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REPORT TO PLANNING COMMISSION
To:Honorable Chair and Members of the Planning Commission
From:Damaris Abraham, Assistant Community Development Director
Date:September 5, 2023
Subject:General Plan Amendment No. 2023-02 to Amend the Existing General Plan
Land Use Designation from Low-medium Density Residential (LMR) to
Medium Density Residential (MDR) and Zone Change No. 2023-02 to
Change the Zoning Designation from Single-family Residential (R-1) to
Medium Density Residential (R-2) for an approximately 33.23-Acre Site
Located in the Lake Elsinore Hills District
Applicant:City of Lake Elsinore
Recommendation
1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, ADOPT AN ADDENDUM TO THE 2011 GENERAL
PLAN UPDATE ENVIRONMENTAL IMPACT REPORT (STATE CLEARING HOUSE NO.
2005121019) FOR GENERAL PLAN AMENDMENT NO. 2023-02 AND ZONE CHANGE
NO. 2023-02;
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, APPROVE GENERAL PLAN AMENDMENT NO.
2023-02 AMENDING THE LAND USE DESIGNATION FROM LOW-MEDIUM DENSITY
RESIDENTIAL (LMR) TO MEDIUM DENSITY RESIDENTIAL (MDR) FOR APNS 363-
240-006, 010, 012, 014, 015, 022, 024, 025, 029, 031, 033, 039, 363-241-025, 050, 057,
064, 363-250-001 THROUGH 012; and
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
LESINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, APPROVE ZONE CHANGE NO. 2023-02
CHANGING THE ZONING DESIGNATION FROM SINGLE-FAMILY RESIDENTIAL (R-1)
TO MEDIUM DENSITY RESIDENTIAL (R-2) FOR APNS 363-240-006, 010, 012, 014,
015, 022, 024, 025, 029, 031, 033, 039, 363-241-025, 050, 057, 064, 363-250-001
THROUGH 012.
PA 2023-22 (GPA 2023-02 & ZC 2023-02)
Page 2 of 6
Project Location
The project site is located northerly of Malaga Road and easterly of Interstate 15 (I-15), adjacent
to and east of Grape Street within the Lake Elsinore Hills District. The project site encompasses
Assessor Parcel Numbers (APNs) 363-240-006, 010, 012, 014, 015, 022, 024, 025, 029, 031,
033, 039, 363-241-025, 050, 057, 064, and 363-250-001 through 012.
Project Description
General Plan Amendment No. 2023-02 proposes to amend the existing General Plan Land Use
Designation of Low-Medium Density Residential (LMR) (1-6 dwelling units per acre) to Medium
Density Residential (MDR) (7-18 dwelling units per acre) for the approximately 33.23 acre site.
Zone Change No. 2023-02 proposes to change the existing zoning designation from Single-
Family Residential (R-1) to Medium Density Residential (R-2) for the approximately 33.23 acre
site.
Environmental Setting
EXISTING
LAND USE
EXISTING GENERAL PLAN EXISTING ZONING
Project
Site
Vacant &
Townhomes
Low-Medium Density Residential (LMR)Single-Family Residential (R-1)
North Vacant Open Space (OS)Open Space (OS)
South Church &
Vacant land
Low-Medium Density Residential (LMR)Single-Family Residential (R-1)
East Residential Open Space (OS)Open Space (OS)
West Townhomes Elsinore City Center Specific Plan
(CCSP)
Multi-Family Residential, CCSP
Table 1: Environmental Setting
Background
On March 9, 2004, the City Council approved General Plan Amendment (GPA) No. 2003-03,
Zone Change (ZC) No. 2003-02, Tentative Tract Map (TTM) No. 31532, Residential Design
Review (RDR) No. 2003-15, and Mitigated Negative Declaration (MND) No. 2004-01 for the
construction of 60 attached condominium units on an approximately 5.33 acre site located at
APNs: 363-240-029, 031, 033, and 039, 363-241-025, 050, 057, and 064 (“the Lake Elsinore City
Center Townhomes Phase II Project”).
•GPA No. 2003-03 changed the site’s Land Use Designation from Very Low Density
Residential (0.5 dwelling units per acre) to Medium Density Residential (12 dwelling units
per acre).
•ZC No. 2003-02 changed the site’s Zoning Designation from Single-Family Residential (R-
1) to Medium Density Residential (R-2).
PA 2023-22 (GPA 2023-02 & ZC 2023-02)
Page 3 of 6
•Tract Map No. 31532 (for condominium purposes) was finalized and recorded on
December 8, 2005. Construction of the condominium units was completed in 2006.
