REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Jason Simpson, City Manager
Prepared by:Damaris Abraham, Community Development Director Date:November 18, 2025
Subject:Notice of Decision – Planning Commission Denial of Planning Application No. 2016-112 (Kassab Travel Center Carwash) to Replace the Previously Approved Drive-through Restaurant with a Proposed Express Carwash Including Vacuum Spaces
Applicant:Joseph Karaki, Karaki Western States Engineering, Inc.
Recommendation
On November 4, 2025, a timely appeal of the decision of the Planning Commission to deny Planning Application No. 2016-112 was filed with the City. In accordance with Sections
17.410.090.A and B of the Lake Elsinore Municipal Code (LEMC), this report is submitted for informational purposes only. There is no action requested from the City Council, as a timely appeal was filed for this application.
Background
The Kassab Travel Center was originally approved by City Council on July 14, 2020, which allowed the development of a new travel center consisting of an 8,360 sq. ft. convenience store with concurrent sale of alcoholic beverages (Type 21), quick service restaurants within the new convenience store, a 6,092 sq. ft. gas station including for Recreational Vehicles (RVs), and a 2,543 sq. ft. free-standing drive-through restaurant.
Subsequently, on November 12, 2020, a Minor Design Review (PDR No. 2020-04) was approved by the Director of Community Development, which increased the convenience store to 10,240 sq. ft. and reduced the quick service restaurant area to 1,000 sq. ft.
The proposed project is a request to modify the travel center’s previous approval to replace the approximately 2,500 sq. ft. drive-through restaurant with a proposed 3,600 sq. ft. express carwash with 15 vacuum spaces.
The request includes CUP No. 2021-16 and CDR No. 2021-21 since a CUP is required for carwash uses in the C-M zone, and a CDR is required for the new carwash building design. The (PA 2016-112 – Kassab Travel Center Carwash)
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project does not involve changes to the travel center’s other previously approved uses or square footages, including the convenience store, gas station, and quick service restaurants.
The project site is located on an approximately 2.8-acre property in the central portion of the City near the southwest corner of Riverside Drive and Collier Avenue. The project site is currently zoned Commercial Manufacturing (C-M) and encompasses Assessor Parcel Numbers (APNs) 378-030-007 and 378-030-009.
Discussion
At the October 21, 2025, Planning Commission meeting, the Planning Commission accepted public oral and written testimony regarding the project. Planning staff indicated that although the proposed carwash use complies with the applicable LEMC development standards and requirements, there remains a concern from staff and the community regarding a potential oversaturation of carwash uses within the City. A Carwash Market Analysis dated September 13, 2024, which was prepared by an economic consultant hired by the City, The Natelson Dale Group, concluded that if all the carwashes that are in process (i.e., entitled, under construction, or application under review) were constructed and in operation, the City would be oversaturated by five (5) carwashes (refer to Attachment 2). At the October 8, 2024, City Council meeting, the City Council adopted the report’s findings that the City is oversaturated with carwash businesses.
The Planning Commission expressed concern that the proposed modification to a carwash use is not consistent with the original development proposal of a travel center, which was intended to support the City’s popular lake recreational activities, including RVs and boats. Furthermore, a carwash does not provide additional commercial options, especially given that the Market Study concluded that there is an oversaturation of carwashes in the City. Additionally, while the project has been reviewed and conditioned by staff to avoid possible negative impacts associated with the proposed use, the Planning Commission expressed concern that the project’s impact on the on-site and off-site circulation remains a concern and that it could result in adverse impacts to surrounding properties.
The Planning Commission voted 5-0 to deny CUP No. 2021-16 and CDR No. 2021-21. The applicant and the applicant’s representative were in attendance for the public hearing and answered questions raised by the Planning Commission. No written or oral public comments were received from the public.
On November 4, 2025, the applicant, Joseph Karaki, Karaki Western States Engineering, Inc., filed a timely appeal of the Planning Commission’s decision to deny CUP No. 2021-16 and CDR No. 2021-21. In accordance with Section 17.410.100 of the LEMC, the City Clerk will schedule the appeal hearing for a future meeting of the Council no later than 60 days following the filing date of the appeal. The City will also provide the required public notice of the appeal hearing. City Council deliberation is reserved for the noticed public hearing, and no substantive discussion by the City Council is scheduled for November 18, 2025. This Report is solely to provide the City Council with Notice of the Planning Commission Decision.
Fiscal Impact
(PA 2016-112 – Kassab Travel Center Carwash)
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The time and cost related to processing this application have been covered by fees paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application.
Attachments
Attachment 1 – Planning Commission Staff Report
Attachment 2 – Carwash Market Analysis
Attachment 3 – Draft 10.21.2025 PC Meeting Minutes
Attachment 4 – Appeal Form dated 11.04.2025
Community Development