HomeMy WebLinkAboutStaff Report (2)
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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:Joey Mendoza, Associate Planner
Date:February 6, 2024
Subject:Planning Application No. 2023-36 (Lake Oasis Spa) – A request for a
Conditional Use Permit to establish a new massage establishment within a
1,530 sq. ft. suite within an existing multi-tenant building located at 31900
Mission Trail
Applicant:Michelle (Shuanglin) Hu
Recommendation
1. Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to Section 15301 (Existing Facilities); and
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2023-36
(CONDITIONAL USE PERMIT NO. 2023-13) TO ESTABLISH A NEW MASSAGE
ESTABLISHMENT IN AN EXISTING 1,530 SQUARE FOOT UNIT WITHIN A MULTI-TENANT
BUILDING LOCATED AT 31900 MISSION TRAIL SUITE 150 (APN: 363-172-006)
Project Location
The project is located within an existing multi-tenant commercial building within the Mission Trail
Center near the intersection of Campbell Street and Mission Trail, more specifically referred to as
31900 Mission Trail, Suite 150 (APN: 363-172-006).
Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project Site Commercial Commercial Mixed Use Commercial Mixed Use (CMU)
North Commercial Commercial Mixed Use Commercial Mixed Use (CMU)
South Commercial Commercial Mixed Use Commercial Mixed Use (CMU)
East Commercial Commercial Mixed Use Commercial Mixed Use (CMU)
West Commercial Commercial Mixed Use Commercial Mixed Use (CMU)
PA 2023-36 (Lake Oasis Spa)
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Project Description
Planning Application No. 2023-36 (Conditional Use Permit No. 2023-13) proposes to establish a
massage establishment within an existing multi-tenant commercial building within the Mission
Trail Center. The proposed project will be located in one of the tenant suites, approximately 1,530
sq. ft. in size. The project proposes five (5) full-body massage rooms, a gender-neutral shower
room, a gender-neutral restroom, and a separate reception area at the suite entry. This area will
also serve as an office for daily administrative work. The facility will be open from 10:00 AM to
8:00 PM seven (7) days a week and will have two (2) to three (3) employees working different
shifts. The facility expects to serve eight (8) to twelve (12) clients on a daily basis.
Analysis
General Plan Consistency
The project site has a General Plan Land Use Designation of Commercial Mixed Use (CMU). The
CMU designation provides for a mixture of commercial and residential uses, such as retail and
service-based commercial businesses, high-density residential uses, and similar and compatible
uses. The project proposes to establish a body massage establishment, which is a service-based
commercial business. Therefore, the project is consistent with the General Plan.
Municipal Code Consistency
The current zoning designation for the subject property is Commercial Mixed Use (CMU). Per
Section 17.134.020 (Table of land uses and glossary/definitions) of the CMU zone, massage
establishments are permitted uses subject to the approval of a Conditional Use Permit.
According to Section 17.148.030.A of the Lake Elsinore Municipal Code (LEMC), the project is
required to provide one (1) parking space for every 250 square feet of unit area. The total parking
demand for the project will be seven (7) spaces. The proposed project will have sufficient parking
as it has been allocated ten (10) non-exclusive parking spaces. Accessible parking is provided
for multiple tenants by the existing Mission Trail Center.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the requested Design Review application, and support the proposed
application. Appropriate Conditions of Approval have been included approval to ensure
compliance with adopted plans, policies, and regulations.
Environmental Determination
Staff has determined that the proposed Project is exempt from the California Environmental
Quality Act (CEQA) pursuant to Section 15301 (Class 1: Existing Facilities). Class 1 consists of
the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing
public or private structures, facilities, mechanical equipment, or topographical features, involving
negligible or no expansion of use beyond that existing at the time of the lead agency's
determination. The proposed project will be located within an existing multi-tenant commercial
PA 2023-36 (Lake Oasis Spa)
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building and will utilize one of the suites, which is approximately 1,530 sq. ft. in size. No
modifications will be made to the exterior of the building. Only minor modifications will be made
to the interior of the unit.
MSHCP Consistency
The project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The project site is completely disturbed and is developed with an
existing commercial center. The project site is not located in a Criteria Cell and was not required
to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review
(JPR) processes. The project complies with all other applicable requirements of the MSHCP.
Public Notice
Notice of the hearing for this application has been published in the Press-Enterprise newspaper
and mailed to property owners within 300 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 – Conditions of Approval
Attachment 3 – GIS Exhibits
Attachment 4 – Use Description
Attachment 5 – Project Plans
Attachment 6 – Public Notice Materials