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REPORT TO PLANNING COMMISSION
To: Honorable Chairman and Members of the Planning Commission
From: Damaris Abraham, Planning Manager
Prepared by: Kevin Beery, Associate Planner
Date: April 5, 2022
Subject: Planning Application No. 2017-25 (Terracina) for the Design and
Construction of 402 Single-Family Residential Units in Vesting Tentative
Tract Map No. 36557
Applicant: Kurt Bausback, KB Home Coastal Inc.
Recommendation
1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2017-25
(RESIDENTIAL DESIGN REVIEW NO. 2021-04) IS CONSISTENT W ITH THE WESTERN
RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP);
and,
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2017-25
(RESIDENTIAL DESIGN REVIEW NO. 2021-04) PROVIDING BUILDING DESIGNS AND
RELATED IMPROVEMENTS FOR 402 SINGLE-FAMILY RESIDENTIAL UNITS LOCATED
WITHIN VESTING TENTATIVE TRACT MAP NO. 36557 OF THE TERRACINA SPECIFIC
PLAN.
Background
On July 14, 2015, the City Council approved Mitigated Negative Declaration (MND) No. 2015-01,
Specific Plan No. 2012-03 (Terracina), General Plan Amendment No. 2012-03, Zone Change No.
2012-05, Tentative Tract Map (TTM) No. 36577, and Vesting Tentative Tract Map (VTTM) No.
36557 for the subdivision of 150.8 acres into 452 single-family residential lots, one 5.1-acre (4.3-
acre net) park site, seven landscape lots, four open space lots, one sewer lift station, and three
water quality and drainage basin lots. On August 8, 2017, the City Council approved a six-year
extension of time to July 14, 2023 for VTTM 36557, which represents the final extension allowed
by the Subdivision Map Act and the Lake Elsinore Municipal Code (LEMC).
On July 23, 2019, the City Council approved Revision No. 1 to VTTM 36557, which revised the
previously approved tentative map to include a phasing plan and to relocate the public park due
to conflict with an existing 30-inch water line. The revision relocated the public park within Phase
PA 2017-25/RDR 2021-04 (Terracina)
04/05/2022
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1 area (Village 3), reduced the total number of residential lots by two, and allowed the tract map
to be developed in seven (7) phases.
The applicant has stated that only 402 out of 450 approved residences will be built at this time
due to cost constraints associated with constructing necessary water supply infrastructure in
Village 1 (Phase 7).
Project Request and Location
Planning Application No. 2017-25 (Residential Design Review No. 2021-04) proposes the design
and construction of 402 single-family residential units, preliminary plotting, conceptual
landscaping, conceptual wall and fence plan, and related improvements located within VTTM
36557 (Project). The Project proposes twelve floor plans (ranging in size from 1,445 square feet
to 3,092 square feet) and five architectural styles (Spanish, Craftsman, Tuscan, Farmhouse, and
French Country). The lot sizes for VTTM 36557 range in size from 4,603 square feet to 23,566
square feet and are 7,232 square feet on average.
The Project is located southwesterly of Interstate 15 on the north side of existing Lakeshore Drive
between Dryden Street and Terra Cotta Road within the Terracina Specific Plan (APNs: 378-040-
004, 378-040-012, 389-180-002, 389-180-001, 378-040-006, 378-040-007, 378-040-005, 389-
241-019 to 389-241-024, and 389-241-013).
Project Description
Below is a description of the various design components and features of the Project, including
floor plans, architecture, preliminary plotting of units, and the conceptual wall and fence plan.
1. Floor Plans: The Project includes six (6) different single-family detached plans for each lot
type, as specified below:
4,500 square-foot lots:
Plan 1: One-story, 1,445 square-foot unit with 3 bedrooms, 2 bathrooms
Plan 2: One-story, 1,672 square-foot unit with 3 bedrooms, 2 bathrooms
Plan 3: One-story, 1,848 square-foot unit with 3 bedrooms, 2 bathrooms
Plan 4: Two-story, 1,984 square-foot unit with 4 bedrooms, 2.5 bathrooms
Plan 5: Two-story, 2,139 square-foot unit with 3 bedrooms, 2.5 bathrooms
Plan 6: Two-story, 2,397 square-foot unit with 4 bedrooms, 3 bathrooms
5,000+ square-foot lots:
Plan 1: One-story, 1,751 square-foot unit with 3 bedrooms, 2 bathrooms
Plan 2: One-story, 2,035 square-foot unit with 4 bedrooms, 2 bathrooms
Plan 3: Two-story, 2,227 square-foot unit with 3 bedrooms, 2.5 bathrooms
Plan 4: Two-story, 2,526 square-foot unit with 4 bedrooms, 2.5 bathrooms
Plan 5: Two-story, 2,772 square-foot unit with 5 bedrooms, 3.5 bathrooms
Plan 6: Two-story, 3,092 square-foot unit with 5 bedrooms, 3 bathrooms
PA 2017-25/RDR 2021-04 (Terracina)
04/05/2022
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For the 4,500 square-foot lots, Plan 1 will account for 16 units (7.2%); Plans 2 and 5 will
each account for 34 units (15.4%); Plans 3 and 4 will each account for 46 units (20.8%);
and Plan 6 will account for 45 units (20.4%). For the 5,000+ square-foot lots, Plan 1 will
account for 20 units (11.0%), Plans 2 and 5 will each account for 31 units (17.1%); Plan 3
will account for 30 units (16.6%); Plan 4 will account for 35 units (19.3%); and Pla n 6 will
account for 34 units (18.8%). Therefore, the Project would provide a sufficient mix and
variation of plans throughout the residential areas, as depicted in the proposed site plans.
