HomeMy WebLinkAboutItem No.34TO:
FROM:
DATE:
SUBJECT:
BACKGROUND
CITY OF LAKE ELSINORE
REPORT TO CITY COUNCIL/REDEVELOPMENT AGENCY
HONORABLE MAYOR AND CITY COUNCIL /REDEVELOPMENT
AGENCY
RON MOLENDYK, CITY MANAGER
JULY 13, 1993
COMMERCIAL PROJECT NO. 93 -2, "ELSINORE CITY
CENTER", LOCATED ON THE.SOUTHEAST CORNER OF GRAPE
STREET AND RAILROAD CANYON ROAD "PROPOSED WAIMART".
At its regular meeting of June 16, 1993, the Planning Commission
recommended approval of Commercial Project No. 92 -2 (Staff Report,
Minutes and Exhibit "A" enclosed). The proposed project entails
design review for. the development.of Phase I of the "Elsinore City
Center" commercial shopping center, associated infrastructure and
landscaping improvements. These include the construction of a
126,390 square foot Wal -Mart store, approximately 37,000 square
feet of retail space directly to the south and adjacent to the Wal-
Mart store, and a separate rectangular commercial .building of
approximately 18,000 square feet in area.
This design review also entails the review-of the site plan which
includes review of circulation,• parking, landscaping; entry
monumentation walls, and trash enclosures to ensure overall
consistency, and compliance with the Zoning Code and the Elsinore
City Center Specific Plan.
DISCUSSION
Items of discussion at the Planning Commission meeting dealt with
the project's architectural and site plan _design as follows:
The front elevation of building "Shop #3" was seen as the most
favorable and desirable in terms. of architectural design. The
Wal -Mart building and adjacent buildings (Shops # 1, 2, and
Major .Tenant) attempted to combine similar architectural
features exhibited in Shop #3 but did not provide the mansard
roofing. with Spanish Mission tile. The Planning Commission
conditioned the applicant to make revisions to the design to
incorporate the mansard roofing to the Wal -Mart building where
appropriate and prior to City Council concideration. To date
(6- 30 -93), the applicant has not submitted the revision.
(Condition No. 36)
The proposed buildings will have the necessary rooftop air
conditioning and ventilation equipment to provide a
comfortable indoor environment. Architectural enhancements
compatible with the proposed theme were required to be used to
conceal all "potentially exposed /visible rooftop equipment.
(Condition No. 14)
Due to the steep terrain and the amount of grading involved to
bring the site to a developable state, the northwest corner of
the site will require the construction of a forty (40' + -) foot
high, and two hundred fifty (250' + -) foot long crib wall.
Although the crib wall is proposed to be landscaped, the
Commission has conditioned the crib wall to be broken up at
about midpoint and a bench or a step be provided wide enough
to allow a row of trees and /or shrubs along the entire
length. (Condition No. 34)
As proposed,, the conceptual landscape site plan lacks
landscaping/ landscape planters in front of all buildings. The
Planning Commission has conditioned that more landscaping be
added to break -up the expanse wall appearance exhibited for
Wal -Mart and adjacent buildings. (Condition No. 37)
ACENDA ITEM NO. 3 4
PACE L OF 13 -
REPORT TO THE CITY COUNCIL/REDEVELOPMENT AGENCY
JULY 13, 1993
PAGE TWO
SUBJECT: COMMERCIAL PROJECT NO. 93 -2, "ELSINORE CITY CENTER"
As proposed and conditioned, the project meets all applicable
commercial development and design requirements of. the Zoning
Ordinance and the Elsinore City Center Specific Plan. The proposed
shopping center exhibits an aesthetically pleasing Mediterranean
architectural theme complemented with the use of Spanish Mission
enhancements as well as a balanced and coordinated use of light
colors.
It is recommended that the City Council approve Commercial Project
No. 92 -2 based on Exhibit "A" Package, the following Findings and
subject to the attached Condition of Approval.
