HomeMy WebLinkAboutPC Reso 2023-22 PA 2021-34 (Evergreen) Establishing Uniform Sign Program (Sing No. 2021-35)RESOLUTION NO. 2023-22
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF 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 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 City Council (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.
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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: On April 4, 2023, 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 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 2021-
05) (SCH No. 2022090133) is adequate and is prepared in accordance with the requirements of
CEQA.
Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission
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
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
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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. 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 Commission hereby recommends that the
Council approve Uniform Sign Program (SIGN) No. 2021-35.
Section 5: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted at a regular meeting of the Planning Commission of the City of Lake
Elsinore, California, this 4th day of April, 2023.
Matthew Dobler, Chairman
Attest:
___________________________________
Damaris Abraham,
Interim Asst. Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Interim Asst. Community Development Director of the City of Lake Elsinore,
California, hereby certify that Resolution No. 2023-22 was adopted by the Planning Commission
of the City of Lake Elsinore, California, at a regular meeting held April 4, 2023 and that the same
was adopted by the following vote:
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AYES: Commissioners Peters and Gray; Vice Chair Carroll; Chair Dobler
NOES:
ABSTAIN:
ABSENT: Commissioner Klaarenbeek
Damaris Abraham,
Interim Asst. Community Development Director
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