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REPORT TO PLANNING COMMISSION
To:
Honorable Chair and Members of the Planning Commission
From: Damaris Abraham, Community Development Director
Date: October 21, 2025
Subject: Planning Application No. 2021-19 (Rome Hill Commercial Project) – Proposal to develop two commercial manufacturing warehouse buildings totaling 92,760 sq. ft. and related
site improvements on a 6.77-acre site located on Grand Avenue and Kathryn Way
Applicant:Guy Selleck, G.E.M. Investments, LLC
Recommendation
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION (ER 2025-02) (SCH NO. 2025090173) FOR
PLANNING APPLICATION NO. 2021-19 (GENERAL PLAN AMENDMENT NO. 2022-01, ZONE CHANGE NO. 2022-02, CONDITIONAL USE PERMIT NO. 2022-17, COMMERCIAL DESIGN REVIEW NO. 2022-12, AND VARIANCE
NO. 2025-08);
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING ADOPTION OF FINDINGS THAT PLANNING APPLICATION NO. 2021-19 (GENERAL PLAN AMENDMENT
NO. 2022-01, ZONE CHANGE NO. 2022-02, CONDITIONAL USE PERMIT NO. 2022-17, COMMERCIAL DESIGN REVIEW NO. 2022-12, AND VARIANCE NO. 2025-08) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY
MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP);
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2022-01 AMENDING THE LAND USE DESIGNATION
FROM GENERAL COMMERCIAL (GC) AND HIGH DENSITY RESIDENTIAL (HDR) TO LIGHT INDUSTRIAL (LI) FOR APN: 371-150-017;
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF ZONE CHANGE NO. 2022-02 CHANGING THE ZONING DESIGNATION FROM COMMERCIAL
PARK (C-P) AND HIGH
DENSITY RESIDENTIAL (HDR) TO COMMERCIAL MANUFACTURING (C-M) FOR APN: 371-150-017;
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT NO. 2022-17 TO ESTABLISH A TWO-UNIT COMMERCIAL
MANUFACTURING WAREHOUSE FACILITY WITH AN OUTDOOR STORAGE AREA LOCATED AT APN: 371-150-017;
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF COMMERCIAL DESIGN REVIEW NO. 2022-12 PROVIDING BUILDING DESIGN AND RELATED
IMPROVEMENTS FOR TWO COMMERCIAL MANUFACTURING WAREHOUSE BUILDINGS TOTALING 92,760 SQUARE FEET LOCATED AT APN: 371-150-017; and,
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF VARIANCE NO. 2025-08 TO REDUCE THE REQUIRED FRONT YARD SETBACK FROM 15
FT. TO 6 FT. DUE TO SITE CONSTRAINTS FOR THE COMMERCIAL MANUFACTURING FACILITY LOCATED AT APN: 371-150-017.
Project Location
The project site is located at the corner of Grand Avenue and Kathryn Way within the East Lake District. The project site consists of an approximately 6.77-acre undeveloped area and
includes Assessor Parcel Number 371-150-017.
Environmental Setting
EXISTING LAND USE
GENERAL PLAN
ZONING
Project Site
Vacant
General Commercial (GC) and High Density Residential (HDR)
Commercial Park (C-P) and High Density Residential (R-3)
North
Open Space & Lake Elsinore
Open Space and Recreational (R)
Open Space and Recreational (R)
South
Industrial, Commercial & Vacant
Light Industrial – Riverside County
Light Industrial – Riverside County
East
Mixed Use
Mixed Use – Riverside County
Mixed Use – Riverside County
West
Industrial, Commercial & Vacant
Light Industrial – Riverside County
Light Industrial – Riverside County
Table 1: Environmental Setting
Project Description
The Rome Hill Commercial Development Project (“Project”) consists of construction two (2) commercial manufacturing buildings totaling 92,760 sq. ft. with 173 parking spaces, which would
be constructed in two (2) phases over a total of 6.77 acres.
