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Home My WebLink AboutStaff Report (16) Page 1 of 9 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:October 17, 2023 Subject:Planning Application No. 2022-03 (Mission Trail at Lemon) – A Request for Approval of Tentative Tract Map No. 38378 to Subdivide an Approximately 17.21-acre Site Into One (1) Lot for Condominium Purposes and Residential Design Review to Construct 191 Detached Condominium Residences Within the East Lake Specific Plan Applicant: Brett Crowder, Coastal Commercial Properties Recommendation 1. Find that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Implementing Specific Plans); 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING APPLICATION NO. 2022-03 (TENTATIVE TRACT MAP NO. 38378 AND RESIDENTIAL DESIGN REVIEW NO. 2022-02) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); 3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT MAP NO. 38378 TO SUBDIVIDE AN APPROXIMATELY 17.21-ACRE SITE INTO ONE LOT AND 191 RESIDENTIAL UNITS FOR CONDOMINIUM PURPOSES LOCATED IN APNS: 370-050-019, 370-050-020, AND 370-050-032; and 4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF RESIDENTIAL DESIGN REVIEW NO. 2022-02 PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS FOR 191 TWO-STORY DETACHED CONDOMINIUM RESIDENTIAL UNITS IN LOCATED APNS: 370-050-019, 370-050-020, AND 370-050-032. PA 2022-03 (Mission Trail at Lemon) Page 2 of 9 7 6 7 Project Location The project site located adjacent to and west of Mission Trail, across from Lemon Street to the south, and Lewis Street and Victorian Lane to the north within the East Lake Specific Plan. The project site encompasses Assessor Parcel Numbers (APNs) 370-050-019, 370-050-020, and 370-050-030. Environmental Setting EXISTING USE GENERAL PLAN ZONING Project Site Vacant East Lake Specific Plan (ELSP) ELSP - Action Sports, Tourism, Commercial and Recreation with a Mixed Use Overlay North Vacant East Lake Specific Plan (ELSP) ELSP - Action Sports, Tourism, Commercial and Recreation with a Mixed Use Overlay South Vacant East Lake Specific Plan (ELSP) ELSP - Action Sports, Tourism, Commercial and Recreation with a Mixed Use Overlay East Light industrial, commercial, and residential City of Wildomar City of Wildomar West Lake Elsinore Motor Sport Park East Lake Specific Plan (ELSP) ELSP - Action Sports, Tourism, Commercial and Recreation with a Light Industrial Overlay Project Description Planning Application No. 2022-03 (Mission Trail at Lemon) consists of applications for Tentative Tract Map No. 38378 to subdivide an approximately 17.21-acre site into one (1) approximately 16.93-acre lot for condominium purposes (0.28-acre right-of-way dedication) and Residential Design Review No. 2022-02 to construct 191 detached condominium residences and associated improvements within the East Lake Specific Plan. The proposed buildings feature seven (7) two- story floor plans ranging in size from 1,323 sq. ft. to 2,146 sq. ft. and three (3) architectural styles (French Country, Santa Barbara and Modern Farmhouse). Below is a description of the project design aspects and features, including site design, floor plans, architectural design and conceptual wall and fence plans. Site Design The buildings will be arranged in a clustered manner with regular spacing along a 26'-0" wide, two-lane private loop street. Each building will be served by a 24'-0" wide shared drive aisle serving up to six (6) units or eight (8) units per cluster. The site will feature two (2) common open space areas with amenities. Guest parking will be provided near the common open space areas. Private open space areas will be provided adjacent to the residences between buildings and in required yards along rear and side property lines. PA 2022-03 (Mission Trail at Lemon) Page 3 of 9 7 6 7 Floor Plans Each building will be either rectangular or roughly “L”-shaped in plan. Each unit will contain a two- car garage, interior laundry facilities, common living areas, and a private patio. Seven floor plans are proposed as specified below: 6-Plex Cluster Plan 1: Two-story, 1,631 square-foot unit with 3 bedrooms, 2.5 bathrooms, 2-car garage Plan 2: Two-story, 1,779 square-foot unit with 3 bedrooms, 2 bathrooms, 2-car garage Plan 3: Two-story, 2,146 square-foot unit with 5 bedrooms, 4 bathrooms, 2-car garage 8-Plex Cluster Plan 1: Two-story, 1,323 square-foot unit with 3 bedrooms, 2 bathrooms, 2-car garage Plan 2: Two-story, 1,599 