HomeMy WebLinkAbout0005_1_PA 2016-67 - SR
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: June 21, 2022
Subject: Planning Application No. 2016-67 (Rosetta View Estates) Requesting
Approval for the Design and Construction of 27 Single-Family Residential
Units in Tentative Tract Map No. 32129
Applicant: Kurt Bausback, KB Home Coastal Inc.
Recommendation
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2016-67 (RESIDENTIAL DESIGN
REVIEW NO. 2022-01) PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS
FOR 27 DETACHED SINGLE-FAMILY RESIDENTIAL UNITS IN TENTATIVE TRACT MAP NO.
32129.
Background
On October 12, 2004, the City Council approved Mitigated Negative Declaration (MND) No. 2004-
05, Zone Change No. 2004-01 and Tentative Tract Map (TTM) No. 32129 for the subdivision of
approximately 10 acres into 27 residential lots and seven (7) open space lots.
On October 24, 2006, the City Council approved a two (2) year extension of time for TTM 32129
to October 12, 2008. Between July 2008 and July 2013, the California Legislature adopted Senate
Bill 1185, Assembly Bill 333, Assembly Bill 208, and Assembly Bill 116, all automatically extending
the life of TTM 32129 for an additional seven (7) years to October 12, 2015.
On October 13, 2015, the City Council approved a one-year extension of time for TTM 32129 to
October 12, 2016.
On March 28, 2017, the City Council approved a three-year extension of time for TTM 32129 to
October 12, 2019.
On November 6, 2018, the Planning Commission approved a variance request to grant relief from
the lot size and width requirements of the R-1 zone for twelve lots in TTM 32129 including a
reduction in the minimum required lot street frontage width from 60 ft. to 50ft and a reduction the
minimum lot size from 6,000 square feet to 4,500 square feet.
PA 2016-67 (Rosetta View Estates)
PC: June 21, 2022
Page 2 of 4
On October 22, 2019, the City Council entered into a Development Agreement with the owner of
the subject property thereby extending the expiration date of TTM 32129 to November 21, 2026.
Project Description and Location
Planning Application No. 2016-67 (Residential Design Review No. 2022-01) proposes the design
and construction of 27 detached single-family residential units, preliminary plotting, conceptual
landscaping, conceptual wall and fence plan, and related improvements located within TTM
32129 (project). The project proposes six floor plans (ranging in size from 1,659 square feet to
2,659 square feet) and three architectural styles (Spanish, Farmhouse, and French Country). The
lot sizes for TTM 32129 range in size from 4,535 square feet to 13,759 square feet and are 7,963
square feet on average.
The project is located northeasterly of Rosetta Canyon Drive, southerly of Sharon Street, and
easterly of Trellis Lane. (APNs: 347-110-021 and 347-581-008)
Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project
Site
Vacant
- Low Medium Residential (LMR)
- Ramsgate Specific Plan (Lot 27
only)
- Single-Family Residential (R-1)
- Medium Low Density (MLD) (Lot 27
only)
North Residential Low Medium Residential (LMR) Single-Family Residential (R-1)
South Vacant Ramsgate Specific Plan (RSP) RSP, Medium Density (MD)
East Vacant Low Medium Residential (LMR) Single-Family Residential (R-1)
West Residential Ramsgate Specific Plan (RSP) RSP, Medium Low Density (MLD)
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: Six (6) single-family detached plans are proposed as specified below:
Plan 1: One-story, 1,551 sq. ft. unit with 3 bedrooms, 2 bathrooms
Plan 2: One-story, 1,751 sq. ft. unit with 3 bedrooms, 2 bathrooms
Plan 3: One-story, 2,035 sq. ft. unit with 4 bedrooms, 2 bathrooms
Plan 4: One-story, 2,206 sq. ft. unit with 4 bedrooms, 2 bathrooms
Plan 5: Two-story, 2,528 sq. ft. unit with 5 bedrooms, 2.5 bathrooms
Plan 6: Two-story, 2,882 sq. ft. unit with 5 bedrooms, 3 bathrooms
Plan 1 will account for 6 units (22.7%); Plan 2 will account for 5 units (18.5%); Plans 3 and
4 will each account for 2 units (7.4%); Plan 5 will account for 7 units (25.9%); and Plan 6
will account for 6 units (22.7%) Therefore, the project would provide a sufficient mix and
variation of plans throughout the residential areas, as depicted in the proposed site plans.
PA 2016-67 (Rosetta View Estates)
PC: June 21, 2022
Page 3 of 4
2. Architecture and Treatments: Three distinct architectural styles and treatments are
proposed for each floor plan including Spanish, Farmhouse, and French Country. The
proposed architectural styles are generally characterized by the following features:
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 Farmhouse elevations feature a concrete flat tile roof, wood fascia, vertical board
and batten siding, vinyl windows, board and batten gable ends, wood trim, and stucco
wainscoting.
The French Country elevations feature a concrete flat tile roof, wood fascia, stucco
siding, stone wainscoting, decorative gable end details, vinyl windows, and stucco over
foam trim
Each architectural style will account for 9 units (33.3%). 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 residential design standards. 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: Landscaping consisting of drought-resistant trees, shrubs, and groundcover
are proposed and have been designed to complement the different architectural styles.
Street trees will be provided at a ratio of one tree per 30 feet of street frontag e. The
proposed landscaping has been adequately designed to meet all water efficiency
standards.
Analysis
The Planning Division has reviewed the project for consistency with the General Plan, the LEMC,
and the Ramsgate Specific Plan. The project site is designated for Low-Medium Density
Residential land uses, and the proposed development complies with the R-1 and MLD
development standards, general residential development standards, the Ramsgate Specific Plan,
and other applicable provisions of the LEMC. Therefore, the project is consistent with the LEMC
and 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 applicable general plan and zoning restrictions, the approved
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.
PA 2016-67 (Rosetta View Estates)
PC: June 21, 2022
Page 4 of 4
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. 2004-05 was adopted by the City Council on October 12, 2004 for TTM
32129.
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 located within Cell 4180 of Cell Group X, Ramsgate
Subunit 5 of the Elsinore Area Plan. Conservation areas of this portion of the MSHCP are
described to be located east of the subject property. Furthermore, TTM 32129 has been approved
for the project site; and no conservation habitat or acreage for the MSHCP preserve was required
for the project site. 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. The project complies with all other applicable
requirements of the MSHCP.
Exhibits
A – RDR Resolution
B – Conditions of Approval
C – Vicinity Map
D – Aerial Map
E – Design Review Package