HomeMy WebLinkAboutStaff Report 2CITY OF
•
LADE LSMOR E
DREAM EXrRE: ME.
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO: HONORABLE CHAIRPERSON
AND MEMBERS OF THE PLANNING COMMISSION
FROM: WARREN MORELION, AICP
PLANNING MANAGER
DATE: MARCH 20, 2012
SUBJECT: PRE -ANNEXATION ZONE CHANGE NO. 2012-01 - CHANGING
THE OFFICIAL ZONING MAP OF THE CITY OF LAKE
ELSINORE, SUBJECT TO THE COMPLETION OF ANNEXATION
NO. 81 (ALSO REFERRED TO AS THE "3RD STREET
ANNEXATION") BRINGING APPROXIMATELY 320 ACRES OF
LAND WITHIN THE CITY'S SPHERE OF INFLUENCE
GENERALLY LOCATED SOUTHWEST OF STATE ROUTE 74
(CENTRAL AVENUE), WEST OF WATERFORD STREET, AND
NORTHEAST OF DEXTER AVENUE AND INTERSTATE 15,
INTO THE CORPORATE BOUNDARIES OF THE CITY OF LAKE
ELSINORE
Background
In February 2006, the City of Lake Elsinore took the lead for an annexation of the "3rd
Street" area. This action followed Riverside County Local Agency Formation
Commission (LAFCO) staff review of the proposed annexation of approximately 75.1
acres approved by the City for inclusion into the Ramsgate Specific Plan; and LAFCO's
subsequent request that the City also include additional lands in order to remedy
irregular boundary lines existing between the City and County and to eliminate potential
pockets or islands of County jurisdiction.
The proposed 3rd Street Annexation Area is within the City's sphere of influence and
comprises approximately 320 acres generally located southwest of State Route 74
(Central Avenue), west of Waterford Street, and northeast of Dexter Avenue and
Interstate 15 (see Exhibit "A": Vicinity Map). The annexation area contains a mix of
existing land uses including retail, single-family homes, mobile homes, trailers, storage
facilities and a recreation vehicle park. Large portions of the annexation area are
vacant.
PC March 20, 2012 Item No. 3
Page 1 of 22
PRE -ANNEXATION ZONE CHANGE NO. 2012-01
MARCH 20, 2012
PAGE 2OF5
On September 25, 2007, the Lake Elsinore City Council adopted Resolution No. 2007-
169 requesting LAFCO to commence proceedings to annex the 3rd Street area into the
corporate boundaries of the City of Lake Elsinore. The annexation proposal was
submitted to LAFCO on September 27, 2007. Early in 2009, the annexation was put on
hold by LAFCO pending the completion of the City of Lake Elsinore's General Plan
Update. On December 13, 2011, the Lake Elsinore City Council adopted the City's new
General Plan and the City is now proceeding to complete the 3rd Street Annexation
process.
Proiect Descriation
The Cortese -Knox Hertzberg Local Government Reorganization Act of 2000 (California
Government Code Sections 56000 et seq.) requires that territory be "pre -zoned" prior to
annexation. The pre -zoning process identifies any intended zoning changes and informs
property owners and other interested parties of permitted land uses prior to finalization
of the proposed action. At its September 27, 2007 hearing, LAFCO approved a request
from The Shopoff Group, representing the applicant of the Ramsgate SP -related
annexation, for deferral of the pre -zoning requirement until completion of the City's
General Plan Update.
As shown on Exhibit "B" (Proposed Pre -Annexation Zoning Map), pre -annexation
zoning that is consistent with the new General Plan Land Use Plan has been identified
for each property within the annexation area. The proposed pre -annexation zoning
includes a mixture of the following zoning districts: R -E (Estate Single -Family
Residential), R-1 (Single Family Residential), R-2 (Medium Density Residential), R-3
(High Density Residential), R -M -R (Rural Mountainous Residential) CMU (Commercial
Mixed -Use), C -O (Commercial Office), C-2 (General Commercial), OS (Open Space)
and Ramsgate SP.
Discussion & Analysis
As part of the new General Plan, the City of Lake Elsinore divided the City into eleven
Planning Districts and the City's Sphere of Influence into five sphere districts. The
proposed 3rd Street Annexation Area is located within the identified North Central
Sphere District. The land use designations (see Exhibit "C": City General Plan Land
Use Designations Map) adopted for the 3rd Street Annexation area are:
• Hillside Residential (1 dwelling unit per lot with 1/2 acre to 10 acre lot sizes
depending on slope and utilities)
• Low Density Residential (1 to 3 dwelling units per acre)
• Low -Medium Density Residential (1 to 6 dwelling units per acre)
• Medium Density Residential (7 to 18 dwelling units per acre)
• High Density Residential (19 to 24 dwelling units per acre)
PC March 20, 2012 Item No. 3
Page 2 of 22
PRE -ANNEXATION ZONE CHANGE NO. 2012-01
MARCH 20, 2012
PAGE 3OF5
■ Ramsgate Specific Plan (Medium Low Density Residential with 3.6 to 5.0
dwelling units per acre, Modified Medium -Low Density Residential with 3.6 to 5.0
dwelling units per acre, Neighborhood Park/Open Space)
• Commercial Mixed Use (Commercial uses with subordinate residential densities
of 7 to 18 dwelling units per acre)
• General Commercial
■ Business Professional
■ Public Institutional (Interstate 15 right-of-way)
On August 27, 2007, the City Council approved Ordinance No. 1229 which adopted pre-
annexation zoning on that 75.1 acre portion of the 3rd Street Annexation added to the
Ramsgate Specific Plan with the adoption of Revision No. 6. The subject Pre -
Annexation Zone Change No. 2012-01 addresses the proposed zoning designations on
the remaining 244.9 acres of land within the 3rd Street Annexation area.