square-foot unit with 3 bedrooms, 2.5 bathrooms, 2-car garage Plan 3: Two-story, 1,756 square-foot unit with 3 bedrooms, 2.5 bathrooms, 2-car garage Plan 4: Two-story, 1,918 square-foot unit with 4 bedrooms, 4 bathrooms, 2-car garage A sufficient mix and variation of plans will be provided throughout the development as depicted in the site plan. Architectural Design Three distinct architectural styles are proposed and are generally characterized as follows: •French Country elevations feature a dark composite tile gabled roof, tan or white stucco siding, accent wood siding, metallic railing, window shutters, and stone wainscoting. •Santa Barbara elevations feature a red composite tile varied gable and hipped roof, tan or white stucco siding, metallic railing, window shutters, accent tiles, and stone wainscoting. •Modern Farmhouse elevations feature a dark composite tile gabled roof, tan or white stucco siding, accent siding, metallic railing, window shutters and stone wainscoting. The architectural styles will be evenly distributed throughout the development as depicted in the site plan. 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. Conceptual Wall and Fence Plan The project proposes 6-foot-high concrete masonry unit walls along the north, south, and east sides of the site, and an 8-foot-high concrete masonry unit wall to be constructed along the western boundary of the site that is adjacent to the Motorsports Park. Pedestrian and vehicular entry gates would be 6-foot-high metal rolling security gates at the project driveway at Mission Trail. Residences and private exterior spaces would be separated by rear and side yard 6-foot- high vinyl fences. PA 2022-03 (Mission Trail at Lemon) Page 4 of 9 7 6 7 Recreation and Open Space The project includes the development of two (2) recreation and open space areas totaling 49,044 sq. ft. on site that would include playground equipment, pool/spa, barbeque area, overhead trellis, turf areas, seating, sidewalks, restrooms, drinking fountains, showers, bocce ball court, fitness equipment, shade structures, table and chairs. Parking The proposed project would provide garage, driveway, and open guest parking. Each residence would have a two-car garage. The project would also provide 204 driveway spaces and 127 open common parking spaces. In total the project would provide 713 spaces. Landscaping Landscaping proposed as part of the project would consist of ornamental trees, vines, shrubs, and groundcovers throughout the common areas of the development, such as along roadways, common walls, site boundary, and the open space/recreation areas. Trees would be installed along the proposed sidewalks throughout the project site and along Mission Trail. The entrance to the project site would have a landscaped median and decorative landscaping. The proposed landscaping plan has been designed to complement the different architectural styles and to conform to the water efficiency standards under Chapter 19.08 of the Lake Elsinore Municipal Code (LEMC). Site Access and Circulation The project would provide two (2) gated driveways to the project site; one (1) on Mission Trail with a right-in right-out access, and one (1) on Lemon Street with full access. An approximately 46- foot-wide main driveway with a landscaped median would be located along Mission Trail, at the center of the site frontage; and the secondary driveway along Lemon Street would be approximately 40-feet-wide. The proposed 40-footwide onsite roadway would circle the site and 24 and 26-foot-wide driveways would provide access to each garage and parking space. The project would include sidewalks throughout the project site. Street Improvements Mission Trail is classified as an Urban Arterial Highway in the General Plan, where full-width is 120 feet and curb-to-curb width is 96 feet. The applicant is required to dedicate right-of-way for Mission Trail adjacent to the property for a total right-of-way of 60 feet from centerline to the project property line. Street improvements on Mission Trail include widened section of new AC pavement and base material, curb and gutter, sidewalks, parkway landscaping, utility relocations, signage relocations, modify traffic signal as required on Mission Trail and Lemon Street, and streetlights. Mission Trail shall be restriped and widening shall include transition paving and striping. PA 2022-03 (Mission Trail at Lemon) Page 5 of 9 7 6 7 Analysis The project site is