HomeMy WebLinkAboutItem No. 31CITY OF LAKE ELSINORE
REPORT TO CITY COUNCIL /REDEVELOPMENT AGENCY
TO: HONORABLE MAYOR AND CITY COUNCIL /REDEVELOPMENT
AGENCY
FROM: RON MOLENDYK, CITY MANAGER
DATE: OCTOBER 26, 1993
SUBJECT: COMMERCIAL PROJECT NO. 93 -2A, "EXPO" BUILDING,
LOCATED WITHIN THE ELSINORE CITY SHOPPING CENTER.
At its regular meeting of October 6, 1993, the Planning Commission
recommended approval of Commercial Project No. 93 -2A. (Staff
Report, Minutes, and Exhibits enclosed).
The proposed project entails design review for the construction of
a 62,075 square foot building proposed to be occupied by Expo
Supermarket. (Exhibits "A" and "B ")
Landscaping and infrastructure improvements have been proviously
approved by C 93 -2 (Approval for the Wal -Mart Building).
DISCUSSION
Items of discussion at the Planning Commission are listed as
follows:
• Concerns with regard to the walkway area in front of the
proposed cart storage were raised. Condition No. 25 was
modified to state that this walkway area shall be a minimum
seven (7') feet wide to allow for safe pedestrian traffic.
Also, a planter area minimum five (51) feet wide was required
to be provided against the cart storage screening wall to
soften the visual impact of this wall.
• Concerns with regard to the number of handicap parking spaces
were expressed. As provided, the proposal meets minimum local
and state handicap requirements. The applicant agreed to add
four (4) additional handicap parking spaces to the right side
of the Expo building, Condition No. 39.
ANALYSIS
As proposed, redesigned, illustrated on Exhibits "A" and "B ", and
conditioned, the project meets all applicable commercial
development requirements of the Zoning Ordinance and the Elsinore
City Center Specific Plan.
RECOMMENDATION
It is recommended that the City Council approve Commercial Project
No. 93 -2A, based on Exhibits "A" and "B ", the following Findings
and subject to the attached Condition of Approval.
It is recommended that the Redevelopment Agency concur with City
Council action.
FINDINGS
1. Subject to the attached Conditions of Approval and the
Mitigation Measures contained in the certified Environmental
Impact Report No. 92' -3 for the site (Elsinore City Center) ,
the proposed project is not anticipated to result in any
significant adverse environmental impacts.
2. The project, as proposed complies with the Goals, Objectives
and Policies of the General Plan, the Elsinore City Center
Specific Plan, and the Zoning District in which it is located.
AGENDA ITEM NO. /�
PAGE OF--L3—
REPORT TO THE CITY 'COUNCIL/REDEVELOPMENT AGENCY
OCTOBER 26, 1993
PAGE TWO
SUBJECT: COMMERCIAL PROJECT NO. 93 -2A, "EXPO" BUILDING, LOCATED
WITHIN THE ELSINORE CITY SHOPPING CENTER.
3. This project complies with the design directives contained in
the Elsinore City Center Specific Plan.
4. Conditions and safeguards pursuant to Chapter 17.82.070 of the
LEMC, including guarantees and evidence of compliance with
conditions, have been incorporated into the approval of the
subject project to ensure development of the property in
accordance with the Objectives of Chapter 17.82 and the
Elsinore City Center Specific Plan.
PREPARED BY:
REVIEWED BY:
APPROVED BY:
APPROVED FOR
AGENDA LISTING:
:CC \C93- 2A.RPT
AGENDA ITEM NO.
PAGE dg OF-Jg'
CONDITIONS OF APPROVAL FOR COMMERCIAL PROJECT NO 93 -2A
PLANNING DIVISION
1. Design Review approval for Commercial Project No. 93 -2A will
lapse and be void unless building permits are issued within
one (1) year of Planning Commission approval. An extension of
time, up to one (1) year per extension, may be granted by the
Community Development Manager prior to the expiration of the
initial Design Review approval upon application by the
developer one (1) month prior to expiration.
