HomeMy WebLinkAboutPC Reso 2023-09 TTM 38271 Subdivision Into 140 Residential Condo Units LakeshoreVillage Specific Plan ANPs 379-230-001 & 379-230-002RESOLUTION NO. 2023-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT
MAP NO. 38271 TO SUBDIVIDE AN APPROXIMATELY 10.29-ACRE SITE INTO
ONE LOT AND 140 RESIDENTIAL UNITS FOR CONDOMINIUM PURPOSES IN
THE ATTACHED RESIDENTIAL AND COMMERCIAL/RESIDENTIAL FLEX
DESIGNATIONS OF THE LAKESHORE VILLAGE SPECIFIC PLAN (APNS: 379-
230-001, 379-230-002)
Whereas, Brett Crowder, Lake Elsinore Lakeshore, LLC, has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-38 (Tentative
Tract Map No. 38271 and Residential Design Review No. 2021-05) to subdivide an approximately
10.29-acre site into one lot for condominium purposes and to construct 140 two-story attached
condominium residences and associated improvements within the Attached Residential (AR) and
Commercial/Residential Flex (CRF) land use designations of the Lakeshore Village Specific Plan.
The proposed buildings feature four floor plans ranging in size from 1,807 sq. ft. to 2,008 sq. ft.
and three architectural styles (French Country, Santa Barbara and Modern Farmhouse). The
project site is located on the southwest side of Lakeshore Drive at the intersection of Lakeshore
Drive and Gunnerson Street. (APNs: 379-230-001, 379-230-002); 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 the review of tentative maps;
and,
Whereas, on March 7, 2023, at a duly noticed Public Hearing the Commission has
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 Tentative Tract Map No. 38271 pursuant to the appropriate Planning and
Zoning Laws, and Chapter 16 (Subdivisions) of the LEMC and the Subdivision Map Act.
Section 2: The Commission finds and determines that 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. 2003-03 was adopted in 2003 for the Lakeshore Village Specific
Plan and evaluated environmental impacts that would result from development of the project area.
No substantial changes that require major revisions to the MND exist and no new information of
substantial importance that require revisions to the earlier MND exist.
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 No. 38271:
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
DocuSign Envelope ID: B7A2ECD8-55AD-402F-8C88-D810549356CF
PC Reso. No. 2023-09
Page 2 of 4
objectives, policies, general land uses and programs specified in the General Plan
(Government Code Section 66473.5).
The project site is located in the Lakeshore Village Specific Plan (LVSP) and has a land
use designation of within the Attached Residential (AR) and Commercial/Residential Flex
(CRF) land use designations. The intent of the AR designation is to accommodate
attached rental residences in multi-family structures with a maximum density of 18 units
per net acre; the intent of the CRF designation is to accommodate one and two
neighborhood commercial businesses or flex residential use with a maximum density of
18 units per acre consistent with the AR designation. The application proposes to
construct and subdivide 140 two-story attached residential condominium units on an
approximately 9.71- acre parcel at an approximate density of 14.4 units per net acre.
Therefore, the project is consistent with the LVSP. Furthermore, because the LVSP was
found to be consistent with the General Plan prior to its adoption, the project is also
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.
The site of the proposed subdivision of land is physically suitable for the proposed density
of development in accordance with the LSVP and General Plan because the physical
conditions of the site, including soils and drainage, can adequately support the proposed
development as designed. No physical hazards, such as a flood areas or fault zones, exist
on site. Connection to the existing sewage and water facilities, as well as other utilities
including telephone, gas and electricity services, is feasible. As a condition of the tentative
tract map, the City will require dedication of land to widen Lakeshore Drive along with
street frontage improvements. The proposed development conforms to the applicable
development standards provided in the Lakeshore Village Specific Plan. The site
surroundings include residential and neighborhood commercial development that is
compatible with the proposed residential use of the project site, and there are no
reasonably foreseeable incompatible uses to be located within the vicinity.