It is recommended that the Redevelopment Agency concur with City
Council's 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, 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.
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: Armando q. Villa, Assistant Planner
REVIEWED BY:
APPROVED BY:
APPROVED FOR
AGENDA LISTING:
AGENDA ITEMNO.� -�-
PAGE O 7 OF /3
CONDITIONS OF APPROVAL FOR COMMERCIAL PROJECT NO 93 -2
PLANNING DIVISION
1. Design Review approval for Commercial Project No. 93 -2 will
lapse and be void unless building permits are issued within
one-(l) 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 Plan 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.
S Meet all Riverside County Fire Department requirements.
9. Project must meet All requirements of Cal - Trans.
10. No outdoor storage (except enclosed outdoor tire storage area
as presented on approved the Wal -Mart plans) shall be allowed
for, any tenant.
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,permii.
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
n�
AGENDA fTEM N0.�„��
PAGE 3 • OF /3 -�
CONDITIONS OF APPROVAL FOR COMMERCIAL PROJECT NO '93 -2 Cont
::he final landscaping plan, and subject to the approval of the
Community Development Manager or designee, prior. to the
issuance,of building permit.
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 (40 %).
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 (401)
(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.b)
c) All planting areas shall be separated from paved areas
with a six inch (611) high and six inch (6") wide concrete
curb. _ _
d) Planting 'within fifteen feet '(151) of ingress /egress
points shall be no higher than thirty -six inches (3611).
e) Landscape planters shall be planted with an appropriate
parking lot shade tree to provide for 50% parking lot
shading in fifteen-(15,) years.
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 120%' Faithful
Performance Bond, and released at completion of instal-
lation of landscape requirements approval /acceptance, and
bond 100% 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.
3i Final landscape plan must be consistent with approved
site plan.
k) Final landscape plans to include.planting_ and irrigation
details.
AGENDA ITEM � [ND. &H6 6-/1a -7 ''
PAGE 7 _ OF �3
NDITIONS OF APPROVAL FOR QQK- M-CJAL PROJECT NO 93-
19. All undeveloped lots along Grape Street shall be maintained in
a neat and safe condition, with erosion and weed control
methods applied by the developer as necessary to meet the
approval of the Community Development Manager until such time
as these lots are built -out. If building permits are not
issued within 90 days all areas or pads graded, during the
grading operation, shall be landscaped and irrigated.
20. 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. .
21. 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.
22. Applicant shall annex project into the City's Landscape and
Lighting District.
23. The applicant shall develop a Uniform Sign Program for the
center which specifies harmonious and consistent colors,
materials.and- specifications which will enhance,the center's
design and meet the provisions of Lake Elsinore Municipal
Code, Chapter 17.94 and the approved Elsinore City Center
Specific Plan. The Master Signage Program shall be reviewed
and approved by the Planning Commission. All signage
including freestanding signs shall be by City Permit and in
conformance with the approved Master Signage Program. The
Master Signage Program shall be approved prior to issuance of
Certificate of Occupancy or release of utilities. Individual
sign permits are required prior to the erection of each sign.
24. 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.
25. 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.
26. Trailers utilized during construction shall be approved by the
Planning Division.
27. On -site surface drainage shall not cross sidewalks.
28. Parking stalls shall be double- striped with four -inch (4 ")
lines two -feet (21) apart.
29. Painted arrows on the asphalt shall be located at all internal
one -way drive aisles.
30. 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.
31. This project shall be subject to the Mitigation Monitoring
Program contained in the Certified Environmental Impact Report
No. 92 -3.
e ° a
AGENDA ITEM PLO.
PAGE 5 OF 3
CONDITIONS OF APPROVAL FOR COMMERCIAL PROJECT NO, 93 -2. Cont
32. 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.
33. The rear, and side elevation design of the Wal -Mart building
shall provide architectural elements of relief used throughout
the center. The proposed revised elevation shall be reviewed
and approved by the Community Development Manager or designee.