2. These Conditions of Approval shall be reproduced upon Page One
of Building Plans prior,to their acceptance by the Division of
Building and Safety.
3. All site improvements shall be constructed as indicated on the
approved site plan and elevations. Revisions to approved site
plans or building elevations shall be subject to the
discretion of the Community Development Manager. All plans
submitted for Building Division Plop Check shall conform with
the submitted plans or as modified by Conditions of Approval,
or the Planning Commission through subsequent action.
4. Materials and colors depicted on the materials board shall be
used unless modified by the Community Development Manager or
his designee..
5. Applicant shall meet all Conditions of Approval prior to the
issuance of a Certificate of Occupancy and release of
utilities.
6. Applicant is to meet all applicable City Codes and Ordinances
including State handicap requirements.
7. Meet all Riverside County Health Department requirements.
8. Meet all Riverside County Fire Department requirements.
9. Project must.meet all requirements of Cal- Trans. .
10. No outdoor storage of any items shall be permitted with the
exception of shopping carts within approved designated areas.
11. Trash enclosures shall be constructed per City standards as
approved by the Community Development Manager or designee,
prior to issuance of Certificate of Occupancy.
12. All roof ladders and electrical panels shall be located within
the interior of the building or in specially designed areas
concealed from public right -of -way view.
13. Applicant shall use roofing materials with Class "A" fire
rating.
14. All roof mounted or ground support air conditioning units or
other mechanical equipment incidental to development shall be
architecturally screened so that they are not visible from
neighboring property, public streets, and the I -15. Screening
plan shall be approved by the Community Development Manager or
designee, prior to issuance of building permit.
15. All exterior down - spouts shall be constructed within the
interior of the building or concealed from public right -of -way
view..
16. Bicycle racks shall be provided adjacent to major commercial
uses. Placement, design and quantity shall be indicated on
the final landscaping plan, and subject.to the approval of the
Community Development Manager or designee, prior to the
issuance of building permit.
AGENDA ITEM NO..�,
PAGE . —3' OF 3
CONDITIONS OF APPROVAL FOR COMMERCIAL PROJECT NO. 93 -2A. Cont.
17. The parking lot landscaping designs shall provide at least one
(1) twenty- four -inch (2411) tree for every ten (10) spaces with
planter box to be staggered every row, and subject to the
approval of the City's Landscape Architect and Community
Development Manager or designee.
18. The final landscaping/ irrigation plan is to be reviewed and
approved by the City's Landscape Architect Consultant and the
Community Development Manager or designee, prior to issuance
of building permit. A Landscape Plan Check Fee will be
charged prior to final landscape approval based on the
Consultant's fee plus forty percent (408).
a) All planting areas shall have permanent and automatic
sprinkler system with 100% plant and grass coverage using
a combination of drip and conventional irrigation
methods.
b) Applicant shall plant street trees, selected from the
City's Street Tree List, a maximum of forty feet (40)
(Per the Elsinore City Center Specific Plan) apart and at
least twenty- four -inch (2411) box. On areas where
screening, is necessary trees shall be at least thirty
six- inch,(36 ") box size.
c) All planting areas shall be separated from paved areas
with a six inch (611) high and six inch (611) wide concrete
curb.
d) Planting within fifteen feet (151) of ingress /egress
points shall be no higher than thirty -six inches (36").
e) Landscape planters shall be planted with an appropriate
parking lot shade tree to provide for 508 parking lot
shading in fifteen (15) years. • I
f) Any transformers and mechanical or electrical equipment
shall be indicated on landscape plan and screened as part
of the landscaping plan.
g) The landscape plan shall provide for ground cover,
shrubs, and trees and meet all requirements of the City's
adopted Landscape Guidelines. Special attention to the
use of Xeriscape or drought resistant plantings with
combination drip irrigation system to be used to prevent
excessive watering.
h) All landscape improvements shall be bonded 1208 Faithful
Performance Bond, and released at completion of instal-
lation of landscape requirements approval /acceptance, and
bond 1008 for material and labor for one (1) year.
i) All landscaping and irrigation shall be installed within
affected portion of any phase at the time a Certificate
of Occupancy is requested for any building. All planting
areas shall include plantings in the Xeriscape concept,
drought tolerant grasses and plants.
j) Final landscape plan must be consistent with approved
site plan.
k) Final landscape plans to include planting and irrigation
details.
