HomeMy WebLinkAboutPA 2016-112 - SR
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REPORT TO PLANNING COMMISSION
To: Honorable Chairman and Members of the Planning Commission
From: Justin Kirk, Assistant Community Development Director
Prepared by: Damaris Abraham, Senior Planner
Date: June 16, 2020
Subject: Planning Application No. 2016-112 (Kassab Travel Center) – A new
convenience store with three quick-serve restaurants, two covered gas-
dispensing areas, and a drive-through restaurant.
Applicant: Joseph Karaki, Karaki Western States Engineering, Inc.
Recommendation
adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE
DECLARATION (ER 2018-02) (SCH NO. 2019029048) FOR PLANNING APPLICATION NO.
2016-112 (MUNICIPAL CODE AMENDMENT NO. 2017-02, CONDITIONAL USE PERMIT NO.
2018-03, AND COMMERCIAL DESIGN REVIEW NO. 2016-17); and,
adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING
APPLICATION NO. 2016-112 (MUNICIPAL CODE AMENDMENT NO. 2017-02, CONDITIONAL
USE PERMIT NO. 2018-03, AND COMMERCIAL DESIGN REVIEW NO. 2016-17) IS
CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT
CONSERVATION PLAN (MSHCP); and,
adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL FOR MUNICIPAL CODE
AMENDMENT NO. 2017-02 AMENDING CHAPTER 17.132 OF THE LAKE ELSINORE
MUNICIPAL CODE REGARDING DRIVE-THROUGH ESTABLISHMENTS IN THE
COMMERCIAL MANUFACTURING (C-M) DISTRICT; and,
adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT
NO. 2018-03 TO ESTABLISH THE KASSAB TRAVEL CENTER LOCATED AT APNS: 378-030-
007 AND 009; and,
adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF COMMERCIAL DESIGN
REVIEW NO. 2016-17 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS
FOR THE KASSAB TRAVEL CENTER LOCATED AT APNS: 378-030-007 AND 009.
PA 2016-112 (Kassab Travel Center)
06/16/2020
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Background
This Project was originally heard at the November 5, 2019 and December 5, 2019 Planning
Commission meetings but was continued off-calendar in order to allow staff and the applicant
additional time to review and address the comments received. Responses to the comments
have been completed and have been attached to the staff report (Exhibit H).
Project Location
The Project site is located in the central portion of the City, near the southwest corner of
Riverside Drive and Collier Avenue. The Project site encompasses Assessor Parcel Numbers
(APNs) 378-030-007 and 378-030-009.
Environmental Setting
EXISTING LAND USE GENERAL PLAN ZONING
Project Site Vacant Limited Industrial (LI) Commercial Manufacturing (C-M)
North Self-storage Limited Industrial (LI) General Manufacturing (M-2)
South Vacant Limited Industrial (LI) Commercial Manufacturing (C-M)
East Vacant Limited Industrial (LI) Commercial Manufacturing (C-M)
West RV Sales & Service Limited Industrial (LI) Commercial Manufacturing (C-M)
Table 1: Environmental Setting
Project Description
The Kassab Travel Center Project (Project) consists of applications for a Municipal Code
Amendment (MCA No. 2017-02), a Conditional Use Permit (CUP No. 2018-03), and a
Commercial Design Review (CDR No. 2016-17) which collectively are being processed under
Planning Application No. 2016-112.
Municipal Code Amendment No. 2017-02 proposes an amendment to the Municipal Code to
allow for drive-through establishments as a use subject to approval of a Conditional Use Permit
in the Commercial Manufacturing (C-M) Zone.
Conditional Use Permit No. 2018-03 and Commercial Design Review No. 2016-17 are
proposing to establish a new travel center consisting of an 8,360 square foot (SF) convenience
store with concurrent sale of alcoholic beverages (Type 21 ABC), three (3) quick serve
restaurants, two (2) covered gas dispensing areas (with a maximum throughput of 5.8 million
gallons of gasoline per year) totaling 6,092 SF, and a free-standing 2,543 SF fast-food
restaurant with a drive-through on a 2.39 net acre site after right-of-way dedication. The Project
will provide 59 total vehicular parking spaces, three (3) RV parking spaces, and a service
loading area along the northern property line.
Architecture and Treatments
The Project will incorporate a Contemporary Architectural Style with exterior cement pilaster
with stucco finish. The design will include the use of wall offsets and recessed entries, multiple
parapet heights, and decorative cornice treatments. Aluminum storefront windows with reflective
glazing will be utilized on the building to create a uniform appearance.
PA 2016-112 (Kassab Travel Center)
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Colors and Materials
The convenience store will incorporate Jersey Cream (SW 6379), Isle of Pine (SW 6461), and
Iced Mocha (SW 9092) exterior wall paint colors, and Dark Clove (SW 9183) Coble Brown (SW
6082) Knockout Orange (SW 6885) accent colors. The canopies for the gas dispensing areas
will also be painted to match the convenience store. The Fast Food restaurant will incorporate
Balanced Beige (SW 7037), Fireweed (SW6328), Caviar (SW 6990), Baguette (SW6123)
Believable Buff (SW 6120), and Downing Straw (SW 2813) exterior wall paint colors, clear
anodized aluminum (silver) and non-reflective tempered glass.
