parking) 21.5 21.5
Central Neighborhood Park and Recreation Facility 5.9 3.9
Linear Nature Trail 8.7 8.7
Subtotal 36.1 34.1
Non-Qualifying
Neighborhood Focal Parks (3) 2.9 2.9
Golf Clubhouse 3.0 3.2
Golf Course/Driving Range 176.2 176.8
Subtotal 182.1 182.9
I. Project Phasing
The total number of mapped residential lots (1,500) plus the 182 dwelling units approved by SPA-6
Erratum is within the 1,979 dwelling units as amended in SPA-10, phasing of residential neighborhoods
is not materially affected and, consistent with SPA-10, may occur as dictated by market conditions.
J. Design Guidelines
This section of the SPA-6 Erratum outlines amendments to landscape guidelines, and serves as a guide
for detailed planning of the community. All other provisions relating to design guidelines remain the
same and conform to those of SPA-6 and therefore warrant no further discussion.
Residential
Architectural designs within the RES-2 land use designation shall generally conform to SPA-6 and the
architectural styles included throughout Summerly so as to provide design consistency. However, more
specifically, the architectural styles shall be modified to accommodate the specific housing types and
sizes permitted within the RES-2 land use designation. Two story homes are permitted and there is no
obligation to provide single story homes. Driveway depths shall be full size (18’) and front yard setbacks
reduced to 10 feet to encourage an articulated and varied streetscape.
Landscape
Since SPA-6 was adopted, the State of California has been in a state of drought. The Governor’s
Executive Order and the State Water Resources Control Board (SWRCB) require new mandates for water
restrictions in California. The mandates necessitate the Elsinore Valley Municipal Water District
(EVMWD) and its users to reduce water-use by 28 percent. As a result EVMWD, and subsequently the
City of Lake Elsinore, have new guidelines and landscape practices to reflect these new regulatory
guidelines. The new landscape standards will preserve the community design objectives of the East Lake
Specific Plan to promote an environmentally sensitive open space/recreationally oriented community as
Specific Plan Amendment 6 Erratum
Summerly 16 January 2016
envisioned in Section 6.2 of the East Lake Specific Plan. The following guiding documents currently
govern the regulatory guidelines for landscape on the Project Site:
1. The City of Lake Elsinore Municipal Code Chapter 19.08:
Water Efficient Landscape Requirements (Appendix 1)
2. The Elsinore Valley Municipal Water District (EVMWD) Resolution No. 15-05-05:
A Resolution of the Board of Directors of EVMWD to Propose Water Efficient Landscape
Standards for Adoption by Local Agencies (Appendix 2)
As a result of the regulatory changes pertaining to landscaping and irrigation, this SPA-6 Erratum
incorporates reference to the updated landscape design guidelines required by the City of Lake Elsinore
and EVMWD. The landscaping for the Project Site shall be designed consistent with these regulations or
more current landscape guidelines should they be adopted prior to construction. Since the on-going
drought and associated legislation is changing rapidly, instead of providing specific guidelines within this
SPA-6 Erratum, landscaping on the Project Site shall conform to the most current landscape guidelines
adopted by the City and EVMWD.
K. Development Standards
This section of the SPA-6 Errata sets out the site development criteria applicable to the Project Site. The
SPA-6 Errata incorporates changes to regulations relating to setbacks, and driveway length. All other
development standards included in SPA-6 apply. The following development standards apply to the
Project Site:
Residential Development Regulations
Each required setback shall be maintained open and unobstructed from the ground upward, except for
trees, other plant materials, and the storage of City-provided refuse containers in single-family side or
rear setbacks.
A. Permitted Uses
Single family detached homes
B. Permitted Accessory Uses
Swimming pools
Garden structures and greenhouses
Fences and walls
Patio covers and trellises
Accessory uses and structures necessary or customarily incidental to a permitted use.
C. Site Development Standards
Minimum lot area: 3,525 square feet
Minimum lot width: 47’ at building setback lines
Minimum building setbacks (see Figure 8):
Specific Plan Amendment 6 Erratum
Summerly 17 January 2016
Front:
10’ to habitable portion of dwelling
18’ to private garage
Side: 5’ to habitable portion of dwelling
Corner side: 10’ to habitable portion of dwelling from ROW
Rear: 10’ to habitable portion of dwelling
Front porch: 5’
Zero lot line plotting shall be permitted subject to Community Development Director
approval and the following development standards. Zero lot line plotting refers to dwellings
constructed on a common property line with adjoining reciprocal easement to create
separation between structures.
Front:
10’ to habitable portion of dwelling
18’ to private garage
Side: 10 feet separation between structures
Corner side: 10’ to habitable portion of dwelling from ROW
Rear: 10’ to habitable portion of dwelling
Front porch: 5’
o Common property line shall mean the property line on which the dwelling structure
is located, and which is shared with an adjoining property owner.
o Buildings may be placed on only one interior property line with zero setbacks.
Specific Plan Amendment 6 Erratum
Summerly 18 January 2016
L. Implementation
No amendments proposed. The Implementation section included in SPA-6 applies to this Erratum
without amendment.
M. Administration of the Specific Plan
No Amendments proposed. The Administration section included in SPA-6 applies to this Erratum
without amendment.
Figure 8. Residential Setback Requirements