On March 8, 2005, the City Council approved GPA No. 2004-06, ZC No. 2004-07, TTM No. 32127,
RDR No. 2004-05, and MND No. 2004-10 for the construction of 155 condominium units on an
approximately 27.9 acre site located at 363-240-006, 010, 012, 014, 015, 022, 024, 025, and 363-
250-001 through 012 (“the Lakeview Villas Project”).
•GPA No. 2004-06 changed the site’s Land Use Designation from Very Low Density
Residential (0.5 dwelling units per acre) to Medium Density Residential (12 dwelling units
per acre).
•ZC No. 2004-07 changed the site’s Zoning Designation from Single-Family Residential (R-
1) to Medium Density Residential (R-2).
•Between 2008 and 2020, TTM 32127 received automatic legislative extension totaling 8.5
years and City discretionary approvals totaling six (6) years. Tentative Tract Map No.
32127 expired on September 8, 2022.
On December 13, 2011, the City Council approved a comprehensive update to the City’s General
Plan. As part of this update, the General Plan Land Use Designation for both the Lake Elsinore
City Center Townhomes Phase II Project and the Lakeview Villas Project site changed from
Medium Density Residential (MDR) to Low-Medium Density Residential (LMR).
On August 25, 2015, the City Council approved Consistency Zoning Phase VI, which included the
Lake Elsinore Hills District. As part of this phase, the zoning designation for the Lakeview Villas
Project site changed from Medium Density Residential (R-2) to Single-Family Residential (R-1).
Discussion
General Amendment No. 2023-02
The proposed General Plan Amendment (GPA No. 2023-02) is being requested to correct the
General Plan Land Use Designation for the subject site from the current Land Use Designation of
Low-Medium Density Residential (LMR) to Medium Density Residential (MDR).
According to Section 17.415.020.B of the Lake Elsinore Municipal Code (LEMC), a General Plan
amendment may be initiated to clarify text, address changes mandated by State law, maintain
internal General Plan consistency, address boundary adjustments affecting land use
designation(s), or for any other reason beneficial to the City.
As part of the 2011 General Plan Update, the General Plan Land Use Plan Map (Figure 2.1A)
was changed to show the Land Use Designation of Low-Medium Density Residential (LMR) for
both the Lake Elsinore City Center Townhomes Phase II Project site and the Lakeview Villas
Project site. However, this map change did not accurately reflect the existing conditions at that
time for the two project sites:
PA 2023-22 (GPA 2023-02 & ZC 2023-02)
Page 4 of 6
•The Lake Elsinore City Center Townhomes Phase II Project had a Land Use Designation
of Medium Density Residential (MDR), was zoned Medium Density Residential (R-2), and
was fully developed with 60 attached condominium units.
•The Lakeview Villas Project had a Land Use Designation of Medium Density Residential
(MDR), was zoned Medium Density Residential (R-2), and was entitled for the
development of 155 condominium units.
The proposed amendment involves a mapping error correction, which is a change technical in
nature that does not change any policy direction or intent of the General Plan. Specifically:
1. The proposed amendment is consistent with the goals and objectives of the General Plan
and the purpose of the Planning District in which the site is located.
The proposed technical amendment would correct a mapping error that was made during
the adoption of the General Plan in 2011. The correction would revert the General Plan
Land Use Designation from Low-Medium Density Residential (LMR) to Medium Density
Residential (MDR) for both the Lake Elsinore City Center Townhomes Phase II Project
site and the Lakeview Villas Project site.
a. Community Form-Land Use Element. The proposed amendment is consistent with all
applicable goals and policies contained within the Land Use Element. Specifically, the
amendment is consistent with Goal 1 which requires the creation of a diverse and
integrated balance of residential, commercial, industrial, recreational, public and open
space land uses. The amendment is also consistent with Policies 1.1 and 1.2 that
encourage cluster development and the preservation of unique natural features such
as steep slopes and open space.
b. Lake Elsinore Hills District. The main focus of Lake Elsinore Hills District Plan is to
create a network of balanced communities, which preserve and promote a high quality
of life. The amendment will enhance and maintain a network of residential communities
that incorporates and protects the natural landscape. The amendment is consistent
with Policy LEH 1.2 as it encourages the clustering of development in order to preserve
significant hillsides.