19. All exposed slopes in excess of three feet (31) in height
shall have a permanent irrigation system and erosion control
vegetation installed, approved by the Planning Division.
AGENDA ITEM NO f
PAGE # OF �✓
20. All exterior on -site lighting shall be shielded and directed
on -site so as not to create glare onto neighboring property
and streets or allow illumination above the horizontal plane
of the fixture.
21. All proposed signage shall require City permits and be in
conformance with Elsinore City Center Specific Plan, the
associated Elsinore City Center Sign Program, and Section
17.94 of the Municipal Code.
22. The project shall connect to sewer and meet all requirements
of the Elsinore Valley Municipal Water District (EVMWD).
Applicant shall submit water and sewer plans to the EVMWD and
shall incorporate all district conditions and standards.
23. All loading. zones shall be clearly marked with yellow striping
and shall.meet City and Specific Plan Standards for loading
zones. This project shall be designed so that every unit
(with the exception of shop #3 which is to have two (2)
loading areas) is provided with a loading space as required by
the City Municipal Code and the Elsinore City Center Specific
Plan.
24. Trailers utilized during construction shall be approved by the
Planning Division.
25. On -site surface drainage shall not cross sidewalks.
26. Parking stalls shall be double- striped with four -inch `(411)
lines two -feet (21) apart.
27. Painted arrows on the asphalt shall be located at all internal
one -way drive aisles.
28. Prior to issuance of any grading permit or building permits,
the applicant shall sign and complete an "Acknowledgment of
Conditions" and shall return the executed original to the
Community Development Department for inclusion in the case
records.
29. This project shall be subject to the Mitigation Monitoring
Program contained in the Certified Environmental Impact Report
No. 92 -3.
30. Any tenant within this development that can potentially employ
100 people or more shall be subject to the requirements of
Ordinance No. 941 (Trip Reduction Ordinance) adopted October
27, 1992.
31. All vending machines, shopping cart storage areas, tables,
kid's rides, newspaper racks, telephones, and similar devices
shall be conceal from view with a structure consistent with
the building design. These shall be approved by the Community
Development Manager or designee prior to installation.
32. The applicant shall submit a graffiti removal program. This
program shall include methods for immediate graffiti removal
and shall be subject to the approval of the Community
Development Manager or designee.
33. The applicant shall install decorative pavement at all
entrances into the project, at all major drive aisle
intersections, and directly in front of the main entry in to
the structure. This detail shall be included on the revised
site plan and is subject to the approval of the Community
Development Director or his designee.
` ` /04 -93
AGENDA ITEM NO.
PAGE S OF 43
CONDITIONS OF APPROVAL FOR COMMERCIAL PROJECT NO 93 -2A Cont
34. If approval is granted by the City Council for a secondary
shopping cart storage area it shall be located on the south
side of the structure and shall be enhanced with the same
treatments as has been required for the main storage area
along the front of the building.
35. The walkway in front of the cart storage area at the front of
the building shall be a minimum seven feet (71) wide and the
planter shall be a minimum five feet (5' ) wide and bermed
against the cart storage screen wall.
36.
the eensun ty Development manager or L:- d -- 9nes DELETED.
ENGINEERING DEPARTMENT
37. Meet all Conditions of Approval for Tentative Parcel Map No.
27659.
38. Medians in driveways shall be moved back out of the right -of-
way to provide proper truck turning into the site.
39. Four (4) additional handicap parking spaces are to be provided
on the right side of the building (Expo).
io4 -9 3
(_ .J
AGENDA ITEM
PAGE- 14- -G' -�-=
I
L.
Planning Commission Minutes
October 6, 1993
Page 5 .
Condition No.•41: Security Plan sha a submitted to the
Planning Departffent and subject to the
approva f the Community Development
Man r or designee.
