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REPORT TO PLANNING COMMISSION
To: Honorable Chairman and Members of the Planning Commission
From: Damaris Abraham, Interim Asst. Community Development Director
Prepared by: Kevin Beery, Associate Planner
Date: November 15, 2022
Subject: Planning Application No. 2021-37 (Mason Motorsports) requesting a Zone
Change for the 1.56-acre parcel from Commercial Manufacturing (C-M) to
Limited Industrial (M-1) and an Industrial Design Review to construct a two-
story, 25,449 square-foot industrial building and related site improvements
for an off-road vehicle manufacturing facility
Applicant: Paul Giese, AYLI, LP
Recommendation
1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT AN
ADDENDUM TO THE 2011 GENERAL PLAN UPDATE ENVIRONMENTAL IMPACT
REPORT (STATE CLEARING HOUSE NO. 2005121019) FOR PLANNING APPLICATION
NO. 2021-37 (ZONE CHANGE NO. 2021-03 AND INDUSTRIAL DESIGN REVIEW NO. 2021-
06);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING
APPLICATION NO. 2021-37 (ZONE CHANGE NO. 2021-03 AND INDUSTRIAL DESIGN
REVIEW NO. 2021-06) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY
MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP);
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF ZONE CHANGE NO. 2021-
03 CHANGING THE ZONING DESIGNATION FOR THE 1.56-ACRE SITE FROM
COMMERCIAL MANUFACTURING (C-M) TO LIMITED MANUFACTURING (M-1) LOCATED
AT APN: 377-430-016); and,
4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF INDUSTRIAL DESIGN
REVIEW NO. 2021-06 FOR THE CONSTRUCTION OF A 25,449 SQUARE FOOT
INDUSTRIAL BUILDING AND RELATED SITE IMPROVEMENTS LOCATED AT APN: 377-
430-016).
PA 2021-37 (Mason Motorsports)
PC: 11/15/2022
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Project Description
Planning Application No. 2021-37 is a request for approval of a Zone Change (ZC No. 2021-03)
amending the zoning designation of one 1.56-acre parcel from Commercial Manufacturing (C-M)
to Limited Manufacturing (M-1) in conjunction with Industrial Design Review (IDR No. 2021-06) to
construct a two-story, 25,449 square-foot industrial building and related site improvements
including a 51-space parking area, two loading spaces and 16,803 sq. ft. of landscaped area on
an approximately 1.56-acre site for an off-road vehicle manufacturing facility (Project). The Project
would also involve construction of sidewalk improvements along the public right-of-way abutting
the Project site and minor utility extensions needed to serve the new development. Access to the
new development would be provided by one full-width driveway along Collier Avenue and one
restricted emergency access driveway along Chaney Street.
Project Location
The Project site is located on the westerly corner of the intersection of Collier Avenue and Chaney
Street. (APN: 377-430-016)
Environmental Setting
EXISTING LAND
USE ZONING GENERAL PLAN
Project Site Vacant Commercial Manufacturing (C-M) Business Professional
North Commercial/Industrial Commercial Manufacturing (C-M) Business Professional
South Industrial Limited Manufacturing (M-1) Business Professional
East Commercial General Commercial (C-2) General Commercial
West Vacant Commercial Manufacturing (C-M) Business Professional
Table 1: Environmental Setting
Analysis
The current General Plan designation of the Project site is Business Professional which provides
for office and administrative uses, light industrial, research and development, office-based firms,
including office support facilities, restaurants, medical clinics, public and quasi-public uses, and
similar and compatible uses with a maximum 0.45 floor area ratio (FAR).
The current zoning designation of the Project site is C-M. The application proposes to change the
zoning designation of the Project site from C-M to M-1. The purpose of the M-1 district is to provide
for certain categories of light industrial uses that are relatively free of nuisance or hazardous
characteristics and to protect these areas from intrusion by residential, commercial, and other
inharmonious uses. Furthermore, M-1 uses will generally be located in the more visible industrial
areas of the City, such as adjacent to major thoroughfares, and are intended to play a major role
in establishing the perceived identity of the City’s industrial districts.
The M-1 district is compatible with the Project site’s current General Plan land use designation of
Business Professional. Therefore, the proposed rezoning action neither requires amending the
General Plan designation of the Project site, nor does it change the overall development intensity
(i.e., 0.45 FAR) allowed on the Project site. The proposed rezoning will allow the new building to
be used as an off-road vehicle manufacturing facility.
