HomeMy WebLinkAboutResolution 2021-11 SPA 2020-01 Approval RecommendationRESOLUTION NO. 2021-11
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF SPECIFIC PLAN
AMENDMENT NO. 2020-01
Whereas, Denise Williams, Tri Pointe Homes has filed an application with the City of Lake
Elsinore (City) requesting approval of Planning Application No. 2019-64 (Specific Plan
Amendment No. 2020-01) requesting a specific plan amendment for the Canyon Hills Specific
Plan to change the land use designation for the 9.02‐acre site from Neighborhood Commercial
(C‐1) to Multifamily 2 Residential District (MF2) (Parcel 2 – PA No. 2019-64). The project site is
located at the northeast corner of the intersection of Railroad Canyon Road and Tassel Way
(APN: 363-940-011); and,
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.415.030 (Specific
Plans), the Planning Commission (Commission) has been delegated with the responsibility of
making recommendations to the City Council (Council) for approval of specific plans and any
amendments thereto; and,
Whereas, on March 16, 2021, 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 AS FOLLOWS:
Section 1: The Commission has reviewed Specific Plan Amendment No. 2020-01
(Amendment No. 4 to the Canyon Hills Specific Plan), pursuant to the California Planning and
Zoning Laws (Cal. Gov. Code Sec 65000 et. seq.), the Lake Elsinore General Plan and the LEMC
and finds that the proposed Project is consistent with the requirements of California Planning and
Zoning Law and with the goals and policies of the Lake Elsinore General Plan and the Lake
Elsinore Municipal Code.
Section 2: That in accordance with LEMC Section 17.415.030.I. Findings, the
Commission makes the following findings regarding findings regarding SPA No. 2020-01:
1. The location and design of the proposed development are consistent with the goals and
policies of the City’s General Plan and with any other applicable plan or policies adopted by
the City.
Specific Plan Amendment No. 2020‐01 proposes a Specific Plan Amendment (SPA No. 4) for
the Canyon Hills Specific Plan to change the Land Use Designation of Neighborhood
Commercial (C‐1) to Multifamily 2 Residential District (MF2) within Planning Area 2B, Phase
8 of the Canyon Hills Specific Plan SPA No. 3. Under SPA No. 3, Phase 8 was approved for
the construction of up 915 multifamily and 9.1 acres of commercial development. To date, 456
multifamily units have been constructed for Phase 8 leaving a capacity of 459 multifamily
units. The conversion of the commercial site to a residential development with a maximum
density of 219 units still represents a net deficit of 240 residential units for the Phase 8 area.
The residential units that could be developed on the site in the future would fall within the
development yields contemplated by the Canyon Hills Specific Plan. Therefore, SPA No. 4
would be consistent with the goals and policies of the Canyon Hills Specific Plan.
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2. The proposed location allows the development to be well integrated with or adequately
buffered from its surroundings, whichever may be the case.
a. The SPA No. 4 to the Canyon Hills Specific Plan provides a high-quality housing
opportunities designed to be marketable and accessible to all economic segments within
the City of Lake Elsinore;
b. Recreational uses for residents within SPA No. 4 are provide in the Canyon Hills Specific
Plan;
c. The Canyon Hills Specific Plan provides value in the community through creative design
techniques to complement the views of the surrounding hills;
d. The Canyon Hills Specific Plan preserves the natural habitats and natural drainage
courses within Stovepipe Creek and provides residents with a visual and recreational
centerpiece; and,
e. The Canyon Hills Specific Plan integrates the community with the character of the
surrounding community and establish development that results in logical, coordinated
growth.
3. All vehicular traffic generated by the development, either in phased increments or at full build-
out, is to be accommodated safely and without causing undue congestion upon adjoining
streets.
Traffic impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR
and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to
change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential
District land use would not result in any additional impact beyond what was already analyzed
in the certified FEIR and addenda. The proposed residential units would fall within the
anticipated development yield for multifamily residential uses in the Specific Plan, since other
residential areas of the Specific Plan have not built out at the maximum allowable densities.
4. The Specific Plan Amendment’s land uses will be adequately served by existing or proposed
public facilities and services.
SPA No. 4 to the Canyon Hills Specific Plan identifies methodologies to assure that land uses
will be adequately served by existing or proposed public facilities and services. Suitable areas
are reserved for parks, pedestrian ways, and public open spaces. It also identifies necessary
streets and circulation to support the proposed land use allocations, as well as all necessary
wet and dry utilities for proper and adequate infrastructure services.
5. The overall design of the specific plan will produce an attractive, efficient and stable
development.
Design standards and guidelines are incorporated into the specific plan to ensure an
attractive, efficient and vibrant project. Visual graphics and photos accompany the design
guidelines that capture the atmosphere and cohesiveness that the specific plan seeks to
emulate.
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6.In accordance with the requirements of the California Environmental Quality Act (CEQA),
impacts have been reduced to a less than significant level, or in the case where impacts
remain, a statement of overriding considerations must be adopted to justify the merits of
project implementation.
The effects the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent
addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel
from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use
would not result in any additional impact beyond what was already analyzed in the certified
FEIR and addenda. The proposed residential units would fall within the anticipated
development yield for multifamily residential uses in the Specific Plan, since other residential
areas of the Specific Plan have not built out at the maximum allowable densities.
7.The proposed Specific 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.
a.The proposed Specific Plan Amendment has been analyzed relative to its potential to have
detrimental effects, and land uses designations and regulations have been imposed to
ensure that the health, safety and welfare of affected residents will be protected.
b.The focus of proposed land uses within the specific plan offers development opportunities
heretofore unidentified and absent, that respond to the marketplace and are feasible within
the constraints in the area.
Section 3: Based upon the evidence presented, both written and testimonial, and the
above findings, the Commission hereby recommends approval Specific Plan Amendment No.
2020‐01 (SPA No. 4 for the Canyon Hills Specific Plan).
Section 4: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted at a regular meeting of the Planning Commission of the City of
Lake Elsinore, California, on the 16th day of March 2021.
_____________________________
John Gray
Vice Chair
Attest:
___________________________________
Justin Kirk,
Assistant Community Development Director
FOR:
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STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Justin Kirk, Assistant Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2021-11 was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on March 16, 2021 and that the same was
adopted by the following vote:
AYES: Commissioners Carroll, Dobler and Peters; and Vice Chair Gray
NOES: None
ABSENT: Chair Klaarenbeek
ABSTAIN: None
Justin Kirk,
Assistant Community Development Director
FOR:
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