HomeMy WebLinkAboutItem No. 2 - PA 2020-109City Council Agenda Report
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: TMP 22-403
Agenda Date: 9/20/2022 Status: Approval FinalVersion: 1
File Type: Planning Public
Hearing
In Control: Planning Commission
Agenda Number: Item No. 2
Planning Application No. 2020-109 (Starbucks Riverside and Lakeshore) - A request for
approval of Sign Permit No. 2022-18 to construct one freestanding center identification sign at
16831 Lakeshore Drive
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING SIGN PERMIT NO. 2022-18 AND ASSOCIATED DESIGN REVIEW FOR
THE CONSTRUCTION OF ONE 16’-8” HIGH FREESTANDING CENTER IDENTIFICATION SIGN AT
16831 LAKESHORE DRIVE (APN: 379-224-015).
Page 1 City of Lake Elsinore Printed on 10/4/2022
Page 1 of 4
REPORT TO PLANNING COMMISSION
To: Honorable Chairman and Members of the Planning Commission
From: Damaris Abraham, Planning Manager
Prepared by: Kevin Beery, Associate Planner
Date: September 20, 2022
Subject: Planning Application No. 2020-109 (Starbucks Riverside and Lakeshore) – A
request for approval of Sign Permit No. 2022-18 to construct one
freestanding center identification sign at 16831 Lakeshore Drive
Applicant: Kerry Batres, Inland Sign Co.
Recommendation
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING SIGN PERMIT NO. 2022-18 AND ASSOCIATED DESIGN REVIEW
FOR THE CONSTRUCTION OF ONE 16'-8" HIGH FREESTANDING CENTER IDENTIFICATION
SIGN AT 16831 LAKESHORE DRIVE (APN: 379-224-015).
Project Location
The project site is located at the intersection of Lakeshore Drive and Riverside Drive, more
specifically 16831 Lakeshore Drive (APN: 379-224-015).
Background
On September 28, 2021, the City Council approved Tentative Parcel Map No. 38004, Conditional
Use Permit No. 2021-03, and Commercial Design Review No. 2021-06 to allow a minor
subdivision of the 1.09-acre project site into two (2) parcels and the construction of a new 893
square-foot Starbucks drive-through restaurant in an existing shopping center consisting of one
multi-tenant building and parking areas. The Starbucks building is currently under construction
and is expected to be complete by October 2022.
Project Description
This application proposes to install one (1) new 16'-8" tall freestanding center identification sign
to advertise the existing on-site businesses and the new Starbucks restaurant. The sign would be
located in the south portion of the site between the new drive-through lane and the sidewalk along
Riverside Drive. The sign would contain two double-sided internally illuminated aluminum
cabinets, non-illuminated acrylic building address numerals, and a non-illuminated acrylic City of
Lake Elsinore insignia. The sign would be oriented perpendicular to Riverside Drive so that the
sign faces would be directed toward traffic in both directions. The primary sign cabinet (6'x6')
would be situated at the top of the pylon and contain a double-sided sign face displaying the
Starbucks logo. The secondary sign cabinet would be situated below the primary cabinet and
PA 2020-109 (Starbucks Lakeshore and Riverside)
September 20, 2022
Page 2 of 4
contain five smaller double-sided sign faces displaying the branding of the other on-site
businesses. The sign cabinets would be mounted on a 3' diameter aluminum pole finished with
tan-colored textured stucco. The overall sign structure is proposed to be 16'-8" in height, 7'-0" in
width, and 2'-4" in depth. The conditions of the project site surroundings are described in Table 1
below.
EXISTING LAND USE GENERAL PLAN ZONING
Project
Site Commercial General Commercial General Commercial (C-2)
North Commercial
(Across Lakeshore Dr.) General Commercial Neighborhood Commercial (C-1)
South Commercial
(Across Riverside Dr.) General Commercial General Commercial (C-2)
East Commercial
(Across intersection) General Commercial Neighborhood Commercial (C-1)
West Commercial General Commercial General Commercial (C-1)
Table 1 - Environmental Setting
Analysis
General Plan and Zoning Consistency
The General Plan designates the project site as General Commercial which “provides for retail,
services, restaurants, professional and administrative offices, hotels and motels, mixed-use
projects, public and quasi-public uses, and similar and compatible uses.”