Pre -zoning the property establishes a regulatory procedure to be followed for future
development within the annexation area, subject to future City of Lake Elsinore
approvals and environmental reviews.
Appendix B of the City's General Plan is a General Plan/Zoning Compatibility Matrix
(see Exhibit "D") which identifies those zoning districts that are considered to be
compatible with each of the General Plan's land use designations. The zoning districts
proposed for each General Plan land use designation for property within the 3rd Street
Annexation area are listed in the following table:
CITY GENERAL PLAN LAND
USE DESIGNATIONS
PROPOSED CITY PRE -ANNEXATION ZONING
Business Professional
C -O Commercial Office
General Commercial
C-2 General Commercial
Commercial Mixed Use
CMU Commercial Mixed -Use
Hillside Residential
R -M -R Rural Mountainous
Low Density Residential
R -E Estate Single -Family Residential
Low -Medium Density
Residential
R-1 (Single Family Residential)
Medium Density Residential
R-2 Medium Densit Residential)
High Density Residential
R-3 (High Densit Residential
Public Institutional
OS (Open Space)
Previously Adopted Pre -Annexation Zoning
Specific Plan
Ramsgate Specific Plan (Medium Low Density Residential, Modified
Medium Low Density Residential, Recreation/Open Space)
As shown in the General Plan/Zoning Compatibility Matrix, the proposed pre -annexation
zoning is considered to be compatible with the area's General Plan land use
designations.
PC March 20, 2012 Item No. 3
Page 3 of 22
PRE -ANNEXATION ZONE CHANGE NO. 2012-01
MARCH 20, 2012
PAGE 4 OF 5
Correspondence — In order to provide affected property owners updated information
regarding the proposed 3rd Street Annexation, the Planning Division mailed a letter on
March 2, 2012 to all owners of property within the boundaries of and within 500 feet of
the annexation area. The letter included a fact sheet, response to frequently asked
questions, and exhibits showing the adopted City General Plan land use designations
and proposed pre -annexation zoning (see Exhibit "E").
In response to the March 2, 2012 update letter, Planning Staff received communication
from four persons. One additional person (Bernard Rockwood) met with Planning Staff
in response to the Notice of Public Hearing for Pre -Annexation Zone Change No. 2012-
01. Their concerns and Staff's response are included in Exhibit "F".
Environmental Determination
On December 13, 2011, the City Council certified a. Recirculated Program
Environmental Impact Report (RP-EIR) for its General Plan Update, a Housing Element
update, a Downtown Master Plan, a Climate Action Plan and Annexation No. 81 (also
referred to as the 3rd Street Annexation) (the "Project").
The RP-EIR determined that the "Project" would have no potentially significant impacts
upon Greenhouse Gas Emissions, Mineral Resources, Population and Housing and
Utilities and Service Systems and no mitigation measures beyond the goals, policies
and implementation programs identified in the General Plan update were required for
these issue areas. Additionally, the RP-EIR determined that potentially significant
environmental impacts upon Aesthetics, Biological Resources, Cultural and
Paleontological Resources, Geology and Soils, Hazards and Hazardous Materials,
Hydrology and Water Quality, Land Use & Planning (including Agricultural Resources),
Parks and Recreation and Public Services would be mitigated to below a level of
significance through compliance with the goals, policies and implementation programs
identified in the General Plan update and compliance with the identified mitigation
measures.
However, the RP-EIR also determined that the Project would have significant and
unavoidable project -level and cumulative impacts related to Air Quality, Noise and
Transportation and Circulation, which cannot be mitigated to below a level of
significance. Therefore, a Statement of Overriding Considerations was included in the
Findings of Fact adopted as part of City Council Resolution 2011-070.
Paragraph (a) of Section 15183 of the State CEQA Guidelines states that:
"CEQA mandates that projects which are consistent with the development
density established by existing zoning, community plan, or general plan policies
for which an EIR was certified shall not require 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."
PC March 20, 2012 Item No. 3
Page 4 of 22
PRE -ANNEXATION ZONE CHANGE NO. 2012-01
MARCH 20, 2012
PAGE 5 OF 5
Paragraph (i) of Section 15183 further states that
"Where the prior EIR relied upon by the lead agency was prepared for a general
plan or community plan that meets the requirements of this section, any rezoning
action consistent with the general plan or community plan shall be treated as a
project subject to this section."
Inasmuch as both the General Plan and proposed Annexation No. 81 were addressed
in the certified RP-EIR and as described above the proposed pre -annexation zoning is
consistent with the General Plan's land use designations applicable to the annexation
area, no additional CEQA analysis is required.
Recommendation
Staff recommends that the Planning Commission take the following action:
Approve Resolution No. 2012- recommending to the City Council of the City of
Lake Elsinore approval of Pre -Annexation Zoning No. 2012-01.
