PC09-014Resolution No. PC09-014
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE
APPROVING CONDITIONAL USE PERMIT #3487 FOR THE MENIFEE LAKES
PLAZA TO ALLOW THE USE OF THE CAR WASH, GASOLINE SERVICE STATION,
WITH THE CONCURRENT SALE OF BEER AND WINE FOR -OFF PREMISES
CONSUPMTION, AND CONVENIENCE STORE.
Whereas, in December 13, 2005, the applicant, Larry Markham, filed a formal
application with the County of Riverside for Conditional Use Permit #3487 to allow the
use of the car wash, gasoline service station, with con current sale of beer and wine for
off -premises consumption, and convenience store; and,
Whereas, on November 10, 2009, the Planning Commission held a duly noticed
public hearing on Conditional Use Permit #3487, considered public testimony and
materials in the staff report and accompanying documents, which hearing was publicly
noticed by a publication in the newspaper of general circulation, an agenda posting, and
notice to property owners within 1,000 feet of the project site boundaries.
Whereas, at the November 10, 2009 Planning Commission public hearing, the
Commission found that:
The conditional use permit is consistent with the Specific Plan, General Plan
Land Use Map and applicable General Plan objectives, policies, and programs;
2. The conditional use permit is consistent with Ordinance No. 348, Section 18.28,
or such successor ordinance as may be adopted, which provides for conditional
use procedures, enforcement, and revocations;
3. The conditional use permit is compatible with or provides adequate buffering of
adjoining uses in that the properties to the south and west are zoned for
commercial uses and the areas to the north and east are single-family homes
that could use a convenience store;
4. The establishment, maintenance or conducting of the use for which the
conditional use permit is sought will not, under the particular case, be detrimental
to the public welfare or injurious to property or improvements in the
neighborhood;
5. The establishment, maintenance or conducting of the use for which the
conditional use permit is sought will not, under the particular case, be
objectionable or incompatible with the character of the city and its environs due
to noise, dust, odors or other undesirable characteristics may be prohibited;
6. The establishment, maintenance or conducting of the use for which the
conditional use permit is sought will be essential or desirable to the public
convenience or welfare, and will not impair the integrity and character of the
zoned district or be detrimental to the public health, safety, morals or welfare;
7. The California Alcoholic Beverage Control (ABC) Act requires the local
jurisdiction to make a finding of Public Convenience or Necessity prior to the
ABC granting the license, when said retail liquor license would be located in a
census tract of undue concentration of retail liquor licenses or if the granting if the
retail liquor license would cause a census tract to have an undue concentration;
Resolution No. PC09-014
Conditional Use Permit 43487 for the Menifee Lakes Plaza to Allow the Gas Station with
the Concurrent Sale of Beer and Wine for Off -Premises Consumption
8. The California Alcoholic Beverage Control Board has determined that for this
census tract five (5) licenses are allowed (six (6) licenses exist). This project
exceeds this allotment by an additional two (2) licenses for a total of eight (8)
licenses within the census tract. Therefore, this census tract is over
concentrated by ABC's determination.
9. However, using current population counts, Census Tract No. 42722 is not over
concentrated with Type 20 and Type 21 combined liquor licenses.
10. The year 2000 census population for Census Tract No. 42722 was 8,339
persons according to the US Census Bureau (Census 2000 Summary File 3).
11. The 2005 population of Census Tract No. 42722, according to County -
maintained demographics, was 13,871 persons.
12. Per the Riverside County Planning Department, the population estimate by 2008
will be even greater than that of the 2005 population, due to the number of
approved residences within Census Tract No. 42722. According to County of
Riverside demographics, the estimate population for 2010 is 17,900 persons.
13. The maximum concentration level for General Liquor License (Type 21) is
combined with Beer and Wine (Type 20) and limited to one per 1,250 people by
census tract (Alcoholic Beverage Control Act: California Business and
Professions Code 23817.5)
14. The over -concentration of Beer and Wine (Type 20) and General Liquor (Type
21) licenses is determined by comparing the County -wide population per license
to the census tract population and number of Type 20 and Type 21 license
issued in that census tract. If there are more licenses per person (or fewer people
per license) within the census tract than the county average, there is an over -
concentration (California Alcoholic Beverage Control).
