HomeMy WebLinkAbout0002_07_PA 2021-11 - Exhibit D - TTM Resolution RESOLUTION NO. 2022-___
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
Whereas, Shelly Jordan, Tri Pointe Homes has filed an application with the City of Lake
Elsinore (City) requesting approval of Planning Application No. 2021-11 (Zone Change No. 2021-
04, Tentative Tract Map No. 38116, and Residential Design Review No. 2021-02). Zone Change
(ZC) No. 2021-04 proposes 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.
Tentative Tract Map (TTM) No. 38116 proposes 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). Residential Design Review
(RDR) 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 project proposes three (3) different detached condominium plans ranging in size from 1,793
sq. ft. to 2,288 sq. ft. The eastern 15.65 acres of the site that is adjacent to the lake would be
preserved as natural open space. The project 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); and,
Whereas, pursuant to Chapter 16.24 (Tentative Map) of the Lake Elsinore Municipal Code
(LEMC), the Planning Commission (Commission) has been delegated with the responsibility of
making recommendations to the City Council (Council) pertaining to tentative maps; and,
Whereas, on January 18, 2022, at a duly noticed Public Hearing, the 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 Council, the Commission has
reviewed and analyzed the proposed project pursuant to the appropriate Planning and Zoning
Laws, and Chapter 16 (Subdivisions) of the LEMC.
Section 2: On January 18, 2022, after consideration and evaluation of all written reports
and comments and oral testimony presented by the Community Development Department and
other City departments, property owners, residents and other interested parties and such other
matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission
adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2021-
02) (SCH No. 2021110300) is adequate and is prepared in accordance with the requirements of
CEQA.
PC Reso. No. 2022-____
Page 2 of 4
Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the
Commission makes the following findings for approval of Tentative Tract Map (TTM) No. 38116:
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).
a. 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. The
proposed subdivision is compatible with the objectives, policies, general land uses and
programs specified in the General Plan.
b. All offsite mitigation measures have been identified in a manner consistent with the
General Plan.
2. The site of the proposed subdivision of land is physically suitable for the proposed density
of development in accordance with the General Plan.
a. The project site has a density of 23 Dwelling Units per net Acre. The overall density of
and design is consistent and compatible with the adjacent communities.
3. The effects that this project are likely to have upon the housing needs of the region, the
public service requirements of its residents and the available fiscal and environmental
resources have been considered and balanced.
a. TTM 38116 is consistent with the High Density Residential land use plan, development
and design standards, and programs, and all other appropriate requirements contained
in the General Plan. The proposed PUD overlay district will provide a mechanism to
allow for flexibility in the development regulations and design standards of the underlying
High Density Residential (R-3) base district. The proposed project is consistent and
compatible with the General Plan and provides an increase in housing opportunities
within the City. TTM 38116 is consistent with Housing Element Policy 3.1 to “Use the
City’s General Plan, Municipal Code, other land use and development plans, and the
development process to provide housing sites that meet the identified local need.”
4. The proposed division of land or type of improvements is not likely to result in any significant
environmental impacts.
a. A Mitigated Negative Declaration (MND) (ER 2021-02) (SCH# 2021110300) was
prepared for TTM 38116. The Initial Study identified potentially significant environmental
effects but these impacts will be mitigated to below a level of significance through
compliance with the mitigation measures set forth in the MND. TTM 38116 has been
conditioned to comply with these mitigation measures.
PC Reso. No. 2022-____
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5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a. TTM 38116 has been designed in a manner consistent with the General Plan and does
not divide previously established communities.
6. The design of the proposed division of land or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed division of land.
a. All known easements or request for access have been incorporated into the design of
TTM 38116.
b. The map has been circulated to City departments and outside agencies, and appropriate
Conditions of Approval have been applied to the project.
Section 4: Based upon all of the evidence presented, the above findings, and the
conditions of approval imposed upon the project, the Commission hereby recommends that the
Council approve Tentative Tract Map No. 38116.
Section 5: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 18th day of January, 2022.
John Gray, Chairman
Attest:
___________________________________
Justin Kirk,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Justin Kirk, Assistant Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2022-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held January 18, 2022 and that the same was
adopted by the following vote:
PC Reso. No. 2022-____
Page 4 of 4
AYES
NOES:
ABSTAIN:
ABSENT:
Justin Kirk,
Assistant Community Development Director