HomeMy WebLinkAboutPC Reso 2023-29 PA 2023-11 CUP 2023-04
RESOLUTION NO. 2023-29
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2023-11
(CONDITIONAL USE PERMIT NO. 2023-04) TO ESTABLISH A 2,975 SQUARE
FOOT NURSING SCHOOL LOCATED WITHIN SUITES 207 THRU 222 OF THE
PLAZA AT LAKEVIEW OFFICE BUILDING LOCATED AT 31569 CANYON
ESTATES DRIVE (APN: 363-912-043)
Whereas, Telicia Williams, Bellevue Career College has filed an application with the City
of Lake Elsinore (City) requesting approval of Planning Application No. 2023-11 (Conditional Use
Permit No. 2023-04) proposing to establish a 2,975 square foot nursing school (Bellevue Nursing
College) within Suites 207-222 of the Plaza at Lakeview Office Building. The project site is located
at 31569 Canyon Estates Drive, Suite 207-222 (APN: 363-912-043);
Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell
undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process
to analyze the scope of the proposed development and establish a building envelope that is
consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives;
Whereas, Chapter 17.415.070.A of the Lake Elsinore Municipal Code (LEMC) provides
that certain uses have operational characteristics that, depending on the location and design of
the use, may have the potential to negatively impact adjoining properties, businesses or residents
and therefore are permitted subject to the issuance of a Conditional Use Permit, which allows the
City to comprehensively review and approve the use;
Whereas, pursuant to Chapter 17.415.070.B of the LEMC, the Planning Commission
(Commission) has been delegated with the responsibility of reviewing and approving, conditionally
approving, or denying Conditional Use Permits; and
Whereas, on May 16, 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.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the project and has found it acceptable.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1. The project is not subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
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2. The project site is developed with existing commercial uses. The project is proposing to
remodel the interior of an existing multi-tenant commercial building. As such, the
Riparian/Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2 of the
MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as
set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow
Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4. The project is consistent with the Fuels Management Guidelines because the project site
is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5. The project is exempt from MSHCP local development mitigation fees pursuant to LEMC
Section 16.85.090.B because the project involves remodeling to an existing development
project and will not result in additional usable square footage.
Section 3: The Commission hereby finds and determines that the project is categorically
exempt from California Environmental Quality Act (Cal. Publ. Res. Code §§21000 et seq. “CEQA”)
and CEQA Guidelines (14. Cal. Code Regs. §§15000 et seq.), specifically pursuant to Section
15301 (Class 1 – Existing Facilities), because the project is confined to the interior of an existing
commercial building and proposed construction is limited exclusively to interior alterations not
resulting in an expansion of building floor area.
Section 4: That in accordance with California Planning and Zoning Law and the LEMC
Section 17.415.070.C (Findings), the Commission makes the following findings regarding the
Conditional Use Permit No. 2023-04:
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 is located within the Canyon Creek “Summerhill” Specific Plan, Amendment
No. 1 (CCSP #1) and has a land use designation of Neighborhood Commercial Specific
Plan (C-1/SP). The C-1/SP provides opportunities for administrative and professional
offices as well as other similar uses. The proposed project is located within an existing
Plaza at Lakeview Office Building, which includes general and medical offices. The
proposed project is proposing to establish a nursing school within Suites 207-222 of the
building. The proposed project is consistent with the land use goals and policies of the
CCSP #1. The original CCSP and Amendment No. 1 were subject to a consistency finding
with the General Plan prior to adoption. Therefore, the Project is consistent with the
General Plan. The project is designated Neighborhood Commercial Specific Plan (C-1/SP)
within the CCSP #1. According to Section 030.B of the CCSP #1, business colleges and
professional schools are permitted subject to a Conditional Use Permit.
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 will be located within an existing building. The proposed use does not
propose either directly or indirectly any detrimental effects to the existing surrounding
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community. The project has been conditioned as such to avoid any possible negative
impacts associated with the conversion and operation of the proposed facility.
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 reviewed for compliance with applicable sections of the
LEMC, and the proposed use will complement the existing uses, based on the submitted
plans and attached conditions of approval.
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 proposed use is located within an existing built environment, inclusive of streets. The
existing streets are of adequate size to facilitate safe and convenient transportation to and
from the site.
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 project has been thoroughly reviewed and conditioned by all applicable City
departments thereby eliminating the potential for any adverse effects.
6. Adequate conditions and safeguards pursuant to Section 17.415.070.B of the LEMC,
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
Commission at a duly noticed Public Hearing on May 16, 2023, appropriate and applicable
conditions of approval have been included to protect and promote the public health, safety,
and general welfare.
Section 5: Based upon the evidence presented, both written and testimonial, and the
above findings, the Commission hereby recommends that the Council find that project is
consistent with the MSHCP.
Section 6: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the project, the Commission hereby approves Planning Application No.
2023-11 (Conditional Use Permit No. 2023-04).
Section 7: This Resolution shall take effect immediately upon its adoption.
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Passed and Approved at a regular meeting of the Planning Commission of the City of Lake
Elsinore, California, on this 16th day of May 2023.
Michael Carroll
Vice Chair
Attest:
___________________________________
Damaris Abraham,
Interim Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Interim Assistant Community Development Director of the City of Lake
Elsinore, California, hereby certify that Resolution No. 2023-29 was adopted by the Planning
Commission of the City of Lake Elsinore, California, at a regular meeting held May 16, 2023 and
that the same was adopted by the following vote:
AYES: Commissioners Peters, Klaarenbeek, and Gray; and Vice Chair Carroll
NOES: None
ABSENT: None
ABSTAIN: None
Damaris Abraham,
Interim Assistant Community Development Director
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