HomeMy WebLinkAboutPA 2019-47 - SR (1)
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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: February 18, 2020
Subject: Planning Application No. 2019-47 – Subdivision of an 8.46-acre site into four
(4) parcels and one (1) remainder parcel and zone change from Limited
Manufacturing (M-1) to Commercial Manufacturing (C-M) for a small portion of
the property.
Applicant: Debra Wong, RKW MLW Elsinore, LP
Recommendation
adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING
APPLICATION NO. 2019-47 (ZONE CHANGE NO. 2019-06 AND TENTATIVE PARCEL MAP
NO. 37773) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE
SPECIES HABITAT CONSERVATION PLAN (MSHCP); and,
adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CIT Y OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF ZONE CHANGE NO. 2019-06;
and,
adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE PARCEL MAP NO.
37773.
Background
The project was continued from the January 21, 2020 Planning Commission hearing in order to
allow staff and the applicant additional time to revise the tentative map and the conditions of
approval. The necessary revisions to the map and the conditions of approval have been
completed and are included in the staff report.
Project Description & Location
Zone Change No. 2019-06 proposes to change the zoning designation for a small portion of the
property from Limited Manufacturing (M-1) to Commercial Manufacturing (C-M) Zone.
Tentative Parcel Map No. 37773 is a subdivision of an 8.46-acre site into four (4) parcels
ranging in size from 0.97 acres to 2.9 acres, and one (1) 1.6-acre remainder parcel.
ZC 2019-06 & TPM 37773
02/18/2020
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The Project is located at the southeasterly corner of Riverside Drive and Collier Avenue. (APN:
377-120-065).
Environmental Setting
EXISTING LAND USE GENERAL PLAN ZONING
Project Site Vacant Limited Industrial (LI) Commercial Manufacturing (C-M)
and Limited Manufacturing (M-1)
North Recycling/Cemetery Public Institutional (PI) Public Institutional (PI)
South Vacant Limited Industrial (LI) Commercial Manufacturing (C-M)
and Limited Manufacturing (M-1)
East Vacant Limited Industrial (LI) Commercial Manufacturing (C-M)
West Vacant Limited Industrial (LI) Commercial Manufacturing (C-M)
Analysis
General Plan Consistency
The Project has a General Plan Land Use designation of Limited Industrial (LI). This designation
provides for industrial parks, warehouses, manufacturing, research and development, public
and quasi-public uses, and similar and compatible uses. The Zone Change is proposing to
change the zoning designation of a small portion of the Project site from Limited Manufacturing
(M-1) to Commercial Manufacturing (C-M) to ensure that the subject property has only has one
zoning designation. The C-M zone is compatible with the LI Land Use Designation. The
Tentative Parcel Map is a subdivision of an 8.46-acre site into four (4) parcels and a remainder
parcel. The Tentative Parcel Map is consistent with the designated land use, development and
design standards, and all other appropriate requirements contained in the General Plan.
Municipal Code Consistency
The current zoning for the subject property is Commercial Manufacturing (C-M) and Limited
Manufacturing (M-1).
The proposed Zone Change is being processed to correct a mapping error for a small portion of
the subject property (see attached Exhibit G). The Zone Change ensures that the subject
property has one zoning designation of Commercial Manufacturing (C-M). The C-M zone is
compatible with the Limited Industrial (LI) Land Use Designation.
The Tentative Parcel Map is a subdivision of an 8.46-acre site into four (4) parcels and a
remainder parcel. Section 17.132.060 of the Lake Elsinore Municipal Code (LEMC) requires the
minimum street frontage width of any new lot created in the C-M district to be 100 feet. The
proposed tentative map will have a minimum street frontage width of 100 feet. Section
17.132.050 requires the minimum lot area for new lots in the C-M district to be 20,000 square
feet net. The minimum lot size for this tentative map is 42,253 sq. ft. (0.97 acres). The Tentative
Map also complies with Chapter 16.24 (Tentative Map) of the LEMC and the Subdivision Map
Act. The applicant has not proposed any specific physical development of the subject site.
Accordingly, the Project consist of only the corrective action to the zoning designation and the
legal division of the existing parcel. Any future development would be subject to additional City
review and approval.
ZC 2019-06 & TPM 37773
02/18/2020
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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 included.
Environmental Determination
The General Plan is a long-term policy guide for the development of the City, but does not
propose specific development that can be analyzed at a project-specific level. Therefore, the
General Plan EIR is a Program EIR (State Clearinghouse No. 2005121019). A Program EIR
provides a more general analysis of the General Plan that focuses on the overall effects of
implementation of the General Plan.
Because the General Plan does not contain details of any specific project, the location- specific
effects cannot be analyzed without speculation as to the ultimate use that could be proposed on
a particular site. The proposed General Plan designations provide the parameters of uses that
would be allowed, but a multitude of different business types or residential uses could be
developed at a varying intensities or densities at any particular location, so the project-level
detail is not available to support meaningful environmental evaluation of impacts at specific
sites. “Where future development is unspecified and uncertain, no purpose can be served by
requiring an EIR to engage in sheer speculation as to future environmental consequences.”
(City of Santee v. County of San Diego (1989) 214 Cal.App.3d at p. 1453) Similarly, in order to
provide project-level quantification of impacts and specificity of mitigation measures, the City
would be required to speculate regarding the details of future development on the project site.
Pursuant to Public Resources Code section 21083.3 and CEQA Guideline 15183(a), a project
that is consistent with the development densities established in a General Plan for which an EIR
was certified is not required to undergo additional environmental review “except as might be
necessary to examine whether there are project-specific significant effects which are peculiar to
the project or its site.” As noted above, a Program EIR was certified for the General Plan.
As there is no development currently proposed for the subject site, there are no “project -specific
significant effects which are peculiar to the project or its site” to analyze at this time.
Any future development applications on the subject site will be subject to project -specific CEQA
review consistent with Public Resources Code section 21083.3 and Guideline section 15183 at
the time a project is proposed to determine if mitigation would be required to reduce potential
impacts. This process would include an opportunity for public review and comment. If feasible
measures are available to reduce impacts, those will be imposed on the site- specific project.
However, as there is currently no development proposal for the subject site, there is insufficient
information to conduct project-level review at this time and any attempt to provide project-level
review would be speculative.
Given these factors, no further CEQA analysis is required at this time. Thus, staff is
recommending the Planning Commission make a recommendation to the City Council of a
determination that no additional environmental review is required per Public Resource Code
section 21083.3 and CEQA Guidelines Section 15183.
Exhibits
A – MSHCP Resolution
ZC 2019-06 & TPM 37773
02/18/2020
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B – ZC Resolution
C – TPM Resolution
D – Conditions of Approval
E – Vicinity Map
F – Aerial Map
G – Zoning Map
H – Zone Change No. 2019-06
I – Tentative Parcel Map No. 37773