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Home My WebLink About0. 2024.02.27_LTR_AVSPA and PDP Phase 2 Submittal (001)Kimley>»Horn February 27, 2024 Ms. Damaris Abraham Planning Manager City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 95230 RE: Alberhill Villages Specific Plan Amendment; and Phase Development Plan for Phase 2 Dear Ms. Abraham Lansing Companies (Alberhill Holdings, LLC. "Applicant") is pleased to submit the Alberhill Villages Specific Plan Amendment (AVSPA) and Phased Development Plan (PDP) for Phase 2 development. The City of Lake Elsinore staff provided comments to the PAR application, which we have coordinated with staff to address and incorporate into this application submittal. Notable resolutions with staff that influenced the proposed AVSPA and PDP for Phase 2 are described below for reference. Lot Line Adjustment and Planning Area Transfer The Applicant has initiated a parcel merger and two lot line adjustments for parcels under his ownership within and adjacent to AVSP. The Applicant is processing a parcel merger and lot line adjustments to organize real estate for development under two approved entitlements because portions of parcels straddle two specific plans. Once completed, real estate north of proposed Temescal Canyon Road (TCR) will be consolidated and located within the Murdock Alberhill Ranch Specific Plan and real estate south of proposed TCR will be consolidated and located within AVSP. The effort will move two commercial mixed-use subareas from AVSP to the Murdock Alberhill Ranch Specific Plan to consolidate with the approved commercial use in PA M, creating a cohesive commercial corner at Lake Street and TCR. The transfer of these land use areas results in the reduction of dwellings units within AVSP by 30 from 8,024 units to 7,994 units. The effort also results in a 1.28 -acre reduction in overall AVSP acreage from 1,375.00 acres to 1,373.72 acres. And the effort facilitates the dedication of right-of-way along proposed TCR. Lake Street & Temescal Canyon Road Joint Project Review (JPR) An MSHCP JPR for the realignment and widening of Lake Street is in process, while a JPR for the realignment and widening of Temescal Canyon Road has been processed through RCA and the City of Lake Elsinore. Both road improvements alter the existing right-of-way and easements of each road, subsequently impacting the acreage of adjacent parcels in the Alberhill Villages Specific Plan. The Applicant has met with city staff to discuss and agree upon adjustments to onsite acreages since the submission of PAR No. 2023-08. The Applicant has identified the adjustments of several parcels in subareas 1B and 1C to accommodate certain TCR roadway improvements currently being implemented by the city. Changes to the onsite acreages are reflected in the enclosed Land Use Plan and Land Use Table. Kimley»>Horn 6A/6B Transfer A Commercial Developer has approached the Applicant regarding the development of the Alberhill Town Center commercial mixed-use area in Planning Areas 6A and 6B. Planning Areas 6A and 6B (now PA 19 and 20) provide 25.7 and 13.1 acres of developable area, respectively. A 10 -acre parcel designated for a worship use is located directly south of the commercial mixed- use parcels within Planning Area 6B (PA 20). The Commercial Developer is requesting transfer of the worship use from Planning Area 6B (PA 20) to a commercial mixed-use parcel in Planning Area 4C, along with a corresponding transfer of commercial mixed use from 4C to 6B. In addition, a unit transfer will also be pursued to achieve a greater number of units on than currently allocated to Planning Areas 6A and 6B. The Applicant, entitlement team representatives, and the Commercial Developer have met with city staff on the proposed transfer of development and have agreed it is within scope as defined in AVSP. As part of 6A and 6B development, the Applicant will support the transfer of development in accordance with the provisions outlined in AVSP, section 5.2. The transfer is expected to be processed prior to the AVSP amendment. See enclosed Land Use Progression exhibit for detail on the land use sequence. SB 330 The city's Planning Division raised concern that the amended land use plan would violate SB 330 by reducing the amount of housing that could be provided within the AVSP area in its review of the PAR. In follow-on discussions on the issue, City staff and the Applicant observed multiple discrepancies within the AVSP on how residential units were calculated. Principally, the discrepancy came between Table 3-1 "Land Use Summary by Planning Areas" and Table 4-1 "Zoning Requirements" and how each table calculate the maximum number of dwelling units is calculated. Table 3-1 calculates dwelling units by land use, while Table 4-1 calculate dwelling units by zone. Both tables are inconsistent when calculating dwelling units per acre (e.g., not using the zone's maximum allowable density). Following discussions with the city staff and land use counsel, we determined that Table 3-1 supersedes Table 4-1 in respect to SB 330 calculation and the requirement is based on zoning. City staff has agreed with that interpretation. It is the Applicant's position that the proposed specific plan amendment is consistent with SB 330. Circulation City staff noted that the change in circulation, in concert with the amended land use plan. In response, the Applicant has revised the circulation plan to include additional connections and remove cul-de-sacs. The Applicant has also initiated a traffic study that includes AVSP post -PA 6A and 6B (PA 19 and 20) transfer and amended AVSP to validate the specific plan amendment's circulation. Results of this traffic study are forthcoming and will be shared with city staff when complete. In addition, the Applicant has completed mitigation measure TC -0.5 having processed an AVSP baseline traffic study under current conditions and applying current modeling techniques, which proved the circulation network functions at acceptable levels as proposed. Kimley>»Horn Included in this transmittal are the following "application materials": • Planning Application for Specific Plan Amendment and PDP • Cost Recovery Agreement • Filling Fee ($30,506.14) • Environmental Information Form • Hazardous Waste Site & Public Well Site Information • Preliminary Title Report • APN List • Project Description/Narrative • AVSPA — Redline (dated 02/27/2024) • PDP Phase 2 — DRAFT (dated 02/27/2024) • Colors and Materials Information — see PDP • Site Plan — See Land Use Plans in AVSPA and PDP • Concept Dry Utilities — See AVSPA and PDP • Landscape Plans — See AVSPA and PDP • Fence and Wall Plan — See AVSPA and PDP • Digital Copy of all Application Materials We appreciate your collaboration through the PAR application process and look forward to working with you on the processing this Specific Plan Amendment and PDP application. Should you have any questions or need additional information please feel free to contact Andy Petitjean (714) 944-3044, or myself at (949) 279-5302. Sincerely, Kimley-Horn & Associates, Inc. Elizabeth A. Cobb Secretary, Senior Project Manager CC: Greg Lansing, Lansing Companies Andy Petitjean, Lansing Companies Enclosures (Application Materials)