34. The applicant shall submit revised plans illustrating the crib
wall broken -up at about midpoint with a bench or a step be
provided wide enough to allow a row of small trees and /or
shrubs along the entire length. This bench or step with a row
of small trees and /or shrubs will break up the mass and shall
provide relief from the monotonous, uninterrupted expanse of
wall. This plan shall meet the approval of the Community
Development Manger` or designee and the City's Landscape
Architect.
35. The landscaped area where the Wal -Mart auto service center
building is proposed shall be heavily landscaped in, compliance
with Condition of Approval No. 18 (b) to screen the
loading /entry roll up door and reduce_ noise levels generated
by the use of air /electrical - tools.
36. The Wal -Mart and adjacent buildings (Shops # 11 2,_ and major
tenant) shall continue the design concept where appropriate of
the mansard roofing with spanish mission tile treatment
exhibited in Shop #3. The revised elevations -shall be subject
-to the approval of the Community Development Manager prior to
City Council consideration.
37. The Final Site Landscaping Plan shall include more
landscaping /landscape planters in front of all proposed
buildings. This plan shall meet the approval of the Community
Development Manger or designee and the City's Landscape
Architect.
38. All vending machines, 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.
39. 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.
ENGINEERING DEPARTMENT
40. Meet all Conditions of Approval for Tentative Parcel Map No.
27659.
41. Medians in driveways shall be moved back out of the right -of-
way to provide proper truck turning into the site.
E C D 6 /6 -93
AGENDA ITEM NO.
PAGE & OF 3
Planning Commission Minutes
June 16, 1993
Page 3
h irwoman Brinley asked if there had been any Sept failures
n' a area. Community Development Manager. Shea stated that
er had been none reported and that each unit n the project
will h ve.its own septic system since there lained sewer that if
line av lable to tie into. He further p uired to time
sewer bec es available the duplex will req
into it an unlike other duplex uni/nd ich have both units_
going into a tank each unit is ated as a separate
dwelling with is own septic system each f ield.
he color and Mr. Grage
th the adjacent house which
further stated her concern
for these units because as
I create a problem if there
chairwoman Brinl questioned
explained that it i compatiblyy
Js a charcoal blue. s. Br2
regarding maintenance a
rentals in a.residential
were not good tenants.
Commissioner Wilsey tat
concerns are addre ed by
stated that Cond ion No
instead 24 gallo and this
cou
i th Nru
a L
15 shou
felt that maintenance
ing Bond. He further
Lres a 15 gallon size
aanaed to reflect this.
There was goorneral discussion in reg a
responsibil y to the area for maintena e
U sponsibility lies with the indivi
maintai heir property. Staff was instructed
issue one. of the topics for Planning Co
stud session.
to the City's
o. and that the
1 homeowner to
include this
mmi ion'•s next
MOVED WILSEY, SECONDED BY METZE AND CARRIED BY UNANIMOUS NTE BY
THOS RESENT TO APPROVE RESIDENTIAL PROJECT 93 -3 - ROY TERREBONNE
BAS ON FINDINGS AND SUBJECT TO CONDITIONS WITH CONDITION NO. 15
ITE. "B" TO READ 24 INCH BOX:`
3. Commercial Proiect 93-2 (The Elsinore City Center) - Oak Grove
Assistant Planner Villa gave an overview of the project
and explained that this is an application for a Design Review
of a Commercial Shopping Center (building structures and site
plan design) in accordance with the requirements of Chapter
17.38 (Non - Residential Development Standards) and 17.82
(Design Review) of the Municipal Code and the Elsinore City
Center Specific Plan. This project is located a the southeast
corner of Grape Street and Railroad Canyon Road and has
primary access to the site through Grape Street via Railroad
Canyon -Road.' He further explained the proposed monumentati.on
walls and recommended that the Planning Commission may allow
the height to exceed the maximums set by code and since it
would amplify the there design it is recommended that these
walls be allowed as shown.