The project site is zoned C-2 General Commercial. The intent of the C-2 district is to “reserve
appropriate locations consistent with the General Plan to accommodate a full range of retail
stores, offices, personal and business service establishments offering commodities and services
scaled to meet the needs of the residents of the entire City.”
Because the project proposes the construction of a new sign to advertise approved on-site
commercial businesses, the project conforms to the intent and purpose of the General Plan and
zoning ordinance designations of the subject property.
Center Identification Sign Standards Consistency
One center identification sign per street frontage is permitted for integrated developments subject
to the standards under LEMC Section 17.196.180.F. Table 2 indicates the consistency of the
project with the applicable standards.
Development Standard Consistency Analysis
The sign shall not exceed 30 square
feet per 100 lineal feet of street frontage
on which the sign is located; provided,
however, that the maximum sign area
shall not exceed 320 square feet per
sign
CONSISTENT. The project site has approximately 290'-
3" of street frontage (along Riverside Drive) which
allows a maximum sign area of approximately 87
square feet. The proposed sign area is 54 square feet.
PA 2020-109 (Starbucks Lakeshore and Riverside)
September 20, 2022
Page 3 of 4
No sign shall exceed the height of the
building with which it is associated
CONSISTENT. The respective height dimensions of the
existing multitenant building and the Starbucks building
are 19'-0" and 18'-6". The proposed sign height is 16'-
8".
Signs shall reflect the architectural
design of the building with which they are
associated, and shall incorporate
unifying features such as materials
CONSISTENT. The multitenant building features
masonry siding painted with neutral, earth-tone colors
and a mansard tile roof detail. The new Starbucks
building design features a dark and tan stucco exterior
with lap siding accents. The proposed sign will be
finished with light stucco and feature dark aluminum
cabinet framing. Therefore, the proposed sign will
reflect the architectural design of the on-site buildings.
No portion of any sign or supporting
structure shall be located closer than five
feet to any property line, nor be located
in such a manner as to constitute a
hazard to pedestrian or vehicular traffic
CONSISTENT. The proposed sign will be setback 5'-0"
from the nearest property line. The proposed sign will
not constitute a hazard to pedestrian or vehicular traffic.
All freestanding signs shall include the
address of the center in numerals and/or
letters at least six inches high.
Addresses shall not be obscured by
landscaping or other obstructions
CONSISTENT. The new sign includes the site address
in numerals at eight inches in height. The address will
not be obstructed from view by landscaping or other
design elements.
All freestanding signs shall be located in
a planter area not less than 100 square
feet in area with a minimum width of five
feet
CONSISTENT. The proposed sign would be installed in
a proposed planter area averaging 10' in width along
the street frontage.
All freestanding center identification
signs shall be subject to the review and
approval of the Planning Commission
subject to the provisions of
LEMC 17.415.050
CONSISTENT. The Planning Division has referred this
application to the Planning Commission for a public
hearing and action. Planning Division Staff’s design
review evaluation and recommendation are provided in
the following section of this report.
Table 2 - Project Consistency with Center Identification Sign Standards
Design Review Findings
LEMC 17.415.050 provides that the Planning Commission must make the following findings
before granting design review approval:
1. The project, as approved, will comply with the goals and objectives of the General Plan
and the zoning district in which the project is located.
The project is located in the C-2 district and has a General Plan designation of General
Commercial. The project will comply with the goals and objectives of the General Plan and
the zoning district in which the project is located because the project proposes the project
proposes the construction of a new sign to advertise approved on-site commercial
businesses.
2. The project complies with the design directives contained in Section 17.415.050.F and all
other applicable provisions of the LEMC.
PA 2020-109 (Starbucks Lakeshore and Riverside)
September 20, 2022
Page 4 of 4
The project complies with the design directives of LEMC 17.415.050, the commercial
district sign standards of LEMC 17.196.180, and all other applicable provisions of the
LEMC. The proposed design concept complements the quality of existing development
because the proposed sign structure and materials are designed to match the on-site
buildings. The structural base of the new sign would be finished with tan stucco to match
the siding of the existing buildings. The sign cabinet would also share a similar color
scheme with design elements of the on-site buildings.
