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Home My WebLink AboutStaff Report Page 1 of 7 REPORT TO PLANNING COMMISSION To:Honorable Chair and Members of the Planning Commission From:Damaris Abraham, Assistant Community Development Director Prepared by:Carlos Serna, Associate Planner Date:September 19, 2023 Subject:Planning Application No. 2022-15 (Lake Pointe Apartments) – Requesting to develop a 152-unit multi-family residential apartment complex with 336 parking spaces and related improvements on an 8.27-acre site Applicant:George Mears, Legacy Financial Group, LP Recommendation 1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING AN ADDENDUM TO MITIGATED NEGATIVE DECLARATION (MND NO. 2016-01, SCH NO. 2016071001) FOR PLANNING APPLICATION NO. 2022-15 (RESIDENTIAL DESIGN REVIEW NO. 2022-04); 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2022-15 (RESIDENTIAL DESIGN REVIEW NO. 2022-04) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN; and 3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2022-15 (RESIDENTIAL DESIGN REVIEW NO. 2022-04) PROVIDING BUILDING DESIGNS, PROJECT AMENITIES AND RELATED SITE IMPROVEMENTS FOR A 152-UNIT MULTI-FAMILY RESIDENTIAL APARTMENT COMPLEX LOCATED AT APN: 379-090- 022. Project Location The proposed project is generally located northerly of Grand Avenue, southwesterly of Eisenhower Drive, on the westerly side of Riverside Drive, and adjacent to Lakeside High School, more specifically referred to as Assessor’s Parcel Number (APN) 379-090-022. PA 2022-15 (Lake Pointe Apartments) Page 2 of 7 Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant Residential Mixed Use (RMU)Residential Mixed Use (RMU) North Vacant Residential Mixed Use (RMU)Residential Mixed Use (RMU) South RV Park Recreational (R)Recreational (R) East Shopping Center Residential Mixed Use (RMU)Residential Mixed Use (RMU) West High School Public/Institutional (P/I)Public/Institutional (P/I) Table 1: Environmental Setting Background On August 9, 2016, the City Council approved Mitigated Negative Declaration (MND) No. 2016- 01 (SCH No. 2016071001) and Residential Design Review (RDR) No. 2014-05 for the Lake Pointe Apartments Project to develop a 150-unit multi-family residential apartment complex consisting of ten (10) individual buildings totaling 162,283 sq. ft., 336 total parking spaces with 152 covered parking spaces, an amenity area consisting of a clubhouse, pool, and tot-lot. Between 2018 and 2020, RDR 2014-05 received City discretionary approvals totaling two (2) years and an automatic legislative extension (AB 1561) totaling 1.5 years. RDR 2014-05 expired on February 9, 2022. On June 22, 2022, the applicant submitted the subject application with a proposal to make minor changes to the original project which are summarized below: •Building size reduction – the new project reduces the size of the project from 162,283 sq. ft. to 142,088 sq. ft. (a 20,195 sq. ft. reduction from the original). •Increase of density by two (2) dwelling units – The project as originally approved included 150 units (18.13 du/ac), as proposed 152 units (18.4 du/ac). •Change in unit types – the unit types on the previous approval consisted of 34 1-bedroom, 88 2-bedroom, and 28 3-bedroom units. As proposed, the new unit types include 42 1- bedroom (increase of 8 units), 88 2-bedroom (no change) and 22 3-bedroom units (decrease of 6 units). •Changes to Architecture – previously plans showed Spanish Colonial Architecture with one color, current proposal shows Spanish Monterey Architecture with two main colors. •Changes to Site Plan – the new site design keeps the same basic layout as the original approved plans with some notable differences. The primary access is now a driveway instead of a dedicated street and is still located adjacent to the shopping center to the north. The driveway from Riverside Drive terminates at a round-a-bout at the project mid- point, where the entrance is located. The entry feature has been enhanced to include a stamped concrete entrance, a gate kiosk/keypad and gated entrance, emergency access point and general circulation are similar to approved plans. Detailed project description of the current proposal is provided below. PA 2022-15 (Lake Pointe Apartments) Page 3 of 7 Project Description Planning application No. 2022-15 (Residential Design Review No. 2022-04) proposes to develop a 152-unit multi-family residential apartment complex within eleven (11) buildings on the 8.27 acre site. The eleven (11) buildings are 142,088 sq. ft. in total and include nine (9) multi-family residential structures (two (2) three-story buildings and seven (7) two-story buildings), ranging in size from 