Prepared by. Richard J. MacHott, LEED Green Associate
Project Planner
Approved by: Warren Morelion, AICP V%, -
Planning Manager
Attachments
1. Exhibit "A": Vicinity Map
2. Exhibit "B": Proposed Pre -Annexation Zoning Map
3. Exhibit "C": City General Plan Land Use Designations Map
4. Exhibit "D": City of Lake General Plan, Appendix B — General Plan /Zoning Compatibility
Matrix
5. Exhibit "E": 3rd Street Annexation Update Letter dated March 2, 2012.
6. Exhibit T": 3rd Street Annexation — Public Comments/Questions/Concerns Matrix
7. Resolution No. 2012- recommending to the City Council of the City of Lake Elsinore
approval of Pre -Annexation Zone Change No. 2012-01
PC March 20, 2012 Item No. 3
Page 5 of 22
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SOURCES: CITY OF LAKE ELSINORE. COUNTY OF RIVERSIDE GIS
CITY OF01-t-kL_ PRE -ANNEXATION ZONE CHANGE 2012-01
LADE�LSIROIZE 3RD STREET ANNEXATION -VICINITY MAP
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SOURCES: CITY OF LAKE ELSINORE. COUNTY OF RIVERSIDE GIS
CITY OF01-t-kL_ PRE -ANNEXATION ZONE CHANGE 2012-01
LADE�LSIROIZE 3RD STREET ANNEXATION -VICINITY MAP
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SOURCES: CITY OF LAKE ELSINORE. COUNTY OF RIVERSIDE GIS
CITY OF01-t-kL_ PRE -ANNEXATION ZONE CHANGE 2012-01
LADE�LSIROIZE 3RD STREET ANNEXATION -VICINITY MAP
DRFAM E,)(TRFMF PC March 20, 2012 Item No. 3
Page 6 of 22
CITY OF PRE-ANNEXATION ZONE CHANGE 2012-01
LADE, LSII`IOIjE 3RD STREET ANNEXATION -PROPOSED ZONING
DRFAM EXTRFMF. y M PC March 20, 2012 Item No. 3
Page 7 of 22
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SOURCES: CITY OF LAKE ELSINORE, COUNTY OF RIVERSIDE GIS
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DREAM EXTREME. tic PC March 20, 2012 Item No. 3
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Page 9 of 22
CITY Of .�
LADE LS I ROI -E
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March 2, 2012
RE: 3rd Street Annexation (Annexation No. 81) Update
Dear Neighbor,
As you may recall from past community meetings held in 2006, and subsequent update letters, the City of Lake
Elsinore is in the process of annexing your property and/or nearby property into the City's corporate boundaries.
The proposed 3rd Street Annexation (Annexation 8 1 ) covers approximately 320 acres generally located southwest
of State Route 74 (Central Avenue), west of Waterford Street, and northeast of Dexter Avenue and Interstate 15.
Although started in 2006, the 3rd Street Annexation was placed on hold pending the City's completion of its
General Plan Update. The Lake Elsinore City Council adopted the City's new General Plan on December 13,
2011 and the City is now proceeding to complete the 3rd Street Annexation process.
The tentative schedule for the next steps of the annexation process includes the following:
March 20, 2012 - City Planning Commission public hearing regarding pre -zoning of the 3rd Street
Annexation area.
April 10, 2012 - City Council public hearing regarding pre -zoning of the 3rd Street Annexation area.
May 24, 2012 - LAFCO (Local Agency Formation Commission) public hearing regarding the 3rd Street
Annexation (LAFCO 2007-68-1)
As part of our effort to provide you with all the latest information, we are including a copy of the adopted Land
Use Plan for the 3rd Street Annexation area, a fact sheet regarding the annexation and responses to frequently
asked questions. Additionally, we are including an exhibit showing the City's proposed zoning for the 3rd Street
Annexation. The zoning identified in the exhibit are considered to be compatible with the Land Use Plan
designations and the City's commitment to existing residents within the area for zoning that is consistent with the
existing density and character of the area. For additional information regarding the 3rd Street Annexation please
visit the City's web site at http://www.lake-elsinore.orgZindex.aspx?.pagp7--926.
We are always happy to answer any questions you may have on the 3rd Street Annexation. Please feel free to
contact me at (951) 674-3124, Ext. 209 or e-mail me at rmachott@Lake-Elsinore.org.
Sincerely,
Richard J. MacHott, LEED Green Associate
City of Lake Elsinore, Environmental Planning Consultant
Enclosures: Adopted Land Use Plan
Fact Sheet
951.674.3124 Frequently Asked Questions
130 S, MAIN STREET Proposed Pre -Zoning Exhibit
LAKE ELSINORE. CA 92530
WWW. LA KE -E LSI NORE-ORG
PC March 20, 2012 Item No. 3
Page 10 of 22
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DRFAM [XTRFNAF PC March 20, 2012 Item No. 3
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DRFAM [XTRF.MF PC March 20, 2012 Item No. 3
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Page 12 of 22
C i TN OF
LAKJE LSIHOU
t�REAM EXTRFMF
Background
■ The City of Lake Elsinore proposes to
annex approximately 320 acres
consisting of all land generally located
southwest of State Route 74 (Central
Avenue), west of Waterford Street,
and northeast of Dexter Avenue and
Interstate 15
Surrounded by the City of Lake
Elsinore on three sides, the annexation
area would bring this County "island"
into the City's corporate boundaries
and facilitate streamlining the delivery
of public services to the residents of
the unincorporated area.
Haw wiH annexation affect ou?
A Greater Community Voice:
City of Lake Elsinore
3rd Street Annexation Fact Sheet
The City of Lake Elsinore is governed by a five member City Council. As residents of Lake
Elsinore, you will be entitled to vote for candidates who you believe are most capable to
represent the City and its people.