The Project consists of applications for General Plan Amendment (GPA) No. 2022-01, Zone Change (ZC) No. 2022-02, Conditional Use Permit (CUP) No. 2022-17, Commercial Design Review (CDR)
No. 2022-12, and Variance (VAR) No. 2025-08, which collectively are being processed under Planning Application No. 2021-34.
GPA No. 2022-01 proposes to amend the site’s Land Use Designation from General Commercial (GC) and High Density Residential (HDR) to Light Industrial (LI). The HDR designation provides
for residential densities between 19 and 24 units per net acre. The portion of the property currently designated as HDR would allow up to 144 residential units. To comply with Senate
Bill 330 (SB 330), the applicant has requested the transfer of residential capacity to the unit bank in accordance with Chapter 17.78 (No Net Loss Program) of the Lake Elsinore Municipal
Code (LEMC).
ZC No. 2022‐02 proposes to change the project site’s current zoning designation from Commercial Park (C-P) and High Density Residential (R-3) to Commercial Manufacturing (C-M).
CUP No. 2022-17 proposes to establish a two-unit commercial warehouse facility with an outdoor storage area.
CDR No. 2022-12 proposes to construct two (2) new commercial manufacturing warehouses with office space totaling 92,760 sq. ft. with 173 parking spaces, on-site stormwater management
improvements, lighting, walls and fencing, and landscaping.
VAR No. 2025-08 to reduce the required front yard setback from 15 ft. to 6 ft. due to site constraints.
Project Phasing
The proposed project is envisioned to be developed in two (2) Phases, with two approximately same same-sized structures that are designed to function as commercial manufacturing buildings.
Building 1 is proposed as Phase 1, which will consist of a 46,276 sq. ft. building with the intended use of commercial manufacturing. There will be two 60 ft. long loading docks at the
rear of the building on the east and west side of the building. Building 2 will constitute Phase 2 and will consist of a 46,484 sq. ft. commercial warehouse building.
Grading
The Project Site is flat and has already been cleared of most vegetation. Building pads will need to be over-excavated, recompacted and filled prior to construction. Precise grading
is anticipated to require 14,000 cubic yards (CY) of cut and 21,560 CY of fill, for a total of 7,560 CY of net import fill soils.
Architecture and Treatments
The proposed Project would consist of modern architectural buildings with a maximum height of 29 feet. The proposed buildings share a common architectural style (best characterized as
modern industrial) and will incorporate flat roofs with parapets. Building exterior materials will consist of metal panels, granite veneer, and metal canopies with supports. Exterior
finishes would generally be grays, browns, black, and reds. Each building will feature an all-glass, articulated entry on the front elevation. Loading bays and overhead doors will be
provided on the rear and side elevations, and one overhead door will be provided on the front elevation. The buildings would incorporate decorative architectural features, including
LED light fixtures.
Landscaping and Additional Site Improvements
The proposed landscaping plan has been designed to complement the architectural style for the proposed buildings. The Project includes approximately 89,233 sq. ft. of landscaping, which
is 30.5 percent landscape coverage. The project provides ample landscaping along Grand Avenue. This includes trees placed at the entrance of the new development and for additional visual
diversity to the street frontage. A large number of trees are proposed throughout the site (adding diverse color and shade to the tenant parking areas). In addition, a wide variety
of drought-tolerant plant materials have been selected to create a lush outdoor environment while minimizing the amount of water consumption.
The entire site would include on-site stormwater management improvements and lighting. A 6-foot-high split-face CMU wall with wrought iron gates would be constructed along the south
and east perimeter to screen the Project site. There is an existing 6-foot high CMU wall on the perimeter of the Project site.
Site Access
The property directly fronts on Grand Avenue and will take access from Grand Avenue. The project will also involve off-site driveway access from the adjacent property (APN: 371-150-001)
located within the County of Riverside to provide adequate access to the rear of the property. The applicant is required to provide a recorded reciprocal access agreement between the
Project site the access parcel. The easement shall be recorded prior to building permit issuance. The off-site driveway access from the adjacent property is will require a separate
application with the County of Riverside Transportation Department.
