PLANNING COMMISSION
RESOLUTION NO. 2025-XX
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MURRIETA APPROVING REVISED DEVELOPMENT PLAN (DP) 2023-00063 AND REVISED CONDITIONAL USE PERMIT (CUP) 2023-00022, FOR THE CONSTRUCTION, EXPANSION, AND OPERATION OF ADDITIONAL VEHICLE STAGING AREAS AND ADDITIONAL TRUCK CARRIER STALLS TO AN EXISTING AUTO SALES FACILITY, WITH A GUARD STRUCTURE, LIGHTING, LANDSCAPING, AND ASSOCIATED IMPROVEMENTS ON PROPERTIES LOCATED ON THE EAST SIDE OF MADISON AVENUE NORTHERLY OF GUAVA STREET (APN: 910-490-016, 910-490-013, 910-490-002, 910-490-001) WHEREAS, on September 19, 2023, an application was filed by Centerpoint Integrated Solutions on behalf of Carmax Auto Superstores California, LLC (the “Applicant”) for a Revised Development Plan Permit (DP) 2023-00063 and Revised Conditional Use Permit (CUP) 2023-00022 pursuant to Chapters 16.56 and 16.52 of the Development Code to allow construction and operation of an expansion of an existing car dealership (“Project”), and; WHEREAS, the Project involves expanding an existing car dealership by developing adjacent parcels of a 4.62 net acre site with additional vehicle staging areas and additional truck carrier stalls with lighting, landscaping, perimeter walls, and a guard structure and the Project site is located east of Madison Avenue (approximately 900 feet south of Murrieta Hot Springs Road) and is comprised of Assessor Parcel Numbers (APN’s): 910-490-016, 910-490-013, 910-490-002, 910-490-001; and WHEREAS, the Project site is bordered by Community Commercial (CC) zone to the east, south, north, and Madison Avenue to the west; and WHEREAS the Project site on the City of Murrieta General Plan 2035 Land Use Map has a land use designation of Commercial; and WHEREAS, the Project site on the City of Murrieta Zoning Map is zoned Community Commercial (CC), which allows for auto sales with outdoor storage with a Conditional Use Permit (CUP); and WHEREAS, the application was deemed complete on October 19, 2024; and WHEREAS, the Project site was originally approved by Resolutions 2015-3415 and 2015-3418, recommending approval to the City Council for a General Plan Amendment 2015-531, Development Plan (DP-2015-532), Conditional Use Permit (CUP-2015-533), and Tentative Parcel Map (TPM-2015-0534 / TPM 36943) on a 45.65 acre site on July 21, 2015.
WHEREAS, a Mitigated Negative Declaration (“MND”) was adopted by the City Council on July 21, 2015 WHEREAS, Section 16.52.020.A.1 of the Murrieta Municipal Code (MMC) authorizes the Planning Commission to approve and impose conditions of approval upon Conditional Use Permit applications; and WHEREAS, the City of Murrieta has undertaken a review of the requests, including an environmental analysis pursuant to the California Environmental Quality Act (“CEQA”); and WHEREAS, an Addendum to the previously adopted MND is provided to address the expansion Project pursuant to the CEQA; and, WHEREAS, a public hearing was duly noticed for the Planning Commission meeting of January 22, 2025, by mailing a notice to property owners within 300 feet of the perimeter of the Project site on January 10, 2025, publishing the notice in The Press Enterprise newspaper no later than January 10, 2025, and posting the Project site no later than January 10, 2025, which provided the opportunity for interested parties to provide written comments and/or attend the Public Hearing; and WHEREAS, on January 22, 2025, the Planning Commission held a duly noticed public hearing, and considered all written and oral reports of staff, public testimony on the matter, and oral testimony provided by the applicant; and NOW, THEREFORE, the Planning Commission of the City of Murrieta resolves as follows:
SECTION 1. In accordance with Section 16.52.040 of the Murrieta Development Code, and based upon the facts and statements of public and city staff, and information of record provided during the public hearing in this matter, the Planning Commission makes the following findings regarding the application for Revised Conditional Use Permit 2023-00022:
The proposed non-residential use is conditionally allowed within, and would not impair the integrity and character of, the subject zoning district and complies with all the applicable provisions of this development code.