15. Using 2005 population estimates and current liquor license numbers, Riverside
County has one (1) combined (Type 20 and Type 21) license per 1,562 persons.
16. A population of 13,871 persons (the 2005 estimated population for Census Tract
No. 42722) would allow for a maximum concentration of eleven combined (Type
20 and Type 21) liquor license within the census tract.
17. Six combined (Type 20 and Type 21) licenses are currently issued in Census
Tract No. 42722 and one license is currently pending issuance. The six licenses
equate to approximately 0.5 licenses per 1,250 persons, roughly half the
allowable concentration. The eight licenses would equate to 0.7 licenses per
1,250 persons.
18. No schools are located within 1,000 feet from the proposed project.
19. The project will not cause undue traffic burden on any school, a public facility.
2
Resolution No. PC09-014
Conditional Use Permit #3487 for the Menifee Lakes Plaza to Allow the Gas Station with
the Concurrent Sale of Beer and Wine for Off -Premises Consumption
20. The project is not located within 100 feet of existing and habited residences.
21. The project is not located within 1,000 feet of an existing or planned Public Park,
playground, established place or religious worship.
22. The project site is not located within 500 feet of a public or private school, church
(or similar facility for the sole purpose of exercise of religion), or public or private
park or playground.
23. The project does provide the public necessity or convenience for the residents of
the surrounding community.
24. The project will not interfere with the quiet enjoyment of the property by
residents.
NOW, THEREFORE, the Planning Commission of the City of Menifee resolves
and orders as follows:
1. The Findings set out above are true and correct.
2. Conditional Use Permit #3487 for the carwash, gas station, with the concurrent
sale of beer and wine (only) for off -premises consumption at the Menifee Lakes
Plaza shopping center is approved, subject to the Conditions of Approval as set
forth in Exhibit "1" to this Resolution and as approved by the Planning
Commission on November 10, 2009.
PASSED, APPROVED AND ADOPTED this 10th day of November 2009, by the
following vote:
AYES
NOES: DPLL
ABSENT:
ABSTAIN:n�
.J �tlUi�`1
Matthew Lies4eyer, Ch11air
Attest:
Kathy Bennett, City Clerk &
Planning Commission Secretary
C
EXHIBIT "1"
Conditions of Approval for CUP03487
Section I: Conditions applicable to All Departments
Section II: Planning Conditions of Approval
Conditions of Approval CUP No. 3487 1 of 8
Section I:
Conditions Applicable to all
Departments
Conditions of Approval CUP No. 3487 2 of 8
General Conditions
1. Definitions. The words identified in the following list that appear in all
capitals in the attached conditions of Conditional Use Permit No. 3487 shall
be henceforth defined as follows:
APPROVED EXHIBIT A = Site Plan for Conditional Use Permit No. 3487,
Amended No. 1, dated March 4, 2009.
APPROVED EXHIBIT B = Elevations for Conditional Use Permit No. 3487,
Amended No. 1, dated March 4, 2009.
2. Description. The use hereby permitted is to allow the use for the car wash,
gasoline service stations, with the concurrent sale of beer and wine for off -
premises consumption, convenience store, lube center, and off -site sales of
beer and wine at the gas station.
3. Indemnification. The developer/applicant shall indemnify, protect, defend,
and hold harmless, the City and County and any agency or instrumentality
thereof, and/or any of its officers, employees and agents (collectively the
"City and County") from any and all claims, actions, demands, and liabilities
arising or alleged to arise as the result of the applicant's performance or
failure to perform under this Plot Plan or the City's and County's approval
thereof, or from any proceedings against or brought against the City or
County, or any agency or instrumentality thereof, or any of their officers,
employees and agents, to attack, set aside, void, annul, or seek monetary
damages resulting from an action by the City or County, or any agency or
instrumentality thereof, advisory agency, appeal board or legislative body
including actions approved by the voters of the City, concerning
Environmental Assessment No. 40567, Plot Plan No. 2009-052, Conditional
Use Permit No. 3487, Conditional Use Permit No. 2009-084, Conditional
Use Permit No. 2009-085, Tentative Parcel Map No. 34318 and Variance
No. 1782.