3. That the design of the proposed division of land or the proposed improvements are likely
to cause substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat;
The proposed division of land and proposed improvements are unlikely to cause
substantial environmental damage or injure fish or wildlife or their habitat because the
project site is void of significant biological resources according to site surveys conducted
by a qualified biologist. The site is located within an urbanized area and does not contain
any features, such as surface waters, riparian habitat or mature trees that could serve
important or critical ecological functions. Furthermore, the site has been routinely disced
for weed control purposes and is in a disturbed, non-natural state.
4. That the design of the proposed division of land or the type of improvements will conflict
with easements, acquired by the public at large, for access through or use of property
within the proposed division of land. The City Council may approve a division of land if it
finds that alternative easements for access or for use will be provided, and that they will
be subsequently equivalent to ones previously acquired by the public. This section shall
apply only to easements of record or to easements established by judgment of a court of
competent jurisdiction.
DocuSign Envelope ID: B7A2ECD8-55AD-402F-8C88-D810549356CF
PC Reso. No. 2023-09
Page 3 of 4
The subdivision will not conflict with public access because the site of the proposed
subdivision does not contain publicly acquired access easements. Furthermore, there is
no planned right-of-way within the site as shown in the circulation element of the General
Plan. As a condition of the tentative tract map, the City will require dedication of land for
Lakeshore Drive along with street frontage improvements to ensure conformity with the
General Plan.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
The tentative map has been adequately conditioned by all applicable departments and
agencies and will not result in any significant environmental impacts. The proposed
project, subject to conditions of approval, will not be detrimental to the public health, safety,
or welfare or materially injurious to properties or improvements in the vicinity because
adequate health and sanitation facilities will be provided throughout the subdivision.
6. 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.
The project will provide a net increase of 140 newly constructed housing units within city
limits. The project does not involve the demolition of existing housing units. Adequate
levels of public service and capacity, including fire protection, police protection, schools,
and parks, are available to the proposed subdivision site. The subdivider will also pay
development impact fees to offset the costs associated with providing governmental
services to the population increase resulting from the project. Upon implementation of
adopted mitigation measures in the Mitigated Negative Declaration prepared for the
Lakeshore Village Specific Plan, the project will not have significant effects on the
environment.
7. The design of the subdivision provides future passive or natural heating or cooling
opportunities within the subdivision.
The proposed subdivision will divide an approximately 10.29-acre flat site into one lot for
condominium purposes and will construct 140 two-story attached condominium
residences which will feature operable windows on all elevations to provide natural cooling
opportunities. All buildings will be provided southern exposure to provide natural heating
opportunities. No changes to the shape or configuration of the existing parcels are
proposed. The residential units being proposed in conjunction with the subdivision will be
designed to meet California building energy efficiency standards and to provide rooftop
solar panels on each building to offset energy demand. Other design features, such as
shade trees, will be planted onsite to provide natural cooling.
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. 38271.
Section 5: This Resolution shall take effect immediately upon its adoption.
DocuSign Envelope ID: B7A2ECD8-55AD-402F-8C88-D810549356CF
PC Reso. No. 2023-09
Page 4 of 4
Passed and Adopted at a regular meeting of the Planning Commission of the City of Lake
Elsinore, California, this 7th day of March, 2023
Matthew Dobler, Chairman
Attest:
___________________________________
Damaris Abraham,
Interim Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Interim Assistant Community Development Director of the City of Lake
Elsinore, California, hereby certify that Resolution No. 2023-09 was adopted by the Planning
Commission of the City of Lake Elsinore, California, at a regular meeting held March 7, 2023 and
that the same was adopted by the following vote:
AYES: Commissioners Gray, Klaarenbeek and Peters; Chair Dobler
NOES:
ABSTAIN:
ABSENT: Vice Chair Carroll
Damaris Abraham,
Interim Assistant Community Development Director
DocuSign Envelope ID: B7A2ECD8-55AD-402F-8C88-D810549356CF