8,544 sq. ft. to 25,632 sq. ft., a 2,212 sq. ft. clubhouse, and a 780 sq. ft. maintenance building. The project will provide 336 total parking spaces including152 covered parking spaces. On-site Amenities The project includes on-site recreational amenities located on both the north and south sides of the proposed Project. The 2,212 sq. ft. clubhouse building will house the leasing office, a conference room, multipurpose room, kitchen, pool equipment, and utility area. The pool will be located to the west of the clubhouse, which also includes an outdoor BBQ facility, cabanas, and a fireplace. The south side of the clubhouse will include an additional open space area and includes a patio trellis and sitting benches. The building and unit breakdowns are shown in Table 2 below: Building # and Building Type Square Feet 1 Bedroom Units 2 Bedroom Units 3 Bedroom Units Total Units 1 – Type A 8,544 -8 -8 2 – Type C 17,088 -16 -16 3 – Type B 15,272 8 8 -16 4 – Type C 17,088 -16 -16 5 – Type C 17,088 -16 -16 6 – Type D 14,920 8 -8 16 7 – Type F 25,632 -24 -24 8 – Type E 8,544 18 -6 24 9 – Type D 14,920 8 -8 16 Clubhouse 2,212 N/A N/A N/A N/A Maintenance 780 N/A N/A N/A N/A Totals 142,088 42 88 22 152 Table 2: Building/Unit Breakdown PA 2022-15 (Lake Pointe Apartments) Page 4 of 7 Floor Plans The project includes one (1) to three (3) bedroom units distributed within the nine (9) residual buildings. Each unit will have common living areas, and a private patio or a private balcony. Three (3) floor plans are proposed as specified below: Plan 1: 845 sq. ft. unit with 1 bedroom, 1 bathroom Plan 2: 1,068 sq. ft. unit with 2 bedrooms, 2 bathrooms Plan 3: 1,204 sq. ft. unit with 3 bedrooms, 3 bathrooms Architectural Design The RMU zoning of the project site requires varied roofline heights. The project’s buildings would range in height from 30’ – 3 7/8” for the two-story buildings to 40 ft. for the three-story buildings. The clubhouse is 17’ – 1 5/16” in height. The Spanish Monterey Architectural style was elected for the entirety of the project to enhance cohesion amongst the 11 buildings. The elevations feature concrete ‘S’ roof tile, tan or while stucco siding, shaped foam trim, and simulated stone veneer. In addition, enhanced architectural treatments will be provided on all elevations including those that are visible from common areas and the public right-of-way. Landscaping The proposed landscaping plan has been designed to complement the architectural style and to conform to the water efficiency standards under Chapter 19.08 of the LEMC. The project boundary will be landscaped with drought tolerant shrubs and trees that will provide shaded areas and a defined border of the Project site. Trees will also be planted within the interior of the project site to break up the impervious areas and to provide shade within the parking areas. Conceptual Wall and Fence Plan Proposed walls and fencing consist of 6'-0" high wrought iron fence with stone pilasters located along Riverside Drive and the project’s northerly boundary. A 6'-0" high CMU block wall will be provided along the project’s western and southern boundary. Site Access and Circulation Access to the development will be provided by a full-access driveway on a newly constructed street at Riverside Drive on the north side of the project boundary. A two-way gated entrance is proposed at the new driveway which will also include an access easement for the adjoining 5- acre parcel located to the west of the project. A secondary, gated emergency access (right-in/right out driveway) will be provided on the west side of the site exiting onto Riverside Drive, and a drive lane is proposed within the middle of the proposed project and the units will encircle the central parking areas and carports. PA 2022-15 (Lake Pointe Apartments) Page 5 of 7 Street Improvements Riverside Drive is classified as an Urban Arterial Highway in the General Plan, where full-width is 120 feet and curb-to-curb width is 96 ft. The applicant is required to dedicate in fee right-of-way of Riverside Drive adjacent to the property for a total right-of-way of 60 ft. from centerline to the project property line. Street improvements on Riverside Drive along the project site’s frontage would include widened section of new AC pavement and base material, curb and gutter, sidewalks, parkway landscaping, utility undergrounding, utility relocations for street widening, streetlight relocations, and streetlight installations. Riverside Drive shall be restriped and widening shall include transition paving and striping to match existing conditions. Analysis General Plan Consistency The project site has a General Plan