HomeMy WebLinkAbout2026-023 PA 2024-15 (Dexter Village) CUP 2024-05 Condominums (84 Townhomes)RESOLUTION NO. 2026-23
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-08 TO
ALLOW THE DEVELOPMENT OF CONDOMINUMS (84 TOWNHOMES) IN THE
COMMERCIAL MIXED USE (CMU) ZONE FOR THE DEXTER VILLAGE
PROJECT LOCATED ON DEXTER AVENUE BETWEEN SECOND STREET AND
THIRD STREET (APN: 377-090-013, 377-090-037, 377-090-039, AND 377-090-
040)
Whereas, James Walters, Fairbrook Communities LLC, has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2024-15 for a 451-
unit residential development with 137 single-family homes, 84 townhomes, and 230 apartment
units, including 22 affordable units, on an existing vacant 23.05-acre site. The project’s requests
include Tentative Tract Map No. 38512 to subdivide the 23.05-acre project site into a 6.6-acre
parcel for the apartments, two lots totaling 3.8-acres for condominium purposes for the
townhomes, and 137 lots for the single-family homes; Conditional Use Permit No. 2024-08 to
allow the development of condominiums (townhomes) in in the Commercial Mixed Use (CMU)
zone; and, Residential Design Review No. 2024-07 for the proposed building designs and
related improvements including new parking, walls and fencing, and landscaping. The project is
located on Dexter Avenue between Second Street and Third Street (APN: 377-090-013, 377-
090-037, 377-090-039, 377-090-040);
Whereas, Conditional Use Permit (CUP) No. 2024-08 proposes to allow the
development of for-sale condominiums (84 Townhomes) in the Commercial Mixed Use (CMU)
zone;
Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study
to determine if the Project would have a significant effect on the environment. The Initial Study
revealed that the Project would have potentially significant environmental impacts, but those
potentially significant impacts could be mitigated to less than significant levels;
Whereas, based upon the results of the Initial Study (Environmental Review No. 2023-02),
and based upon the standards set forth in CEQA Guidelines Section 15070, it was determined
that it was appropriate to prepare and circulate a Mitigated Negative Declaration (MND) for the
project. In accordance with CEQA Guidelines Section 15073, the MND was made available for
public review and comment for a minimum of 30 days beginning on November 12, 2025, and
ending at 5:00 p.m. on December 12, 2025;
Whereas, on February 24, 2026, at a duly noticed Public Hearing, the City Council
(Council) by resolution adopted the MND (SCH No. 2025110457) for the Project and adopted a
Mitigation Monitoring and Reporting Program;
Whereas, pursuant to Section 17.415.070 (Conditional Use Permit), Section 17.410.070
(Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning
Commission (Commission) has been delegated with the responsibility of making
recommendations to the City Council (Council) pertaining to conditional use permit applications;
Whereas, on December 16, 2025, and subsequently on January 20, 2026, at duly
noticed Public Hearings, the Commission has considered evidence presented by the
Community Development Department and other interested parties with respect to this item, and
adopted a resolution recommending that the Council Approve CUP No. 2024-08; and
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Whereas, on February 24, 2026, at a duly noticed Public Hearing, the Council
considered the recommendation of the Commission as well as evidence presented by the
Community Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:
Section 1: The foregoing recitals are true and correct and are hereby incorporated into
these findings by this reference.
Section 2: The Council has reviewed and analyzed the proposed Project pursuant to the
California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), and the LEMC and finds and determines that the proposed Project is
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the GP and the LEMC
Section 3: That in accordance with LEMC Section 17.415.070.C. Findings, the Council
makes the following findings regarding Conditional Use Permit Review No. 2024-08:
1. That the proposed use is in accord with the objectives of the General Plan and the
purpose of the planning district in which the site is located.
The proposed project is exempt from the General Plan land use designation objectives
as requested (Cal. Gov. Code §§ 65915 et seq.). More specifically, the project
application is eligible for unlimited waivers from the development code with the provision
of 5% very low-income dwelling units, or 22 on-site units. The applicant has requested
waivers from the land use designation, dwelling unit density, and other use-related
provisions of the General Plan. However, the proposal does support the Housing
Element with the provision of additional housing units that will aid the City in achieving
the required Regional Housing Needs Assessment (RHNA) units, particularly protected
affordable units for very low-income households. Although the proposed project deviates
from some standards and regulations in the City’s General Plan and Zoning Code, it
remains compliant with State and Local laws through the application of the Density
Bonus Law.