2. Architecture and Treatments: The Project would offer five distinct architectural styles and
treatments for each floor plan, including Spanish, Craftsman, Tuscan, Farmhouse, and
French Country. The architectural styles are generally characterized as follows:
The Spanish elevations feature a concrete “S” tile roof, wood fascia, decorative clay
pipes and/or tiles, stucco siding, vinyl windows, decorative shutters, and stucco over
foam trim
The Craftsman elevations feature a concrete flat tile roof, wood fascia, stucco siding
with wood siding accents, decorative wood corbels and braces, vinyl windows, board
and batten gable ends, wood trim, and stone wainscoting.
The Tuscan elevations feature a concrete “S” tile roof, wood fascia, stucco siding, stone
wainscoting, decorative gable end details, vinyl windows, and stucco over foam trim
The Farmhouse elevations feature a concrete flat tile roof, wood fascia, stucco siding
with board and batten siding accents, decorative wood braces, vinyl windows, and
wood trim.
The French Country elevations feature a concrete flat tile roof, wood fascia, stucco
siding with wood siding accents, stone veneer wainscoting, vinyl windows, and stucco
over foam trim.
For the 4,500 square-foot lots, Elevation A (Spanish) will account for 70 units (31.7%),
Elevation B (Craftsman) will account for 78 units (35.3%), and Elevation C (Tuscan) will
account for 73 units (33.0%). For the 5,000+ square-foot lots, Elevation A (Spanish) will
account for 61 units (33.7%), and Elevations B (Farmhouse) and C (French Country) will
each account for 60 units (33.1%).
In addition, enhanced architectural treatments will be provided on elevations that are
visible from public right-of-way.
3. Conceptual Wall and Fence Plan: The proposed wall and fence plan is consistent with the
City’s single-family residential design guidelines. Perimeter walls will be 6-foot-tall split-
face block with pilasters, and 6-foot-tall tubular steel fence will be used to enhance views
in appropriate locations. Front returns will be six-foot split-face block walls. Interior fencing
will be 6-foot-tall vinyl.
4. 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.
PA 2017-25/RDR 2021-04 (Terracina)
04/05/2022
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Analysis
The Planning Division has reviewed the Project for consistency with the General Plan, the LEMC,
and the Terracina Specific Plan. The Terracina Specific Plan was subject to a consistency finding
with the General Plan prior to adoption. The Project site is designated for Low-Medium Density
Residential land uses, and the Project complies with the development standards of the R-1
district. The Project is consistent with all other applicable provisions of the Terracina Specific Plan
and is therefore consistent with the General Plan.
The City’s Design Review Committee, which includes staff from Planning, Building and Safety,
Fire, and Engineering, has reviewed the proposed project, and has conditioned the project to
ensure compliance with the approved specific plan, tentative map, and related environmental
document. The proposed plotting provides an appropriate mixture of plan and elevation types to
ensure variety in the streetscape. The Project, as designed and conditioned, would provide a high
quality and complimentary housing option to the surrounding area.
Environmental Determination
Pursuant to CEQA Guidelines Section 15162, staff has determined that the proposed project
would not have a significant effect on the environment and no new environmental documentation
is necessary because all potentially significant effects have been adequately analyzed in an
earlier mitigated negative declaration (MND). All potentially significant impacts have been avoided
or mitigated pursuant to the earlier MND and none of the conditions described in Section 15162
exist. MND No. 2015-01 (SCH # 2013091083) was adopted by the City Council on July 14, 2015.
Approval of the Project will not change density or intensity of use; it merely establishes standards
for color palettes, articulation, orientation, and architectural design of single-family residential
development. No substantial changes which require major revisions to the MND exist and no new
information of substantial importance which require revisions to the earlier MND exist. Therefore,
no further environmental documentation is necessary.
MSHCP Consistency
The Project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The Project is not located within an MSHCP Criteria Cell area. The
Project complies with all other applicable requirements of the MSHCP. Furthermore, the Project
consists of a design review application which merely establishes standards for color palettes,
articulation, orientation, and architectural design of planned single-family residential development.
Exhibits
A – MSHCP Resolution
B – RDR Resolution
C – Conditions of Approval
D – Vicinity Map
E – Aerial Map
F – Design Review Package