located within Planning Area 2 of the East Lake Specific Plan (ELSP) and has an Action Sports, Tourism, Commercial and Recreation Land Use Designation with a Mixed Use Overlay. The Mixed Use overlay offers an option to develop residential and commercial uses in addition to those uses described in the Action Sports, Tourism, Commercial, and Recreation land use designation. Per Table 2-12 (Mixed Use Overlay – Allowable Land Uses) of the ELSP, Condominiums are listed as permitted uses. Table 2-13 (Mixed Use Overlay Development Standards) allows Detached Multiple-Family Cluster Residential Only Development with a density up to 18 Dwelling Units per Net Acre (du/ac). The application proposes to construct 191 two-story detached condominium residential units on an approximately 16.93 net acre parcel at an approximate density of 11.3 du/ac. The proposed multi-family residential development is consistent with the land use goals and policies of the ELSP. The project is also consistent with the General Plan because the ELSP was found to be consistent with the General Plan at adoption. Staff has reviewed the submitted development plans for compliance with the Mixed Use Overlay development standards and regulations of Table 2-13 for Detached Multiple-Family Cluster Residential Only Development of the ELSP. The proposed development conforms to applicable standards as shown in the below table. ELSP Development Standards Required Proposed Density Up to 18 du/ac 11.3 du/ac Lot Area Minimum (sq. ft.)No Minimum 737,906.4 sq. ft. Minimum Lot Width No Minimum n/a Setbacks (ft.): Front – Living Area to Public Street 10 10’ Front – Living Area to Private Drive 10 10' min – 19’ max Front – Porch 10 10' min – 13’ max Front – Garage, Straight-in Drive 18 19’ min – 24 max Front – Garage, Side Entry 10 10’ min – 19’ max Front – Rear Alley/Street Loaded Garage 5 n/a Side – Main Dwelling 5 8’ min -20‘ max Side – Garage 5 8’ min -20‘ max Rear 10 20’ min -20‘ max Rear – Alley/Street Loaded Garage 18 n/a Corner Side – Public Street 10 10’ min – 10’ max Corner Side – Private Street 10 10’ min – 10’ max Separation Between Buildings (ft) PA 2022-03 (Mission Trail at Lemon) Page 6 of 9 7 6 7 Garage Face to Garage Face 28 30’ min – 35’ max Bldg. Front to Bldg. Front 10 30’ min – 35’ max Bldg. Front to Bldg. Side 8 43’ min – 74’ max Bldg. Front to Bldg. Rear 15 for one-story building, plus 5 additional feet for each additional story 88’ min – 89.5 max Bldg. Side to Side 8 8’ min – 20’ max Bldg. Side to Rear 8 8’ min – 23’ max Bldg. Rear to Rear 15 for one-story building, plus 5 additional feet for each additional story 20’ in – 23’ max Lot Coverage (%)70 42% Building Height 40’ max.27'-0" max. Parking 382 Covered, & 382 Private Driveway and/or 191 On- Street Total: 713 Covered Spaces: 382 Total Open Spaces: 331 (196 Private Drive Way & 135 On-Street) Shared driveway access into dwelling unit cluster Building heights up to 25 feet 26 feet minimum width n/a Building heights greater than 25 feet 30 feet with no on- street/alley parking allowed n/a Driveway in front of garage door 18 feet minimum length 19’ min -24’ max Private Street Width 40 feet minimum 40’ min – 46’ max Garage Access Alley/Street Width Building heights up to 25 feet 24 ft. with no on-street/alley parking allowed 24’ Building Heights greater than 25 feet 30 feet with no on- street/alley parking allowed n/a Dwelling Unit Size Minimum (sq. ft.) Studio Dwelling Units 900 n/a One-Bedroom Dwelling Units 900 n/a Two-Bedroom Dwelling Units or Larger 1,000 plus 100 sq. ft. for each additional bedroom 1,323 sq. ft. – 2,146 sq. ft. Open Space (sq. ft.) Common Open Space 250 per unit, or 35,000 36,666 sq. ft. Private Open Space 80 per unit 138 sq. ft. min. Tentative Tract Map Analysis Tentative Tract Map No. 38378 includes a subdivision of an approximately 17.21-acre site into one (1) approximately 16.93-acre lot for condominium purposes (0.28-acre right-of-way dedication). The proposed subdivision meets the minimum lot area requirement and street PA 2022-03 (Mission Trail at Lemon) Page 7 of 9 7 6 7 frontage width of the East Lake Specific Plan. The tentative map also complies with Chapter 16.24 (Tentative Map) of the LEMC and the Subdivision Map Act. The project will be required to form a Homeowner’s Association (HOA) for reciprocal access easements, shared parking spaces as well as for the maintenance of common areas. Design Review The architectural design of the proposed buildings conforms to the design guidelines outlined in Chapter 8 of the ELSP and the Residential Development Standards (Chapter 17.44) of the LEMC. The three elevation styles will create a distinctive street scene within the project site and serve to avoid repetition. 