FACTS: The Development Code (Section 16.10.010, Table 16.10-1) allows the proposed expansion of an auto sales facility, subject to the issuance of a Revised Development Plan Permit and a Revised Conditional Use Permit. The Project, an expansion of an existing auto sales business, is compatible with the use of the surrounding zoning within the area. The Project complies with all the applicable requirements identified in the Development Code including standards for car dealership and service (Development Code Section 16.44.180).
The proposed use is consistent with the objectives, policies, general land uses, and programs of the general plan, and any applicable specific plan.
FACTS: The proposed use is consistent with the objectives, policies, general land uses, and programs of the general plan. For example, General Plan Goal LU-1 looks to provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses as well as anticipated growth and achieves the community’s vision. The Project is consistent with Policies LU-1.5 and LU-1.6, which encourage a wide variety of retail and commercial services in appropriate locations. The Project is consistent with objectives ED-4.1 and ED-4.3 by encouraging retail development projects that can realistically satisfy community-wide and regionally based demand for goods and services and supporting a concentration of retail centers in functional nodes at freeway intersection locations to maximize exposure and convenient access within the regional trade area environment. This project would achieve various goals within the Circulation Element, including: Ensuring efficient and safe access for emergency vehicles by providing minimum drive aisle widths throughout the project for emergency vehicles (CIR-2.14).
The approval of the conditional use permit for the proposed use is in compliance with the requirements of the CEQA and there will be no potentially significant negative impacts upon environmental quality and natural resources that could not be properly mitigated and monitored.
FACTS: An Addendum to the previously adopted MND was prepared, pursuant to CEQA Guidelines Section 15164, due to minor technical changes and additions to the Project and there will be no potentially significant impacts upon the environmental quality and natural resources that could not be properly mitigated and monitored. None of the conditions described in CEQA Guidelines Section 15162 have occurred that would require a subsequent negative declaration. The project will be required to comply with the original Mitigation Monitoring Reporting Program (MMRP).
The site is suitable for the type and intensity of use or development that is proposed.
FACTS: The Project expansion involves a modification to the existing facility impacting approximately 4.62 acres that includes three separate parcels to the west of the existing car dealership site, which will be developed with new parking staging areas, landscaping, perimeter walls, and a guard structure. The Project is adjacent to a General Plan Circulation Element street providing access to the expansion area. The lot size is adequate to accommodate the proposed use while complying with the City’s development standards.
There are adequate provisions for sanitation, water, and public utilities and services to ensure public convenience, health, safety, and general welfare.
FACTS: The project will be served by the Western Municipal Water District, which provided a signed Project Facility Availability Form for Sewer and Water services stating that facilities to serve the project are available. Southern California Edison Company provides electricity and Southern California Gas Company provides gas. Waste Management provides residential and commercial waste disposal services in the City of Murrieta. The Project site is located in an area where existing public safety and services are readily available.
The proposed use would not create noise, traffic, or other conditions or situations that may be objectionable or detrimental to other allowed uses in the vicinity or adverse to the public convenience, health, safety, or general welfare, or materially injurious to properties and improvements in the vicinity of the subject property.
FACTS: The Project will not have an adverse impact on the surrounding areas because the proposed site improvements can be implemented without creating a significant impact on neighboring land uses. The expansion of staging areas adjacent to the existing car dealership will not create any significant long-term impacts related to noise, traffic, air quality, or other resources. The proposed expansion area will be screened with a combination of perimeter walls and landscaping around the Project site and along Madison Avenue.
SECTION 2. In accordance with Section 16.56.040 of the Murrieta Development Code, and based upon the facts and statements of public and city staff, and information of record provided during the public hearing in this matter, the Planning Commission makes the following findings regarding the application for Revised Development Plan Permit 2023-00063:
The proposed use is allowed within the subject zoning district and complies with all applicable provisions of this development code.
FACTS: The City of Murrieta Development Code (Section 16.10.010, Table 16.10-1) allows the proposed expansion use (Outdoor Auto Sales), subject to the issuance of a Revised Development Plan Permit and Revised Conditional Use Permit. The Project, as described in the staff report, is compatible with the surrounding zoning within the area. The Project complies with all the applicable requirements identified in the Development Code, including standards for setbacks, and landscaping requirements.
