HomeMy WebLinkAboutResolution 2021-25 CDR 2019-24 Lakeview Plaza Project APNs 375-092-002 Threw 006RESOLUTION NO. 2021-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF
THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVE COMMERCIAL
DESIGN REVIEW NO. 2019-24 PROVIDING BUILDING DESIGN AND RELATED
IMPROVEMENTS FOR THE LAKEVIEW PLAZA PROJECT LOCATED AT APNS
375-092-002 THROUGH 006
Whereas, Shahin Motamed Hashemi, Lakeview Centre, LLC has filed an application with
the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-63
(Tentative Parcel Map No. 37854 and Commercial Design Review No. 2019-24) to subdivide the
3.9-acre vacant site into four (4) parcels ranging in size from 0.48 acres to 1.49 acres. The project
also proposes to construct a neighborhood retail center with four (4) buildings ranging in size from
3,480 sq. ft. to 15,600 sq. ft. (approximately 43,120 sq. ft. in total) with 207 parking spaces,
including 12 accessible spaces and 29 compact spaces and related improvements. The project
site is located north of Lakeshore Drive, northwest of Manning Street, and southwest of Ryan
Avenue (APNs 375-092-002, 375-092-003, 375-092-004, 375-092-005, and 375-092-006); and,
Whereas, pursuant to Section 17.415.050 (Major Design Review), Section 17.410.070
(Approving Authority), and Section 17.410.030 (Multiple Applications) of the Lake Elsinore
Municipal Code (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 May 18, 2021 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 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 May 18, 2021, 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 2020-
01) (SCH No. 2021030580) 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 Commercial Design Review No. 2019-24:
1. The Project, as approved, will comply with the goals and objectives of the General Plan and
the Zoning District in which the Project is located.
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The project has a General Plan Land Use designation of Neighborhood Commercial (NC)
and is located within the Country Club Heights District. The NC Land Use designation allows
neighborhood shopping centers and small convenience centers which offer day-to-day retail
goods and services required by residents in the immediate vicinity. The NC designation is
intended to provide a concentration of retail uses including, but not limited to, personal
services, food and general merchandise stores, eating establishments, and repair stores,
and similar and compatible uses with a maximum 0.30 Floor Area Ratio (FAR). The project
is proposing to develop a neighborhood shopping center with 0.24 FAR. Therefore, the
project is consistent with the General Plan. The project complies with the goals and
objectives of the General Plan because it will assist in achieving the development of a well-
balanced and functional mix of residential, commercial, industrial, open space, recreational,
and institutional land uses. The project will serve to diversify and expand Lake Elsinore’s
economic base.
The current zoning for the subject site is Neighborhood Commercial (C-1). The C-1 zone is
intended to provide locations for general retail and office uses, which offer the sale of goods,
and services to the general public and which, through characteristics of their operation,
serve primarily the day-to-day shopping needs of the local. The project is proposing to
construct shell buildings for future tenants for retail and restaurant use. The project meets
requirements identified for the proposed use including development standards for setbacks,
landscaping, screening and all other additional requirements for development of this type.
2. The Project complies with the design directives contained in the General Plan and all other
applicable provisions of the LEMC.
The project is appropriate to the site and surrounding developments. The architectural
design of the proposed building complies with the Nonresidential Development Standards
(Chapter 17.112) of the LEMC. The architecture has been designed to achieve harmony
and compatibility with the surrounding area. The colors and materials proposed will assist
in blending the architecture into the existing landscape and are compatible with other colors
and materials used on other properties near the Project site. In addition, safe and efficient
circulation has been achieved onsite.
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 May 18, 2021. 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: That in accordance with Section 17.148.030.D of the LEMC, the Commission
makes the following findings regarding Commercial Design Review No. 2019-24 for the parking
reduction:
1. A Shared Parking Analysis provided in the Traffic Impact Analysis, prepared by TJW
Engineering, Inc., dated 1-7-2020 was submitted for this project.
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2.An Urban Land Institute (ULI) Shared Parking Model was prepared for the proposed
project based on the land uses and square footages as identified on the site plan. The
analysis is based on the principle that different land uses have different peak periods of
parking demand, therefore they may be able to share a single pool of parking. This would
allow for less parking than if each use had to provide enough parking to satisfy its peak
parking demand separately. The shared parking model also includes adjustments for
mode splits (using transit, biking, or walking to site) and internal trip capture (trips between
two land uses on a single site – such as a patron visiting a retail space and then picking
up food at a restaurant within the same site).
3.The Shared Parking Analysis supports the finding that the number of parking spaces
actually needed for proposed use is less than that required by the code. Based on the
results of the shared parking analysis, the proposed parking supply of 207 parking spaces
including 29 compact spaces is projected to adequately accommodate peak parking
demand at the project site.
4.The compact spaces will only account for 14% of the required parking spaces will not
affect traffic and pedestrian safety by the modification of the parking requirements.
5.Reduced parking will not affect the health, safety and welfare of the public.
6.The project has been conditioned to ensure compliance with the findings and the intent of
Section 17.148.030.D of the LEMC and to ensure that additional parking spaces will be
provided per code requirements should demand for parking increase on site (COA Nos.
19 and 20).
Section 5: 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 Commercial Design Review No. 2019-24.
Section 6: 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 18th day of May 2021.
John Gray
Vice Chair
Attest:
___________________________________
Justin Kirk,
Assistant Community Development Director
FOR:
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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. 2021-25 was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on May 18, 2021 and that the same was
adopted by the following vote:
AYES: Commissioners Carroll, and Dobler; and Vice Chair Gray
NOES: None
ABSENT: Commissioner Peters; and Chair Klaarenbeek
ABSTAIN: None
Justin Kirk
Assistant Community Development Director
FOR:
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