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Home My WebLink About2026-004 Reversing Planning Commission Decision and Approving Design Review 2021-21 for Planning Application 2016-112 (Kassab Travel Center Carwash)RESOLUTION NO. 2026-4 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, REVERSING THE PLANNING COMMISSION DECISION AND APPROVING COMMERCIAL DESIGN REVIEW NO. 2021-21 TO ESTABLISH A NEW 3,600 SQUARE-FOOT EXPRESS CARWASH FACILITY, INCLUDING VACUUM SPACES, FOR THE KASSAB TRAVEL CENTER LOCATED AT APNS 378-030-007 AND 378-030-009 Whereas, Joseph Karaki, Karaki Western States Engineering, Inc., has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2016-112 which includes a Commercial Design Review (CDR No. 2021-21) and Conditional Use Permit (CUP No. 2021-16) to modify the previous entitlement approval for the Kassab Travel Center. The modification is specifically to replace the 2,543 sq. ft. drive-through restaurant with a new 3,600 sq. ft. express carwash facility, including vacuum spaces. The project site is located in the central portion of the City near the southwest corner of Riverside Drive and Collier Avenue and includes APNs 378-030-007 and 378-030-009; Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the project would have a significant effect on the environment. 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; Whereas, based upon the results of the Initial Study and based upon the standards set forth in CEQA Guidelines Section 15070, it was determined that it was appropriate to prepare an Addendum to Recirculated MND No. ER 2018-02 (SCH No. 2019029048) for the project; Whereas, an Addendum to Recirculated MND No. ER 2018-02 (SCH No. 2019029048) has been prepared to provide an evaluation of potential project-specific environmental effects that could result from the project in relation to the effects disclosed by Recirculated MND No ER 2018- 02, and the Addendum concludes that the project would not result in new significant effects or increase the severity of any previously identified significant effects; Whereas, pursuant to CEQA Guidelines Section 15164(a), the Addendum includes necessary changes and additions to the Recirculated MND necessary to assess project-specific environmental impacts; Whereas, on January 13, 2026, the City Council (Council) by resolution adopted an Addendum to Recirculated MND No. ER 2018-02 (SCH No. 2019029048); Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying Design Reviews; Whereas, on October 21, 2025, 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; Docusign Envelope ID: 3F20A0E3-A477-4124-8438-069EF5B3A2CD CC Reso. No. 2026-4 Page 2 of 4 Whereas, after consideration, the Commission voted 5-0 to deny CDR No. 2021-21 and CUP No. 2024-04 based on findings of inconsistency with the General Plan and adverse impacts on public health, safety, and welfare; Whereas, on November 4, 2025, the applicant filed a timely appeal of the Commission’s decision to deny CDR No. 2021-21 and CUP No. 2024-04; Whereas, pursuant to Section 17.410.100.D of the LEMC, the appeal hearing was scheduled on December 9, 2025, no later than 60 days following the submittal of a complete appeal application; Whereas, on December 9, 2025, at a duly noticed Public Hearing, the Council considered evidence presented by the Community Development Department and other interested parties with respect to this item and the applicant’s appeal, and voted 4-0 (Council Member Carroll recused himself) to reverse the Commission’s action and approved CDR No. 2021-21 and CUP No. 2024- 04. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS: Section 1: The foregoing recitals are true and correct and are hereby incorporated into these findings by this reference. Section 2: The Council 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 3: That in accordance with Section 17.415.050.G of the LEMC, the Council makes the following findings regarding Commercial Design Review No. 2021-21: 1. The Project, as approved, will comply with the goals and objectives of the General Plan, Specific Plan, and the Zoning District in which the Project is located. The project site has a General Plan Land Use designation of Limited Industrial (LI) and is located in the Business District. The LI designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi-public uses, and similar and compatible uses with a maximum 0.45 Floor Area Ratio (FAR). The proposed project is an amendment to the Kassab Travel Center to replace the previously approved drive-through restaurant with a new express carwash, including vacuum spaces, which is considered a compatible use with the other intended uses in the LI designation. Although the express carwash is approximately 1,000 SF larger than the drive-through restaurant, the increased FAR of 0.175 would still be below the maximum allowed in the LI designation. Therefore, the Project is consistent with the General Plan. The current zoning for the subject site Commercial Manufacturing (C-M). Pursuant to LEMC Section 17.132.030.C, a carwash is a conditionally permitted use in the C-M zone. The express carwash has been designed to comply with the relevant development standards as identified in the C-M zone and other applicable sections of the Lake Elsinore Municipal Code (LEMC), including the Nonresidential Development Standards contained in Chapter 17.112. Docusign Envelope ID: 3F20A0E3-A477-4124-8438-069EF5B3A2CD CC Reso. No. 2026-4 Page 3 of 4 2. The Project complies with the design directives contained in the General Plan and all other applicable provisions of the LEMC. The project is appropriate to the site and surrounding developments and would create a visually pleasing, non-detracting relationship between the proposed development and existing projects through the use of a ‘Contemporary’ architectural design that is similar to existing commercial and industrial developments in the vicinity. Sufficient setbacks and onsite landscaping have been provided, thereby creating interest and varying vistas. In addition, safe and efficient circulation has been achieved 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 project, as reviewed and conditioned by all applicable City divisions, departments, and agencies, will not have a significant effect on the environment since appropriate conditions of approval have been included to protect the public health, safety, and general welfare. Section 4: Based upon all of the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Council hereby approves Commercial Design Review No. 2021-21. Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted at a regular meeting of the City Council of the City of Lake Elsinore, California, this 13th day of January 2026. Robert E. Magee Mayor Attest: Candice Alvarez, MMC City Clerk / // /// Docusign Envelope ID: 3F20A0E3-A477-4124-8438-069EF5B3A2CD CC Reso. No. 2026-4 Page 4 of 4 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that Resolution No. 2026-4 was adopted by the City Council of the City of Lake Elsinore, California, at the Regular meeting of January 13, 2026 and that the same was adopted by the following vote: AYES: Council Members Tisdale, Manos, and Carroll; Mayor Pro Tem Sheridan; and Mayor Magee NOES: None ABSENT: None ABSTAIN: None Candice Alvarez, MMC City Clerk Docusign Envelope ID: 3F20A0E3-A477-4124-8438-069EF5B3A2CD