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Section 17.415.050.
In consultation with other applicable city departments, the Planning Division has reviewed
the proposed project and is recommending the adoption of conditions of approval to
ensure compliance with all provisions of the LEMC and other adopted policies and plans.
The recommended conditions of approval will require the applicant to comply with building
and engineering regulations and to obtain any necessary permits.
Environmental Determination
Staff determined that the project is categorically exempt from environmental review pursuant to
the California Environmental Quality Act (CEQA) in accordance with CEQA Guidelines Section
15311(a) (Accessory Structures) because the project involves the construction of an on-premise
sign.
Exhibits
A – CDR Resolution
B – Conditions of Approval
C – Vicinity Map
D – Aerial Map
E – Design Review Package
RESOLUTION NO. 2022-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING SIGN PERMIT NO. 2022-18 AND
ASSOCIATED DESIGN REVIEW FOR THE CONSTRUCTION OF ONE 16’-8”
HIGH FREESTANDING CENTER IDENTIFICATION SIGN AT 16831
LAKESHORE DRIVE (APN: 379-224-015)
Whereas, Inland Signs Inc. has filed an application with the City of Lake Elsinore (City)
requesting approval of Planning Application No. 2020-109 (Sign Permit No. 2022-18) and
associated design review to construct one (1) new 16’-8” tall freestanding center identification
sign to advertise the existing on-site businesses and the new Starbucks restaurant at 16831
Lakeshore Drive (APN: 379-224-015). The sign would be located in the south portion of the site
between the new drive-through lane and the sidewalk along Riverside Drive. The sign would
contain two double-sided internally illuminated aluminum cabinets, non-illuminated acrylic
building address numerals, and a non-illuminated acrylic City of Lake Elsinore insignia. The
primary sign cabinet (6'x6') would be situated at the top of the pylon and contain a double-sided
sign face displaying the Starbucks logo. The secondary sign cabinet would be situated below the
primary cabinet and contain five smaller double-sided sign faces displaying the branding of the
other on-site businesses. The sign cabinets would be mounted on a 3' diameter aluminum pole
finished with tan-colored textured stucco. The overall sign structure is proposed to be 16'-8" in
height, 7'-0" in width, and 2'-4" in depth; and,
Whereas, pursuant to Sections 17.196.180.F.8 (Signs in Commercial Districts) and
17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning
Commission (Commission) has been delegated with the responsibility of reviewing and approving,
conditionally approving, or denying design review applications for freestanding center
identification signs; and,
Whereas, the proposed project is exempt from the California Environmental Quality Act
(Cal. Publ. Res. Code §§21000 et seq.: “CEQA”) and CEQA Guidelines (14. Cal. Code Regs
§§15000 et seq.) pursuant to CEQA Guidelines Section 15311(a) (Accessory Structures); and,
Whereas, on September 20, 2022 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: 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 finds and determines that the project is categorically exempt
from environmental review under the California Environmental Quality (CEQA) in accordance with
CEQA Guidelines Section 15311(a) (Accessory Structures).
PC Reso. No. 2022-____
Page 2 of 3
Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Planning Application No. 2020-109 (Sign Permit No. 2022-
18):
1. The project, as approved, will comply with the goals and objectives of the General Plan
and the zoning district in which the project is located.
The project is located in the C-2 district and has a General Plan designation of General
Commercial. The project will comply with the goals and objectives of the General Plan
and the zoning district in which the project is located because the project proposes the
project proposes the construction of a new sign to advertise approved on-site
commercial businesses.
2. The project complies with the design directives contained in Section 17.415.050.F and
all other applicable provisions of the LEMC.
The project complies with the design directives of LEMC 17.415.050, the commercial
district sign standards of LEMC 17.196.180, and all other applicable provisions of the
LEMC. The proposed design concept complements the quality of existing
development because the proposed sign structure and materials are designed to
match the on-site buildings. The structural base of the new sign would be finished with
tan stucco to match the siding of the existing buildings. The sign cabinet would also
share a similar color scheme with design elements of the on-site buildings
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into
the approval of the Project to ensure development of the property in accordance with
the objectives of Section 17.415.050.