As part of the City, you will have the opportunity to shape any future development and land uses
in the community by participating in the City's open form of government.
Residents will still be represented by Supervisor Bob Buster on the County level.
Services:
• With close proximity to City facilities, residents will receive timely responses to public
works/ street related problems.
• With the City's rapid response graffiti program, residents can call the City hotline number or
contact Code Enforcement to report graffiti. If the graffiti is located on public right-of-way
property, Public Works will promptly remove the graffiti. If the graffiti is located on private
property, the City will take action to work with the property owner on its removal.
• Residents will receive 24-hour emergency response services from Animal Services.
• Residents will receive code enforcement services in accordance with the City's Municipal Code.
Existing legal nonconforming uses will be permitted to remain so long as the use is not expanded,
intensified, or enlarged.
Savings:
• All residents of the City of Lake Elsinore receive discounts on daily and annual boat launch fees
including an annual $75 boat launch discount pass.
• Residents will not have to pay the non-resident fees to access City recreational activities.
• Residents receive free towing services provided through the City to get rid of unwanted cars or
trucks through the City Code Enforcement Divisions vehicle abatement program.
• Residents can dispose of household hazardous waste materials at no charge the first Saturday
each month at the City's Public Works Yard located at 521 North Langstaff and dispose of motor
oil at any local Kragen, Wal-Mart or AutoZone Center on any day of the week.
Cost:
• Increased landscaping, lighting, trash collection, and mosquito and vector control services will
result in residents paying an average of an additional $7.20 a month.
Annexed residents will not be required to pay any additional police and fire costs, but will
continue receiving quality public safety services from Riverside County departments.
PC March 20, 2012 Item No. 3
Page 13 of 22
RAIERSOE COUNTY
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r AAFAEXATION AREA k
r
tAKF ELSWORE
C.'l11' flC iARE E'EJIN()RC
� 71111 `TREET ANNi,XATI N
t
The City of Lake Elsinore is governed by a five member City Council. As residents of Lake
Elsinore, you will be entitled to vote for candidates who you believe are most capable to
represent the City and its people.
As part of the City, you will have the opportunity to shape any future development and land uses
in the community by participating in the City's open form of government.
Residents will still be represented by Supervisor Bob Buster on the County level.
Services:
• With close proximity to City facilities, residents will receive timely responses to public
works/ street related problems.
• With the City's rapid response graffiti program, residents can call the City hotline number or
contact Code Enforcement to report graffiti. If the graffiti is located on public right-of-way
property, Public Works will promptly remove the graffiti. If the graffiti is located on private
property, the City will take action to work with the property owner on its removal.
• Residents will receive 24-hour emergency response services from Animal Services.
• Residents will receive code enforcement services in accordance with the City's Municipal Code.
Existing legal nonconforming uses will be permitted to remain so long as the use is not expanded,
intensified, or enlarged.
Savings:
• All residents of the City of Lake Elsinore receive discounts on daily and annual boat launch fees
including an annual $75 boat launch discount pass.
• Residents will not have to pay the non-resident fees to access City recreational activities.
• Residents receive free towing services provided through the City to get rid of unwanted cars or
trucks through the City Code Enforcement Divisions vehicle abatement program.
• Residents can dispose of household hazardous waste materials at no charge the first Saturday
each month at the City's Public Works Yard located at 521 North Langstaff and dispose of motor
oil at any local Kragen, Wal-Mart or AutoZone Center on any day of the week.
Cost:
• Increased landscaping, lighting, trash collection, and mosquito and vector control services will
result in residents paying an average of an additional $7.20 a month.
Annexed residents will not be required to pay any additional police and fire costs, but will
continue receiving quality public safety services from Riverside County departments.
PC March 20, 2012 Item No. 3
Page 13 of 22
City vs. County Municipal Services
MUNICIPAL
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Anncxalion arca residents will
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City of Lake
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Lake Elsinore
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Animal Sen ices
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Animal Friends
oCthe Vallry
Provides 24-hour emergency33751
Mission Trail
Wildomar
No additional cast
County
response
Certain residential businesses
are exempt from the County's
Businesses in unincorporated Riverside County pa}
Business License
Riverside
City of Lake
business registralion/license
requirementm s. Business licenses
130 Main $t.
$45 for a one-year business Iic°nsc and a $30 annual
renewal fee. In addition to an application fee, Cil}'
County
Elsinore
arequired for home -base
Lakc Elsinore
businesses pay $72 or $94 per year for business
businesses in the City of Lake
license.
Elsinore.
Neighborhood Enhancement
Team projects, Household
Code
Riverside
City of Lake
Hazardous Waste facility,130
Main Sl.
No additional cast
Enforcement
County
Elsinore
Vehicle Abatement program,
Lake Elsinore
Weed Abatement program,
Cleanu roersm 3 limes a vase
Station 10
410 Graham, Lake Elsinore
Station 85
No additional cast to current residents.
Riverside
29045 Grand Ave.
Buyers of new homes within the Ci of Lake
Y City
Riverside
County Fye
Lake Elsinore, CA
Station 94
Elsinore a special lax for public safe services.
pay P° P safety
Fire
County
Fire Department
Department
None
21775 Railroad Canyon Road
For FY 450.29 per Se fee is:
$45 per SF
(by contract)
Lake Elsinore, CA
$225.15 per MF
.15
Station 97
Rosetta Canyon Fire Station
tummamned
Riverside
Flood Control -
County Flood
Control & Water
City Lakc
None
130 Main Sl,
No additional cost
Local
Conservation,
in
Elsinore
Lake Elsinore
District
Riverside
Riverside
Flood Control -
County Flood
Control & Water
County Flood
Control & Water
None
1995 Market Street
Riverside
No additional cost
Regional
Conservation.