Landscaping and Fencing
The proposed Project will provide landscaping to complement the architectural style of the
proposed buildings. The proposed Project includes approximately 13,040 SF of landscaping,
which is 12.47% landscape coverage. Landscaping would be in the street setback and interior
property line setbacks along the perimeter of the Project Site, as well as around the buildings
and will provide effective screening for the Project. The Project will provide an 8’-0” high split-
face CMU wall with columns on interior property lines of the Project Site.
Site Access
Access to the Project site will be primarily provided by one vehicular driveway each on Collier
Avenue and Riverside Drive. The vehicular driveway would be 50 feet wide, would start 258 feet
west of the corner of Riverside Drive and Collier Avenue, and would be restricted to right in and
right out turns only. The median of Riverside Drive would be improved to a raised median that
would restrict vehicles to a right in/right out only movement.
Street Improvements
Riverside Drive is a State Highway, SR‐74, and is under the jurisdiction of Caltrans. The
applicant would improve Riverside Drive to Caltrans standards to its ultimate right‐of‐way, which
requires 96 feet from curb‐to‐curb. The applicant would dedicate between 21 feet and 36 feet
(street tapers in toward the west) in order to allow their half‐section of Riverside Drive to be
consistent with the Urban Arterial (half) cross section (center median, three travel lanes, six‐foot
bike lane, and six‐foot sidewalk – in one direction). The proposed Project would follow Caltrans
standards to improve its section of Riverside Drive.
Collier Avenue is a Major roadway as shown in the General Plan. Collier Avenue, along the
Project Site’s frontage, is not constructed to its ultimate Major roadway width of 80 feet, curb‐to‐
curb. The applicant would dedicate approximately ten feet in order to allow its half‐section of
Collier Avenue to be consistent with the Major roadway (half) cross section (center median, two
travel lanes, six‐foot bike lane, and five‐foot sidewalk – in one direction). Street improvements
on the west side of Collier Avenue, along the Project Site’s frontage, would include widened
sidewalk, landscape, parkway from six feet to ten feet, and a new six‐foot wide bike lane (Class
II – striped, on‐pavement).
PA 2016-112 (Kassab Travel Center)
06/16/2020
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Analysis
General Plan Consistency
The Project has a General Plan Land Use designation of Limited Industrial (LI) and is located in
the Business District. The LI Land Use designation provides for industrial parks, warehouses,
manufacturing, research and development, public and quasi-public uses, and similar and
compatible uses with a maximum 0.45 Floor Area Ratio (FAR). The proposed Project, which
includes a gas station, convenience store and drive-through restaurant, are all supportive and
compatible uses with the other intended uses of the LI Land Use Designation. The proposed
Project would also have a 0.162 FAR. Therefore, the Project is consistent with the General
Plan.
Municipal Code Consistency
The current zoning for the subject site is Commercial Manufacturing (C-M). The proposed
service station is a permitted use per Section 17.132.020.U of the C-M Zone. Fast-food
restaurants are permitted subject to the approval of a Conditional Use Permit per Section
17.132.020.D of the C-M Zone. Drive-through establishments are not currently listed as a
permitted or conditionally permitted use in the C-M zone. However, the approval of Municipal
Code Amendment No. 2017-02 will allow drive-through establishments as a use subject to
approval of a Conditional Use Permit in the C-M Zone.
Staff has reviewed the proposed Project with respect to the relevant development standards as
identified in the C-M zone and other applicable sections of the Lake Elsinore Municipal Code
(LEMC) and has detailed the requirements and the proposed development standards as follows:
Development Standard Required Proposed
Density 0.45 FAR 0.162 FAR
Front yard Setback
Convenience Store Ave. 20 ft./not less than 15 ft. 112 ft.
Fast Food Restaurant Ave. 20 ft./not less than 15 ft. 41 ft.
Side yard Setback (ROW)
Convenience Store 15 ft. 53 ft.
Canopy Setback
Canopy 1 20 ft. 38 ft.& 26 ft.
Canopy 2 20 ft. 85 ft.
Building Height
Convenience Store 45 ft. 33 ft.
Fast Food Restaurant 45 ft. 22 ft.
Landscape improvements
Adjacent to Street 15 ft. 15 ft.
Landscape coverage 12% 12.47%
Table 2: Development Standards
The Project complies with the onsite parking standards listed in the Lake Elsinore Municipal
Code (LEMC), Chapter 17.148 (Parking Requirements) as outlined in Table 3 below:
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Parking Standard Required Proposed
Convenience Store
Retail area (6,760 SF)
1 space per 400 SF area 17 17
Quick Serve Area (1,600 SF)
1 space per 45 SF customer area (400/45) 9 9
1 space per 200 SF non-customer area (1,200/200) 6 6
Fast-food Restaurant
1 space per 45 SF customer area (810/45) 18 18
1 space per 200 SF non-customer area (1,733/200) 9 9
TOTAL 59 59
Table 3: Parking Standard
The Project also complies with the non-residential development standards outlined in Chapter
17.112 of the LEMC. The Project provides a variety of building design features and forms by
employing treatments, such as articulated planes along the exterior walls, attractive storefront
window system, recessed suite entries and a variety of rooflines, which will create depth and
shadow. The Project has also been designed to be compatible with surrounding commercial and
industrial buildings located near the Project vicinity. The proposed landscaping improvements
will serve to enhance the building designs and soften portions of building elevations, provide
shade and break-up expanses of pavement.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the proposed Project, and have conditioned the Project so as to
mitigate any potential concerns.