MOVED BY CHA BRINLEY, SECOND BY COMMISSIONER METZE AND
CARRIED BY IMO E OF THOSE PRESENT TO APPROVE CONDI
TIONAL U ERMIT 93 -4, CE 93 -2 AND VARIANCE 93 -4, BASED
ON INDINGS LISTED IN TH F REPORT.
D BY CHAIRWOMAN BRINLEY, SECOND BY CO IONER It AND
CARRIED BY UNANIMOUS VOTE OF THOSE PRESENT COMMEND TO
CITY COUNCIL ADOPTION'OF MITIGATED NEGATIVE DECLARA 93 -8.
BUSINESS ITEMS
2. Commercial Project 93 -2A - Oak Grove Equities (Elsinore City
Center)
City Planner Leslie explained that the request is Design
Review for the development of Parcel 3, within a portion of
Phase I of the Lake Elsinore City Center, consisting of a
62,075 square foot commercial building to be occupied by an
EXPO Market. The site is located at the southeast corner of
Grape Street and Railroad Canyon Road. He further explained
that this project is consistent with approved Specific Plan
No. 91 -1 and the certified Environmental Impact Report No. 92-
3 prepared for this site. He then suggested if the Commission
finds the design as presented acceptable that condition number
36 be eliminated, and condition number 35 be modified, as
follows:
Condition No. 35: The walkway in front of the cart storage
area at the front of the building shall
be a minimum seven feet (7') wide and the
planter shall be a minimum five feet (51).
wide and bermed against the cart storage
screen wall.
Commissioner Neff asked for additional. information on the Expo
market with regard to type of business. Sharon Douglas
provided an explanation of the use. He then requested an
update on the Wal -Mart project. Mr. Craig Schleuniger gave a
status report on Wal -Mart.
Commissioner Bullard commented on the.competition between the
pharmacies (Expo /Wal- Mart). Concerned with the outside
storage of carts, clutters the area. Asked whether the
buildings in between Expo and Wal -Mart will be vacant or if
they have been leased.
Mr. Craig Schleuniger stated that he could not say when these
stores would be built; the best would be to have them built at
once, and we are working toward this on our leasing.
Commissioner Bullard stated that he agrees with the window
concept.
Commissioner Metze commented on the number of handicap spaces
provided and whether there would be a problem with adding four
(4) additional spaces on the right side of the building, and
this added as a condition.
Discussion ensued on handicap parking and the total spaces to
be provided.
AGENDA ITEM NO.
PAGE OF �3
Planning Commission Minutes
October 6, 1993
Page 6
Chairwoman Brinley commented on window treatments and agrees
with the enhancements.
MOVED BY COMMISSIONER METZE, SECOND BY COMMISSIONER NEFF AND
CARRIED BY UNANIMOUS VOTE OF THOSE PRESENT TO RECOMMEND TO
CITY COUNCIL APPROVAL OF DESIGN REVIEW OF COMMERCIAL PROJECT
93 -2A BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF
APPROVAL LISTED IN THE STAFF REPORT WITH THE FOLLAWING
AMENDMENTS:
Condition No. 35: The walkway in front of the cart storage
area at the front of the building shall
be a minimum seven feet (7') wide and the
planter shall be a minimum five feet (51)
wide and bermed against the cart storage
screen wall.
Condition No. 36:
eeeat"e"te. whis revision shell be
subjest fee the review and approve! Of thal
Gesannn €ey Development manager eerie
°- -'---- DELETED.
Condition No. 39: Four (4) additional handicap parking
spaces are to be provided on the right
side of the building (Expo).
PLANNING DEPARTMENT'S COMMENTS
amity Planner Leslie asked the Commission about rescheduling.,11he
regular Planning Commission Meeting scheduled for October th to
October 21, due to the League of California Conference.`
Chairwoman Brinley asked if the board room was ava�dble for that
evening.. Leslie responded in the affirmativk:
Commissioner Neff stated that he had a conflict with this date.
