HomeMy WebLinkAboutReso No. 2026-12 - PA 2024-15 - Dexter Village - TTMRESOLUTION NO. 2026-12
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, APPROVAL OF TENTATIVE TRACT
MAP NO. 38512 TO SUBDIVIDE 23.05 ACRES INTO A 6.6-ACRE PARCEL FOR
AN APARTMENT DEVELOPMENT, TWO LOTS FOR CONDOMINIUM PURPOSES
TOTALING 3.8 ACRES, AND 137 SINGLE-FAMILY RESIDENTIAL LOTS 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, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 16.24 (Tentative
Map) the Planning Commission (Commission) has been delegated with the responsibility of
making recommendations to the City Council (Council) pertaining to the tentative map review;
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.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: Prior to making a recommendation to the Council, the Commission has
reviewed and analyzed Tentative Parcel Map No. 38512 pursuant to the appropriate Planning
and Zoning Laws and Chapter 16 (Subdivisions) of the LEMC and the Subdivision Map Act.
Section 2: The Commission hereby adopts the Mitigated Negative Declaration (ER-2023-
02; SCH No. 2025110457) in compliance with the California Environmental Quality Act (Cal. Publ.
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Res. Code §§21000 et seq. “CEQA”) and CEQA Guidelines (14. Cal. Code Regs. §§15000 et
seq.), specifically pursuant to Section 21080(c) because revisions in the project have been made
by or agreed to by the project proponent as documented in the Mitigated Negative Declaration.
Section 3: That in accordance with State Planning and Zoning Law and the Lake Elsinore
Municipal Code, the Commission makes the following findings to recommend for approval of
Tentative Tract Map No. 38512:
1. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The proposed subdivision is compatible with the objectives,
policies, general land uses and programs specified in the General Plan (Government Code
Section 66473.5).
The City’s General Plan designates the subject project site as Commercial Mixed Use (CMU).
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 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 Density Bonus Law.
2. The site of the proposed subdivision of land is physically suitable for the proposed density of
development in accordance with the General Plan.
The overall density and design are consistent and compatible with the adjacent communities.
3. The effects that this project are likely to have upon the housing needs of the region, the
public service requirements of its residents and the available fiscal and environmental
resources have been considered and balanced.
The proposed land division supports the City’s Housing Element with the provision of
additional housing units that will aid the City in achieving required Regional Housing Needs
Assessment (RHNA) units, particularly protected affordable units for very low-income
households. The City’s 2021-2029 Housing Element indicates that the City has a RHNA of
6,681 housing units to accommodate during the 2021-2029 housing element period. Of these
6,681 housing units, 28.1 percent or 1,878 housing units should be provided at the very low-
income level. The proposed project would provide 22 very low-income housing units towards
that goal.
Furthermore, the project supports goals of the Housing Element through the following:
Provides for the development of a variety of housing opportunities.
Provides housing opportunities for persons of lower and moderate incomes.
Preserves the quality of the existing housing stock in Lake Elsinore.
Promotes equal housing opportunities for all residents.
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In addition, the project has been conditioned to annex into a Community Facilities District in
order to fund the ongoing operation and maintenance of the public right of way, landscaped
areas, any neighborhood parks to be maintained by the City, and for street lights in the public
right-of-way to offset the annual fiscal impacts of the project.
4. The proposed division of land or type of improvements is not likely to result in any significant
environmental impacts.
Pursuant to California Environmental Quality Act (CEQA) Section 21080(c), the proposed
project could have a significant effect on the environment as evidenced in the Initial Study,
however there will not be a significant effect in this case because revisions to the project have
been made by or agreed to by the project proponent and mitigation measures have been
applied to the project as documented in the Mitigated Negative Declaration (MND) (SCH#
2025110457). With the incorporation of the detailed mitigation measures, potential impacts
would be reduced to a level of less than significant.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
The proposed tentative map has been adequately conditioned by all applicable City
departments and outside agencies and will not result in any significant environmental impacts.
In addition, any potential impacts will be reduced to less than significant levels through the
incorporation of mitigation measures as identified by the MND. The proposed subdivision,
together with the conditions applicable thereto, will not be detrimental to public health, safety,
or welfare or materially injurious to properties or improvements in the vicinity.
6. The design of the proposed division of land or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed division of land.
All known easements or requests for access have been incorporated into the design of the
proposed map. In addition, the tentative map has been circulated to City departments and
outside agencies for review, and appropriate Conditions of Approval have been applied to the
project.
Section 4: Based upon the evidence presented and the above findings, and the conditions
of approval imposed upon the project, the Commission hereby recommends that the Council
approve Tentative Tract Map No. 38512.
Section 5: 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. 2026-12 was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held January 20, 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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