HomeMy WebLinkAbout2023-029 Planning Application No. 2021-34 (Evergreen) SIGN No. 2021-35RESOLUTION NO. 2023-29
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING UNIFORM SIGN PROGRAM (SIGN) NO. 2021-35
ESTABLISHING A UNIFORM SIGN PROGRAM FOR THE EVERGREEN
COMMERCIAL DEVELOPMENT PROJECT LOCATED AT APNS 377-020-014,
016, 017, 018, AND 019
Whereas, Karen Levitt Ortiz, Evergreen Devco, Inc. has filed an application with the City
of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34 which includes
the construction of a 57,254 square foot (SF) commercial center that consists of an anchor grocery
store, two quick-serve drive-through restaurants, a gas station with a convenience store, and a
separate drive-through car wash with 369 parking spaces, which would be constructed in two
phases over a total of 8.863 gross acres (Project). Tentative Parcel Map No. 38195 would include
a subdivision of the 8.863 gross acre site into four (4) lots ranging in size from 1.10 to 4.62 gross
acres and Tentative Parcel Map No. 38281 would include a subdivision of the 8.863 gross acre
site into five (5) lots ranging in size from 1.03 to 3.59 gross acres. Conditional Use Permit No.
2021-09 would establish a 4,116 SF Car Wash on Lot 1, Conditional Use Permit No. 2021-10
would establish a 3,000 SF Quick-service Restaurant with a drive-through lane on Lot 2,
Conditional Use Permit No. 2021-11 and Public Convenience & Necessity No. 2021-01 would
establish a gas station and the 4,088 SF convenience store with concurrent sale of beer and wine
for off-site consumption (Type 20 ABC) on Lot 3, Public Convenience & Necessity No. 2021-02
includes a PCN finding for the 43,050 SF grocery store for the sale of beer, wine, and distilled
spirits for off-site consumption (Type 21 and 86 ABC) on Lot 4, and Conditional Use Permit No.
2021-12 would establish a the 3,000 SF Quick-service Restaurant with a drive-through lane on
Lot 5. Commercial Design Review No. 2021-17 provides a comprehensive design review for the
entire Project site that includes architectural elevations, on-site stormwater management
improvements, lighting, walls and fencing, parking and landscaping. Uniform Sign Program
(SIGN) No. 2021-35 proposes to establish a uniform sign program that creates an integrated
framework for all the signage within the center; and,
Whereas, the Project is located on Central Avenue/State Route 74 (SR-74) east of the
intersection with Cambern Avenue (APNs: 377-020-014, 377-020-016, 377-020-017, 377-020-
018, and 377-020-019); and,
Whereas, Uniform Sign Program (SIGN) No. 2021-35 proposes to create an integrated
framework for all signage within the Project site to allow for business branding and identification
while complementing the character of the center via architectural compatibility. The sign program
includes proposed freestanding signs, a blueprint for building/wall signage, and all other types of
contemplated signage that would be allowed in the center; and,
Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial
Study to determine if the Project would have a significant effect on the environment. The Initial
Study revealed that the Project would have potentially significant environmental impacts but those
potentially significant impacts could be mitigated to less than significant levels; and,
Whereas, based upon the results of the Initial Study (Environmental Review No. 2021-
05), and based upon the standards set forth in CEQA Guidelines Section 15070, it was
determined that it was appropriate to prepare and circulate a Mitigated Negative Declaration
(MND) for the project. In accordance with CEQA Guidelines Section 15073, the MND was made
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available for public review and comment for a minimum of 30 days beginning on September 12,
2022, and ending on October 12, 2022; and,
Whereas, on April 25, 2023, at a duly noticed Public Hearing, the City Council (Council)
by resolution adopted the MND (SCH No. 2022090133) for the Project and adopted a Mitigation
Monitoring and Reporting Program; and,
Whereas, pursuant to Section 17.196.180.C (Signs in commercial districts), Section
17.415.050 (Major Design Review), 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 Council pertaining to
design review applications; and,
Whereas, on October 18, 2022, November 15, 2022, and April 4, 2023, 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, and adopted a
resolution recommending that the Council Approve SIGN No. 2021-35; and,
Whereas, on April 25, 2023 at a duly noticed Public Hearing, the Council has considered
the recommendation of the Commission as well as evidence presented by the Community
Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The foregoing recitals are true and correct and are hereby incorporated into
these findings by this reference.
