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REPORT TO PLANNING COMMISSION
To: Honorable Chairman and Members of the Planning Commission
From: Justin Kirk, Assistant Community Development Director
Prepared by: Damaris Abraham, Senior Planner
Date: January 18, 2022
Subject: Planning Application No. 2021-11 (Lakeside Residential Project) requesting
to develop 140-unit gated condominium community on an approximately
34.81 acre site
Applicant: Shelly Jordan, Tri Pointe Homes
Recommendation
1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE
DECLARATION (ER 2021-02) (SCH NO. 2021110300) FOR PLANNING APPLICATION NO.
2021-11 (ZONE CHANGE NO. 2021-04, TENTATIVE TRACT MAP NO. 38116, AND
RESIDENTIAL DESIGN REVIEW NO. 2021-02);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING
APPLICATION NO. 2021-11 (ZONE CHANGE NO. 2021-04, TENTATIVE TRACT MAP NO.
38116, AND RESIDENTIAL DESIGN REVIEW NO. 2021-02) IS CONSISTENT WITH THE
WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN
(MSHCP);
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF ZONE CHANGE NO. 2021-
04 ESTABLISHING A PLANNED UNIT DEVELOPMENT (PUD) OVERLAY DISTRICT TO
PROVIDE MODIFIED DEVELOPMENT REGULATIONS AND DESIGN STANDARDS FOR
THE UNDERLYING R-3 ZONING DISTRICT FOR THE PROPERTY LOCATED AT APNS
379-060-005, 022 AND 027;
4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT MAP
NO. 38116 FOR THE SUBDIVISION OF THE 34.81-ACRE SITE INTO NINE LOTS WITH
ONE LOT FOR 140 DETACHED CONDOMINIUMS, ONE RESERVED OPEN SPACE LOT,
ONE WATER QUALITY BASIN, TWO RECREATION LOTS, AND FOUR OPEN SPACE
LOTS LOCATED AT APNS 379-060-005, 022 AND 027; and,
5. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF RESIDENTIAL DESIGN
REVIEW NO. 2021-02 PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS
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FOR 140 CONDOMINIUM UNITS FOR TENTATIVE TRACT NO. 38116 LOCATED APNS
379-060-005, 022 AND 027.
Project Location
The 34.81-acre project site is located along State Route 74 (SR-74) east of the intersection of
Riverside Drive and Grand Avenue (APNs 379-060-005, 022 and 027).
Environmental Setting
EXISTING LAND
USE ZONING GENERAL PLAN
Project
Site Vacant
High Density Residential (R-3)
and Recreation (R)
High Density Residential (HDR)
and Recreational (R)
North Mobile homes
and Open Space
High Density Residential (R-3)
and Recreation (R)
High Density Residential (HDR)
and Recreational (R)
South Single-Family
Residential
County of Riverside County of Riverside
East Vacant High Density Residential (R-3)
and Recreation (R)
High Density Residential (HDR)
and Recreational (R)
West Condominiums Medium Density Residential -
VLSP
Village at Lakeshore Specific
Plan (VLSP)
Table 1: Environmental Setting
Project Description
The Lakeside Residential Project consists of applications for a Zone Change (ZC 2021-04), a
Tentative Tract Map (TTM 38116) and a Residential Design Review (RDR 2021-02), which
collectively are being processed under Planning Application No. 2021-11.
Zone Change No. 2021-04 proposes to establish a Planned Development Unit (PUD) overlay
district for the portion of the subject property that is currently zoned High Density Residential (R-
3). The PUD overlay provides modified development regulations and standards for the underlying
R-3 zone to allow for greater flexibility and compatibility with the General Plan. Table 2 below
provides proposed development standards for this PUD overlay.
Development Feature R-3 Zoning Requirement Proposed PUD Modification
Minimum lot area for lots over
8,400 square feet
1,815 square feet per unit 2,600 minimum
Front setback 15 feet minimum 10 feet minimum
Rear setbacks 10 feet 10 feet minimum
Lot coverage 60% 31.4% building site coverage
Building height 30 feet 24-feet 3-inches
Table 2: PUD Overlay Development Standards
The PUD also provides design guidelines for siting, building architecture, landscaping, and site
maintenance.
Tentative Tract Map No. 38116 is proposing to subdivide the 34.81-acre site into nine (9) lots.
One (1) 10.94-acre lot for detached 140 condominium residences, one (1) 15.65 reserved open
space lot, one (1) 1.39-acre water quality basin, two (2) recreation lots (0.77 acres), private streets
(4.60 acres), and four (4) open space landscaping lots (0.65 acres). The project will be required
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to form a Home Owner’s Association (HOA) for the maintenance of common areas, private
streets, and the detention basin. Table 3 below provides lot summary information:
LAND USE LOT NO. ACREAGE
Condominium Lots 1 (140 Units) 10.94
Preserved Open Space 2 15.65
Recreation Lots A and B 0.77
Water Quality/Detention Basin C 1.39
Open Space D, E, F and G 0.65
Streets (Private) 4.60
Grand Ave (ROW to be dedicated) 0.81
TOTAL: 34.81
Table 3: Tentative Tract Map 38116 Land Use Summary
Residential Design Review No. 2021-02 proposes the design and construction of a gated
condominium community with 140 detached two-story condominium units, preliminary plotting,
conceptual wall and fence plan, recreation areas, and related amenities and infrastructure on the
western portion of the site. The eastern 15.65 acres of the site that is adjacent to the lake would
be preserved as natural open space.