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 The proposed project has been determined to be categorically exempt from California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Pursuant to a Specific Plan). Where a public agency has prepared an EIR on a Specific Plan, a residential project undertaken pursuant to and in conformity with that specific plan is exempt from CEQA if the project meets the following requirements: 1.Eligibility. To qualify for this exemption the public agency must have prepared an EIR on a specific plan after January 1, 1980. The City adopted the East Lake Specific Plan, Amendment No. 11 (SPA 2016-02) and Environmental Impact Report (EIR) SCH No. 2016111029 on November 11, 2017. The proposed project meets this requirement. 2.Scope. Residential projects covered by this section include but are not limited to land subdivisions, zoning changes, and residential planned unit development. The project consists of applications for Tentative Tract Map No. 38378 to subdivide an approximately 17.21-acre site into one approximately 16.93-acre lot for condominium purposes (0.28-acre right-of-way dedication) and Residential Design Review No. 2022-02 to construct 191 detached condominium residences with a density of 11.3 du/ac. The proposed project is consistent with the East Lake Specific Plan, Mixed Use Overlay district which allows Detached Multiple-Family Cluster Residential Only Development with a Density up to 18 Dwelling Units per Net Acre (du/ac). 3.Limitation. This section is subject to the limitation that a specific plan undergoes an event, such as, but not limited to: a substantial change to the proposed project is made that requires major revisions of the previous EIR; new circumstances under which the project is undertaken that will require major revisions to the previous EIR; or new information has PA 2022-03 (Mission Trail at Lemon) Page 8 of 9 7 6 7 been found resulting in new significant effects or increasing the severity of a significant effect that were not known at the time of the previous EIR. Should one or more of these events occur, this exemption shall not apply until the city or county which adopted the specific plan completes a subsequent EIR or supplement to a previous EIR. Pursuant to 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 Environmental Impact Report (SCH No. 2016111029) prepared for the East Lake Specific Plan. A CEQA Exemption Study has been prepared for the project and is included as Attachment 5 to this report. All potentially significant effects have been avoided or mitigated pursuant to the EIR and none of the conditions described in Section 15162 have occurred. EIR (SCH No. 2016111029) was adopted by the City Council on November 28, 2017. MSHCP Consistency The Project has also been reviewed for consistency with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). A portion of the project site (0.30 acres) is located within the MSHCP Elsinore Area Plan, Criteria Cell # 5131. On August 08, 2023, the Western Riverside County Regional Conservation Authority (RCA) completed the Joint Project Review (JPR# 23-04-11-01) process and concluded that the Project is consistent with both the Criteria and other plan requirements of the MSHCP. Public Outreach In August 2023, the applicant mailed advance notice of the development proposal to neighboring property owners within 300 feet of the project site. Additionally, the applicant reached out the Summerly Community’s Home Owner Association as a part of their public outreach efforts. Public Notice Notice of the hearing for this application has been published in the Press-Enterprise newspaper and mailed to property owners within 500 feet of the subject property. As of the writing of this report, no written comments concerning this application have been received by staff. PA 2022-03 (Mission Trail at Lemon) Page 9 of 9 7 6 7 Attachments Attachment 1 – MSHCP Resolution Attachment 2 – TTM Resolution Attachment 3 – RDR Resolution Attachment 4 – Conditions of Approval Attachment 5 – Categorical Exemption Study Attachment 6 – GIS Package Attachment 7 – TTM 38271 Attachment 8 – Design Review Package Attachment 9 – Public Notice Materials