The Project site is generally surrounded by industrial and commercial development, and no
inharmonious existing or planned land uses are present in the vicinity. Therefore, the proposed
rezoning is consistent with the purpose of the M-1 district based on the Project site’s location
PA 2021-37 (Mason Motorsports)
PC: 11/15/2022
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along a major thoroughfare in an existing industrial area. Furthermore, the proposed rezoning will
not be detrimental to the health, safety, comfort, or general welfare, and will not be injurious to
property or improvements in the neighborhood or within the City. Pursuant to the Section
17.136.020 of the Lake Elsinore Municipal Code (LEMC), all uses in the M-1 district must be
conducted entirely within a building in order to avoid adverse impacts to surrounding properties.
Staff has reviewed the submitted development plans for compliance with the M-1 development
standards and regulations of Chapter 17.136 of the LEMC and has determined that the proposed
development conforms to the M-1 development standards as shown in Table 2.
M-1 Development Standards Required Proposed
Setbacks:
Front Min. 20'-0" 20'-0"
Right Side (Chaney Street) Min. 20'-0" 20'-6"
Left Side (Interior) None 82'-11"
Rear None 76'-7"
Landscape improvements:
Adjacent to Street Min. 15 ft.; Average 20 ft. 20'-0" to 20'-6"
Landscape Coverage Min. 12% 25%
Building Height Max. 40'-0" 38'-0"
FAR (Business Professional) Max. 0.45 0.37
Table 2: Development Standards
Furthermore, the proposed development complies with the applicable minimum off-street parking
requirements of Section 17.148.030.C of the LEMC, as shown in Table 3.
Parking Standard Required Proposed
1 space per 500 sq. ft. unit area up to 20,000 sq. ft.
plus 1 space per 1,000 sq. ft. unit area over 20,000
sq. ft. and 1 space per 1,000 sq. ft. unit area
warehousing area
20,000 SF/500 SF = 40
5,449 SF/1,000 SF = 6
Total = 46
Total
Provided = 51
Table 3: Parking Standards
The architectural appearance of the proposed building conforms to the Nonresidential
Development Standards (Chapter 17.112) and other applicable development standards of the
LEMC. The building exterior would consist of painted concrete walls with patterned accent panels,
spandrel glass windows, tenant signage and an articulated façade at the front entry. The exterior
architecture, including colors and materials, has been designed to be harmonious and compatible
with surrounding development. Furthermore, the proposed landscaping improvements
complement the building design, provide shade and break-up expanses of pavement. The
proposed site design is cohesive and functional for the proposed use.
The Design Review Committee, including Staff from Planning, Building and Safety, Fire, and
Engineering departments and the Elsinore Valley Municipal Water District, has reviewed the
Project and has added recommended permit conditions of approval to ensure compliance with
adopted plans and policies.
Zoning Amendment Findings
Section 17.415.040.F of the LEMC provides that zoning amendments may be approved only if
the following findings are made:
PA 2021-37 (Mason Motorsports)
PC: 11/15/2022
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1. The proposed amendment will not be (a) detrimental to the health, safety, comfort, or
general welfare of the persons residing or working within the neighborhood of the
proposed amendment or within the City, (b) injurious to property or improvements in the
neighborhood or within the City.
a. The proposed rezoning has been analyzed relative to its potential to have detrimental
effects to the health, safety, comfort or general welfare of persons residing or working
within the neighborhood of the Project site, and conditions of approval have been
added on the Project to ensure that the health, safety and welfare of surrounding
residents and employees will not be adversely impacted.
b. The proposed rezoning would not be injurious to the property or improvements in the
neighborhood. The rezoning, in conjunction with the corresponding design review
approval, will allow the private development of an industrial building to be used as an
off-road vehicle manufacturing facility. Standard conditions have been added requiring
onsite operational activities to be conducted entirely within a completely enclosed
building and the construction of infrastructure improvements in the public right-of-way
abutting the Project.
2. The proposed amendment will be consistent with the latest General Plan.
a. ZC No. 2021-03 is a proposal to rezone the Project site from Commercial
Manufacturing (C-M) to Limited Manufacturing (M-1). The M-1 zoning designation is
consistent with proposed General Plan Land Use designation of Business Professional
(BP). Therefore, the proposed amendment will be consistent with the latest General
Plan.
Environmental Determination
Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15162, the Project
would not have a significant effect on the environment and no new environmental documentation
is necessary because all potentially significant effects have been adequately analyzed in a
previously certified Environmental Impact Report (EIR) (State Clearing House No. 2005121019)
prepared for the 2011 General Plan Update. Pursuant to CEQA Guidelines 15164, an addendum
to EIR SCH #2005121019 has been prepared for the Project and is included as Attachment I to
this report. All potentially significant effects have been avoided or mitigated in accordance with
the EIR SCH #2005121019 and none of the conditions described in Section 15162 have occurred.
Exhibits
A – CEQA Resolution
B – MSHCP Resolution
C – ZC Resolution
D – IDR Resolution
E – Conditions of Approval
F – Vicinity Map
G – Aerial Map
H – Design Review Package
I – EIR Addendum