It was the consens' of the Commission t6 reschedule the October
20th meeting to Octo r 21, 1993 at�!r:00 p.m., Elsinore Valley
Municipal Water Distri Board Room,
•nu
Nothing to report.
Commissioner Metze
Nothing to report.
Commissioner Neff
Asked for status on Tuscany Hills with regard ft Mello Roos,
building activity and whether there were any de fa is on the
assessments.
Community Development Manager Shear stated that D 'dson
/.Communities is the only active builder, and from our understa ing
1
AGENDA ITEM t:
PAGE .1 OF 13
TO:
FROM:
FOR:
CITY OF LAKE ELSINORE
REPORT TO THE PLANNING COMMISSION
PLANNING COMMISSION
KEVIN SHEAR, COMMUNITY DEVELOPMENT MANAGER
PLANNING COMMISSION MEETING OF OCTOBER 6, 1993
BUBJECT:. COMMERCIAL PROJECT NO. 93 -2A [EXPO MARKET (LAKE ELSINORE
CITY CENTER)] - OAR GROVE EQUITIES
OWNER /APPLICANT
Oak Grove Equities
350 Railroad Canyon Rd., Suite A
Lake Elsinore, Ca. 92532
Contact: Craig X. Schleuniger
_ ii _
Design Review approval of a commercial building to be occupied by
an EXPO Market. The building is to be constructed on Parcel 3 as
part Phase I of the Lake.Elsinore City Center.
812E AND LOCATION
This project is within Phase I of the Elsinore City Center Specific
Plan Project and consists of the construction of a 62,075 square
foot EXPO Market as part of this retail center complex which
includes the future Wal -Mart store. The site is located southeast
of the. intersection of Grape Street and Railroad Canyon Road.
Grape Street serves as the site's western boundary, while the
northern boundary is defined by a small existing commercial office
site and Railroad- Canyon Road. The entire site is approximately
forty -nine (49) acres and is currently being rough graded.
ENVIRONMENTAL SETTING
On September 8, 1992, the City Council approved the Elsinore City
Center Specific Plan and its associated Environmental Impact
Report. The .Specific Plan project consists of 32.6 acres that
includes retail space, office space, a restaurant, and a movie
theater. It also includes 8.6 acres of manufactured slopes, 4.2
acres of major roads, and a 3.8 acre portion designated as "Future
Use Area" for a total of 49.2 acres.
AGENDA ITEM NO.
PAGE q gOF /3
EXISTING LAND USE
OS NING
GENERAL
Project Site
Vacant
Specific
Plan
Specific
Plan
North.,
Commercial 'Center'
R -1 /R -1 HPD
General
Commercial
East
Vacant
R -1 HPD
Very Low
Density
Residential
South
Commercial
Development
C 72
General
Commercial
West
I -15
I -15
On September 8, 1992, the City Council approved the Elsinore City
Center Specific Plan and its associated Environmental Impact
Report. The .Specific Plan project consists of 32.6 acres that
includes retail space, office space, a restaurant, and a movie
theater. It also includes 8.6 acres of manufactured slopes, 4.2
acres of major roads, and a 3.8 acre portion designated as "Future
Use Area" for a total of 49.2 acres.
AGENDA ITEM NO.
PAGE q gOF /3
REPORT TO THE PLANNING COMMISSION
OCTOBER 6, 1993
PAGE TWO
SUBJECT: COMMERCIAL PROJECT NO. 93 -2A EXPO MARKET
Other approvals for this site include Tentative Parcel Map 27659
which subdivides the specific plan area into nine (9) parcels
ranging in size from 0.48 to 18.70 acres, approved by City Council
on May 25, 1993; and Design Review of the site plan for Phase I,
the Wal -Mart building and additional portions of the retail
buildings on parcels 1, 2 and 4, approved by City Council on July
13, 1993.
F07 "k . _ 44AMJ
The proposed project entails design review for the development of
parcel 3 within a portion of Phase I of the "Lake Elsinore City
Center" commercial shopping center. The proposed structure will
be 52,435 square feet and will be occupied by an EXPO Market. The
site plan, landscape plan and parking scheme was previously
approved with Commercial Project 93 -2 (Wal -Mart).