Conscrvalion,
District
District
Lake Elsinore
City of Lake
City of Lk*.
City residents receive discounts
on daily and annual boat launch
130 Main SI
Residents receive $75 discount on annual lake use
pass for motorized vessels, 5150 discount an
Lake Operations
p
Elsinore
Elsinore
fees,
Lake Elsinore
annual commercial boat use passes,
Lake Elsinore homrntl nen pay appros. S25 per
year into the cilywedc Lakc Elsinore Ljghling and
Landscaping and
P g
Riverside
Ci of Lake
City
Mesal ariarial slrects willim the
City of Lakc Elsinore will be
130 Main SI.
Lmdscapiug Mainlennncc District to fund City stns[
kg6lf traffic siyaah. and landscaping maintrnaaeo.
Lighting
County
Elsinore
landscaped and beautified.
Lake Elsinore
Ow"na efoomtneretalPem-lus aPProz res Sl ROAD
P
per year and owners of vacant property pay approx.
5311 fpr 10 WN and $5 for each sdd'I acre
No additional cost to to went residents.
Riverside
Riverside
600 Graham
New residential development will be mquimd to pay
Library
County Library
County
None
Lake Elsinore
$150.00 per dwelling unit capital improvement fee
System
Library Syslcm
forJjbrariesuemissrmocoofbuildiuDemit.
Mosquito and
Riverside
Northwest
None
1966 Complon Ave
Property owners will pay an annual per parcel
Vector Control
County
Mosquito and
Corona, CA 92881
assessment mosquilo/vector control based upon land
Department of
Vector Control
use, For FY 20112012 the fee is $10.60 per year SF
Environmental
District
$14.10 for MF (2-4 du)
Health
$53.03 for MF (5+ du)
$7.07 for General Commercial
$10.60 for Office Buildings
$0 81 for Vacant Land.
Police
Riverside
Lake Elsinore
None
333 Limited Avenue,
No additional cost to current residents.
County Sheriff
Police
Lake Elsinore
Buyers of new homes within the City of Lakc
Department
Department
Elsinore pay a special tax for public safely services.
(undercentracl
For FY 2011/2012 the fee is:
by the Riverside
$450.29 per SF
County Sheriff
$225.15 per MF
Department
40935 County CenlerDrive,
Property Taus
Riverside
Riverside
None
Suite C
No Additional cost
County
County
Temecula, CA 92591
Response time to public
works/sheet related problems
Public Works
Riverside
City Lake
will improve because of
proximity to City facilities City
130 S.k Main Street
Lake Elsinore
No additional cost
County
Elsinin ore
has active graremoval
program and sponsors City-wide
clmau Ixrra annoally.
Road Paving
Riverside
City of Lake
Road paving would be
completed sooner due to city's
130 S. Main Street
No additional cost
County
Elsinore
gravel avine Program.
Lake Elsinore
Server
Elsinore Valley
Municipal
Elsinore Valley
Municipal
None
31315 Chaney
No additional cost
Water District
Water District
Lake Elsinore
Riverside
CUR provides 3containers
City
(trash, gramen waste and
County
(b
Elsinoreore @y y
recycling) with weekly pick-up;
130 Main St.
CR&R charges $22.90 per month for single family
Trash Collection
(by contract
contract with
Waste Management provides 2
Lake Els inam
homes; Waste Management charges $18.68 per
with
CR&R
containers (bash and recycling)
month for single family homes
Waste
Disposal)
with weekly pick-up of trash and
ManagemcnQ
bj-wtckly pick-upinp-
Water
ElsinoreValleye Valley
Municipal Water
Elsinom Vallcy
Municipal Water
None
31315 Chaney
No additional cost
District
District
Lake Elsinore
Cityof Lake
Building permit and plan cheek
Planning
Riverside
County Planning
Elsinore
Community
services will be available locally
at the City instead of the County
130 Main St
based on type of permit required
Department
Development
of Riverside offices in
Lake ElsinoreVaries
D
Riverside.
For questions regarding the 3rd Street Annexation, contact Richard 1. MacHott, Environmental Planning Consultant at (951) 674-3124
Ext. 209 ore -mail him at rmacliott@Lake-Elsinore.org.
t 6♦% PC March 20, 2012 Item No. 3
L�=� =�- = Page 14 of 22
CITY (7
LA ISE LS I I`IOIZ �t:
DREAM EXTREME 3rd Street Annexation
Frequently Asked Questions
1. Will the City change my property taxes or increase fees on residents once annexed? What is the
process for the City to impose a new or increased tax on residents?
Your property taxes will not change and will continue to be paid to Riverside County. The only new bill
that you will receive as a result of being annexed into the City is for the City-wide Street Lighting and
Landscape Maintenance District fee of approximately $25 per year per home. Owners of commercial
property pay approximately $150.00 per year and owners of vacant property pay approximately $30 for
one acre and $5 for each additional acre.
Any future additional assessments or taxes would require voter approval by either registered voters or
landowners, depending on the type of assessment or tax. Certain fees, such as water service, sewer
service and refuse collection fees may be enacted or increased as long as 50% of the property, by
acreage, does not protest such enactment or increase.
