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REPORT TO PLANNING COMMISSION
To:Honorable Chair and Members of the Planning Commission
From:Damaris Abraham, Assistant Community Development Director
Prepared by:Joey Mendoza, Associate Planner
Date:March 19, 2024
Subject:Planning Application No. 2023-29 (Tentative Parcel Map No. 38753) – A request
to subdivide a 1.26-acre parcel into two (2) parcels that are 0.79 acres and 0.47
acres in size located on the northerly side of Lakeshore Drive and westerly of
Riverside Drive
Applicant:Raffaele Suprano, Compass Land Advisors
Recommendation
1. Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15315 (Minor Land Divisions);
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, FIND THAT PLANNING APPLICATION NO. 2023-29
(TENTATIVE PARCEL MAP NO. 38753) IS CONSISTENT WITH THE WESTERN
RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP);
and
3. 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 TENTATIVE PARCEL MAP NO. 38753 TO
SUBDIVIDE A 1.26-ACRE PARCEL INTO TWO (2) PARCELS THAT ARE 0.79 ACRES AND
0.47 ACRES, RESPECTIVELY LOCATED AT APN: 378-290-015.
Project Location
The project consists of a 1.26-acre parcel and is located within an existing Stater Brothers
Shopping Center on the northerly side of Lakeshore Drive and westerly of Riverside Drive (APN:
378-290-015). The parcel is partially developed with a multi-tenant retail building and a parking
lot and contains a previously graded undeveloped pad site.
TPM 2023-03 (TPM 38753)
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Project Description
Tentative Parcel Map No. 38753 is a subdivision of a 1.26-acre parcel into two (2) parcels that
are 0.79 acres and 0.47 acres, respectively.
Environmental Setting
EXISTING
LAND USE GENERAL PLAN ZONING
Project Site Retail Center General Commercial (GC)Neighborhood Commercial (C-1)
North Retail and
Residential
General Commercial (GC) &
Low Density Residential (LDR)
Neighborhood Commercial (C-1)
& Hillside Residential (R-H)
East Retail Center General Commercial (GC)Neighborhood Commercial (C-1)
West Retail Center General Commercial (GC)Neighborhood Commercial (C-1)
South Residential Lakeshore Village Specific
Plan Lakeshore Village Specific Plan
Analysis
General Plan Consistency
The project has a General Plan Land Use Designation of General Commercial (GC). This
designation provides for retail, services, restaurants, professional and administrative offices,
hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible
uses. The Tentative Parcel Map is a subdivision of a 1.26-acre parcel into two (2) parcels that are
0.79 acres and 0.47 acres, respectively. The Tentative Parcel Map is consistent with the
designated land use, development, design standards, and all other appropriate requirements
contained in the General Plan.
Municipal Code Consistency
The current zoning for the subject property is Neighborhood Commercial (C-1). The Tentative
Parcel Map is a subdivision of a 1.26-acre parcel into two (2) parcels that are 0.79 acres and 0.47
acres, respectively. Section 17.120.040 of the Lake Elsinore Municipal Code (LEMC) does not
list minimum lot size requirements for C-1 parcel. However, projects establishing and maintaining
locations in the C-1 zone must show the capability to comply with the following criteria:
A. The site can support safe and efficient on-site circulation and has convenient access to
surface streets with adequate capacity. The proposed subdivision allows access to
surface streets via Lakeshore Drive.
B. There is sufficient parcel size to ensure adequate buffering and screening where needed
to protect residential developments. The proposed parcel is located within an existing
shopping center and does not abut any residential developments.
TPM 2023-03 (TPM 38753)
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C. The site is physically suitable for the proposed type and density of development and
capable of permitting full compliance with the City’s development standards and practices.
The applicant has not proposed any specific physical development of the subject site. The
proposed lot size is suitable for development. The project has been conditioned to ensure
that any future development will meet all the applicable
The proposed subdivision complies with Chapter 16.24 (Tentative Map) of the LEMC and the
Subdivision Map Act.
The Design Review Committee, which includes staff from Planning, Building & Safety, Fire
Prevention, and Engineering, has reviewed the proposed Project and have added recommended
conditions of approval to ensure compliance with adopted plans, policies, and regulations.
Environmental Determination
Staff recommends that the Planning Commission find the project exempt from California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15315 (Minor Land
Divisions). Class 15 consists of the division of property in urbanized areas zoned for residential,
commercial, or industrial use into four or fewer parcels when the division is in conformance with
the General Plan and zoning, no variances or exceptions are required, all services and access to
the proposed parcels to local standards are available, the parcel was not involved in a division of
a larger parcel within the previous 2 years, and the parcel does not have an average slope greater
than 20 percent. Tentative Parcel Map No. 38753 is a subdivision of a 1.26-acre parcel into two
(2) parcels that are 0.79 acres and 0.47 acres, respectively. The subject site is zoned
Neighborhood Commercial (C-1) and is located in a location that meets the definition of an
urbanized area as set forth in Section 21071(a)(2) of the Public Resources Code. The project is
consistent with the General and zoning and does not require a variance or an exception. All
necessary services and access to the property are available. The parcel was not involved in a
division of a larger parcel within the previous 2 years. The parcel was created in 1980 (Parcel 1
of PM 15591). The parcel is relatively flat and does not have an average slope greater than 20
percent.
Public Notice
Notice of the hearing for this application has been published in the Press-Enterprise newspaper
and mailed to property owners within a 300-foot radius 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 – MSHCP Resolution
Attachment 2 – TPM Resolution
Attachment 3 – Conditions of Approval
Attachment 4 – GIS Exhibits
Attachment 5 – TPM 38753
Attachment 6 – Public Notice Materials