HomeMy WebLinkAboutReso No. 2026-13 - PA 2024-15 - Dexter Village - CUPRESOLUTION NO. 2026-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF 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 establish residential
condominiums in the CMU zone for the proposed 84 townhomes;
Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that
certain uses are desirable but may have operational characteristics that disproportionately impact
adjoining properties, businesses, or residents. Accordingly, such uses require a more
comprehensive review and approval procedure, including the ability to condition the project in order
to mitigate significant impact;
Whereas, pursuant to Section 17.415.070 (Conditional Use Permits), 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 permits;
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, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
Docusign Envelope ID: 86A36BFF-43BC-4F38-B61E-D425435C2C7D
PC Reso. No. 2026-13
Page 2 of 4
Section 1: The Commission 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 2: The Commission hereby adopts the Mitigated Negative Declaration in
compliance with the California Environmental Quality Act (Cal. Publ. 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 LEMC Section 17.415.070.C. Findings, the
Commission makes the following findings regarding Conditional Use 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 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. 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
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
Docusign Envelope ID: 86A36BFF-43BC-4F38-B61E-D425435C2C7D
PC Reso. No. 2026-13
Page 3 of 4
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
Commission at a duly noticed public hearing on December 16, 2025, appropriate and
applicable conditions of approval have been included to protect and promote 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 Commission hereby approves Conditional Use Permit
No. 2024-08.
Section 5: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 20th day of January 2026.
John Gray
Chair
Docusign Envelope ID: 86A36BFF-43BC-4F38-B61E-D425435C2C7D
PC Reso. No. 2026-13
Page 4 of 4
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. 2026-13 was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on 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
Docusign Envelope ID: 86A36BFF-43BC-4F38-B61E-D425435C2C7D