HomeMy WebLinkAboutReso 2024-18 CDR 2023-05 - PA 2023-17 - Lakefront Plaza Commercial CenterRESOLUTION NO. 2024-18
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2023 -17
(COMMERCIAL DESIGN REVIEW NO. 2023-05) FOR EXTERIOR BUILDING
FAÇADE AND RELATED SITE IMPROVEMENTS WITH A PARKING REDUCTION
FOR THE EXISTING LAKEFRONT PLAZA COMMERCIAL CENTER LOCATED AT
31681 AND 31701 RIVERSIDE DRIVE (APNS: 379 -381-053 AND 379-381-054)
Whereas, Richard Leigh, Fluid and Fare, has filed an application with the City of Lake
Elsinore (City) requesting approval of Planning Application No. 2023 -17 (Commercial Design
Review No. 2023-05) to make minor modifications related to existing building size and
architectural elevations for the existing 13,837 sq. ft. two -story commercial building (13,435 sq. ft.
after remodel). The project also proposes minor modifications related to the architectural
elevations of the existing 11,989 sq. ft. one-story commercial building and other on -site
modifications. The project site is located on a 1.99-acre site at 31681 and 31701 Riverside Drive
(APNS: 379-381-053 and 379-381-054);
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) proces s
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 17.415.050 (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;
Whereas, pursuant to Section 17.148.030.D.1. (Parking Study) of the LEMC, the
Commission has the responsibility of reviewing and approving, conditionally approving, or denying
parking reduction requests; and
Whereas, on August 20, 2024, 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 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 .
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2. The Project is consistent with the Riparian/Riverine Areas, Vernal Pools Guidelines, and
the Fuel Management Guidelines as the Project is wholly located within an existing
building and does not include any earth disturbing activities therefore Sections 6.1 .2 or
6.3.1 of the MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
and the Additional Survey Needs and Procedures 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.
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 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). 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 project proposes to
remodel an existing 13,837 sq. ft. two -story commercial building including a 402 sq. ft. reduction
and exterior modifications. The project also proposes improvements to the existing 11,959 sq. ft.
one-story commercial building fascia.
Section 5: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Commercial Design Review No. 2023-04:
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.
The subject site has a General Plan Land Use designation of General Commercial (GC)
and is located in the Lake View District which allows 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’s proposed changes in uses will continue to be consistent with the
intent of the GC Land Use designation as well as the Lake View District Plan. The
proposed project improvements do not involve an expansion in square footage that would
increase the FAR. Furthermore, the project is consistent with the goal of General Plan
Land Use Policy 1.3 since it proposes to establish new sit -down restaurant tenant spaces.
Therefore, the Project is consistent with the General Plan.
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The proposed project also complies with the intent of the C-2 zoning district because the
proposed change in uses is permitted in the zone and the remodeling will help attract new
businesses including restaurants to continue serving the residents and visitors of the City.
2. The Project complies with the design directives contained in the LEMC and all applicable
provisions of the LEMC.
The project is appropriate to the site and surrounding developments because the
proposed new uses are compatible with the existing neighboring businesses which also
include a variety of retail, commercial, and restaurants . The architectural design of the
proposed buildings conforms to the Nonresidential Development Standards (Chapter
17.112) of the LEMC because it will modernize the Lakefront Plaza with a new improved
façade including a new exterior color palette . Enhanced onsite landscaping has been
provided thereby creating interest and varying vistas for the a pedestrian experience along
abutting streets. The architecture has been designed to enhance the surrounding area. In
addition, the project has been designed to ensure safe and efficient circulation is provided
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.
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 included recommended conditions of approval to ensure
compliance with adopted plans, policies, and regulations. Furthermore, the project will be
required to demonstrate compliance with the conditions of approval and other applicable
design and development standard requirements pursuant to LEMC Section 17.415.050
during the plan check review process prior to the issuance of permit(s) for construction.
Section 6: That in accordance with Section 17.148.030.D of the LEMC, the Commission
makes the following findings regarding Commercial Design Review No. 2023-05 for the parking
reduction:
1. A parking study prepared by a traffic and parking consultant was submitted for this project
and includes a shared parking analysis based on the mix of current and proposed land
uses within the existing commercial plaza;
2. The shared parking analysis includes a Time -of-Day Factor Model for the proposed project
based on the land uses and square footages as identified on the site plan. This analysis
is based on the principle that different land uses have different peak periods of parking
demand throughout a given day (e.g., restaurants have peak demands during typical lunch
and dinner times). Given the proposed mix of uses and their varying peak parking demand
times, the shared parking analysis determined that they may be able to share a single pool
of parking;
3. Furthermore, based on the results of the shared parking analysis, the proposed parking
supply of 135 parking spaces including six (6) accessible spaces is projected to
adequately accommodate peak parking demand at 12:00 P.M. on weekdays and 2:00
P.M. on weekends at the project site with a surplus of three (3) parking spaces;
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4. Reduced parking will not affect the health, safety and welfare of the public because the
parking study demonstrated a sufficient number of parking spaces would be provided.
Furthermore, the parking lot is designed to allow efficient on -site circulation and access
for emergency vehicles; and
5. The project has been conditioned to ensure compliance with the findings and the intent of
LEMC Section 17.148.030.D and to ensure that an adequate parking management plan
will be implemented to ensure adequate parking spaces will be provided per code
requirements should demand for parking increase on site (COA Nos. 1 3, 14 and 15).
Section 7: Based upon the evidence presented, both written and testimonial, and the
above findings, the Commission hereby finds that the project is consistent with the MSHCP.
Section 8: Based upon the evidence presented, the above findings, and the Condition s
of Approval imposed upon the p roject, the Commission hereby approves Commercial Design
Review No. 2023-05.
Section 9: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 20th day of August, 2024.
Jodi Peters
Chair
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Attest:
___________________________________
Damaris Abraham
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2024-18 was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held August 20, 2024, and that the same was
adopted by the following vote:
AYES: Commissioners Ross, Carroll, and Williams; Vice Chair Gray; and Chair Peters
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham
Community Development Director
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