2.The proposed general plan amendment will not be a) detrimental to the health, safety,
comfort or general welfare of the persons residing or working within the 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 technical amendment would correct a mapping error that was made during
the adoption of the General Plan in 2011. The correction would revert the General Plan
Land Use Designation from Low-Medium Density Residential (LMR) to Medium Density
Residential (MDR) for both the Lake Elsinore City Center Townhomes Phase II Project
site and the Lakeview Villas Project site. This change will accurately reflect the correct
PA 2023-22 (GPA 2023-02 & ZC 2023-02)
Page 5 of 6
Land Use Designation and will not result detrimental effects to the health, safety and
welfare of surrounding residents.
3.The proposed general plan amendment will permit reasonable development of the area
consistent with constraints and will make the areas affected more compatible with adjacent
properties.
The technical amendment to the General Plan reverts the General Plan Land Use
Designation from Low-Medium Density Residential (LMR) to Medium Density Residential
(MDR). The Medium Density Residential (MDR) was in effect at the time of the approval
of the Lake Elsinore City Center Townhomes Phase II Project and the Lakeview Villas
Project. The proposed technical amendment to the General Plan would restore the
intensity of development consistent with the previous approvals, would be reflective of
existing conditions, and would be compatible with the adjacent properties.
4.The proposed general plan amendment would establish land use densities, intensities and
usage more in character with the subject properties’ location, access, and constraints.
The proposed general plan amendment recognizes residential land use densities that are
compatible with surrounding development and recognizes the existing land uses on the
Lake Elsinore City Center Townhomes site. The proposed technical amendment to the
General Plan would restore the intensity of development consistent with the previous
approvals, would be reflective of existing conditions, and would be compatible with the
adjacent properties.
Zone Change No. 2023-02
The proposed Zone Change (ZC No. 2023-02) is being requested to change the zoning
designation from Single-Family Residential (R-1) to Medium Density Residential (R-2) which
make the zoning designation for the proposed site consistent with the proposed Land Use
Designation of Medium Density Residential (MDR).
According to Section 17.415.040.B of the LEMC, an amendment may be initiated to clarify text,
address changes mandated by State law, maintain General Plan consistency, address boundary
adjustments affecting land use designation(s), or for any reason beneficial to the City. Section
17.415.040.F. of the LEMC requires the following findings to be made for the amendment:
1.The proposed amendment will not be a) detrimental to the health, safety, comfort or
general welfare of the persons residing or working within the neighborhood of the
proposed zone changes or within the City, or b) injurious to the property or improvements
in the neighborhood or within the City.
The proposed zone change would change the current zoning designation from Single-
Family Residential (R-1) to Medium Density Residential (R-2). The proposed zone change
would create consistency with the General Plan Land Use Designation of Medium Density
Residential (MDR). The proposed change would restore the intensity of development
PA 2023-22 (GPA 2023-02 & ZC 2023-02)
Page 6 of 6
consistent with the previous approvals, would be reflective of existing conditions, would
be consistent with existing development, and would be compatible with the adjacent
properties. The proposed zone change would not be detrimental the health, safety and
welfare of surrounding residents as it restores the previous zoning and is compatible with
the surrounding development.
2. The proposed amendment will be consistent with the latest General Plan.
The proposed zone change would change the project site’s current zoning designation
from Single-Family Residential (R-1) to Medium Density Residential (R-2). The R-2 zoning
designation is consistent with proposed General Plan Land Use designation of Medium
Density Residential (MDR).
Environmental Determination
Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15162, the 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 a
previously certified Environmental Impact Report (EIR) (State Clearing House No. 2005121019)
prepared for the 2011 General Plan Update. Pursuant to CEQA Guidelines 15164, an addendum
to EIR SCH No. 2005121019 has been prepared for the Project and is included as Attachment 4
to this report. All potentially significant effects have been avoided or mitigated in accordance with
the EIR SCH No. 2005121019 and none of the conditions described in Section 15162 have
occurred.
Public Notice
Notice of the hearing for this application has been published in the Press-Enterprise newspaper
and mailed to property owners within 1,000 feet of the subject property. As of the writing of this
report, no written comments concerning this application have been received by staff.
Attachments
Attachment 1 – CEQA Resolution
Attachment 2 – GPA Resolution
Attachment 3 – ZC Resolution
Attachment 4 – General Plan EIR Addendum
Attachment 5 – Existing & Proposed LU Designation
Attachment 6 – Existing & Proposed Zoning
Attachment 7 – Vicinity Map
Attachment 8 – Aerial Map
Attachment 9 – Public Notice Materials