Loading...
HomeMy WebLinkAboutPA 2023-08 Project NarrativePROJECT NARRATIVE Planning Application Alberhill Villages Specific Plan Amendment February 27, 2024 The amendment to the Alberhill Villages Specific Plan (AVSP) proposes updates to the land use plan, planning area boundaries, phasing plan, and amended open space and roadway configuration. The focus of land use changes generally affects the area west of existing Lake Street, and east of future Lincoln Street and north of future Nichols Road. There is also area and roadway adjustments proposed to Planning Area 6A and 6B. The amendment includes: 1. Change in land use to include Business Park uses and remove Institutional/University and Lake land uses. 2. Reduction of commercial/mixed use acreage and square feet. 3. Reduction in lower density residential uses, and an increase in higher density residential uses. 4. Incorporation of development standards and guidelines for business park development. 5. Revision to circulation to service amended land use. Land Use: The amendment introduces 262.2 acres of business park uses and 55.6 acres of open space in the University Town Center, University Village and Lakeside Village. Business Park uses will replace the Mixed-Use (MXU REG COM, COM/MXU), University, Multi-Family Residential (MF-35), Single Family Residential (SF-5 and SF-10), Worship, Lake, and Park uses. Importantly, the amendment does not result in a net reduction in the housing allowed, as 2,178 dwelling units programmed in the subject land use areas have been accommodated through increased density to Residential High (RH) density within the Specific Plan. The reorganization of the Business Park use provides opportunities for other regional needs, such as a medical use, to be programmed if supported. Land Use Regulations: Business Park land use regulations will be added to AVSP and related planning area, land use and circulation amendments. Substantive changes related to the Business Park land use regulations included, but were not limited to, the following chapters. • Development Plan (Chapter 3) • Development Regulations (Chapter 4) • Permitted Uses and Uses Subject to a CUP (Chapter 4) • Zoning Requirements as outlined in Table 4-1 of the AVSP • Implementation (Chapter 5) • General Plan Consistency, Updated (Chapter 6) • Climate Action Plan Compliance, Updated (Chapter 7) • Landscape Design Regulations (Chapter 8 of the AVSP), • Lighting Design Guidelines (Chapter 9 of the AVSP) • Sign Regulations (Chapter 10 of the AVSP) PROJECT NARRATIVE Alberhill Villages Specific Plan Amendment February 27, 2024 Page 2 of 3 • Definitions (Chapter 11) The increased multi-family housing opportunities and the introduction of Business Park land use are consistent with the AVSP’s primary goal of providing balanced transition from extractive mining activities to a network of residential communities within a mix of commercial, business park, business professional and open space. The proposed increase in multi-family housing furthers the city’s housing goals to provide a range of housing opportunities for attainable housing within the City of Lake Elsinore. The proposed amendment accommodates over 3,500 units of residential high density (35 du/ac), which represents roughly 52% of the City’s regional housing needs allocation (RHNA) (Source: Lake Elsinore Housing Element, 2021 to 2029). The introduction of the Business Park use in the AVSP area is consistent with the AVSP and Lake Elsinore General Plan primary goal and policies in that it establishes a compatible land use between mining activities to the southeast and surrounding uses. Business Park use creates economic development opportunities, transitioning existing mining uses to a productive economic base for the area. The proposed Business Park use would increase the city’s business professional and limited industrial revenue base by an estimated 25% (Source: City of Lake Elsinore General Plan, Section 2.0 Community Form). Circulation: To optimize the changes to the land use patterns in the Specific Plan, changes to the road network are included. Changes to the road network are as follows: Reconfiguration of Collector streets: Street A, Street B, and Street D, and Major Enhanced: Nichols Road. There are no proposed changes to the major roads (Lincoln Street, Lake Street, and Temescal Canyon Road). The amendment remains consistent with the adopted AVSP and Lake Elsinore general plan goals and policies by continuing to anchor the vehicular circulation system by the I - 15 Freeway. Lake Street’s configuration and designation as an Urban Arterial highway is unchanged. Nichols Street will also be improved as a Major Enhanced roadway. The reconfiguration of Streets A, B, and D better accommodate the mix of the vehicle uses generated by the proposed land use plan. Deliberate connection points have been proposed to separate passenger vehicles from commercial and industrial vehicles. Traffic generated by Business Park uses are purposefully sent to Lincoln Street, Temescal Canyon Road, and the northern end of Lake Street nearest I-15 to manage traffic flow. As proposed, truck traffic will not travel south on Lake Street and east on Nichols Road when leaving the industrial use areas. Multi-modal transportation connections remain an emphasis of the circulation plan, with pedestrian and bicycle connections increasing with the proposed park and open space configurations. Connection of bicycle routes and pedestrian walkways to Lincoln Street, Lake Street, and Nichols Road are enhanced by the interconnectedness of the proposed park and open space system. Parks and Open Space: Extensive and varied recreation opportunities are proposed in the amended Specific Plan. A network of 346.4 acres of parks and open space creates a near- PROJECT NARRATIVE Alberhill Villages Specific Plan Amendment February 27, 2024 Page 3 of 3 continuous park throughout the area for residents and visitors to enjoy. Notably, a 14.3 acres park use is proposed adjacent to the Lake Elsinore Unified School District elementary school site. The proximity of the recreation area to the school creates greater opportunity for expanded usage while also creating a buffer between the school and Lincoln Street. There is no proposed change to the natural riparian corridor on Lake Street.