4. 90 Days to Protest. The project developer has 90 days from the date of
approval of these conditions to protest, in accordance with the procedures
set forth in Government Code Section 66020, the imposition of any and all
fees, dedications, reservations and/or other exactions imposed on this
project as a result of this approval or conditional approval of this project.
5. Newly Incorporated City. The City of Menifee is a new City incorporated
on October 1, 2008; the City is studying and adopting its own ordinances,
regulations, procedures, processing and development impact fee structure.
In the future the City of Menifee will identify and put in place various
processing fees to cover the reasonable cost of the services provided. The
City also will identify and fund mitigation measure under CEQA through
development impact fees. Such fees may include but are not limited to
processing fees for the costs of providing planning services when
development entitlement applications are submitted, which fees are
designed to cover the full cost of such services, and development impact
fees to mitigate the impact of the development proposed on public
Conditions of Approval CUP No. 3487 3 of 8
improvements. To the extent that Menifee may develop future financing
districts to cover the costs of maintenance of improvements constructed by
development, Developer agrees to petition for formation of, annexation to or
inclusion in any such financing district and to pay the cost of such
formation, annexation or inclusion.
The developer acknowledges it is on notice of the current development fees
and understands that such fees will apply at the levels in effect at the time
the fee condition must be met as specified herein.
(applicant initials)
6. City of Menifee. On October 1st, 2008 the City of Menifee incorporated. At
the time the City incorporated it was required to accept all the laws and
ordinances of the County of Riverside. Over time the City will change these
ordinances either by name or content. The applicant or successor in
interest of this project will be subject to ordinances of the City of Menifee
and not those of the County of Riverside that the City has jurisdiction over.
Therefore, any condition of approval listed in this project that references a
County of Riverside Ordinance, will in fact be subject to the equivalent City
ordinance or subsequent ordinance introduced by the City. The applicant
or their successor in interest by accepting these conditions also agrees to
accept the equivalent City ordinance or subsequent ordinance introduced
by the City.
7. Comply with All Conditions. The applicant/developer shall comply with all
terms and conditions of Plot Plan No. 2009-052.
8. Expiration Date. This approval shall be used within two (2) years of the
approval date; otherwise, it shall become null and void and of no effect
whatsoever. By use is meant the beginning of substantial construction
contemplated by this approval within two (2) year period which is thereafter
diligently pursued to completion or to the actual occupancy of existing
buildings or land under the terms of the authorized use. Prior to the
expiration of the two year period, the permittee may request a one (1) year
extension of time in which to begin substantial construction or use of this
permit. Should the one year extension be obtained and no substantial
construction or use of this permit be initiated within three (3) years of the
approval date this permit, shall become null and void.
9. Condition Compliance. WITHIN TWO (2) YEARS OF THE DATE OF
APPROVAL OF THIS PERMIT, the permittee shall prepare and submit a
written report to the Riverside County Planning Director demonstrating
compliance with all conditions of approval and mitigation measures of this
permit and E.A. No. 40567.
Conditions of Approval CUP No. 3487 4 of 8
Section II:
Planning Conditions of Approval
Conditions of Approval CUP No. 3487 5 of 8
General Conditions
10. Comply with Ordinance. The development of these premises shall comply
with the standards of Ordinance No. 348 and all other applicable
ordinances and State and Federal codes.
The development of the premises shall conform substantially with that as
shown on APPROVED EXHIBIT A, unless otherwise amended by these
conditions of approval.
11. Licensing. At all times during the conduct of the permitted use the
permittee shall maintain and keep in effect valid licensing approval from the
Department of Alcohol Beverage Control, or equivalent agency as provided
by law. Should such licensing be denied, expire or lapse at any time in the
future, this permit shall become null and void.
12. Causes for Revocation. In the event the use hereby permitted under this
permit, a) is found to be in violation of the terms and conditions of this
permit, b) is found to have been obtained by fraud or perjured testimony, or
c) is found to be detrimental to the public health, safety or general welfare,
or is a public nuisance, this permit shall be subject to the revocation
procedures.
13. Ceased Operations. In the event the use hereby permitted ceases
operation for a period of one (1) year or more, this approval shall become
null and void.