Land Use Designation of Residential Mixed Use (RMU) and is located within the Lake Edge District. The intent of the RMU designation is to provide for a mix of residential and non-residential uses within a single proposed development area with an emphasis on high density residential uses. Uses such as retail, service, civic, and professional office are allowed in a subordinate capacity. Residential densities shall be between 19 and 24 dwelling units per net acre. The application proposes to construct 152 two-story attached residential units on an approximately 8.27-acre parcel at an approximate density of 21.1 dwelling units per net acre. Therefore, the proposed multi-family residential development is consistent with the land use goals and policies of the General Plan and is therefore consistent with the General Plan. Municipal Code Consistency The current zoning for the project site is Residential Mixed Use (RMU). Per Section 17.86.020 (Table of land uses and glossary/definitions) of the RMU zone, apartment units are a permitted uses. Staff has reviewed the proposed project for the relevant development standards as identified in the RMU zone, Section 17.86.100 (Mixed use development matrix) and has detailed the requirements and the proposed development standards as follows: Development Standard Required Proposed Predominant Use Residential development is required to be greater than 70 % of the net lot area 100% Residential development proposed on the entire 8.27-acre site Floor Area Ratio (FAR) 1.0:1 maximum 0.45:1 Residential Density 19 to 24 dwelling units per acre 21.1 dwelling units per acre PA 2022-15 (Lake Pointe Apartments) Page 6 of 7 Setbacks Street Front: 10-foot minimum Rear and side yard: None Riverside Drive: 15 ft. Northern Driveway: 17 ft. Building Height Varied rooflines Three-story Building.: 40 ft. Two-story Building: 30.32 ft. Clubhouse: 17.11 ft. Table 3: Development Standards Parking Analysis The project complies with the on-site parking standards listed in Chapter 17.148 (Parking Requirements) of the Lake Elsinore Municipal Code (LEMC) as outlined in Table 4 below: Parking Standard Required Proposed •2 or more bedrooms: 2.33 spaces (1 covered plus 1.33 open spaces) •One bedroom: 1.66 spaces (1 covered plus 0.66 open space) 152 covered 176 open 152 covered 184 open Total = 328 Total = 336 Table 4: Parking Standard Design Review The architectural design of the proposed building complies with the Residential Development Standards (Chapter 17.44) of the LEMC. The architecture of the building has been designed to achieve harmony and compatibility with the surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the project site. The proposed landscaping improvements enhance the building designs and soften building elevations' portions, providing shade and break-up pavement expanses. The Design Review Committee, which includes staff from Planning, Building and Safety, Fire, and Engineering, has reviewed the proposed project, and have conditioned the project to ensure compliance with the general plan, the LEMC, and the related environmental document. 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 adopted Mitigated Negative Declaration (MND No. 2016-01) prepared for the Project. MND No. 2016-01 (SCH No. 2016071001) was adopted by the City Council on August 9, 2016. Pursuant to CEQA Guidelines Section 15164, an Addendum providing minor additions and changes to MND No. 2016-01 has been prepared for the project and is included as Attachment 5 to this staff report. All potentially significant effects have been avoided or mitigated pursuant to MND No. 2016-01 (SCH No. 2016071001) and none of the conditions described in Section 15162 have occurred. PA 2022-15 (Lake Pointe Apartments) Page 7 of 7 MSHCP Consistency The project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The project is not located within an MSHCP Criteria Cell area and therefore is not subject to Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) requirements. The project complies with all other requirements of the MSHCP Public Outreach In October 2022 and September 2023, the applicant mailed advance notice of the development proposal to neighboring property owners within 300 feet of the project site. Public Notice Notice of the hearing for this application has been published in the Press-Enterprise newspaper and mailed to property owners within 300 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 – MSHCP Resolution Attachment 3 – RDR Resolution Attachment 4 – Conditions of Approval Attachment 5 – MND Addendum Attachment 6 – GIS Package Attachment 7 – Design Review Package Attachment 8 – Public Notice Materials