Floor Plans
The project proposes three (3) different detached condominium plans ranging in size from 1,793
sq. ft. to 2,288 sq. ft., as described below:
Plan 1: Two-story 1,793 square foot unit with 3 bedrooms, 2.5 baths, great room, dining
room, kitchen, laundry, porch, entry, and a two-car garage.
Plan 2: Two-story 2,021 square foot unit with 3 bedrooms, 2.5 baths, loft, den (optional
bedroom 4 and Bath 3), great room, dining room, kitchen, laundry, porch, entry, and a two-
car garage.
Plan 3: Two-story 2,288 square foot unit with 4 bedrooms, 2.5 baths, loft (optional bedroom
5), optional den, great room, dining room, kitchen, laundry, porch, entry, and a two-car
garage.
Plan 1 will account for 47 units (33.5%), Plan 2 will account for 47 units (33.5%), and Plan 3 will
account for 46 units (33%).
Architecture and Treatments
The proposed project would offer three architectural styles and treatments for each of the floor
plans, including Spanish Colonial, Santa Barbara, and Craftsman. The following describes each
of these architectural styles:
The Spanish Colonial Style includes concrete “S” tile roofs, decorative shutters, vertical
windows with wood window trim, and stucco siding and squared entries.
The Santa Barbara Architectural Style includes concrete “S” tile roofs, decorative shutters,
vertical windows with wood trim, stucco siding and have a mixture of both squared and
rounded entries.
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The Craftsman Architectural Style includes concrete flat tile roofs, vertical windows with
wooden trim, stucco siding and squared entries.
Spanish Colonial (Elevation A) will account for 47 units (33.5%), Santa Barbara (Elevation B) will
account for 46 units (33%), and Craftsman (Elevation C) will account for 47 units (33.5%).
In addition, enhanced architectural treatments will be provided on those elevations that are visible
from public views along Grand Ave and on corner lots.
Conceptual Wall and Fence Plan
The project proposes to 6-foot-high concrete masonry wall to be constructed along the project
site boundary with Grand Avenue/Riverside Drive/SR-74. Pedestrian and vehicular entry gates
would be 6-foot-high metal rolling security gates. Residences would be separated by rear and
side yard minimum 6-foot-high vinyl fences.
Landscaping
Landscaping proposed as part of the project would consist of ornamental trees, vines, shrubs,
and groundcovers throughout the common areas of the development, such as along roadways,
common walls, water quality basin, and the recreation areas. In addition, street trees would be
installed along the proposed sidewalks throughout the project site. The roadway entrance to the
project site would have a landscaped median and decorative landscaping to enhance the
entrance to the residential neighborhood.
Recreation and Open Space
The project includes development of two recreation areas in the center of the project site.
Recreation Lot A would be 0.44-acre and Recreation Lot B would be 0.33-acre. The recreation
areas would include a grassy area/playfield, a tot lot, shade structure, pool, spa, restrooms,
lounge chairs, BBQs, benches and picnic benches. Each condominium unit will also have a
fenced backyard that will serve as a private open space. In addition, the project includes 15.65
acres of land adjacent to the lake that would be preserved natural open space.
Site Access
The project would provide two gated driveways to the project site from Grand Avenue/SR-74. A
78-foot-wide main driveway with a landscaped median would be located at Jamieson Street, at
the center of the site, and a secondary 26-foot-wide gated driveway would be located at the
northwestern corner of the site. All proposed streets within TTM 38116 are private streets and will
be maintained by the HOA.
Street Improvements
The project includes off-site improvements to provide half-width roadway improvements to Grand
Avenue/Riverside Drive/SR-74. The project includes widening Riverside Drive / SR-74 to two
lanes along the project frontage to meet the future roadway buildout of the Lake Elsinore General
Plan and to construct a median to prohibit left-turns onto SR-74/ Riverside Drive from the project
site and Jamieson Street. Left-turns to the project site and Jamieson Street would be provided for
eastbound and westbound left-turns. The project also includes addition of a striped bike lane,
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streetlights, parkway landscaping, removal of the existing utility poles along Grand
Avenue/Riverside Drive/SR-74 fronting the project site and undergrounding the dry utilities.
Grading
Construction activities include demolition of the existing structures, excavation, grading, and re -
compaction of soils. Earthwork for the site is anticipated to require 25,800 cubic yards of cut,
82,000 cubic yards of fill, and 56,200 cubic yards of import.
Analysis
General Plan Consistency
The project site has General Plan land use designations of High Density Residential and
Recreational. The High Density Residential land use designation provides for residential densities
between 19 and 24 units per net acre. The Recreation land use designation provides for public
and private areas of permanent open space and allows for passive and/or active private and
public recreation.
