HomeMy WebLinkAboutReso No. 2026-11 - PA 2024-15 - Dexter Village -MSHCPRESOLUTION NO. 2026-11
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT
FINDINGS THAT PLANNING APPLICATION NO. 2024-15 (TENTATIVE TRACT
MAP 38512, CONDITIONAL USE PERMIT NO. 2024-08, AND RESIDENTIAL
DESIGN REVIEW NO. 2024-07) IS CONSISTENT WITH THE WESTERN
RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN
MSHCP)
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, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP)
requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore
Acquisition Process (LEAP) and the Joint Project Review (JPR) to analyze the scope of the
proposed development and establish a building envelope that is consistent with the MSHCP
Criteria Cell;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives;
Whereas, pursuant to Section 17.415.070 (Conditional Use Permits), and Section
17.415.050 (Major Design Review), Section 17.410.070 (Approving Authority), and Section
17.410.030 (Multiple Applications) 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 conditional use permits and design
reviews;
Whereas, on December 16, 2025 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;
Whereas, the Commission continued the item to the January 20, 2026 public hearing date
to allow staff and the applicant time to provide further details and clarifications as requested by
the Commission; and
Whereas, on January 20, 2026, 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.
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NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the Project and its consistency with the
MSHCP prior to recommending that the Council adopt Findings of Consistency with the MSHCP.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1. The Project is a project under the City’s MSHCP Resolution, and the City must make an
MSHCP Consistency finding before approval.
The project site is not located within a MSHCP Criteria Cell. Pursuant to the City’s MSHCP
Resolution, the project is required to be reviewed for MSHCP consistency, including
consistency with other “Plan Wide Requirements.” These include the Protection of Species
Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2),
Protection of Narrow Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey
Needs and Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, §
6.1.4), Vegetation Mapping (MSHCP, § 6.3.1) requirements, Fuels Management Guidelines
MSHCP, § 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP
Ordinance, § 4).
2. The Project is subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) Joint Project Review processes.
As stated above, the project is not located within a Criteria Cell and therefore was not required
to go through the LEAP and JPR processes
3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines.
The project site is vacant and undeveloped. A MSHCP Biological Resources Compliance
Analysis was prepared for the project in which it was determined that the project would not
result in impacts to the MSHCP riparian/riverine resources, vernal pools, riparian birds. The
project is therefore consistent with the Riparian/Riverine Areas and Vernal Pool Guidelines
set forth in Section 6.1.2 of the MSHCP. No further action regarding this section of the MSHCP
is required.
4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines.
The project site is not located within the Narrow Endemic Plant Species Survey Areas as
shown on Figure 6-1 of the MSHCP. The project is consistent with the Protection of Narrow
Endemic Plant Species Guidelines as set forth in Section 6.1.3 of the MSHCP.
5. The Project is consistent with the Additional Survey Needs and Procedures.
The MSHCP only requires additional surveys for certain species if the project is located in
Criteria Area Species Survey Areas, Amphibian Species Survey Areas, Burrowing Owl Survey
Areas, and Mammal Species Survey Areas of the MSHCP. The project site is partially located
within the MSHCP survey area for burrowing owls (BUOW). A pre-construction BUOW would
be required and is included as a mitigation measure to the project’s IS/MND.
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6. The Project is consistent with the Urban/Wildlands Interface Guidelines.
According to section 6.1.4 of the MSHCP, the Urban/Wildlands Interface Guidelines are
intended to address indirect effects associated with locating development in proximity to the
MSHCP Conservation Area. The project site is not near an existing or proposed conservation
area. Therefore, the Urban/Wildlife Interface Guidelines are not applicable.
7. The Project is consistent with the Vegetation Mapping requirements.
There are no resources located on the project sites requiring mapping as set forth in MSHCP
Section 6.3.1.
8. The Project is consistent with the Fuels Management Guidelines.
The MSHCP acknowledges that brush management to reduce fuel loads and protect urban
uses and public health/safety shall occur where development is adjacent to conservation
areas. The project is not located within or adjacent to MSHCP Conservation Areas. Since the
project site is not immediately adjacent to a MSHCP Conservancy Area, the proposed project
does not pose a risk of causing direct or indirect effects to MSHCP Conservancy Areas.
Therefore, the project is consistent with the Fuels Management Guidelines as set forth in
Section 6.4 of the MSHCP. The project will incorporate the BMPs outlined in Volume I,
Appendix C of the MSHCP as part of the development. Therefore, the project is consistent
with the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP.
9. The Project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee.
As a condition of approval, the project will be required to pay the City’s MSHCP Local
Development Mitigation Fee at the time of issuance of building permits.
10. The Project is consistent with the MSHCP.
The project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
As described above, the project complies with all applicable MSHCP requirements.
Section 3: Based upon the evidence presented, both written and testimonial, and the above
findings, the Commission hereby recommends that the Council find that the Project is consistent
with the MSHCP.
Section 4: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 20th day of January, 2026.
John Gray
Chair
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Attest:
Damaris Abraham
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2026-11 was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on the 20th day of January, 2026 and that
the same was adopted by the following vote:
AYES: Commissioners Devor, Martin, Pease, and Peters; and Chair Gray
NOES: None
ABSTAIN: None
ABSENT: None
Damaris Abraham
Community Development Director
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