Street Improvements
Grand Avenue is a Riverside County maintained road and is designated as a Major Highway. Sufficient public street right-of-way along Grand Avenue on the project side shall be conveyed
for public use to provide for a 59 ft. half-width right-of-way per Standard No. 93, County Ordinance No. 461.11.
The Project is required to construct ultimate half-width street improvements along the property frontage on Grand Avenue. Improvements include but are not limited to curb, gutter, sidewalk,
and roadway widening, per County of Riverside standards.
Discussion
General Plan Consistency
The Project proposes to amend the site’s Land Use Designation from General Commercial (GC) and High Density Residential (HDR) to Light Industrial (LI). Below is a discussion of the Project’s
consistency with each Chapter and Element of the General Plan:
Community Form-Land Use Element. The General Plan currently designates this site as General Commercial (GC) and High Density Residential (HDR). The project proposes to develop the site
with two commercial manufacturing warehouse buildings. Environmental impacts associated with GPA 2022-01 have been evaluated under the relevant issue areas throughout the Initial Study/Mitigated
Negative Declaration (IS/MND) for this Project. Although the Project proposes less dwelling units than assumed by the General Plan, there are no adverse environmental effects associated
with such changes that have not already been evaluated and addressed throughout the IS/MND. The proposed commercial manufacturing use will help the City achieve its goal of developing
a mix of industrial uses including light industrial, clean manufacturing, technology, research and development, and medium industrial uses. The Project would be consistent with all
of the policies contained within the Land Use Element.
Community Form-Circulation Element. The various roadway improvements and extensions contemplated by the Circulation Element are reflected on Figure 2.3 of the Community Form Chapter
of the General Plan. The Circulation Element also contemplates improvements to bicycle and pedestrian facilities, which are reflected in Figure 2.5 and 2.6 of the Community Form Chapter,
respectively. The project includes frontage improvements on Grand Avenue which will enhance pedestrian movement through the provision of sidewalks. The project would be fully consistent
with Figure 2.3, 2.5, and 2.6 of the Community Form Chapter.
Community Form-Growth Management Element. The Growth Management Element provides goals and policies to ensure that public services do not lag behind population growth and the concomitant
demands created by a larger population. The project’s impacts to public services have been evaluated in the IS/MND Section XV. The project would be consistent with or otherwise would
not conflict with the goals and policies of the Growth Management Element.
Community Form-Housing Element. GPA 2022-01 proposes to change the site’s Land Use Designation from General Commercial (GC) and High Density Residential (HDR) to Light Industrial (LI).
The unused housing capacity will be transferred to the unit bank per LEMC Chapter 17.78, and this would address the potential loss of housing under the
proposed commercial manufacturing project. The Project would be consistent with or otherwise would not conflict with any of the adopted Housing Element goals.
Community Form-Parks and Recreation Element. The Parks and Recreation Element includes goals and polices are designed to provide the City with the tools and opportunities necessary to
create a recreational destination and foster community building for the City of Lake Elsinore. The Proposed Commercial Development project does not propose residential uses. The project
would be required to pay park fees to the City for the purpose of establishing, improving, and maintaining park land. Therefore, a direct increase in park uses is not expected as a
result of project implementation.
East Lake District. The project site is within the East Lake District of the General Plan. The East Lake District is uniquely defined by its proximity to the lake and the fact that it
is home to the extreme sport activities within the City. The Project would be consistent with the goals of the East Lake District Plan, including the goal to provide a commercial development
that will integrate with the recreational and open space land uses in the District. The proposed commercial manufacturing project will contribute to the commercial vitality of the District
as well as the City in general.
