HomeMy WebLinkAbout0005_1_PA 2021-02 - SR
REPORT TO PLANNING COMMISSION
To: Honorable Chairman and Members of the Planning Commission
From: Damaris Abraham, Planning Manager
Date: May 17, 2022
Subject: Planning Application No. 2021-02 (Riley Senior Apartments) requesting to
develop a 16-unit apartment complex and related site improvements
Applicant: City of Lake Elsinore
Recommendation
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2021-02 (PLANNING DESIGN
REVIEW NO. 2021-03) FOR THE CONSTRUCTION OF A 16-UNIT APARTMENT COMPLEX
TOTALING 17,372 SQUARE FOOT AND RELATED IMPROVEMENTS LOCATED AT 200 N.
RILEY STREET (APN: 374-162-036).
Project Location
The project site consists of an approximately 0.54 acre vacant land and is located approximately
at the southeast corner of the intersection of Riley St. and Heald Avenue and more specifically
referred to as 200 North Riley Street (Assessor Parcel Number: 374-162-036)
Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project Site Vacant
Medium Density
Residential
Downtown Elsinore SP Medium Density
Residential
North Residential Medium Density
Residential
Medium Density Residential
South Outlet Chanel Specific Plan Downtown Elsinore SP Floodway
East Residential Specific Plan Downtown Elsinore SP Medium Density
Residential
West Outlet Chanel Specific Plan Downtown Elsinore SP Floodway
Project Description
The proposed project consists of one entitlement requests: a residential design review to permit
the construction of a 16-unit affordable senior apartment complex. The proposed apartment
complex would total 17,372 sq. ft. with two (2) buildings with a mix of one-bedroom and two-
PA 2021-02 (Riley Senior Apartments)
PC: May 17, 2022
Page 2 of 3
bedroom units which will be offered to seniors at affordable rents.
Additional improvements consist of recreational amenities including a picnic and BBQ area,
parking lot, trash enclosure and other ancillary and related improvements. Frontage and
landscape improvements along both Heald and North Riley would also be included as part of the
development of the proposed project.
The design incorporates recessed windows, window surrounds, arched colonnades, trellised
shade structures, decorative window eaves, smooth stucco texture finish, and concrete tile roofs
to create an effective architectural design.
Analysis
The project is located within the Downtown Elsinore Specific Plan (DESP) and has a land use
designation of Medium Density Residential (MDR). The MDR designation provides for typical
single family detached and attached homes, duplexes, triplexes, four-plexes, courtyard
residences, apartments, condominiums, single-family cluster and multi-family residential units,
public and quasi-public uses, and similar compatible uses.
The project is proposing to provide a 100% senior affordable housing project which is, under State
law, entitled to significant development incentives to encourage 100% affordable housing
projects. Thus, this affordability component allows a density of 29 dwelling units per acre under
the State’s Density Bonus Law (California Government Code § 65915 et seq.).
Staff has reviewed the proposed project with respect to the relevant development standards as
identified in the DESP and has detailed the requirements and the proposed development
standards as follows:
Development Standard Required Proposed
Building Height 30’-0” 36’-8”
Front (Riley) 20’-0” 20’-2”
Side Setback (Heald) 15’-0” 27’-2”
Side Setback (Interior) 5’-0” 25’-0”
Rear Setback 15’-0” 24’-9”
Site Coverage 50% 41%
The proposed project meets all applicable development standards within the DESP, except for
the building height. Under the State’s Density Bonus Law, a builder can request an administrative
waiver of a development standards that physically precludes the construction of the project and
the approving agency must waive the development standard unless such a waiver would cause
a specific, adverse impact to public health, safety, or the environment. (Cal. Gov. Code § 65915,
subd. (e).) Staff has determined to grant an administrative waiver of the height limitation as the
project height will not cause a public health or safety problem, or other adverse consequence.
Summary
The proposed infill development has been found consistent with the General Plan and Municipal
Code. The proposed design is found to be of a high quality and will provide an appropriate addition
to the adjacent residential land uses. The Design Review Committee which includes staff from
PA 2021-02 (Riley Senior Apartments)
PC: May 17, 2022
Page 3 of 3
Planning, Building and Safety, Fire, and Engineering have reviewed the requested Design Review
application, and support the proposed application. Appropriate Conditions of Approval have been
included that would mitigate any potential issues associated with the future development and
establishment of use.
Environmental Determination
Staff has determined that the proposed project is exempt from the California Environmental
Quality Act (Cal. Publ. Res. Code §§21000 et seq.: “CEQA”) and the State CEQA Guidelines (14.
Cal. Code Regs §§15000 et seq.), specifically pursuant to Section 15332 (Class 32 – In-Fill
Development Projects) because the Project is consistent with the applicable General Plan
designation and policies, as well as zoning designation and regulations, the Project is within the
City’s boundaries and on a site less than five acres surrounded by urban uses, the Property has
no value as habitat, and approval of the Project will not result in any significant effects relating to
traffic, noise, air quality, or water quality and the Project is adequately served by all required
utilities and public services.
Exhibits
A – RDR Resolution
B – Conditions of Approval
C – Vicinity Map
D – Aerial Map
E – Design Review Package
F – Color Renderings