HomeMy WebLinkAboutReso 2025-46-CUP 2024-04 - PA 2024-08 Walmart Fueling StationRESOLUTION NO. 2025-46
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DENYING CONDITIONAL USE PERMIT NO. 2024-04
TO PERMIT A WALMART FUELING STATION AND CONVENIENCE STORE
LOCATED WITHIN THE WALMART SUPERCENTER RETAIL CENTER (APNS:
377-090-052 AND 377-090-053)
Whereas, Ryan Alvarez, Kimley-Horn & Associates, has filed an application with the
City of Lake Elsinore (City) requesting approval of Conditional Use Permit No. 2024-04 (CUP
No. 2024-04) and Commercial Design Review (CDR No. 2024-02) to construct a Walmart
fueling station with a convenience store;
Whereas, the project site is located north of Dexter Avenue and east of Central
Avenue/State Route 74 (SR-74), within the Walmart Supercenter retail center. The Walmart
Supercenter retail center is approximately 17.66 acres. The proposed fueling station and
convenience store will be located on approximately 1.10 acres within the existing Walmart
parking lot developed on Assessor Parcel Numbers 377-090-052 and 377-090-053;
Whereas, CUP No. 2024-04 proposes to permit a fuel station with 16 positions and
convenience store within the General Commercial (C-2) zone;
Whereas, pursuant to Section 17.415.070.B of the LEMC, the Planning Commission
(Commission) has been delegated with the responsibility of reviewing and approving,
conditionally approving, or denying Conditional Use Permits;
Whereas, on October 21, 2025, the Commission approved a continuance of CUP No.
2024-04 to December 2, 2025 for further consideration;
Whereas, on December 2, 2025, at a duly noticed Public Hearing, the Planning
Commission considered the evidence presented by the Community Development Department
and other interested parties with respect to this item;
Whereas, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq., herein referred to
as “CEQA”), the State of California Guidelines for Implementation of the California
Environmental Quality Act (Title 14 of the California Code of Regulations, herein referred to as
the "CEQA Guidelines"), the City is the "lead agency" for the preparation and consideration of
environmental documents for the Proposed Project;
Whereas, pursuant to Section 15270 of the State CEQA Guidelines (California Code of
Regulations, Title 14, Chapter 3, Sections 15000-15387) CEQA does not apply to disapproved
projects;
Whereas, after consideration, the Commission voted to deny CUP No. 2024-04 based
on findings of inconsistency with the General Plan and adverse impacts on public health, safety,
and welfare; and
Whereas, this Resolution is scheduled for inclusion on the December 16, 2025,
Consent Calendar for formal adoption.
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PC Reso. No. 2025-46
Page 2 of 3
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE, AND ORDER AS
FOLLOWS:
Section 1: The Planning Commission has reviewed and analyzed the proposed
application for Commercial Design Review (CDR No. 2024-02) and Conditional Use Permit
(CUP No. 2024-04) and all of the evidence presented prior to making its decision on the
application.
Section 2: That in accordance with LEMC Section 17.415.070.C. Findings, the
Commission makes the following findings regarding CUP No. 2024-04:
1. That the proposed use, on its own merits and within the context of its setting, is not in
accord with the objectives of the General Plan and the purpose of the planning district in
which the site is located.
The proposed use is not consistent with the General Plan’s goals and policies related to
circulation, land use compatibility, and community character. Although the applicant
submitted a Traffic Impact Analysis with recommended mitigation measures, the
Commission finds that these measures are insufficient to reduce traffic impacts to an
acceptable level. The project would still generate significant congestion at key
intersections and along primary access routes, adversely affecting roadway capacity and
emergency response times. This outcome conflicts with the Circulation Element of the
Lake Elsinore General Plan, which prioritizes safe and efficient traffic flow and protection
of public health, safety, and welfare.
The Commission further finds that the proposed use would contribute to an
overconcentration of similar uses in the vicinity, contrary to General Plan Land Use
Element policies promoting balanced development and neighborhood compatibility. The
clustering of high-intensity uses would exacerbate traffic congestion and parking demand
beyond available capacity, degrading community character and livability. These
cumulative impacts cannot be adequately mitigated through the measures proposed by
the applicant.
2. The proposed use will be detrimental to the general health, safety, comfort, or general
welfare of persons residing or working within the neighborhood of the proposed use or the
City, or injurious to property or improvements in the neighborhood or the City.
The proposed use would adversely affect public health, safety, and welfare by
contributing to traffic congestion and creating unsafe conditions for motorists,
pedestrians, and emergency access. Approving the subject use at this specific location,
will create adverse effect on the existing adjacent uses.
Section 3: Based upon the evidence presented, both written and testimonial, and the
above findings, the Planning Commission hereby affirms its denial of CUP No. 2024-04.
Section 4: This Resolution shall take effect immediately upon its adoption.
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PC Reso. No. 2025-46
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Passed and Adopted on this 16th day of December, 2025.
John Gray
Chair
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. 2025-46 was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on December 16, 2025, and that the same
was adopted by the following vote:
AYES: Commissioners Devor, Pease and Peters; and Chair Gray
NOES: None
ABSTAIN: None
ABSENT: None
Damaris Abraham
Community Development Director
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