2. What, if anything, can be done by the City to fix flooding in the northeast end of the 3rd Street
Annexation area?
The City Engineer visited affected areas to determine possible short and long-term solutions. In the short
term, he can review drainage plans filed at the City by adjacent development, as well as Caltrans plans
along Central Avenue, and suggest remedies. As for long term remedies, a project can be developed for
the affected area to construct a storm drain system if necessary to control an identified source of flooding
for inclusion in the Capital Improvement Program (CIP) as a future project.
3. What will my property zoning be after annexation? What happens if my property zoning is
changed?
The City has undertaken a great deal ofplanning and study to determine the best use of land throughout
the 3rd Street Annexation area. Please check the City's adopted land use plan (http://www. lake-
elsinore.org/index.aspx?page=910) to see ifyour property's uses will change after annexation.
If the land use on your property changes, the Citywill permit all legal non -conforming uses to continue
so long as the use is not expanded, intensified or enlarged. All illegal non -conforming uses will be
pursued by Code Enforcement. Non -conforming uses are addressed in the Lake Elsinore Municipal Code
in Chapter 17.164.
A legal non -conforming use is a use that is legal under the County's zoning but that does not conform to
the City's zoning once annexed. The effect of having a legal non -conforming use is that you have a right
to continue using your property in the way that you were under the County's zoning. Regardless of the
City's zoning designation, you may continue using your property as you currently are if the use of your
property was legal under the County's zoning.
An illegal non -conforming use is a use that is illegal in the County and which does not conform to the
City's laws once the property is annexed. Illegal non -conforming uses are strictly prohibited. If the
proposed annexation is approved, the 320 -acre annexation area would no longer be subject to County
Code Enforcement actions. Instead, illegal non -conforming uses in this area will be pursued by City
Code Enforcement.
Legal non -conforming uses run with the land. This means that a property owner may sell his/her property
including animals to a new owner who may continue the same use. However, the new property owner will
not be permitted to expand the use beyond what was previously maintained.
e 7
�- L 4 ,: �, ?" PC March 20, 2012 Item No. 3
Page 15 of 22
For individual site specific questions relating to Building and Safety or Code Enforcement, please contact
Robin Chipman, Building and Safety/Code Enforcement Manager at (951) 674-3124 x226.
4. Will I be forced to connect to city sewer lines if incorporated?
You will not be forced to connect to city sewer lines provided your existing septic system is in good
condition and remains functional.
5. Will dog and cat licensing change as a result of the annexation?
Licensing of dogs is required by State law, Lake Elsinore Municipal Code Section 6.04.030 and Riverside
County Ordinance No. 630, as part of the prevention of rabies. All dogs are required to be vaccinated
against rabies and licensed at the age offour months and in Lake Elsinore cats are also required to be
licensed at the age offour months.
Current licensing in unincorporated Riverside Countyfor a fixed dog is $16 for I year, licensing for an
unfixed dog is $100 per 1 year. (2 year and 3 year licenses are available at lower annual rates) The
optional licensing for a rabies vaccinated cat is currently $9 for the period of immunity indicated on the
certificate of vaccination. The city requires licensing for the protection of dogs and cats, their owners and
the general public. We keep these costs low. Currently licensing for a fixed cat is $6 per year and $15 for
a fixed dog, licensing for an unfixed dog is $50 per year and for an unfixed cat is $37 per year. City code
enforcement may pursue action for unlicensed dogs and cats.
6. Will new developments in the city increase traffic congestion?
The City is working closely with Caltrans and the Riverside County Transportation Commission to
improve traff c flow in heavily traveled areas. Several projects are underway and we are working to
ensure funds are available to complete the work.
7. What benefits might result from becoming part of the lighting and landscaping district?
There are both direct and indirect benefits of becoming part of the lighting and landscaping district,
including, but not limited to ongoing maintenance of the City's public street lighting and landscaping.
This includes paying for electricity, water and labor for maintenance. Well maintained landscaping
provides an aesthetic enhancement to all properties within the City, and may increase property values.
Street lighting and the illuminating of intersections increase pedestrian and vehicular safety and security.
Another benefit to annexation includes the potential to obtain grants which could provide funding for the
installation of street lights in the area along Allan Street.
8. Will street lights illuminate my property?
As much as possible, street lighting will illuminate only intersections, streets and sidewalks. Of course,
any light source has some effect on the surrounding area.
9. How might residents of the annexation area benefit from the City's gravel paving program?
The area would be added to the CIP's Gravel Street Paving Program, and would be scheduled for paving
at the end ofprogram list. There is currently a six (6) year schedule in which the existing gravel streets
within the City will be paved.
For questions regarding the 3rd Street Annexation, contact Richard J. MacHott, Environmental Planning Consultant at
(951) 674-3124, Ext. 209 or e-mail him at rmaehott@Lake-Elsinore.org.
L'F-,�E ?
tu , .�.� - � �- PC March 20, 2012 Item No. 3
Page 16 of 22
3rd Street Annexation
Public Comments/Questions/Concerns Matrix
Date
Commenter
APN/Address
Comment/Question/Concern
Staff Response
Yes, the zoning will change after
The adopted City
.APN 377-090-036annexation.
"Will zoning change after annexation?
General Plan designated APN 377
3/4/2012
Nancy Sherwood (viae
(NW corner of
We are selling it and think commercial
090-036 as "Commercial -Mixed
mail)
Dexter Ave & 3rd
use may be easier to sell that MDR."
Use". The proposed pre-
Street
annexation zoning is CMU
(Commercial -Mixed Use).