14. Alcohol Sales. The following development standards shall apply to the
concurrent sale of motor vehicle fuels and beer and wine for off -premises
consumption:
a. Only beer and wine may be sold.
b. The owner and the management shall educate the public regarding
driving under the influence of intoxicating beverages, minimum age for
purchase and consumption of alcoholic beverages, driving with open
containers and the penalty associated with violation of these laws. In
addition, the owner and management shall provide health warnings
about the consumption of alcoholic beverages. This educational
requirement may be met by posting prominent signs, decals or
brochures at points of purchase. In addition, the owner and
management shall provide adequate training for all employees at the
location as to these matters.
No displays of beer, wine or other alcoholic beverages shall be
located within five feet of any building entrance or checkout counter.
d. Cold beer or wine shall be sold from, or displayed in, the main,
permanently affixed electrical coolers only.
Conditions of Approval CUP No. 3487 6 of 8
e. No beer, wine or other alcoholic beverage advertising shall be located
on gasoline islands; and, no lighted advertising for beer, wine or other
alcoholic beverages shall be located on the exterior of buildings or
within window areas.
Employees selling beer and wine between the hours of 10:00 p.m.
and 2:00 a.m. shall be at least 21 years of age.
g. No sale of alcoholic beverages shall be made from a drive-in window.
All alcoholic beverage displays and storage areas, and all electrical
coolers containing alcoholic beverages shall be locked between the
hours of 2:00 a.m. and 6:00 a.m. in order to prevent public access to
alcoholic beverages during those hours.
15. Business Licensing. Every person conducting a business within the City
of Menifee, as defined in Ordinance No. 857, shall obtain a business
license. For more information regarding business registration, contact the
City Clerk.
16. Noise Levels. Exterior noise levels produced by any use allowed under this
permit, including, but not limited to, any outdoor public address system,
shall not exceed 55 db(A), 10-minute LEQ, between the hours of 10:00 p.m.
to 7:00 a.m., and 65 db(A), 10-minute LEQ, at all other times as measured
at any residential, hospital, school, library, nursing home or other similar
noise sensitive land use. In the event noise exceeds this standard, the
permittee or the permittee's successor -in -interest shall take the necessary
steps to remedy the situation, which may include discontinued operation of
the facilities.
17. Noise Monitoring Reports. The permit holder may be required to submit
periodic noise monitoring reports as determined by the Department of
Building and Safety as part of a code enforcement action. Upon written
notice from the Department of Building and Safety requiring such a report,
the permittee or the permittee's successor -in -interest shall prepare and
submit an approved report within thirty (30) calendar days to the
Department of Building and Safety, unless more time is allowed through
written agreement by the Department of Building and Safety. The noise
monitoring report shall be approved by the Office of Industrial Hygiene of
the Health Service Agency (the permittee or the permittee's successor -in -
interest shall be required to place on deposit sufficient funds to cover the
costs of this approval prior to commencing the required report).
18. No Permanent Occupancy. No permanent occupancy shall be permitted
within the property approved under this conditional use permit as a principal
place of residence. No person shall use the premises as a permanent
mailing address nor be entitled to vote using an address within the
premises as a place of residence.
Conditions of Approval CUP No. 3487 7 of 8
19. Hours of Operation.
1) Car wash hours of operation shall be limited to 7 a.m. to 10 p.m.
2) Lube Center hours of operation shall be limited to 7 a.m. to 10
p.m.
20. Attendant. The applicant shall provide regular monitoring of the facility by
an attendant during business hours to control noise, litter and other
nuisances. The facility shall be kept clear of debris at all times.
21. Reclaimed Water. The permit holder shall connect to a reclaimed water
supply for the car wash when secondary or reclaimed water is made
available to the site.
FEES
22. Subsequent Submittals and Fees. Any subsequent submittals required by
these conditions of approval, including but not limited to grading plan,
building plan or mitigation monitoring review, shall be reviewed on an hourly
basis (research fee), or other such review fee as may be in effect at the
time of submittal, as required by Ordinance No. 671. Each submittal shall
be accompanied with a letter clearly indicating which condition or conditions
the submittal is intended to comply with.
The undersigned warrants that he/she is an authorized representative of the
project referenced above, that I am specifically authorized to consent to all of the
foregoing conditions, and that I so consent as of the date set out below.
Signed
Name (please print)
Date
Title (please print)
Conditions of Approval CUP No. 3487 8 of 8