AB 52 Tribal Consultations
On December 20, 2017, the City provided written notification of the Project in accordance with
AB 52 to all of the Native American tribes that requested to receive such notification from the
City. Staff received requests from Rincon, Pechanga, and Soboba Tribes within the 30-day
period, requesting to initiate consultation. The City met with Pechanga on May 21, 2018 and
with Soboba on May 22, 2018. The City sent recommended mitigation measures to both
Pechanga and Soboba on September 5, 2018 and to Rincon on September 19, 2018.
Consultation with Soboba was concluded on September 19, 2018, with Pechanga on November
7, 2018, and with Rincon on January 30, 2019.
Environmental Determination
Pursuant to CEQA Guidelines Section 15063, an Initial Study (Environmental Review No. 2018-
02) was prepared for the Project to assess potential environmental impacts. 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. A Mitigated
Negative Declaration (MND) (SCH# 2019029048) was prepared and was made available for
public review and comment for 30-day public review period from February 8, 2019 to March 11,
2019. The MND determined that the proposed Project would have potentially significant
environmental impacts upon Biological Resources, Cultural and Tribal Resources, Noise, and
Transportation; but that these impacts will be mitigated to below a level of significance through
compliance with the mitigation measures set forth in the MND.
PA 2016-112 (Kassab Travel Center)
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Several comment letters were received on the document, as detailed in Appendix M –
Response to Comments on The Draft Initial Study/Mitigated Negative Declaration
Environmental Review No. 2018-02, City of Lake Elsinore, August 2019, that were considered
by the Lead Agency before it acted on the Proposed Project.
Pursuant to CEQA Guidelines Section 15073.5 (a) and in response to comments received, the
City recirculated the Draft Initial Study/Mitigated Negative Declaration due to substantial
revisions after public notice of its availability but prior to its adoption.
Pursuant to CEQA Guidelines Section 15073.5(b)(1), a new, avoidable significant effect was
identified associated with vibration impacts, and MM NOI-3 was added to restrict the use of
construction equipment within proximity to the property line, which would reduce the potential
impact to less than significant.
Pursuant to CEQA Guidelines Section 15073.5(b)(2), proposed mitigation measure MM NOI-1
associated with construction noise would not reduce potential effects to less than significant,
therefore, MM NOI-1 was revised to state that no stationary equipment would be operated within
50 feet of the northwest and southwest property lines and that construction of the proposed
sound wall detailed in MM NOI-2 be completed prior to the start of site preparation or grading
activities for the Proposed Project, which would reduce the potential impact to less than
significant.
With the above stated revisions to MM NOI-1 and addition of MM NOI-3, potential impacts
associated with the construction and operation of the Proposed Project remain less than
significant with mitigation. Therefore, preparation of a draft Environmental Impact Report was
not required pursuant to CEQA Guidelines Section 15073.5(d).
The Recirculated Draft Initial Study/Mitigated Negative Declaration was made available for
public review and comment for 30-day public review period from September 13, 2019 to
October 14, 2019. Notice to all interested persons and agencies inviting comments on the MND
was published in accordance with the provisions of CEQA, and posted at the Office of the
County Clerk of Riverside County and at the State Clearinghouse on September 13, 2019 for a
30-day public comment period.
During the public review of the recirculated Draft IS/MND, two (2) additional public comments
were received from Better Neighborhoods (dated November 4, 2019) and Concerned Citizens of
Lake Elsinore (dated November 5, 2019). Reponses to comments were prepared and are
provided in the attached Exhibit H. There were no public comments or changes to the text or
analysis contained in the MND that resulted in the identification of any new significant
environmental effects. Only clarifications and amplifications were made to the MND in response
to public comments. Therefore, in accordance with Section 15073.5 of the CEQA Guidelines a
recirculation of the MND is not warranted.
MSHCP Consistency
The Project has also been reviewed for consistency with the Western Riverside County Multiple
Species Habitat Conservation Plan (MSHCP). The Project is located within the MSHCP Elsinore
Area Plan, Criteria Cell # 4266. On May 9, 2018, the Western Riverside County Regional
Conservation Authority (RCA) completed the Joint Project Review (JPR# 18-03-29-01) process
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and concluded that the Project is consistent with both the Criteria and other plan requirements
of the MSHCP.
Exhibits
A – CEQA Resolution
B – MSHCP Resolution
C – MCA Resolution
D – CUP Resolution
E – CDR Resolution
F – Conditions of Approval
G – Recirculated Draft IS/MND
H – Response to Comments
I – Vicinity Map
J – Aerial Map
K – Design Review Package