HomeMy WebLinkAboutAttachment 3 - SIGN Resolution (1)RESOLUTION NO. 2023-___
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING UNIFORM SIGN PROGRAM (SIGN) NO.
2023-05 ESTABLISHING A UNIFORM SIGN PROGRAM FOR THE PDG LAKE
ELSINORE DEVELOPMENT PROJECT LOCATED AT APNS 377-030-085, 086,
087, 088, 089, 090, 091, AND 092
Whereas, Robert Lewis, Pacific Development Group II, has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2022-20 (Conditional
Use Permit No. 2022-07, Commercial Design Review No. 2022-10, and Uniform Sign Program
No. 2023-05) to construct a one (1) story 10,241 sq. ft. multi-tenant commercial building, a one
(1) story, 3,887 sq. ft. In-N-Out restaurant and related site improvements including a two-lane
drive-through with 31 queuing spaces, 126 parking spaces and new landscaping. The project also
includes a Conditional Use Permit (CUP No. 2022-07) to permit operation of the drive-through
and Uniform Sign Program (SIGN No. 2023-05) to establish a uniform sign program that creates
an integrated framework for all the signage within the center. The project site is located on an
approximately 2.29-acre site within the General Commercial (C-2) District along Dexter Avenue
between Crane Street and Allan Street (APNs: 377-030-085, 086, 087, 088, 089, 090, 091, and
092);
Whereas, Uniform Sign Program (SIGN) No. 2023-05 proposes to establish a criteria
primarily for wall signs and freestanding signs at this multi-tenant integrated development. This
program ensures signs are harmonious and visually related to each other through the
incorporation of common design elements, and that signs are architecturally integrated with the
buildings. 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;
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, pursuant to Section 17.196.180.C (Signs in commercial districts) and Section
17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning
Commission (Commission) has the responsibility of reviewing and approving, conditionally
approving, or denying design review applications; and
Whereas, on October 17, 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:
PC Reso. No. 2023-____
Page 2 of 4
Section 1: The Commission has considered the project and its consistency with the
MSHCP prior to adopting Findings of Consistency with the MSHCP.
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.
2.The Project site is flat, heavily disturbed and devoid of vegetation with much of the
surrounding area having been developed for commercial uses. The project is proposing
to construct a new commercial building, restaurant building, drive-through lanes, and other
improvements throughout the Project site. 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 has been conditioned to pay any applicable MSHCP Local Development
Mitigation fees.
Section 3: 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 4: The Commission finds that the proposed project is exempt from the California
Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA
Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 (In-Fill
Development) because the project (a) is consistent with the applicable general plan designation
and all applicable general plan policies as well as with applicable zoning designation and
regulations, (b) the site of the proposed development is within city limits on a project site of less
than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat
for endangered, rare or threatened species, (d) the project will not result in any significant effects
relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by
all required utilities and public services.
Section 5: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Uniform Sign Program (SIGN) No. 2023-05:
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.
PC Reso. No. 2023-____
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The subject site has a General Plan Land Use designation of General Commercial (GC) and
is located in 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 multi-tenant commercial
retail building and a drive-through restaurant with 0.14 FAR. Therefore, the Project is
consistent with the General Plan.
Furthermore, the current zoning designation of the subject site is General Commercial (C-
2). According to Section 17.124.020 of the Lake Elsinore Municipal Code (LEMC), all
permitted uses of the Commercial Office (C-O) and the Neighborhood Commercial (C-1)
district as contained within LEMC 17.116.0202 and 17.120.020 are also permitted uses in
the C-2 zone. Restaurants and eating establishments and Retail or General Merchandise
stores are permitted uses. According to Section 17.124.030 of the LEMC, Uses permitted
subject to a use permit in the C-1 district as contained in LEMC 17.120.030 are also
permitted in the C-2 zone subject to a Conditional Use Permit. Pursuant to LEMC
17.120.030 drive-through establishments are permitted use subject to a Conditional Use
Permit. Therefore, the proposed drive-through food establishment is consistent with the
commercial designation of the subject site as described in the General Plan.
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 PDG Lake Elsinore Development
Project. The Project also complies with the architectural guidelines and development
standards outlined in the Nonresidential Development Standards (Chapter 17.112) of the
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 17, 2023. The Project, as
reviewed and conditioned by all applicable City divisions, departments and agencies, will
not have a significant effect on the environment.
Section 6: 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. 2023-05.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 17th day of October, 2023.
PC Reso. No. 2023-____
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Michael Carroll, Chairman
Attest:
___________________________________
Damaris Abraham,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Assistant Community Development Director of the City of Lake Elsinore,
California, hereby certify that Resolution No. 2023-__ was adopted by the Planning Commission
of the City of Lake Elsinore, California, at a regular meeting held October 17, 2023 and that the
same was adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Assistant Community Development Director