The project includes 140 detached condominiums with a net density of 23 unit per net acre. Thus,
the project would not exceed the allowable High Density Residential density of 24 dwelling units
per acre. In addition, 15.65 acres of the project site, which is designated Recreational would be
preserved as open space adjacent to Lake Elsinore. Therefore, the project is consistent with the
residential and recreation General Plan land use designations for the site.
Municipal Code Consistency
The project site is zoned as High Density Residential (R-3) and Recreation (R). The R-3 zoning
designation allows for residential dwellings at densities of up to 24 dwellings to the net acre. The
project includes 140 detached condominiums with a net density of 23 unit per net acre. Thus, the
project would not exceed the allowable R-3 density of up to 24 dwelling units per acre. In addition,
15.65 acres of the project site, which is zoned R would be preserved as open space adjacent to
Lake Elsinore. Therefore, the project is consistent with the Municipal Code.
PUD Overlay
The project includes implementation of a Planned Unit Development (PUD) Overlay. Specifically,
LEMC Section 17.84.020.G, Permitted Uses of the R-3 zone, requires condominiums to comply
with all provisions of Chapter 17.108, Planned Unit Development Overlay District. This project
includes ZC 2021-04 (PUD Overlay) to establish a Planned Development Unit (PUD) overlay
district for portion of the subject property that is currently zoned High Density Residential (R-3).
The PUD overlay provides modified development regulations and standards for the underlying R-
3 zone to allow for flexibility in order to allow for greater flexibility and compatibility with the
General Plan. Table 2 above summarizes the proposed development standards for this PUD
overlay. The PUD also provides design guidelines for siting, building architecture, landscaping,
and site maintenance. The proposed project supports the findings in Section 17.108.060 of the
LEMC. The proposed project is consistent and compatible with the General Plan and provides an
increase in housing opportunities within the City. The proposed Tentative Map and Residential
Design Review applications are designed in compliance with the PUD Overlay. The Tentative
Map also complies with Chapter 16.24 (Tentative Map) of the LEMC and the Subdivision Map
Act.
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The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the proposed project, and have conditioned the project to ensure
compliance with the approved specific plan and the related environmental document. The
proposed plotting provides an appropriate mixture of plan and elevation types to ensure variety in
the streetscape.
AB 52 Tribal Consultations
On June 30, 2021, the City provided written notification of the project in accordance with AB 52
to all of the Native American tribes that requested to receive such notification from the City. Staff
received requests from Rincon, Pechanga, and Soboba Tribes within the 30-day period,
requesting to initiate consultation. Consultation was concluded September 9, 2021 with the
Rincon Band of Luiseño Indians. Consultation is still ongoing with the Pechanga Band of Luiseño
Indians and the Soboba Band of Luiseño Indians. Mitigation measures have been added to
address a concern over the potential for uncovering tribal cultural resources (TCRs) or other tribal‐
affiliated resources during construction of the project.
Environmental Determination
Pursuant to CEQA Guidelines Section 15063, an Initial Study (Environmental Review No. 2021-
02) was prepared for the project to assess potential environmental impacts. The Initial Study
revealed that the project would have potentially significant environmental impacts but those
potentially significant impacts could be mitigated to less than significant levels. A Mitigated
Negative Declaration (MND) (SCH# 2021110300) was prepared and was made available for
public review and comment for a 30-day review period from November 19, 2021 to December 20,
2021.The MND determined that the proposed Project would have potentially significant
environmental impacts upon Biological Resources, Cultural and Tribal Resources, and Geology
and Soils. These impacts will be mitigated to below a level of significance through compliance
with the mitigation measures set forth in the MND. Notice to all interested persons and agencies
inviting comments on the MND was published in accordance with the provisions of CEQA, and
posted at the Office of the County Clerk of Riverside County and at the State Clearinghouse on
November 19, 2021 for a 30-day public comment period.
Five (5) comment letters regarding the MND were received during the 30-day public comment
period from the Riverside County Flood Control and Water Conservation District (dated December
9, 2021), Riverside Transit Agency (dated December 1, 2021), Rincon Band of Luiseño Indians
(dated December 9, 2021), Pechanga Band of Luiseño Indians (dated December 16, 2021), and
California Highway Patrol (dated December 22, 2021). Reponses to comments were prepared
and are provided in the attached Exhibit H. There were no public comments or changes to the
text or analysis contained in the MND that resulted in the identification of any new significant
environmental effects. Only clarifications were made to the MND in response to public comments.
Therefore, in accordance with Section 15073.5 of the CEQA Guidelines a recirculation of the MND
is not warranted.
MSHCP Consistency
The project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The project site is not located in a Criteria Cell and was not required
to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review
(JPR) processes. The project complies with all other applicable requirements of the MSHCP.
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Exhibits
A – CEQA Resolution
A1 - Mitigation Monitoring and Reporting Program
B – MSHCP Resolution
C – Zone Change (PUD Overlay) Resolution
C1 – PUD Plan
D – TTM Resolution
E – RDR Resolution
F – Conditions of Approval
G – IS/MND
H – Response to Comments
I – Vicinity Map
J – Aerial Map
K – TTM 38116
L – Design Review Package