In consultation with other applicable city departments, the Planning Division has
reviewed the proposed project and is recommending adoption of conditions of
approval to ensure compliance with all provisions of the LEMC and other adopted
policies and plans. The recommended conditions of approval will require the applicant
to comply with building and engineering regulations and to obtain any necessary
permits.
Section 4: Based upon the evidence presented and the above findings, the Commission
hereby approves Planning Application No. 2020-109 (Sign Permit No. 2022-18).
Section 5: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 20th day of September, 2022.
Matthew Dobler, Chairman
PC Reso. No. 2022-____
Page 3 of 3
Attest:
___________________________________
Damaris Abraham
Planning Manager
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Planning Manager 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 on September 20, 2022 and that the same was adopted by
the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham
Planning Manager
Applicant’s Initials: _____ Page 1 of 4
CONDITIONS OF APPROVAL
PROJECT: PA 2020-109, SIGN 2022-18
PROJECT NAME: Starbucks Riverside and Lakeshore
PROJECT LOCATION: APN: 379-224-015
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
1. Planning Application No. 2020-109 (Sign Permit No. 2022-18) is a request for approval to
construct one (1) new 16’-8” tall freestanding center identification sign to advertise the
existing on-site businesses and the new Starbucks restaurant at 16831 Lakeshore Drive
(APN: 379-224-015). The sign would be located in the south portion of the site between the
new drive-through lane and the sidewalk along Riverside Drive. The sign would contain two
double-sided internally illuminated aluminum cabinets, non-illuminated acrylic building
address numerals, and a non-illuminated acrylic City of Lake Elsinore insignia. The primary
sign cabinet (6'x6') would be situated at the top of the pylon and contain a double-sided sign
face displaying the Starbucks logo. The secondary sign cabinet would be situated below the
primary cabinet and contain five smaller double-sided sign faces displaying the branding of
the other on-site businesses. The sign cabinets would be mounted on a 3' diameter
aluminum pole finished with tan-colored textured stucco. The overall sign structure is
proposed to be 16'-8" in height, 7'-0" in width, and 2'-4" in depth.
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants
(Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning approval, implementation and construction of Planning
Application No. 2020-109 (Sign Permit No. 2022-18), which action is bought within the time
period provided for in California Government Code Sections 65009 and/or 66499.37, and
Public Resources Code Section 21167, including the approval, extension or modification of
Planning Application No. 2020-109 (Sign Permit No. 2022-18) or any of the proceedings,
acts or determinations taken, done, or made prior to the decision, or to determine the
reasonableness, legality or validity of any condition attached thereto. The Applicant's
indemnification is intended to include, but not be limited to, damages, fees and/or costs
awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including
without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred
by Indemnitees in connection with such proceeding. The City will promptly notify the
applicant of any such claim, action, or proceeding against the City. If the project is
challenged in court, the City and the applicant shall enter into formal defense and indemnity
agreement, consistent with this condition
3. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
Development Department for inclusion in the case records.
Conditions of Approval PC: September 20, 2022
PA 2020-109 (SIGN 2022-18)
Applicant’s Initials: _____ Page 2 of 4
PLANNING DIVISION
4. Sign Permit No. 2022-18 and its associated design review shall lapse and become void two
(2) years following the date on which the design review became effective, unless one of the
following: (1) prior to the expiration of two years, a building permit related to the design
review is issued and construction commenced and diligently pursued toward completion; or
(2) prior to the expiration of two years, the applicant has applied for and has been granted
an extension of the design review approval pursuant to subsections (1) and (2) of the Lake
Elsinore Municipal Code (LEMC) Section 17.415.050(I). Notwithstanding conditions to the
contrary, a design review granted pursuant to LEMC Chapter 17.415 shall run with the land
for this two-year period, subject to any approved extensions, and shall continue to be valid
upon a change of ownership of the site, which was the subject of the variance application.
5. All Conditions of Approval shall be reproduced on page one of building plans prior to their
acceptance by the Building and Safety Division, Community Development Department. All
Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and
release of utilities.