Chairwoman Brinley invited those Interested to address the
project.
Glen Daigle, Projects Manager, Gavlin Development Co., 12625
Highblow Drive,, San Diego-explained that his company is the
Co- developer with Oak Grove Equities and explained that the
Company takes exception to items 10, 33, and 36. He further
explained that in Condition 10 regarding outdoor storage that
due to the nature of what is to be stored, which is tires, it
is best to have the building open to the air without a roof
with the same block wall construction.
Chairwoman Brinley asked staff to clarify this item to allow
for tire storage. Staff recommended it read as follows:'
AGENDA ITEM NO. L
PAGE 7 OF 13
Planning Commission Minutes
June 16, 1993
Page 4
"After outdoor storage area is placed, exception enclosed tire
storage area as presented on the plan ".
Glen Daigle explained that his firm is proposing an
alternative that will solve their objection on Condition No.
33. He suggested a change in texture and.adding a stripe to
the back of the building to conform with Condition No. 33.
There was general discussion in regard to Condition No. 33 and
it was decided that to leave the decisions regarding the
detailing of the exterior to the discretion of the Community
Development Manager.
It was decided that Condition No. 36 should read as follows:
"The Wal -Mart and adjacent buildings (shops # 1, 2, and major
tenant) shall continue the design concept (where appropriate)
of mansard roofing with spanish mission tile treatment
exhibited in Shop #3. The revised elevation shall be subject
to the approval of the Community. Development Manager prior to
City Council consideration'.
Commissioner Wilsey stated -his condern regarding outdoor
storage with 40 foot trailers during Christmas because the
back of the building is seen from Tuscany Hills.
Commissioner Bullard addressed roof ladders and stated that
there position from the roof area should be made visible for
fire purposes. It was decided that the section "No roof
ladders shall bp permitted" be deleted.
MOVED BY WILSEY, SECONDED BY BULLARD AND CARRIED BY UNANIMOUS.VOTE
OF THOSE PRESENT TO RECOMMEND CITY COUNCIL APPROVAL-OF DESIGN
REVIEW FOR COMMERCIAL PROJECT 93 -2 BASED. ON THE FINDINGS AND
CONDITIONS WITH AMENDMENTS TO 30, 33 AND 36 AND CHANGES OF
CONDITIONS 11, 12, 15,. 16,'21, AND 25 AS STATED IN MEMO. /
4. Jtesidential Pro
t No. 1 -
As 'stant Planner villa gave an overview of
expl \odel/floor his is an application for t
sixt plan (a 1597 square f4
strue constructed on 14 lots Homent. He further expla erecoproval based on the ndi
condproval.
th project and
�e addition of a
t single -story
thin the Centex
that' staff is
cgs and revised
Mike Aller, Ce ex Homes, 435 Latham St., Riverside,
explained that he reed with st f and was available for any
questions.
Commissioner Wilsey aske f there was a problem cutting the
project from .l4 to 12 1 s. Mr. Aller stated that they did
not have a problem an felt hat they could make the plan
work. �
�f
Commissioner Bu4i'rd asked for.cl ification regarding the
different plans / and square footage o the plan. Mr. Aller
explained the type of plans that they a marketing and what
is available to the public...
Commissiof�er Metze agreed with the conditions approval, but
stated ,Xhat the project did need enhancements.
Brinley concurred with Commissioner Mele.
AGENDA ITEM NNO.