The City's adopted General Plan
designates property as MDR
(Medium Density Residential) with
density of 7 to 18 du/ac. The
Tim Rhodes (via e-mail
APN 377-380-017
Saw that property "is to be zoned
Proposed pre -annexation zoning is
3/5/2012
& 3/12/2012 telephone
(18740 Cambern
MDR." Would like HDR or CM as part
R-2 (Medum Density Residential).
call)
Avenue)
of annexation process.
A change to HDR (High Density
Residential) or CM (Commerical
Mixed Use) would require the
processing of a GPA independent
of the annexation process.
"We feel that the zones that are
proposed for our property are not in line
Although Theresa Eichorn was
with want [sic] some of our neighbors
already on the mailing list as
Bruce Eichorn (via e-
APN 347-250-001 &
are receiving. Please keep me posted
property owner, Bruce Eichorn
3/6/2012
mail)
347-250-003
on the hearing process so we can file a
was added to the mailing list for
written protest when the time comes
the notice of public hearing
allowing greater than 25% property to
regarding pre -annexation zoning.
have an election."
Advised Ms. Hanlon that the
Called on behalf of parents. Thought
property is not within Ramsgate
SP, but adjacent to it. Property is
Gabriella Hanlon
APN 377-100-008
property was in Specific Plan
designated for Low Density
3/6/2012
(telephone call)
(29490 Thomas
designated property. Asked if
Residential use. Advised that
Way)
developer of Ramsgate SP would be
development of the SP would not
demolishing their home.
require that her parent's house be
demolished.
Received Notice of PC Public Hearing
for Pre -Annexation Zoning. Wanted
Provided update of 3rd Street
information regarding 3rd Street
Annexation, went over proposed R
Annexation. Specific concerns were
E zoning and provided a copy of
Bernard Rockwood (at
APN 377-391-014
regarding continued keeping of horses
the R -E zoning text. Per Mr.
3/9/2012
front counter)
Welch
& chickens. Also wanted to keep
Rockwood, the animal keeping
Drive)
Drive)
current 5 foot side yard setback per
provisions are the same as the
County's R -A-20,000 zoning, so he can
County's. However R -E zoning
build 1,500 sq. ft. garage next to
requires 10 foot side yard setback.
house..
Advised Mr. Bartolotti that the
subject property was "Medium Low
Requested information regarding SP
Density Residential" in the
Mike Bartolotti (at front
APN 347-330-074
Zoning applicable to subject property
Ramsgate Specific Plan. Animal
3/14/2012
counter)
(29080 Sassy Lane)
and regarding keeping of animals.
keeping is not allowed in SP
Stated that he supported annexation.
zoning, but pre-existing keeping of
animals would be allowed as a pre,
existing non -conforming use.
PC March 20, 2012 Item No. 3
Page 17 of 22
RESOLUTION NO. 2012-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE
APPROVAL OF PRE -ANNEXATION ZONE CHANGE NO. 2012-
01 SUBJECT TO COMPLETION OF THE ANNEXATION NO. 81
WHEREAS, the City of Lake Elsinore (the "City") has commenced
proceedings to annex approximately three hundred twenty (320) acres of land
within the City's Sphere of Influence generally located southwest of State Route
74 (Central Avenue), west of Waterford Street, and northeast of Dexter Avenue
and Interstate 15 into the corporate boundaries of the City of Lake Elsinore (also
referred to as the "3rd Street Annexation"); and
WHEREAS, Government Code Section 56375 requires that as a condition
to annexation, a city shall pre -zone the territory to be annexed or present
evidence satisfactory to the Local Agency Formation Commission ("LAFCO") that
the existing development entitlements on the territory are vested or built out, and
are consistent with the City's general plan; and
WHEREAS, on August 14, 2007, the City Council of the City of Lake
Elsinore adopted Ordinance No. 1229 approving the pre -annexation zoning
designation of "Ramsgate SP" for approximately 75.1 acres of the 3rd Street
Annexation area located south of State Route 74 (Central Avenue), north of
Wasson Canyon, west of Rosetta Canyon Drive, and east of Cambern and
Conard Avenues; and
WHEREAS, the City is initiating proceedings to change the zoning
designation on the remaining 244.9 acres of land within the 3rd Street
Annexation area from the County of Riverside's zoning designations to City's pre-
annexation zoning designations as set forth below; and
WHEREAS, the City prepared a Recirculated Program Environmental
Impact Report (State Clearinghouse No. 2005121019: the "RP-EIR") to address
the potential environmental impacts of a comprehensive update of its General
Plan and of Annexation No. 81 pursuant to the California Environmental Quality
Act (California Public Resources Code Sections 21000 et seq.: "CEQA"), the
State Guidelines for Implementation of the California Environmental Quality Act
(California Code of Regulations, Sections 15000 et seq.: the State CEQA
Guidelines"), and the City's Procedures for Implementing the State CEQA
Guidelines and its other procedures relating to environmental evaluation of public
and private projects; and
WHEREAS, on December 13, 2011 the City Council of the City of Lake
Elsinore certified the RP-EIR with Errata and Responses to Comments, the
Findings of Fact and Statement of Overriding Considerations, and the Mitigation
PC March 20, 2012 Item No. 3
Page 18 of 22
PLANNING COMMISSION RESOLUTION NO. 2012 -
PAGE 2 OF 4
012-PAGE2OF4
Monitoring and Reporting Program; and
WHEREAS, both the General Plan and proposed Annexation No. 81 were
evaluated in the certified RP-EIR and as described above the proposed pre-
annexation zoning is consistent with the General Plan's land use designations
applicable to the annexation area; and
WHEREAS, pursuant to the provisions of Section 15183 of the State
CEQA Guidelines where the prior EIR relied upon by the lead agency was
prepared for a general plan or community plan, any rezoning action consistent
with the general plan or community plan shall not require additional
environmental review; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of making recommendations to the City
Council for changes to the official zoning map; and
WHEREAS, at a duly noticed public hearing on March 20, 2012, the
Planning Commission 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. Recirculated Program Environmental Impact Report (State
Clearinghouse No. 2005121019: the "RP-EIR") evaluated the potential
environmental impacts of a comprehensive update of its General Plan and of
Annexation No. 81 and pursuant to Section 15183 of the State CEQA Guidelines
no additional environmental review is required for the proposed Pre -Annexation
Zone Change No. 2012-01.