SB 330 No Net Loss Program
The project meets the following criteria for the transfer of units to the unit bank per Section 17.78.030 of the LEMC:
The project requesting the transfer of residential capacity to the unit bank must be on property that is a minimum of one acre and a maximum of 50 acres.
The project is located on a 6.77-acre property.
The ordinance adopted for a zoning amendment or specific plan amendment and the resolution adopted for a General Plan amendment changing the zoning and/or land use designation of a parcel
or parcels of property to a less intensive residential use or to a nonresidential use shall include a determination establishing the residential capacity existing before the amendment(s)
and identifying the unused housing capacity that will be transferred to the unit bank and made available for a residential density transfer pursuant to this chapter.
The 144 units of unused housing capacity that will be transferred to the unit bank and made available for a residential density transfer are identified in the ordinance and resolutions
for this project.
Municipal Code Consistency
The project site has a zoning designation of Commercial Park (C-P) and High Density Residential (R-3). A Zone Change (ZC 2022-02) is proposed to change the project site’s current zoning
designation from Commercial Park (C-P) and High Density Residential (R-3) to Commercial Manufacturing (C-M). With implementation of the Zone Change and the issuance of a Conditional
Use Permit for the outdoor storage area, the proposed use would be consistent with land use plans.
Staff has reviewed the proposed Project with respect to the relevant development standards as identified in the C-M zone as contain in LEMC Section 17.132. As shown in Table 2 below,
the project complies with the applicable development standards with the exception of the front yard setback requirement. The project applicant is requesting a variance to allow a reduction
in the front yard setback. Refer to the section below for a detailed discussion of the variance.
Development Standard
Required
Proposed
Floor Area Ratio (FAR) (maximum)
0.45
0.32
Front yard Setback (minimum)
15 ft.
6 ft. *
Building Height (maximum)
45 ft.
29 ft.
Landscape improvements
Adjacent to Street
15 ft.
6 ft. *
Landscape coverage
12%
30.5%
Parking
144
173
Table 2: Development Standards (* Variance requested to deviate from the front yard setback requirement)
Parking Analysis
The Project complies with the onsite parking standards listed in Chapter 17.148 (Parking Requirements) of the LEMC. Section 17.148.030.B of the LEMC requires one (1) parking space to
be provided for each 400 sq. ft. of unit area up to 20,000 sq. ft., plus one space for each 1,000 square feet of unit area over 20,000 square feet, plus one space for each 1,000 square
feet of outside sales, display or storage area. The project is required to provide 144 parking spaces. The project will have sufficient parking, as 173 parking spaces will be provided.
Variance Request
Pursuant to LEMC Section 17.415.080, the approving authority may grant relief from the applicable provision of the code for an applicant experiencing practical difficulties and/or unnecessary
physical hardships under certain circumstances because of certain physical conditions related to the site, such as size, shape, dimensions, topography, or unique setting.
The applicant is requesting a variance due to the physical hardship based on the narrow width of the lot and unique topographical and environmental constraints affecting the property
that would preclude them from having the same rights as the surrounding properties. There is an active fault line and a sewer trunk line located at the rear of the property that bisects
the property. There are also known environmentally sensitive areas located at the rear of the property. Even though the subject property is rectangular in shape, its narrow width creates
physical challenges with developing the lot that meets all the required standards. All these factors limit the buildable area of the lot that is physically suitable for construction.
Granting the variance would not constitute a special privilege because staff have determined that there are certain unique physical circumstances on the existing property that would
preclude the applicant from having the same development rights as the surrounding properties.
Design Review
The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture of the building has been designed
to achieve harmony and compatibility with surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible
with other colors and materials used on other properties near the project site. The proposed landscaping improvements serve to enhance the building designs and soften portions of building
elevations, provide shade and break-up expanses of pavement.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the proposed project, and have conditioned the Project to ensure
compliance with the general plan, the municipal code, and the related environmental document.