The following matrix illustrates the overall Lake Elsinore City
Center Project and its relation to this and previous design review
project proposals.' Note, the shaded row indicates this proposed
project (C 93 -2A) with the bold text indicating previously approved
portions of the Lake Elsinore City Center Project. All other areas
are subject to future design review approvals.
PROJECT SUMMARY MATRIX
ELSINORE CITY CENTER
* Note: If the walkway in front of the EXPO is widened, as is
recommended by staff, 10 -12 parking spaces will have to
be removed and the drive aisle shifted to accommodate the
increased walkway width.
MATERIALS AND COLORS
Body: stucco with plaster finish, painted open faced concrete
masonry units (block), stucco reveals, file accents and
pre -cast concrete columns.
�C'.NDA ITEM ko.��
PAGE /0 OF ��
PARCEL
AREA
BUILDING
AREA
BUILDING USE
PARKING
PROVIDED
Parcel 1
Future
Expansion
*120895
of
126,390,8f
30,000 sf
Wal-Mart
694
Parcel
2
2580619
of
200000
9r00o
*loco
sr
Retail
166
Parcel
3
291,557
sf
52,435
sf
EXPO
313*
Parcel
4
3.54,a49
at
160000
of
Retail
96
Parcel
5
352,975
sf
- - --
----
---
Parcel
6
20,693
sf
3,000
sf
Retail /Rest.
30
Parcel
7
28,709
sf
6,500
sf
Retail
43,
Parcel
8
36,457
sf
7,500
sf
Retail
58
Parcel
9
56,927
sf
6,500
sf
Retail
56
TOTAL
2,013,081
sf
287,325
sf
1,678
* Note: If the walkway in front of the EXPO is widened, as is
recommended by staff, 10 -12 parking spaces will have to
be removed and the drive aisle shifted to accommodate the
increased walkway width.
MATERIALS AND COLORS
Body: stucco with plaster finish, painted open faced concrete
masonry units (block), stucco reveals, file accents and
pre -cast concrete columns.
�C'.NDA ITEM ko.��
PAGE /0 OF ��
REPORT TO THE PLANNING COMMISSION
OCTOBER 6, 1993
PAGE THREE
SUBJECT: COMMERCIAL PROJECT NO. 93 -2A EXPO MARKET
Color: Overall color will be "Freeze" # 4440W "Cheer" (tan)
complimented with #428D "Tomato Bisque" (adobe orange).
Roof: Spanish mission clay tile; mixed colors as follows: 50%
"Peach ", 30% "Buff ", 10% "Antique ", 10% "Adobe ".
PROJECT CONCERNS
There are a number of concerns staff had with the design of the
proposed project. The first of these concerns centers around the
fact that the cart storage area along the'front of the building, as
initially shown, impedes pedestrian access and detracts from the
building design. Two additional concerns result from potential
inconsistencies between aspects-of the architecture of the proposed
project and previously approved portions of the center and the
Elsinore City Center Specific Plan. Each of these three concerns
is discussed in greater detail below:
i) Placement of shopping Cart storage Area and Pedestrian safety
and Comfort
Within the design of the project is a shopping cart storage area
placed along a portion of the front of the building within the
walkway. Because the -cart storage area is in the walkway,
pedestrians who walk along the front of the building must step into
the drive aisle in order get to the shops on the other side of the
project: For safety, and aesthetic reasons this situation is
unacceptable from staff's point of view. It is staff's opinion
that the walkway should be widened around the shopping cart area in
order to facilitate pedestrian traffic. It is also felt that to
protect pedestrians from the. elements it is necessary. to extend the
overhang of the building over the walkway. This covering would be
consistent with what has been approved for buildings 1, 2 and 3.
In addition, the extension of this covering could add more depth an
interest to the front of the building and would better screen the
cart storage area. In order to accommodate the increased walkway
area it will be necessary to eliminate 10 to 12 parking spaces and
to shift the drive aisle out. This is not seen as a problem since
adequate- parking would -still be provided.