SECTION 2. The Planning Commission has considered the proposed
Pre -Annexation Zone Change No. 2012-01 and based upon the evidence
presented recommends to the City Council approval of the proposed Pre -
Annexation Zone Change No. 2012-01 and amendment to the Zoning Map to
conform to the proposed Pre -Annexation Zone Change No. 2012-01 by adopting
the proposed pre -zoning map attached to this Resolution as Exhibit "A".
SECTION 3. That in accordance with the Cortese -Knox Hertzberg Local
Government Reorganization Act of 2000, State Planning and Zoning law and the
City of Lake Elsinore Municipal Code ("LEMC"), the Planning Commission makes
the following findings for the approval of Pre -Annexation Zone Change No. 2012-
01:
1. The proposed zone change will not be: a) detrimental to the health, safety,
comfort or general welfare of the persons residing or working within the
PC March 20, 2012 Item No. 3
Page 19 of 22
PLANNING COMMISSION RESOLUTION NO. 2012-_
PAGE 3OF4
neighborhood of the proposed amendment or within the City, or b)
injurious to the property or improvements in the neighborhood or within the
City.
The proposed pre -annexation zoning will not be detrimental, but will be
beneficial to the public health, safety, comfort and welfare and will improve
the property in the neighborhood and the City by allowing a variety of
residential, commercial and open space uses to be established within the
3rd Street Annexation area compatible with the surrounding uses and
consistent with the General Plan and providing for future improvement and
development of infrastructure improvements such as water and sewer
lines, lighting and paving of existing dirt right of ways.
2. The proposed action will be consistent with the Goals, Policies and
Implementation Programs of the General Plan and the development
standards established with the LEMC.
The pre -annexation zoning is consistent with Goal 1 of Chapter 2.0
(Community Form) of the General Plan in that this pre -annexation zoning
will assist in achieving the City's goal to "create a diverse and integrated
balance of residential, commercial, industrial, recreational, public and
open space land uses" and the related Implementation Program to update
the Official Zoning Map "to provide consistency between zoning
requirements and General Plan land use designations."
3. The proposed pre -annexation zoning designations conform to and are
consistent with the City of Lake Elsinore's General Plan Land Use Map.
The proposed R -M -R (Rural Mountainous Residential), R -E (Estate
Single -Family Residential), R-1 (Single Family Residential), R-2 (Medium
Density Residential), R-3 (High Density Residential), CMU (Commercial
Mixed -Use), C-2 (General Commercial), C -O (Commercial Office), OS
(Open Space) and Ramsgate SP zoning districts are consistent with the
City of Lake Elsinore General Plan's Hillside Residential, Low Density
Residential, Low -Medium Density Residential, Medium Density
Residential, High Density Residential, Commercial Mixed Use, General
Commercial, Business Professional, Public Institutional and Ramsgate
Specific Plan land use designations adopted for the annexation area by
the Lake Elsinore City Council on December 13, 2011.
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
PC March 20, 2012 Item No. 3
Page 20 of 22
PLANNING COMMISSION RESOLUTION NO. 2012-_
PAGE 4OF4
PASSED, APPROVED AND ADOPTED this twentieth day of March,
2012, by -the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ATTEST:
Warren Morelion, AICP
Planning Manager
Shelly Jordan, Chairperson
City of Lake Elsinore Planning Commission
PC March 20, 2012 Item No. 3
Page 21 of 22
17Wqw.rS
f
1-15
S H WY -74
® CITY BOUNDARY
CITY PRE -ZONING
C-2 - GENERAL COMMERCIAL
_ C -M -U - COMMERCIAL MIXED USE
C -O - COMMERCIAL OFFICE
OS.- OPEN SPACE
R 1 - SINGLE FAMILY RESIDENTIAL
®
R-2 - MEDIUM DENSITY RESIDENTIAL
- R-3 - HIGH DENSITY RESIDENTIAL
R E - ESTATE SINGLE FAMILY RESIDENTIAL
R -M -R- RURAL MOUNTAINOUS RESIDENTIAL
SP - RAMSGATE SPECIFIC PLAN
R-1
R -M -R
�Ts
SOURCES: CITY OF LAKE ELSINOKE, COUNTY OF PlIVERSIDE C., I5 —TX-IBIT R tt
CITY OF PRE -ANNEXATION ZONE CHANGE 2012-01
LADE LSII`IOI-E 3RD STREET ANNEXATION - PRE -ZONING
DREAM EXTREME PC March 20, 2012 Item No. 3
�' Page 22 of 22