SB 18 and AB 52 Tribal Consultations
Pursuant to SB 18 requirements, the City requested a list from the Native American Heritage Commission (NAHC) of Native American Tribes with possible traditional or cultural affiliation
to the area. Based on the list of tribes provided by the NAHC, the City provided a 90-day notification to potentially affected tribes on March 19, 2024. Staff received notification
from Rincon, Soboba and Pechanga Tribes within the 90 days with requests to meet. SB 18 consultation meetings were combined with the required AB 52 consultation process. The full AB
52 consultation process is documented below.
AB 52 provides for a 30-day period in which all Tribes that have been notified of the Project may request to consult on the project. Staff received requests from Rincon, Pechanga, and
Soboba Tribes within the 30-day period, requesting to initiate consultation. Consultation was concluded on July 31, 2025 with the Rincon Band of Luiseño Indians, on August 29, 2025
with the Pechanga Band of Indians and the Soboba Band of Luiseño Indians. Mitigation measures have been added to address a concern over the potential for uncovering tribal cultural
resources (TCRs) or other tribal-affiliated resources during construction of the project.
Environmental Determination
Pursuant to CEQA Guidelines Section 15063, an Initial Study (Environmental Review No. 2025-02) was prepared for the Project to assess potential environmental impacts. The Initial Study
revealed that the Project would have potentially significant environmental impacts but those potentially significant impacts could be mitigated to less than significant levels. A Mitigated
Negative Declaration (MND) (SCH# 2025090173) was prepared and was made available for public review and comment for a 30-day review period from September 5, 2025 to October 6, 2025.
The MND determined that the proposed Project would have potentially significant environmental impacts upon Biological Resources, Cultural and Tribal Resources, Geology and Soils, Hazards
and Hazardous Materials, Hydrology and Water Quality, and Noise. These impacts will be mitigated to below a level of significance through compliance with the mitigation measures set
forth in the MND. Notice to all interested persons and agencies inviting comments on the MND was published in accordance with the provisions of CEQA, and posted at the Office of the
County
Clerk of Riverside County and at the State Clearinghouse on September 3, 2025 for a 30-day public comment period.
Three (3) comment letters regarding the MND were received during the 30-day public comment period from the Riverside Transit Agency (dated September 22, 2025), Supporters Alliance for
Environmental Responsibility (dated October 2, 2025), and Riverside County Flood Control and Water Conservation District (dated October 3, 2025). Reponses to comments were prepared
and are included with this staff report as Attachment 9. There were no public comments or changes to the text or analysis contained in the MND that resulted in the identification of
any new significant environmental effects. Only clarifications were made to the MND in response to public comments. Therefore, in accordance with Section 15073.5 of the CEQA Guidelines
a recirculation of the MND is not warranted.
MSHCP Consistency
The Project has also been reviewed for consistency with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). Approximately 4.28 acres of the project site
is located in Criteria Cell 5038, which is in MSHCP Elsinore Area Plan, Subunit 3 (Elsinore). On August 19, 2022, the Western Riverside County Regional Conservation Authority (RCA)
completed the Joint Project Review (JPR# 22-03-11-01) process and concluded that the Project is consistent with both the Criteria and other plan requirements of the MSHCP.
Public Notice
Notice of the public hearing has been published in the Press-Enterprise newspaper and mailed to property owners within 300 feet of the subject properties. As of the writing of this report,
no written comments concerning these have been received by staff.
Attachments
Attachment 1 – CEQA Resolution
Attachment 2 – MSHCP Resolution
Attachment 3 – GPA Resolution
Attachment 4 – ZC Resolution
Attachment 5 – CUP Resolution
Attachment 6 – CDR Resolution
Attachment 7 – VAR Resolution
Attachment 8 – Conditions of Approval
Attachment 9 – IS/MND
Attachment 10 – Responses to Comments
Attachment 11 – GIS Exhibits
Attachment 12 – Design Review Package
Attachment 13 – Renderings
Attachment 14 – Public Notice Materials