HomeMy WebLinkAboutPC Reso 2023-43 TTM 38378 Subdivide Into 1 Lot & 191 Condo UnitsRESOLUTION NO. 2023-43
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 AT APNS: 370-050-019, 370-050-020, AND 370-050-032
Whereas, Brett Crowder, Coastal Commercial Properties has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2022-03 (Tentative
Tract Map No. 38378 and Residential Design Review No. 2022-02) to subdivide an approximately
17.21-acre site into one (1) approximately 16.94-acre lot for condominium purposes (0.28-acre
right-of-way dedication) and a residential design review to construct 191 detached condominium
residences and associated site improvements. The project site is located within the East Lake
Specific Plan (ELSP), adjacent to and west of Mission Trail, across from Lemon Street to the
south, and Lewis Street and Victorian Lane to the north (APNs: 370-050-019, 370-050-020, and
370-050-032);
Whereas, pursuant to Chapter 16.24 (Tentative Map) of the Lake Elsinore Municipal Code
(LEMC), the Planning Commission (Commission) has been delegated with the responsibility of
making recommendations to the City Council (Council) pertaining to the review of tentative maps;
and
Whereas, on October 17, 2023, 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 AND ORDER AS FOLLOWS:
Section 1: Prior to making a recommendation to the Council, the Commission has
reviewed and analyzed Tentative Tract Map No. 38378 pursuant to the appropriate Planning and
Zoning Laws, and Chapter 16 (Subdivisions) of the LEMC and the Subdivision Map Act.
Section 2: The Commission finds that the proposed project is categorically exempt from
California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182(c)
(Residential Projects Pursuant to a Specific Plan). 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 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). 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. 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.
Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the
Commission makes the following findings for approval of Tentative Tract Map No. 38378:
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1. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The proposed subdivision is compatible with the
objectives, policies, general land uses and programs specified in the General Plan
(Government Code Section 66473.5).
The project site is located in 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
additions 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 and subdivide 191 two-story detached residential
condominium units on an approximately 16.93 acre parcel at an approximate density of
11.3 units per net acre. Therefore, the project is consistent with the ELSP. Furthermore,
because the ELSP was found to be consistent with the General Plan prior to its adoption,
the project is also consistent with the General Plan.
2. The site of the proposed subdivision of land is physically suitable for the proposed density
of development in accordance with the General Plan.
The site of the proposed subdivision of land is physically suitable for the proposed density
of development in accordance with the ELSP and General Plan because the physical
conditions of the site, including soils and drainage, can adequately support the proposed
development as designed. No physical hazards, such as a flood areas or fault zones, exist
on site. Connection to the existing sewage and water facilities, as well as other utilities
including telephone, gas and electricity services, is feasible. As a condition of the tentative
tract map, the City will require dedication of land to widen Mission Trail along with street
frontage improvements. The proposed development conforms to the applicable
development standards provided in the ELSP. The site surroundings include residential
and commercial development that is compatible with the proposed residential use of the
project site, and there are no reasonably foreseeable incompatible uses to be located
within the vicinity.
3. That the design of the proposed division of land or the proposed improvements are likely
to cause substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat;
The proposed division of land and proposed improvements are unlikely to cause
substantial environmental damage or injure fish or wildlife or their habitat because the
project site is void of significant biological resources according to site surveys conducted
by a qualified biologist. The site is located within an urbanized area and does not contain
any features, such as surface waters, riparian habitat or mature trees, that could serve
important or critical ecological functions. Furthermore, the site has been routinely disced
for weed control purposes and is in a disturbed, non-natural state.
4. That the design of the proposed division of land or the type of improvements will conflict
with easements, acquired by the public at large, for access through or use of property
within the proposed division of land. The City Council may approve a division of land if it
finds that alternative easements for access or for use will be provided, and that they will
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be subsequently equivalent to ones previously acquired by the public. This section shall
apply only to easements of record or to easements established by judgment of a court of
competent jurisdiction.
The subdivision will not conflict with public access because the site of the proposed
subdivision does not contain publicly acquired access easements. Furthermore, there is
no planned right-of-way within the site as shown in the circulation element of the General
Plan. As a condition of the tentative tract map, the City will require dedication of land for
Mission Trail along with street frontage improvements to ensure conformity with the
General Plan.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
The tentative map has been adequately conditioned by all applicable departments and
agencies and will not result in any significant environmental impacts. The proposed
project, subject to conditions of approval, will not be detrimental to the public health, safety,
or welfare or materially injurious to properties or improvements in the vicinity because
adequate health and sanitation facilities will be provided throughout the subdivision.
6. The effects that this project are likely to have upon the housing needs of the region, the
public service requirements of its residents and the available fiscal and environmental
resources have been considered and balanced.
The project will provide a net increase of 191 newly constructed housing units within city
limits. The project does not involve the demolition of existing housing units. Adequate
levels of public service and capacity, including fire protection, police protection, schools,
and parks, are available to the proposed subdivision site. The subdivider will also pay
development impact fees to offset the costs associated with providing governmental
services to the population increase resulting from the project. Upon implementation of
adopted mitigation measures in the EIR prepared for the East Lake Specific Plan, the
project will not have significant effects on the environment.
7. The design of the subdivision provides future passive or natural heating or cooling
opportunities within the subdivision.
The proposed subdivision will divide an approximately 17.21-acre flat site into one lot for
condominium purposes and will construct 191 two-story detached condominium
residences which will feature operable windows on all elevations to provide natural cooling
opportunities. All buildings will be provided southern exposure to provide natural heating
opportunities. No changes to the shape or configuration of the existing parcels are
proposed. The residential units being proposed in conjunction with the subdivision will be
designed to meet California building energy efficiency standards and to provide rooftop
solar panels on each building to offset energy demand. Other design features, such as
shade trees, will be planted onsite to provide natural cooling.
Section 4: Based upon all of the evidence presented, the above findings, and the
conditions of approval imposed upon the project, the Commission hereby recommends that the
Council approve Tentative Tract Map No. 38378.
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Section 5: 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, this 17th day of October, 2023.
Michael Carroll
Chair
Attest:
___________________________________
Damaris Abraham,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Interim Assistant Community Development Director of the City of Lake
Elsinore, California, hereby certify that Resolution No. 2023-43 was adopted by the Planning
Commission of the City of Lake Elsinore, California, at a regular meeting held October 17, 2023
and that the same was adopted by the following vote:
AYES: Commissioners Gray, Ross, and Williams; Vice-Chair Peters; and Chair Carroll
NOES: None
ABSENT: None
ABSTAIN: None
Damaris Abraham,
Assistant Community Development Director
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