The proposed use would be consistent with the objectives, policies, general land uses, and programs of the general plan and any applicable specific plan.
FACTS: General Plan Goal LU-1 looks to provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses as well as anticipated growth and achieves the community’s vision. The Project is consistent with Policies LU-1.5 and LU-1.6, which encourage a wide variety of retail and commercial services in appropriate locations. The Project is consistent with objectives ED-4.1 and ED-4.3 by encouraging retail development projects that can realistically satisfy community-wide and regionally based demand for goods and services and supporting a concentration of retail centers in functional nodes at freeway intersection locations to maximize exposure and convenient access within the regional trade area environment. This project would achieve various goals within the Circulation Element, including: Ensuring efficient and safe access for emergency vehicles by providing minimum drive aisle widths throughout the project for emergency vehicles (CIR-2.14); The approval of the development plan permit for the proposed use is in compliance with the requirements of CEQA and there would be no potentially significant negative impacts on environmental quality and natural resources that could not be properly mitigated and monitored; FACTS: An Addendum to the previously adopted MND was prepared, pursuant to CEQA Guidelines Section 15164, due to minor technical changes and additions to the Project and there will be no potentially significant impacts upon the environmental quality and natural resources that could not be properly mitigated and monitored. None of the conditions described in CEQA Guidelines Section 15162 have occurred that would require a subsequent negative declaration. The project will be required to comply with the original MMRP.
The location, size, design, and operating characteristics of the proposed use would be compatible with existing land uses within the general area in which the proposed use is to be located.
FACTS: The Project site is suitable for the proposed expansion of additional staging areas and truck carrier stalls because it is compatible with existing uses in the vicinity. The expansion Project site is adjacent to an existing car dealership and high-intensity retail box store. The site will also have substantial perimeter landscaping with screen walls to screen the vehicle staging areas. The primary and secondary access for the expansion site areas are off of Madison Avenue.
The subject site is physically suitable for the type and density/intensity of the use being proposed.
FACTS: The Project site is suitable in size and setting to serve the proposed use. It is visible from Interstate 15, providing high visibility for the used auto sales facility and related services. The proposed Project will meet the standard requirements of the Murrieta Development Code, and specific conditions have been included in the Conditions of Approval to ensure compliance.
There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed uses would not be detrimental to the public convenience, health, safety, or general welfare.
FACTS: The Project is currently located within the Western Municipal Water District. Electricity is provided by Southern California Edison Company; gas is provided by the Southern California Gas Company; and Waste Management provides residential and commercial waste disposal services in the City of Murrieta. The Project site is located in an area where existing public safety and services are readily available.
SECTION 3. Pursuant to the above findings, the Planning Commission of the City of Murrieta adopts the Addendum to the Mitigated Negative Declaration and adopts this Resolution approving the Revised Development Plan (DP-2023-00063) and the Revised Conditional Use Permit (CUP-2023-00022) for the construction, expansion, and operation additional vehicle staging areas and additional truck carrier stalls to an existing auto sales facility, with 228 square foot guard structure, lighting, landscaping, and associated improvements on properties located on the east side of Madison Avenue, northerly of Guava Street, subject to the conditions of approval in attached Exhibit A (DP-2023-00063, COAs), Exhibit B (CUP-2023-00022 COAs), Project Narrative in Exhibit C, and Addendum in Exhibit D.
PASSED, APPROVED, AND ADOPTED THIS 22nd DAY OF JANUARY, 2025 _____________________________
Planning Commission Chairperson
ATTEST:
_______________________________________
Carl Stiehl, City Planner
City of Murrieta, Development Services Department
I, Carl Stiehl, City Planner, City of Murrieta, California do hereby certify under penalty of perjury that the foregoing Resolution was duly adopted at a regular meeting of the Planning Commission on the 22nd day of January, 2025 by the following roll call vote:
MOTION MADE BY COMMISSIONER _____________________________ SECONDED BY COMMISSIONER ________________________________ AYES: _________
NOES: _________
ABSENT: _________
ABSTAINED: _________
_______________________
Carl Stiehl, City Planner
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