PAGE O OF
CITY OF LAKE ELSINORE
REPORT TO THE PLANNING COMMISSION
TO: PLANNING COMMISSION
FROM: KEVIN SHEAR, COMMUNITY DEVELOPMENT MANAGER
FOR: PLANNING COMMISSION MEETING OF JUNE 16, 1993
SUBJECT: "COMMERCIAL 'PROJECT NO. 93 -2 "ELSINORE.CITY CENTER"
OWNER /APPLICANT
Mr. Craig X. Schleuniger
Oak Grove Equities
350 Railroad Canyon Rd., Suite A
Lake Elsinore, Ca. 92532
ROJECT REOCES
Design Review of a Commercial Shopping Center (building structures
and site plan design) in accordance with the requirements of
Chapter "17.38 (Non- Residential Development Standards) and 17.82
(Design Review) of the Municipal Code and the Elsinore City Center
Specific Plan.
SIZE AND'LOCATION
The Elsinore City Center Specific Plan Project site is located at
the southeast corner of Grape Street and Railroad Canyon Road.
Primary access to the site is achieved - through - Grape Street via
Railroad Canyon Road. Grape Street generally serves as the western
boundary of the site, while the northern boundary is generally
defined by a small adjacent commercial office site and Railroad .
Canyon Road. The entire site is undeveloped and is approximately
forty -nine (49) acres.
i
BNVIRONMENTAL SETTING
On September 8, 1992, the City Council approved the Elsinore City
Center Specific Plan and related 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.
On May 25, 1993, the City Council. approved Tentative Parcel Map No.;
27659 which subdivided the aforementioned specific plan.into nine
(9) parcel ranging from .48'acres to 18.70 acres.
AGENDA ITEM GNO.
�-
PAGE / OF ��
EXISTING .LAND USE
ZONING
GENERAL
P
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 -2,
General
Commercial
West
I -15
I -15
On September 8, 1992, the City Council approved the Elsinore City
Center Specific Plan and related 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.
On May 25, 1993, the City Council. approved Tentative Parcel Map No.;
27659 which subdivided the aforementioned specific plan.into nine
(9) parcel ranging from .48'acres to 18.70 acres.
AGENDA ITEM GNO.
�-
PAGE / OF ��
REPORT TO THE PLANNING COMMISSION
JUNE 16, 1993
PAGE TWO
SUBJECT: COMMERCIAL PROJECT NO. 93 -2 "ELSINORE CITY CENTER"
PROJECT DESCRIPTION
The proposed project entails design review for the development of
parcels 1, 2, and 4 of Phase I of the "Elsinore City Center"
commercial shopping center, associated infrastructure and
landscaping improvements.
Parcels 1, 2, and 4 include the construction of a 126,390 square
foot Wal -Mart store, approximately 37,000 square feet of retail
space directly to the south and adjacent to the Wal -Mart store, and
a separate rectangular commercial building of approximately 18,000
square feet in area. (Exhibit "A" package)
This design review also entails the review of the site plan which
includes review of circulation (pedestrian ;and automobile),
parking, landscaping, entry monumentation walls, and trash
enclosures.to ensure overall consistency, and compliance with the
Zoning Code and the Elsinore City Center Specific Plan.
The following matrix illustrates the overall project and its
relation to this design review project proposal. Note, the shaded
rows are not subject to this design review.,
PROJECT SUMMARY MATRIX.
ELSINORE CITY CENTER
Expansion will require subsequent discretionary approval
by the Planning Commission.
2 Parcels 3, 6, -7,, 8, and 9' are part of Phase I. These
parcels are not being considered for this design review.
The proposed use is not known at this time. Development'
of these parcels will require 'subsequent Planning
Commission consideration. '
3 This parcel is part of Phase II. .Consequently,
development of this parcel will require subsequent
Planning Commission-approval.
AGENDA ITEM NO.
PACE /O OF �3
-
PARCEL "
AREA
BUILDING
AREA
BUILDING USE
PARKING
PROVIDED
Parcel 1
Future
Expansion
812,895
of
126,390
30,000
of
of
Wal -Mart
894
Parcel
2
258,619
of
20,000
9,000
8,000
of
Retail
188
Parcel
32
291,557
of
52;435
of
Retail
313
Parcel
4
154,249
of
18,000
of
Retail
96
Parcel
53
352,975
of
- - --
----
---
Parcel
6
20,693
of
3,000
of
Retail /Rest.
