REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Jason Simpson, City Manager
Prepared by:Nancy Huynh, Principal Planner
Date:December 9, 2025
Subject:Appeal of the Planning Commission's Action to Deny 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.
Appellant: Joseph Karaki, Karaki Western States Engineering, Inc.
Recommendation
Consider the appeal of the Planning Commission’s denial of Conditional Use Permit No. 2021-16 and Commercial Design Review No. 2021-21, receive public comments, and direct staff to prepare a Resolution based on the action taken by the City Council to either: (1) Uphold the Planning Commission’s Action to Deny; or (2) Reverse the Planning Commission’s Action and Approve Conditional Use Permit No. 2021-16 and Commercial Design Review No. 2021-21.
Project Description
The proposed project is a request to modify the Kassab Travel Center’s previous approval to replace the approximately 2,500 square-foot (SF) drive-through restaurant with a proposed 3,600 SF express carwash with 15 vacuum spaces. 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 in the Commercial Manufacturing (C-M) zoning district and encompasses Assessor Parcel Numbers (APNs) 378-030-007 and 378-030-009.
The project does not involve changes to the travel center’s other previously approved uses or square footage including the convenience store, gas station, and quick service restaurants.
Background
During the initial review of the proposed change in the project, Planning Division informed the applicant that the modification to a carwash raised concerns regarding a potential oversaturation PA 2016-112 (Kassab Carwash Appeal)
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of carwash uses within the City. Staff also shared with the applicant that a Carwash Market Analysis, prepared by an economic consultant hired by the City, was presented to the City Council on October 8, 2024. The market analysis indicated that there could be a potential oversaturation of carwash uses in the City by 2035. Nonetheless, the proposed carwash complied with the Lake Elsinore Municipal Code’s commercial development standards and design requirements.
The market analysis included 18 carwashes that were either existing or planned which also included the proposed Kassab Travel Center carwash since it was submitted prior to the market analysis. Of the 18 carwashes analyzed, nine are existing and nine are planned. The study summarized that Lake Elsinore could support up to 4 additional carwashes by 2035. However, if all nine planned carwashes were to be built then there could be an oversaturation by 2035.
Currently there are four existing carwashes (Dollar Car Wash, U Wash Self Service, Mobil, and ARCO) and three planned carwashes (Sunny Express Carwash, Evergreen Commercial Development, and Riverside/Lincoln Commercial) within approximately two miles from the project site. Of the three (3) planned carwashes near the project site, two are under construction with the third one under plan check review. Of the nine planned carwashes analyzed in the market analysis, three are under construction, three are under plan check review, one expired, and two under entitlement review which includes the Kassab Travel Center carwash.
Despite this potential competitive challenges, the applicant believes the modification to a carwash was more financially beneficial for the project.
Planning Commission Actions
On October 21, 2025, the Planning Commission (Commission) held a public hearing to consider CDR No. 2021-21 and CUP No. 2021-16. The Commission heard the staff presentation, took public comments, asked staff and the applicant questions, and deliberated.
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 would not benefit the community as it would not contribute to the overall need for diverse mix of commercial uses in order to support the growing community in Lake Elsinore.
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 as well as add to the already congested traffic along the major intersections near the project site. The Commission voted unanimously to deny CDR No. 2021-21 and CUP No. 2021-16.
On November 4, 2025, a timely appeal of the Planning Commission’s decision to deny the project was filed by the applicant. A copy of the appeal is included as Attachment 3.
Discussion
PA 2016-112 (Kassab Carwash Appeal)
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In accordance with Section 17.410.100.G of the Lake Elsinore Municipal Code (LEMC), upon hearing the appeal, the City Council shall consider the record and such additional evidence as may be offered, and may affirm, reverse, or modify, in whole or in part, the order, requirements, decision, determination, interpretation, or ruling being appealed, or may make or substitute such other or additional decision or determination as it may find warranted under the provisions of this code, the General Plan, or other City requirements or standards.
The hearing body is subject to all the criteria and requirements for making findings imposed upon the original approving authority.
Consistent with those requirements, Staff requests direction in order to prepare a resolution based on the action taken by the City Council to uphold or reverse the Planning Commission’s decision.
That resolution will be presented to the City Council at a regular meeting in January 2026.
Fiscal Impact
The time and costs 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 – October 21, 2025 PC Staff Report
Attachment 2 – October 21, 2025 PC Minutes
Attachment 3 – Appeal Form dated November 4, 2025
Attachment 4 – Carwash Market Analysis
Attachment 5 – Public Notice Materials
Attachment 6 – Carwash Facilities List
Attachment 7 – Carwash Facilities Map