HomeMy WebLinkAboutStaff Report (17)
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REPORT TO PLANNING COMMISSION
To:Honorable Chair and Members of the Planning Commission
From:Damaris Abraham, Assistant Community Development Director
Prepared by:Carlos Serna, Associate Planner
Date:October 17, 2023
Subject:Planning Application No. 2022-20 (PDG Lake Elsinore) – Proposal to
Construct a 10,241 Sq. Ft. Multi-tenant Commercial Building, a 3,887 Sq. Ft.
In-N-out Drive-through Restaurant, Related Site Improvements, and a
Uniform Sign Program on an Approximately 2.29-acre Site Located at Dexter
Avenue Between Crane Street and Allan Street
Applicant: Robert Lewis, Pacific Development Group II
Recommendation
1. Find that the project is exempt from the California Environmental Quality Act (CEQA) pursuant
to CEQA Guidelines Section 15332 (In-Fill Development Projects);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-07 TO
ESTABLISH A 3,887 SQUARE FOOT DRIVE-THROUGH RESTAURANT IN THE GENERAL
COMMERCIAL (C-2) DISTRICT LOCATED AT APNS: 377-030-085, 086, 087, 088, 089, 090,
091, AND 092;
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2022-10
PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS FOR A 10,241
SQUARE-FOOT MULTI-TENANT COMMERCIAL BUILDING AND A 3,887 SQUARE FOOT
RESTAURANT WITH A TWO-LANE DRIVE-THROUGH LOCATED AT APNS: 377-030-085,
086, 087, 088, 089, 090, 091, AND 092; and
4. Adopt 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.
PA 2022-20 (PDG Lake Elsinore)
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Project Location
The project site is located along Dexter Avenue between Crane Street and Allan Street. The
project encompasses Assessor Parcel Numbers (APNs): 377-030-085, 086, 087, 088, 089, 090,
091, and 092.
Project Description
Planning Application No. 2022-20 is a request for approval of a Commercial Design Review (CDR
No. 2022-10) to construct a one-story 10,241 sq. ft. multi-tenant commercial building and a one-
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, landscaping on an approximately 2.29-acre
site. The application also includes a request for approval of a Conditional Use Permit (CUP No.
2022-07) to permit operation of the drive-through, as required by the C-2 zoning regulations. The
site will be accessed by one full-movement driveway on Allan Street and two (2) full-movement
driveways on Crane Street.
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. A 13’-6” tall center identification sign
located will be located at the corner of Allan Street and Dexter Avenue. The sign program also
includes a 45’-0” tall freeway identification sign for In-N-Out which incorporates City
Identification/Branding sign.
Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project Site Vacant General Commercial (GC)General Commercial (C-2)
North Commercial General Commercial (GC)General Commercial (C-2)
South Commercial General Commercial (GC)General Commercial (C-2)
East Vacant General Commercial (GC)General Commercial (C-2)
West Commercial General Commercial (GC)General Commercial (C-2)
Table 1: Environmental Setting
Analysis
General Plan Consistency
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
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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.
Municipal Code Consistency
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 17.116.020 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.
Staff has reviewed the submitted development plans for compliance with the C-2 development
standards and has determined that the proposed development conforms to the C-2 district
provisions as shown in Table 2.
Development Standard Required Proposed
Floor Area Ratio (FAR)0.80 max.0.40
Front Setback Average of 20’ but not less
than 15 feet
20’ min
Right Side, Interior 15’15’
Left Side, Interior 15’15’
Building Height 45’27’
Landscape improvements:
Drive-through planter separation (from
driveways, parking and property lines)
5'-0" min.13’ -5” to 20'-0"
Parking area from ROW 15'-0" min.15’
Table 2: Development Standards
The Project also meets the minimum parking requirements set forth in Section 17.148.030 of the
LEMC as shown in Table 3.
Parking Standard Required Proposed
Drive-Through Storage 8 vehicles (160'-0") min.31 Vehicles (256’-0”)
Required number of
parking spaces
Commercial uses: one
space per 250 sq. ft. of
gross floor area
Restaurant uses: one space
per 45 sq. ft. of customer
area and 1 space per 200
sq. ft. of noncustomer area
Commercial structure:
•Restaurant- Customer Area – 810 sq.
ft. / 45 sq. ft. = 18
•Non-Customer Area – 2,290 sq. ft. /
200 sq. ft. = 12
•Retail: 3,941 sq. ft. / 25 sq. ft. = 16
•Medical: 3,000 sq. ft. / 175 sq. ft. = 17
In-N-Out:
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Medical uses: one space
per 175 sq. ft. of gross floor
area
•Customer Area - 2,292 sq. ft. / 45 sq.
