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Home My WebLink AboutPC Reso No 2019-33 (Nichols Road Partners, ZC)RESOLUTTON NO.20{9-33 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKEELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF ZONE CHANGE NO.2018-0{ whereas, Eric werner, Nichols Road partners, LLc, has filed an application with the city of LakeElsinore (city) requesting approval of planning Application No. zoli -zs (Specific plan No. 201g- 01 , specific Ptan Amendment No. 2017-03, General plan Amendment No. iot g-ot, zone changeNo. 2018-01, and Tentative Tract Map No. 37305) to establish the Nichots Ranch Specific ptan (NRSP) over the 72.5-acre property that includes 169 residential homes on approximately 3.1.1acres; 14.5 acres of commercial uses (130-room hotel, 6,000 Square Foot (sF) fast-food restaurant with a drive-through, 5,500 sF faslfood restaurant without a drive+hroJgh, 9,400 sFsildown restaurant, 4,400 sF commercial retail uses, an g,000 sF health and fitnesi club, a gas station (with market and car wash) with 16 fueling stations, and 43,ooo sF office uses); g.3 acresof recreation uses; drainage basins on 5.5 acres; 1.3 acres of open space; and roadways on 5.3 acres; and, Whereas, the Project is located in the northeastem portion of the City of Lake Elsinore (City), andis located east of the l-15, south of Nichols Road, and west of wooi Mesa couruEl roro Road. II,9 ll9j9.t site encompasses Assessor parcer Numbers (ApNs) 389-200-038, 389-210-008, 389-2'10-032, 389-210-034, and 389-210-036; and, whereas, Zone change (ZC) No. 2018-01 proposes to modify the zoning designation on the southern 27 .1 acIes of the site from "commercial Mixed use (cMU)" to ,,Nichots ianch specific Plan " ZC No. 2018-01 also would change the zoning designation of the northern 4S.4 acres of the site from "Alberhill Ranch specific plan" to "Nichols Ranch Specific plan." ZC No. 201g-01 also would establish zoning boundaries on-site to reflect the NRSp land use plan for the 72.5-acre site. Additionally, zc No. 2018-01 would establish allowable uses and development standards forthe 72.S-acre NRSP area; and, whereas, pursuant to Lake Elsinore Municipal code (LEMC) chapter 17.'lg8 (Amendments) the Planning Commrssion (Commission) has been delegated wiih the responsibility of reviewing and making recommendations to the City Council (Council) regarding zone changes, and, whereas, on May 21, 2019, al a duly noticed public Hearing the commission has considered evidence prcsented 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 AS FOLLOWS: $ec!io,B 1: The Commission has reviewed and analyzed proposed ZC No. 20.18-01 , pursuant to the california Planning and Zoning Laws (cal. Gov. code sec 6s000 et. seq.), the Lake Elsinore General Plan (GP) and the LEMC and finds that ZC No. 2018-0'l is consistent with the requirements of california Planning and zoning Law and with the goals and policies of the Gp and the LEMC. Section 2: That in accordance with the California Government Code, Title 7, Division 1, Article 8, Sections 65450 through 65457, California Planning and Zoning Law, and the LEMC, the Commission makes the following findings for the approval of ZC No. 2018-01 : PC Reso No. 2019-33 Page 2 of 4 1. The location and design of the proposed development shall be consistent with the goals and policies of the city's GP and with any other applicable plan or policies adopted by the city. specific Plan Amendment No. 2017-03 is proposing Amendment No. 3.1 to the Alberhill ianch Specific plan (ARSp) to remove the northem 45.4 acres of the PAed site that are cunently located with;in the ARSP. SpecrTlc Plan No.2018-01 is proposing to establish the NRSp icross the entire 72.*acre site to altow for development of the site with 168 single- family residentiat homes on approximatety 31.1 acres, with a 14.Uacre commercial center, 8.3 icres of pa*s and 7.8 acres of open space. Ihe NRSP meets the City's Specific Plan criteia for content and required implementation of the General Plan established by Section 6545O et seq. of the catifornia Govemment code and section 17.204 of the LEMC. ZC No. 2O1B-01 woutd establish allowable uses and development standards for the 72.*acre NRSP area. Additionatly, ZC No. 201&01 would modify the zoning designation on the southem 27.1 acres of the site from "commerciat Mixed tJse (cMU)', to "Nichols Ranch specific Plan." ZC No. 2018-01 also woutd change the zoning designation of the nofthern 45.4 acres of the site from,'Alberhilt Ranch specific Plan" to "Nichols Ranch specific Plan.'ZC No. 2018-01 also woutd estabtish zoning boundaies on-slte to reflect the NRSP land use plan for the 72.*acre slte. 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 nofthern 45.4 acres of the Project site are located within the Alberhiil District Plan. The main concept of the Atberhill District Plan is a coordinated and balanced set of communities with supporting uses that maintain a high quality of life. The Project proposes to change the srfe s tand use designation to allow for residential and commercial uses. The Project woutd be consistent with the goals of the Alberhill Distict Plan, including the goat to support and maintain a healthy transition from extractive/mining activities to a network of residential communities with a balanced mixed of residential and commercial uses. b. The southem 27.1 acres of the Project site are located within the Nofth Central Sphere District. The main focus of the Nofth Central Sphere District Plan is to preseNe existing natural resources, ensure residential development incorporates the surrounding landscape, and ensure that bus,ness activities in the District are compatible with sunounding land uses. The proposed designation will allow for the development of the propefty with commercial and residential development while allowing the preservation of the Stovepipe Creek and other natural resources in a manner consistent with the Nofth Central Sphere District. 3. All vehicular traffic generated by the development, either in phased increments or at full build- out, is to be accommodated safely and without causing undue congestion upon adjoining streets. A Traffic lmpact Analysis dated December 18, 2018, was prepared by Urban Crossroads, lnc. for the NRSP. The Traffic lmpact Analysis provided mitigation measures through all phases of development of the specific plan. 4. The overall design of the specific plan will produce an attractive, efficient and stable development. PC Reso No. 2019-33 Page 3 of 4 Design standards and guidelines have been incorporated into the specific plan to ensure an attractive, efficient and vibrant project. Visual graphics and photos accompany the design guidelines that capture the atmosphere and cohesiveness that ,he specific plan seeks fo emulate. 5. 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. The proposed Zone Change has been analyzed relative to its potential to have detrimental effects and conditions have been imposed on the subject Project to ensure that the health, safety and welfare of sunounding residents will be protected. 6. The proposed development will not have a significant effect on the environment. The effects ofthe proposed ZC have been analyzed in the Environmental lmpact Repoft (SCH 2018051051) prepared for the Nichols Ranch Specific Plan (NRSP) and its related cases, and adequate mitigation measures have been prepared where necessary, and a Statement of Oveniding Considerations has been recommended where required. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby recommends approval of Zone Change No. 2018-01. Section 4: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 2lstday of May, 2019, by the following vote. PC Reso No. 2019-33 Page 4 of 4 STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF LAKE ELSINORE AYES: Commissioners Gray, and Armit; Vice-Chair Carroll and Chairman RossNOES: None ABSENT: Commissioner Klaarenbeek ABSTAIN: None ) ) ss. ) l, Justin Kirk, Assistant Community Development Director of the City of Lake Elsinore, California, hereby certify that Resolution No. 2019-33 was adopted by the Planning Commission of the City of Lake Elsinore, California, at a Regular meeting held on May 21 , 2019, and that the same was adopted by the following vote: