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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:September 18, 2018
Subject:Planning Application No. 2017-60 (Salinas Duplex)– A request to construct a
3,454 sq. ft. duplex on a 7,150 sq. ft. lot.
Applicant:Juan Salinas
Recommendation
adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2017-60 (RESIDENTIAL
DESIGN REVIEW NO. 2017-28) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY
MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); and,
adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2017-60 (RESIDENTIAL DESIGN
REVIEW NO. 2017-28) FOR THE CONSTRUCTION OF A 3,454 SQUARE FOOT DUPLEX
LOCATED AT APN: 377-244-004.
Discussion
Project Request and Location
The applicant is requesting approval of Planning Application No. 2017-60 (Residential Design
Review No. 2017-28) to construct a 3,454 sq. ft. two-story duplex on an approximately 7,150 sq.
ft. lot (Project). Each unit will have a 1,299 sq. ft. living area and a 428 sq. ft. two-car garage. The
Project is located northerly of Flint Street, southerly of I-15, on the easterly side of Ellis Street,
and westerly of Lookout Street and more specifically referred to as Assessor Parcel Number 377-
244-004.
Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project Site Vacant High Density Residential (HDR)High Density Residential (R-3)
North Residential High Density Residential (HDR)High Density Residential (R-3)
South Residential High Density Residential (HDR)High Density Residential (R-3)
East Residential Gateway Commercial (GWC)Gateway Commercial (GC)
West Residential High Density Residential (HDR)High Density Residential (R-3)
PA 2017-60 (Salinas Duplex)
09/18/18
Page 2 of 3
Analysis
General Plan Consistency
The Project site has a General Plan Land Use designation of High Density Residential (HDR) and
is located in the Historic District. The HDR designation provides for typical single-family detached
and attached homes, duplexes, triplexes, fourplexes, multi-family residential units, group
quarters, public and quasi-public uses, and similar and compatible uses. The Project is proposing
to construct a duplex on a 7,150 sq. ft. lot. The proposed Project is compatible with the existing
surrounding uses and will blend in with the surrounding area. The Project is consistent with the
General Plan.
Municipal Code Consistency
The Project is located within the High Density Residential (R-3) Zoning designation. Staff has
reviewed the proposed Project with respect to the relevant development standards as identified
in the Lake Elsinore Municipal Code (LEMC) and has detailed the requirements and the proposed
development standards as follows:
DEVELOPMENT STANDARD REQUIRED PROPOSED
Building Height 30’-0”23’-3”
Front Setback 20’-0” 36’-0”
Side Setback (Interior)5’-0”5’-0” and 24’-4”
Rear Setback 10’-0”24’-0”
Maximum Lot Coverage*60%24.3%
Minimum dwelling unit size 2-bedroom & above: 700 SF plus
100 SF for each additional bedroom
1,304 SF each
Private Open Space 100 SF usable private open space
per unit
Unit A: 496 SF
Unit B: 430 SF
The Project also complies with the onsite parking standards in accordance with the LEMC:
PARKING STANDARD REQUIRED PROPOSED
Duplexes with 2 or more bedrooms:
(1 covered plus 1.33 open space)
2 (covered) + 3 (Open)4 (covered) + 2 (Open)
Total = 5 Total = 6
The proposed Project provides an efficient and safe site plan that provides adequate circulation.
The proposed Project provides all the required amenities as identified for Residential
Developments. The Project incorporates a traditional architectural design that includes concrete
tile roof, cottage window trims, window shutters, wood siding, stone veneers, decorative vents,
and decorated gable end treatment. The proposed landscaping plan will complement the
architectural design of the residence.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the proposed Project. Appropriate Conditions of Approval have been
*“Lot coverage” means the gross area of a lot or parcel of land occupied by all of the ground floor of a building or structure which is under roof. As a percentage, it is the relationship between the ground floor area of the building
under roof and the net area of the site.
PA 2017-60 (Salinas Duplex)
09/18/18
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included that would mitigate any potential issues associated with the future development and
establishment of use.
Environmental Determination
The proposed Project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15303(Class 3: New Construction or Conversion of Small Structures). Class 3 consists
of construction and location of limited numbers of new, small facilities or structures: (b) a duplex
or similar multi-family residential structure totaling no more than four dwelling units. The Project
is proposing to construct a 3,454 sq. ft. duplex on a 7,150 sq. ft. lot.
The Project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The Project consists constructing a duplex on a lot that has been
previously disturbed. 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.
Exhibits
A – MSHCP Resolution
B – RDR Resolution
C – Conditions of Approval
D – Vicinity Map
E – Aerial Map
F – Design Review Package