HomeMy WebLinkAbout0002_4_PA 2019-07 - Exhibit C - TTM Resolution RESOLUTION NO. 2022-___
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT
MAP NO. 37578 SUBDIVIDING 12.6 ACRES INTO SEVEN LOTS RANGING IN SIZE
FROM 0.25 ACRES TO 4.13 ACRES LOCATED APNS 381-320-020 AND 02
Whereas, Ahmad Zaki, Zairey, Inc.has filed an application with the City of Lake Elsinore
(City) requesting approval of Planning Application No. 2019-07 (Tentative Tract Map No. 37578,
a Conditional Use Permit No. 2019-03, a Commercial Design Review No. 2019-05, a Uniform
Sign Program No. 2019-01). Tentative Tract Map No. 37578 is a subdivision of the 12.60-acre
project site into seven (7) lots for a mixed-use commercial and residential development.
Conditional Use Permit No. 2019-03 and Commercial Design Review No. 2019-05 proposes to
develop the mixed-use commercial and residential development that would be constructed in
three phases. The first phase (Phase 1) would include a 10-dispenser ARCO gasoline station with
a 6,840-square foot (SF) canopy, a 4,354-SF AM/PM convenience store, an attached 1,960-SF
quick-serve restaurant (with no drive-through service), and a 4,054-SF automated self-service car
wash. A 2,000-SF office would be located on the second story above the quick-serve restaurant.
Phase 1 would also include grading of the site, installation of the majority of the utility
infrastructure, development of internal circulation driveways and parking, and construction of off-
site improvements. The second phase (Phase 2) would consist of two 2,400-SF fast food
restaurants with drive-through lanes, and a two-story mixed-use commercial/retail and multi-
family residential building. The mixed-use building would consist of six commercial/retail spaces
totaling approximately 23,000 SF on the ground floor and 14 apartments or condominium units
totaling 20,000 SF on the second floor. The third (and final) phase (Phase 3) of the project would
consist of five three-story multi-family residential buildings containing up to 60 residential units
totaling 53,220 SF. The multi-family residential development would include enclosed parking and
a 2,800-SF clubhouse with pool and outdoor living amenities. Uniform Sign Program No. 2019-
01 proposes to establish a uniform sign program for the project that provides standards and
specifications to ensure consistency of signage in terms of design, composition, size and
placement throughout the project. The project is located at the northwest corner of Grand Avenue
and State Route 74/Ortega Highway (APNs: 381-320-023 and 381-320-020; and,
Whereas, pursuant to Chapter 16.24 (Tentative Map) 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 tentative maps; and,
Whereas, on February 1, 2022, at a duly noticed Public Hearing, the Commission
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 the proposed project pursuant to the appropriate Planning and Zoning
Laws, and Chapter 16 (Subdivisions) of the LEMC.
Section 2: On February 1, 2022, after consideration and evaluation of all written reports
and comments and oral testimony presented by the Community Development Department and
other City departments, property owners, residents and other interested parties and such other
PC Reso. No. 2022-____
Page 2 of 4
matters as are reflected in the record of the noticed Public Hearing on the Project, the Commission
adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2019-
04) (SCH No. 2021120417) is adequate and is prepared in accordance with the requirements of
CEQA.
Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the
Commission makes the following findings for approval of Tentative Tract Map (TTM) No. 38116:
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).
a. The Project has a General Plan Land Use designation of Commercial Mixed Use (CMU)
and is located within the Lake Edge District. This designation provides for a mix of
residential and non-residential uses within a single proposed development area, with an
emphasis on retail, service, civic and professional office uses. The Floor Area Ratio
(FAR) for non-residential uses is 0.80:1 and a minimum of 50% of the total floor area
shall be commercial uses. Residential densities shall be between 7 and 18 dwelling
units per net acre. The project is proposing to develop a mixed use project with the
commercial development that includes a convenience store, gas station, express car
wash, and drive-through and quick-serve restaurants with 0.22:1 FAR. The project also
includes a residential component with 9.9 units per acre and 15.7 units per acre.
Therefore, the project is consistent with the Commercial Mixed Use General Plan land
use designations for the site. The proposed subdivision is compatible with the objectives,
policies, general land uses and programs specified in the General Plan.
b. All offsite mitigation measures have been identified in a manner consistent with the
General Plan.
2. The site of the proposed subdivision of land is physically suitable for the proposed density
of development in accordance with the General Plan.
a. The residential component of the project site has a density of 9.9 units per acre and 15.7
units per acre. The overall density of and design is 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.
a. TTM 37578 is consistent with the Commercial Mixed Use land use plan, development
and design standards, and programs, and all other appropriate requirements contained
in the General Plan. The proposed project is consistent and compatible with the General
Plan and provides an increase in housing opportunities within the City. TTM 37578 is
consistent with Housing Element Policy 3.1 to “Use the City’s General Plan, Municipal
Code, other land use and development plans, and the development process to provide
housing sites that meet the identified local need.”
4. The proposed division of land or type of improvements is not likely to result in any significant
environmental impacts.
PC Reso. No. 2022-____
Page 3 of 4
a. A Mitigated Negative Declaration (MND) (ER 2019-04) (SCH# 2021120417) was
prepared for TTM 37578. The Initial Study identified potentially significant environmental
effects but these impacts will be mitigated to below a level of significance through
compliance with the mitigation measures set forth in the MND. TTM 37578 has been
conditioned to comply with these mitigation measures.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a. TTM 37578 has been designed in a manner consistent with the General Plan and does
not divide previously established communities.
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.
a. All known easements or request for access have been incorporated into the design of
TTM 37578.
b. The map has been circulated to City departments and outside agencies, and appropriate
Conditions of Approval have been applied to the project.
Section 4: Based upon all of the evidence presented, the above findings, and the
conditions of approval imposed upon the project, the Commission hereby recommends that the
Council approve Tentative Tract Map No. 37578.
Section 5: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 1st day of February, 2022.
John Gray, Chairman
Attest:
___________________________________
Justin Kirk,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Justin Kirk, Assistant Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2022-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held February 1, 2022 and that the same was
adopted by the following vote:
PC Reso. No. 2022-____
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AYES
NOES:
ABSTAIN:
ABSENT:
Justin Kirk,
Assistant Community Development Director