If it is determined that it is impractical to extend the covering
over the widened walkway area it is staff's opinion that the wall
in front of the cart storage area be enhanced to improve its
aesthetics and soften its visual impact. In order to accomplish
this staff recommends that the applicant be conditioned to place a
landscape planter in front of the wall and to incorporate design
elements such as columns and pillars consistent with the main
building into the wall. Another alternative that staff would find
acceptable is to keep most of the cart storage area enclosed within
the building.
Since this project was originally submitted the applicant has
presented a proposal to add a secondary shopping cart storage area
along the front wall to the right of the original cart area. It is
staff's recommendation that if this secondary storage area is
allowed that it be place along the building's south wall and that
it be enhanced with the same treatments as is being required for
the front storage. area.
PAGE OF—.Q.
REPORT TO THE PLANNING COMMISSION
OCTOBER 6o 1993
PAGE YOUR
SUBJECT: COMMERCIAL PROJECT NO. 93 -2A EIPO MARKET
2) Size and Design of Windows
The size and design of the windows for the proposed project is
inconsistent with what has been approved for the Wal -Mart entrance
and the other retail shops. The windows for this project are
small, rectangular and isolated, whereas the design of the windows
for the approved buildings can be characterized as large floor to
ceiling store front windows. It is staff's recommendation that the
series of windows (glazing) directly below the structure's main
tower be increased in size to be more consistent with the store
front look exhibited by the other structures within the Lake
Elsinore City Center Project.
3) Mansard Roof Treatments
As proposed the mansard roof feature which serves as an overhang
for the walkway in front of the project does not extend past.the
end of the building. In staff's opinion the mansard roof features
on both ends of the project's front elevation should be extended so
that they wrap around the ends of the building. This will add
interest to the structure and create a continuous covered walkway
between the EXPO Market and building (shops) # 2.
MALYSIS
As proposed and conditioned, the project is in accordance with all
applicable requirements within Chapter 17.38 .(Non - Residential
Development Standards), Chapter 17.48 (General Commercial
District) , and 17.82 (Design Review) of the Municipal Code and the
design criteria and requirements established by the Elsinore City
Center Specific Plan. The proposed structure exhibits an
aesthetically pleasing Mediterranean architectural theme
complemented by the use of Spanish Mission enhancements and
balanced coloring.
ENVIRONMENTAL
Under Section 15182 of the California Environmental Quality.Act
(CEQA) Guidelines this project has been declared exempt from
further environmental clearance. It has been determined that this
project is consistent with approved Specific Plan No. 91 -1 and the
certified Environmental Impact Report No. .92-3 prepared for this
site.
RECOMMENDATION
It is recommended that the Planning Commission recommend to the
City Council approval of the Design Review for Commercial Project
No. 93 -2A, based on the Findings and subject to the attached
Conditions of Approval.
FINDINGS
1. Subject to the attached Conditions of Approval and the
Mitigation Measures contained in the certified Environmental
Impact Report No. 92 -3 for the site, the proposed project is
not anticipated to result in any significant adverse
environmental impacts.
PAGE OF 13
REPORT TO THE PLANNING COMMISSION
OCTOBER 6o 1993
PAGE FIVE
SUBJECT: COMMERCIAL PROJECT NO. 93 -2A EXPO MARKET
2. The project, as proposed complies with the Goals, Objectives
and Policies of the General Plan, the Elsinore City Center
Specific Plan, and the Zoning District in which it is located.
3. This project complies with the design directives contained in
the Elsinore City Center Specific Plan.
4. Conditions and safeguards pursuant to Chapter 17.82.070,
including guarantees and evidence of compliance with
conditions, have been incorporated into the approval of the
subject project to ensure development of the property in
accordance with the Objectives of Chapter 17.82 and the
Elsinore City Center Specific Plan.
Prepared by: John De Gange, Associate Planner
Reviewed by:
r,
Approved for Planning Commission
A:C93 -2A.PC
managez
LLIC4'ca)
Phyllis Rogers,
sistant City Manager
AGENDA 17Li,1 F;J. I
PAGE / 3 OF 0