Section 2: The Council 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 3: That in accordance with Section 17.415.050.G of the LEMC, the Council
makes the following findings regarding Uniform Sign Program (SIGN) No. 2021-35:
1. The Project, as approved, will comply with the goals and objectives of the General Plan,
Specific Plan and the Zoning District in which the Project is located.
The Project has a General Plan Land Use designation of General Commercial (GC) and is
located within the Business District. The GC Land Use designation 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 with a maximum
0.40 Floor Area Ratio (FAR). The Project is proposing to develop a 57,254 square foot (SF)
commercial center that consists of an anchor grocery store, two quick-serve drive-through
restaurants, a gas station with a convenience store, and a separate drive-through car wash
with 0.16 FAR. Therefore, the Project is consistent with the General Plan.
The current zoning for the subject site is General Commercial (C-2). Section 17.124.020 of
the C-2 zone states that permitted uses listed in the Neighborhood Commercial (C-1) zone
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are also permitted in the C-2 zone. Section 170.120.020 of the C-1 zone lists retail stores
and food stores as permitted uses. Section 17.124.030 of the C-2 zone states that uses
subject to a conditional use permit listed in the C-1 zone are also permitted in the C-2 zone
subject to a Conditional Use Permit. Section 170.120.030 of the C-1 zone permits drive-
through establishments, gasoline dispensing establishments, and car washes subject to a
Conditional Use Permit. Further, the proposed Project will assist in achieving the
development of a well-balanced and functional mix of residential, commercial, industrial,
open space, recreational and institutional land uses.
2. The Project complies with the design directives contained in the General Plan and all other
applicable provisions of the LEMC.
The proposed uniform sign program demonstrates that the size and scale of signs are
harmonious with the overall design concept of the Project. The materials and colors also
reflect those used for the principal structures of the Evergreen Commercial Development
Project. The Project also complies with the architectural guidelines and development
standards outlined in the Nonresidential Development Standards (Chapter 17.112) of the
LEMC by creating a sign program that enhances the appearance of the Project. The Project
has also incorporated the City’s Branding.
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.
Pursuant to Section 17.415.050.E of the LEMC, the Project was considered by the Planning
Commission at a duly noticed Public Hearing held on October 18, 2022, November 15, 2022,
and April 4, 2023, and subsequently by the City Council at a duly noticed Public Hearing
held on April 25, 2023. The Project, as reviewed and conditioned by all applicable City
divisions, departments and agencies, will not have a significant effect on the environment.
Section 4: Based upon all of the evidence presented, the above findings, and the
conditions of approval imposed upon the Project, the Council hereby approves Uniform Sign
Program (SIGN) No. 2021-35.
Section 5: This Resolution shall take effect immediately upon its adoption.
Section 6: The City Clerk shall certify to the adoption of this Resolution and enter it into
the book of original Resolutions.
Passed and Adopted at a regular meeting of the City Council of the City of Lake Elsinore,
California, this 25th day of April 2023.
Natasha Johnson
Mayor
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Attest:
Candice Alvarez, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that
Resolution No. 2023-29 was adopted by the City Council of the City of Lake Elsinore, California,
at the Regular meeting of April 25, 2023 and that the same was adopted by the following vote:
AYES: Council Members Sheridan and Magee; Mayor Pro Tem Manos; and Mayor Johnson
NOES: None
ABSENT: Council Member Tisdale
ABSTAIN: None
Candice Alvarez, MMC
City Clerk
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