HomeMy WebLinkAboutItem No. 2 - Staff Report - Ortega Oaks Plaza
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REPORT TO PLANNING COMMISSION
To: Honorable Chair and Members of the Planning Commission
From: Damaris Abraham, Community Development Director
Prepared by: Carlos Serna, Associate Planner
Date: September 17, 2024
Subject: Planning Application No. 2019-80 (Ortega Oaks Plaza) – Proposal to
Construct an Approximately 3,300-Square-Foot Convenience Store with a
New Gasoline Dispensing Facility and a 1,400-Square-Foot Drive-Through
Restaurant on a 3.57-acre Portion of the Existing Ortega Oaks Plaza Located
at 15890 Grand Avenue
Applicant: David Culter, Ortega Plaza, LLC
Recommendation
1. Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15332 (In -fill Project);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-06 TO
ESTABLISH AND OPERATE A 3,427-SQUARE-FOOT GASOLINE DISPENSING FACILITY
WITH TEN (10) FUELING STATIONS IN THE NEIGHBORHOOD COMMERCIAL (C-1)
DISTRICT LOCATED AT 15890 GRAND AVENUE (APN: 381-320-025);
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-05 TO
ESTABLISH AND OPERATE A 1,400-SQUARE-FOOT DRIVE-THROUGH RESTAURANT
IN THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT LOCATED AT 15890 GRAND
AVENUE (APN: 381-320-025); and
4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 202 2-05 TO
CONSTRUCT A ONE-STORY 3,375-SQUARE-FOOT CONVENIENCE STORE, A 3,427
SQUARE-FOOT GASOLINE DISPENSING FACILITY, AND A 1,400 -SQUARE-FOOT
DRIVE-THROUGH RESTAURANT LOCATED AT 15890 GRAND AVENUE (APN: 381 -320-
025).
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Project Location
The proposed project site is located within an existing 7.07-acre property that is zoned within the
Neighborhood Commercial (C-1) zoning district and is located on the southeastern corner of the
Grand Avenue and Ortega Highway intersection. The project site includes Assessor Parcel
Number (APN) 381-320-025.
The property currently contains a commercial retail plaza that was originally entitled in the mid -
to-late 1950s and is now known as the Ortega Oaks Plaza. The site is fully developed with an
approximately 6,400-square-foot (sq. ft.) two-story office building, an 8,600 sq. ft. one-story
grocery store, and a 1,200 sq. ft. quick -service restaurant building along with existing parking
spaces and landscaping.
Environmental Setting
EXISTING
LAND USE GENERAL PLAN ZONING
Project
Site Commercial General Commercial (GC) Neighborhood Commercial (C-1)
North Vacant
Naval Base
Commercial Mixed Use (CMU) Commercial Mixed Use (CMU)
South Commercial
Retail/
Vacant
General Commercial (GC) &
Riverside County Low-Medium
Residential (LMR)
Neighborhood Commercial (C-1)
East Commercial Commercial Mixed Use (CMU) Commercial Mixed Use (CMU)
West Vacant Commercial Mixed Use (CMU) Commercial Mixed Use (CMU)
Table 1: Environmental Setting
Project Description
Planning Application No. 2019 -80 is a request for a Commercial Design Review (CDR No. 2022-
05) and two (2) Conditional Use Permits (CUP No. 2024 -06 and 2022-05) to develop a new
convenience store with gasoline dispensing facility and drive -through restaurant building. The
project proposes the following construction and impro vements:
• Demolish the existing approximately 1,200 sq. ft. one -story restaurant building;
• Construct a new one-story 3,375 sq. ft. convenience store;
• Construct a new 3,427 sq. ft. gasoline dispensing facility with ten (10) fueling stations;
• Construct a new 1,400 sq. ft. drive-through restaurant; and
• Re-configure the existing surfacing parking lot including new striping and new
landscaping.
The new construction project site will be developed on the northwestern 3.57 -acre portion of the
existing Ortega Oaks Plaza. The existing office building and grocery store will remain since they
are not part of the new construction, and no changes are prop osed to them including additional
square footage. The site will be accessed by one right -in right-out driveway on Grand Avenue,
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one right-in right-out driveway on Ortega Highway, and one full-movement driveway on Ortega
Highway (along the southwest corner of the property).