2. That the proposed use will not be detrimental to the general health, safety, comfort, or
general welfare of persons residing or working within the neighborhood of the proposed
use or the City, or injurious to property or improvements in the neighborhood or the City.
The proposed residential use will not be detrimental to the health, safety, comfort, or
welfare of residents or workers, and no injuries will be caused to property or
improvements through the permitting of the residential use on the subject property.
Furthermore, a Mitigated Negative Declaration (MND) was prepared for the project,
confirming that all potential impacts can be mitigated to a level of less than significant.
The project must comply with all mitigation measures set forth in the MND as well as the
project’s conditions of approval.
3. That the site is adequate in size and shape to accommodate the use, and for all the yards,
setbacks, walls or fences, landscaping, buffers, and other features required by this title.
The proposed development qualifies for waivers and concessions under California
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Government Code Section 65915 et seq., as implemented through Chapter 17.58 of the
LEMC. These provisions allow modifications to development standards including yards,
setbacks, wall heights, landscaping, and buffers when such standards would otherwise
physically preclude the construction of a project at the permitted density, inclusive of the
affordable housing component. Through granting of these waivers, the site is deemed
adequate in size and shape to accommodate the proposed residential use and
associated features.
4. That the site for the proposed use relates to streets and highways with proper design
both as to width and type of pavement to carry the type and quantity of traffic generated
by the subject use.
As mentioned in Finding #3 above, the proposed development qualifies for waivers and
concessions under California Government Code Section 65915 et seq., as implemented
through Chapter 17.58 of the LEMC. These provisions allow modifications to
development standards including yards, setbacks, wall heights, landscaping, and buffers
when such standards would otherwise physically preclude the construction of a project
at the permitted density, inclusive of the affordable housing component. The project
proposes a waiver from the minimum drive aisle width standard pursuant to Government
Code Section 65915. Although, the minimum required drive aisle width has been
reduced from what the standard requires, the design of the project roadways, including
width and type of pavement can accommodate the type and quantity of traffic generated
by the subject use. Lastly, an MND was prepared for the project inclusive of a Traffic
Impact Analysis and detailed Vehicle Miles Traveled analysis which determined that the
project’s potential impacts on traffic would be less than significant.
5. That in approving the subject use at the specific location, there will be no adverse effect
on abutting property or the permitted and normal use thereof.
The MND prepared for the project determined that all potential environmental impacts
can be reduced to a level of less than significant through incorporating the required
mitigation measures. The project has also been thoroughly reviewed and conditioned
accordingly by all applicable City departments; thereby, eliminating the potential for any
adverse effects.
6. That adequate conditions and safeguards contained in the LEMC have been
incorporated into the approval of the conditional use permit to ensure that the use
continues in a manner envisioned by these findings for the term of the use.
Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the
Planning Commission at a duly noticed Public Hearing on December 16, 2025 and
January 20, 2026, and subsequently by the City Council at a duly noticed Public Hearing
held on February 24, 2026 and appropriate and applicable conditions of approval have
been included to protect the public health, safety and general welfare
Section 4: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the Project, the Council hereby approves Conditional Use Permit No.
2024-08.
Section 5: This Resolution shall take effect immediately upon its adoption.
Section 6: The City Clerk shall certify to the adoption of this Resolution and enter it into
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the book of original Resolutions.
Passed and Adopted at a regular meeting of the City Council of the City of Lake Elsinore,
California, this 24th day of February 2026.
Robert E. Magee
Mayor
Attest:
Candice Alvarez, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that
Resolution No. 2026-23 as adopted by the City Council of the City of Lake Elsinore, California, at
the Regular meeting of February 24, 2026 and that the same was adopted by the following vote:
AYES: Council Members Tisdale, and Carroll; Mayor Pro Tem Sheridan; and Mayor Magee
NOES: None
ABSENT: Council Member Manos
ABSTAIN: None
Candice Alvarez, MMC
City Clerk
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