ft. = 51
•Non-costumer area – 2,083 sq. ft. /
200 sq. ft. = 11
Total Required = 125
Total Provided = 126
Table 3: Parking Requirements
Architecture and Site Design
The architectural design of the proposed building complies with the Nonresidential Development
Standards (Chapter 17.112) of the LEMC. The proposed buildings are rectangular in plan and will
feature varying roof lines. The commercial shell building exterior would consist a stucco exterior
in shades of white with the cornice and steel canopies being an earthy brown as an accent. The
structure also employs recessed walls to add additional architectural articulation and stone
veneer. The proposed restaurant building exterior would employ a similar bas color to the
commercial shell building and would employ red striping below the cornice as an accent and stone
veneer will be employed in the lower 5th of the building to avoid long expanses of open blank wall
space. The exterior architecture, including colors and materials, have been designed to be
harmonious and compatible with surrounding development. Furthermore, the proposed
landscaping improvements complement the proposed building design, provide shade and break-
up expanses of pavement. The proposed site design is cohesive and functional for the proposed
use.
The Design Review Committee, including Staff from Planning, Building and Safety, Fire, and
Engineering departments and the Elsinore Valley Municipal Water District, has reviewed the
project and have added recommended conditions of approval to ensure compliance with adopted
plans, policies, and regulations.
Traffic and Operations
A traffic study dated September 2023 was prepared by Kimley-Horn for the proposed project. The
purpose of the analysis is to assess the degree to which the project would impact performance of
the surrounding road network, specifically the existing intersections of the Specifically the
intersections of the proposed west Driveway at Allan Street, east and west driveways at Crane
Street, I-15 SB Ramps at Central Avenue, I-15 NB Ramps at Central Avenue, Dexter Avenue at
Central Avenue, Cambern Avenue at Central Avenue, Dexter Avenue at Allan Street, Dexter
Avenue at Crane Street, Dexter Avenue at 3rd Street, and Dexter Avenue at 2nd Street. The
analysis concluded that upon construction of street improvements adjacent to the project frontage
on Dexter Avenue, construction of new traffic signal at the intersection of Dexter Avenue and
Third Street, and fee payments to established programs (Traffic Infrastructure Fee and
Transportation Uniform Mitigation Fee), the project would not adversely affect levels of service in
the study area and that the study intersections would function at satisfactory levels of service.
The Citywide Traffic Impact Study and Fee Analysis (TIF) conducted in 2002 identifies a traffic
signal required at Dexter Avenue and 2nd Street. However, based on the pattern of development
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since 2002 and the Traffic Impact analysis provided by the developer, a traffic signal is warranted
at the intersection of Dexter Avenue and 3rd Street. Based on that, Staff recommends changing
the TIF eligibility to the intersection at Dexter Avenue and 3rd Street allowing the developer to
have TIF reimbursement eligibility up to the amount stated in the study for the traffic signal
improvements constructed by the project. Engineering Department is currently conducting an
update to the TIF program that will include all signals for City’s future build out.
The Traffic Impact analysis also included a drive-through queuing analysis for the proposed
project to evaluate the adequacy of the drive-through lane queuing capacity. The opening to the
drive-through lane would be located on the northern corner of the Fast-Food site and wrap around
to the east side of the proposed building in a counterclockwise direction. The drive-through would
provide two side-by-side entry lanes. After the entry lanes, the two lanes would merge into a single
drive-through lane prior to the order board and pay and pick-up window. The proposed drive-
through would provide a drive-through queuing capacity of approximately 31 vehicles. According
to the traffic study, based on survey data of the other tenant locations in the region, the study
determined that the proposed drive-through stacking capacity at the peak observed queue was
24 vehicles. Additionally, the project is conditioned to submit queuing management plan detailing
procedures and operational measures to be implemented to achieve safe parking lot circulation
during peak drive-through demand (COA No. 17). Therefore, upon implementation of the
circulation improvements and traffic management plans required by conditions of approval, the
project is consistent with the circulation goals and policies of the General Plan and is not expected
to adversely impact the safety or efficiency of the surrounding roadways.
Environmental Determination
The proposed project is exempt 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. A categorical exemption checklist documenting project eligibility for the Class 32
exemption is attached to this report (Attachment 5).
MSHCP Consistency
The proposed project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The subject property is not located in an MSHCP criteria cell and
is not subject to the City’s LEAP and the Western Riverside County Regional Conservation
Authority’s (RCA) JPR process. The project complies with all other applicable requirements of
the MSHCP.
PA 2022-20 (PDG Lake Elsinore)
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Public Notice
Notice of the hearing for this application has been published in the Press-Enterprise newspaper
and mailed to property owners within 700 feet of the subject property. As of the writing of this
report, no written comments concerning this application have been received by staff.
Attachments
Attachment 1 – CUP Resolution
Attachment 2 – CDR Resolution
Attachment 3 – SIGN Resolution
Attachment 4 – Conditions of Approval
Attachment 5 – Class 32 CEQA Exemption Checklist
Attachment 6 – GIS Package
Attachment 7 – Design Review Package
Attachment 8 – Uniform Sign Program
Attachment 9 – Public Noticing Materials