The proposed improvements are intended to provide a mix of new commercial uses and site
improvements to revitalize the existing retail center and beautify one of the City’s gateways
through enhanced circulation and landscaping.
Analysis
The following analysis below provides a discussion of the proposed project’s consistency with the
commercial development standards and requirements pursuant to the Lake Elsinore Municipal
Code (LEMC) as well as the General Plan. In addition, t he 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 a dopted plans, policies, and regulations.
General Plan Consistency
The subject site has a General Plan Land Use designation of General Commercial (GC) and is
located in the Lake Edge 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 a one-story 3,375 sq. ft. convenience store, a 3,427 sq. ft.
gasoline dispensing facility, and a 1,400 sq. ft. drive-through restaurant for a maximum FAR of
0.07. Even though the proposed project increases the intensity with additional uses and square
footage, the addition is well under the maximum FAR allowed. Further, the proposed changes in
use will continue to be consistent with the intent of the GC Land Use designation. Therefore, the
project is consistent with the General Plan .
Municipal Code Consistency
The current zoning designation of the subject site is Neighborhood Commercial (C -1). According
to LEMC Section 17.124.020, general merchandise stores such as convenience stores are
permitted uses in the C-1 zone. Furthermore, according to LEMC Section 17.1 24.030, drive-
through restaurants and gasoline dispensing facilities are conditionally permitted uses (subject to
approval of conditional use permits) in the C-1 zone.
Staff has reviewed the submitted development plans for compliance with the C -1 development
standards and has determined that the proposed development conforms to said development
standards as shown in Table 2 below.
DEVELOPMENT STANDARD REQUIRED PROPOSED
Floor Area Ratio (FAR) 0.40 maximum 0.07
Front Setback Average of 20 ft. but not
less than 15 ft.
52 ft. – 6 in.
Right Side, Interior Setback 15 ft. 124 ft.
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Fueling Station Canopy Setback 20 ft. 57 ft. – 8 in.
Building Height 35 ft. 29 ft. – 6 in.
Landscape Improvements:
Drive-through planter separation (from
driveways, parking and property lines)
5 ft. minimum 13ft. – 5 in. to 20 ft.
Parking area from ROW 15 ft. minimum 15 ft.
Table 2: Development Standards
Architectural Elevations
The architectural design of the proposed building complies with the Nonresidential Development
Standards (Chapter 17.112) of the LEMC. The proposed commercial building elevations would
bring a modernized and contemporary architectural style to the plaza. The structure also employs
recessed and pop-out walls to add additional architectural articulation and stone veneer will be
employed throughout the structure to avoid long expanses of untreated open walls. The updated
exterior consists of stucco in earth to ned color palettes with gray trim accents. The exterior
architecture, including colors and materials, have been designed to be harmonious and
compatible with the existing structures and surrounding development. Furthermore, the proposed
landscaping improvements complement the proposed building design, provide shade, and
breakup expanses of pavement.
The project also meets the minimum parking requirements set forth in Section 17.148.030 of the
LEMC as shown in Table 3.
LAND USE REQUIRED PROPOSED
Drive-Through Lane
Storage
8 vehicles / 20 ft. per vehicle
(160 ft.)
10 vehicles / 20 ft. per vehicle (200 ft.)
Drive-Through
Restaurant
One (1) space per 45 sq. ft. of
customer area
One (1) space per 200 sq. ft.
of non-customer area
Customer Area: 420 sq. ft. = 10
Non-Customer Area: 980 sq. ft. = 5
Convenience Store,
Existing Office, and
Existing Grocery
One (1) space per 250 sq. ft.
of gross floor area
Convenience Store: 3,375 sq. ft. = 14
Existing Office: 6,478 sq. ft = 26
Existing Retail: 8,634 sq. ft. = 34
TOTAL REQUIRED 89
TOTAL PROVIDED 124
Table 3: Parking Requirements
Environmental Determination
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
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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 project site is completely disturbed and is developed with an
existing commercial center. 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.
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 bee n received by staff.
Attachments
Attachment 1 – CUP-2022-05 Resolution
Attachment 2 – CUP-2024-06 Resolution
Attachment 3 – CDR Resolution
Attachment 4 – Conditions of Approval
Attachment 5 – Class 32 Exemption Checklist
Attachment 6 – GIS Exhibits
Attachment 7 – Design Review Package
Attachment 8 – Public Notice Package