6. All future development proposals shall be reviewed by the City on a project-by-project basis.
If determined necessary by the Community Development Director or designee, additional
environmental analysis will be required.
7. The applicant shall comply with the City’s Noise Ordinance. Construction activity shall be
limited to the hours of 7:00 AM to 5:00 PM, Monday through Friday, and no construction
activity shall occur on Saturdays, Sundays, or legal holidays.
8. Any proposed minor revisions to approved plans shall be reviewed and may be approved
by the Community Development Director. Any proposed substantial revisions to the
approved plans shall be reviewed according to the provisions of the LEMC in a similar
manner as a new application.
9. The owner acknowledges that the proposed location of the sign is within the ultimate right-
of -way abutting the building site as shown on the General Plan. If for any reason the public
right-of-way abutting the building site is to be widened and the City Engineer determines
that the sign will encroach into the public right-of-way, the owner shall be responsible to
remove or relocate the sign at the full expense of the owner unless an encroachment permit
is validly issued. If the sign is removed or relocated for any reason, the owner shall apply
for and obtain any required design review and zoning permits in effect at the time the
application is filed.
10. Any nonconforming sign on the subject property shall be removed or made to conform to
the zoning ordinance if any change, including change of face, is made to the sign pursuant
to LEMC 17.196.070.
11. It shall be the responsibility of the property owner to have signs pertaining to enterprises or
occupants that are no longer using a property removed or the sign copy obliterated within
30 days after the associated enterprise or occupant has vacated the premises pursuant to
LEMC 17.196.090.
12. The sign shall not exceed the height of any building with which it is associated pursuant to
LEMC 17.196.180.F.4.
Conditions of Approval PC: September 20, 2022
PA 2020-109 (SIGN 2022-18)
Applicant’s Initials: _____ Page 3 of 4
13. No portion of the sign or its supporting structure shall be located closer than five feet to any
property line, nor be located in such a manner as to constitute a hazard to pedestrian or
vehicular traffic pursuant to LEMC 17.196.180.F.4.
14. The sign shall include the address of the center in numerals and/or letters at least six inches
high and the address shall not be obscured by landscaping or other obstructions pursuant
to LEMC 17.196.180.F.6.
15. The sign shall include City of Lake Elsinore insignia as identified in the sign design review
package dated 08-23-2022.
16. All plans shall comply with all applicable requirements of the latest adopted building code
adopted by the City.
17. The applicant shall pay all applicable fees at the time of building permit issuance.
18. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms,
to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to revoke
or modify all approvals herein granted, deny or further condition issuance of all future
building permits, deny revoke, or further condition all certificates of occupancy issued under
the authority of approvals herein granted; record a notice of violation on the property title;
institute and prosecute litigation to compel their compliance with said conditions or seek
damages for their violation.
Conditions of Approval PC: September 20, 2022
PA 2020-109 (SIGN 2022-18)
Applicant’s Initials: _____ Page 4 of 4
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above-
named project and do hereby agree to accept and abide by all Conditions of Approval as approved
by the Planning Commission of the City of Lake Elsinore on September 20, 2022. I also
acknowledge that all Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
RIVERSIDE DRFRASER DRLAKESHORE DR
ILLINOIS STWISCONSIN STESCAVERA ST
ST CHARLES PLESTANCIA STVISCAYA STWASHINGTON ST
WALNUT DR WISCONSIN STRIVERSIDE DRFRASER DRLAKESHORE DR
ILLINOIS STWISCONSIN STESCAVERA ST
ST CHARLES PLESTANCIA STVISCAYA STWASHINGTON ST
WALNUT DR WISCONSIN STPlanning Application No. 2020-109APN: 379-224-015VICINITY MAP
PROJECT SITE
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RIVERSIDE DRLAKESHORE DR
FRASER DRWISCONSIN STST CHARLES PL
ILLINOIS STRIVERSIDE DRLAKESHORE DR
FRASER DRWISCONSIN STST CHARLES PL
ILLINOIS STPlanning Application No. 2020-109APN: 379-224-015AERIAL MAP
PROJECT SITE
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