HomeMy WebLinkAboutResolution 2020-70 CUP 2020-05 Corydon Gateway Project Approval
RESOLUTION NO. 2020-70
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL
USE PERMIT NO. 2020-05 TO ESTABLISH THE CORYDON GATEWAY
PROJECT LOCATED AT APN 370-050-026 AND A PORTION OF 370-050-030
Whereas, Mark Cooper, RED Corydon, LLC has filed an application with the City of Lake Elsinore
(City) requesting approval of Planning Application No. 2019-69 (Tentative Tract Map No. 37977,
Conditional Use Permit No. 2020-05, and Commercial Design Review No. 2020-02) to subdivide
a 6.05-acre project site into six (6) parcels for commercial development and one (1) lot for a
detention basin. The proposed commercial uses include a 2,300-square-foot (sf) fast food
restaurant with a drive-thru (Parcel 1), a 4,088-sf 7-Eleven convenience store (with the concurrent
sale of beer and wine – Type 20 ABC license) and gas station with 16 fueling stations under a
4,285-sf fueling canopy with a maximum throughput of 1.87 million gallons of gasoline per year
(Parcel 2), a 4,333-sf Superstar Car Wash express tunnel car wash with vacuum bays (Parcel 3),
a 5,200-sf tire store (Parcel 4), and 11 flex-tech condos (Parcels 5 and 6). The project site is
located within the East Lake Specific Plan, at the northwestern corner of the intersection of
Mission Trail and Corydon Street. (APN 370-050-026 and a portion of 370-050-030); and,
Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain
uses are desirable but may have operational characteristics that disproportionately impact
adjoining properties, businesses, or residents. Accordingly, such uses require a more
comprehensive review and approval procedure, including the ability to condition the project in
order to mitigate significant impact; and,
Whereas, pursuant 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 conditional
use permits; and,
Whereas, on December 15, 2020 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,
CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the Project prior to making a recommendation to the
Council and has found it acceptable.
Section 2: On December 15, 2020, 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 202004)
(SCH No. 2020100576) is adequate and is prepared in accordance with the requirements of
CEQA.
Section 3. That in accordance with LEMC Section 17.415.070.C. Findings, the Commission
makes the following findings regarding Conditional Use Permit No. 2020-05:
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1. That the proposed use, on its own merits and within the context of its setting, is in accord
with the objectives of the General Plan and the purpose of the planning district in which
the site is located.
The Project located within the East Lake Specific Plan (ELSP) and has an Action Sports,
Tourism, Commercial and Recreation Land Use Designation. This designation provides
for a wide range of extreme action sports and accessory manufacturing, service and retail
uses. Per Section 2.5.1.a.5 and 6 of the ELSP Retail Sales and Restaurants and eating
places, including a drive-through service are permitted uses. Per Section 2.5.1.b.10 of the
ELSP, the Community Development Director has deemed Car washes, Gasoline Service
Stations, and Automotive Service Stations compatible with the intent of the Action Sports,
Tourism, Commercial and Recreation land use category as requiring a Conditional Use
Permit. The ELSP was subject to a consistency finding with the General Plan prior to
adoption. Therefore, the Project is found to be consistent with the General Plan. 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 proposed use will not be detrimental to the general health, safety, comfort or general
welfare of persons residing or working within the neighborhood of the proposed use or the
City, or injurious to property or improvements in the neighborhood or the City.
The proposed use does not propose either directly or indirectly any detrimental effects to
the existing surrounding community. The Project has been conditioned as such to avoid
any possible negative impacts associated with the proposed use.
3. The Site for the intended use is adequate in size and shape to accommodate the use, and
for all the yards, setbacks, walls or fences, landscaping, buffers and other features
required by this title.
The proposed use has been analyzed and staff has determined that the proposed use
meets all applicable sections of the LEMC and will complement the existing uses, based
on the submitted plans and the conditions of approval imposed on the Project.
4. The Site for the proposed use relates to streets and highways with proper design both as
to width and type of pavement to carry the type and quantity of traffic generated by the
subject use.
The project would extend Lemon Street west from Mission Trail along the northern property
boundary via a proposed reciprocal access easement, which would provide northern
access to the project site. The exiting traffic signal at the intersection of Mission Trail and
Lemon Street would be modified to accommodate the new roadway segment. These
improvements will be sufficient for the type and quantity of traffic generated by the
proposed use.
5. In approving the subject use at the specific location, there will be no adverse effect on
abutting properties or the permitted and normal use thereof.
The Conditional Use Permit has been thoroughly reviewed and conditioned by all
applicable City departments thereby eliminating the potential for any adverse effects.
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6.Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the subject project to ensure development of the property in accordance with
the objectives of this chapter and the planning district in which the site is located.
Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the
Planning Commission at a duly noticed Public Hearing on December 15 2020, appropriate
and applicable conditions of approval have been included to protect the public health,
safety and general welfare.
Section 4: Based upon the evidence presented, the above findings, and the Conditions of
Approval imposed upon the Project, the Commission hereby recommends that the Council
approve Conditional Use Permit No. 2020-05.
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 15th day of December 2020.
Rendell Klaarenbeek
Chair
Attest:
_________________________________
Justin Kirk,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Justin Kirk, Assistant Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2020-70 was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on the 15th day of December, 2020 and that
the same was adopted by the following vote:
AYES: Commissioners Gray, Dobler; and Ross; and Vice Chair Armit
NOES: None
ABSENT: Chair Klaarenbeek
ABSTAIN: None
Justin Kirk,
Assistant Community Development Director
For:
For:
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