30
Parcel
7
28,709
of
61500
of
Retail
43
Parcel
8
36,457
of
7;500
of
Retail
58
Parcel
9
56,927
of
6,500
sf'
Retail
56
TOTAL
2,013,081
of
287,325
sf J
1,678
Expansion will require subsequent discretionary approval
by the Planning Commission.
2 Parcels 3, 6, -7,, 8, and 9' are part of Phase I. These
parcels are not being considered for this design review.
The proposed use is not known at this time. Development'
of these parcels will require 'subsequent Planning
Commission consideration. '
3 This parcel is part of Phase II. .Consequently,
development of this parcel will require subsequent
Planning Commission-approval.
AGENDA ITEM NO.
PACE /O OF �3
REPORT To THE PLANNING COMMISSION
JUNE Ift 1993
PAGE THREE
surnCT: COMMERCIAL PROJECT NO. 93 -2 "ELSINORE CITY CENTER"
NATERIALB AND COLORS
Body: Wal -Mart Building - concrete masonry unit'(CNU) /(split
face block) with plaster bands and pilasters.
Remaining of the Buildings - Stucco with plaster columns,
reveals, and pre -cast concrete columns.
Color: Overall color for both will be "Freeze" # 4440W "Cheer"
(tan) complimented with #428D "Tomato Bisque" (adobe
orange color).
Roof: Spanish Mission Tile; mixed colors to add interest as
follows: 50% "Peach ", 30% '"Buff ", 10% "Antique ", 10%
"Adobe ".
OJECT- CONCERNS
Design Review entails assuring that all buildings proposed within
the shopping center exhibit similar architectural`characteiistics
as well as compliance with the architectural theme (mediterranean
architectural style complemented with the use of spanish mission
enhancements)' proposed in the ECCSP. As proposed, the front
elevation of building' "Shop #3" is seen as the most consistent with
what the City is trying to achieve in terms of 'architectural
design: The use of plaster columns, °reveals, and especially
mansard roofing with mission style tile accomplishes the overall
desired design theme.. The Wal -Mart building and adjacent buildings
(shops # 1, 2, and Major Tenant) attempt to combine similar
architectural features exhibited in shop #3 but do not continue an
important enhancement element which is the mansard roofing with
spanish mission tile. Staff recommends that the applicant redesign'
the elevations most visible to incorporate the aforementioned
enhancement element feature.
The rear, and side elevation design of,the Wal -Mart building fails
to provide architectural elements of relief used throughout the
center (ie. reveals,' plaster pilasters, geometric shapes and
quadrifoglios)-. The lack of these enhancement elements renders the
unadorned rear /side building elevations as monotonous and simple.
These building elevations are highly visible from Railroad Canyon
Road, the Canyon Creek and the Tuscany Hills Tracts. Consequently,
staff recommends that the architectural enhancements (stucco bands,
pilasters, and reveals) exhibited in the front elevation be
displayed on the side and rear elevations as well.
The northeast section of Wal -Mart (the elevation closer to and
highly visible from Railroad Canyon Road, the Canyon Creek and the
Tuscany Hills Tracts) is proposed to be an auto service center.
Concerns 'resulting from this use are noise generated' by
air /electrical powered .tools, and potentially aesthetically
unpleasant roll -up doors and'v'iews into the service bays s. To
conceal and alleviate these concerns, staff recommends that the
area be-heavily landscaped to properly screen the doors and noise
from view, especially from the Canyon Creek and the Tuscany Hills
Tracts:
The proposed buildings will have the necessary rooftop air
conditioning and ventilation equipment to provide a comfortable
indoor environment. The rooftop mechanical equipment are
considered to have a negative visual - impact to the public'and to
the surrounding property." The Elsinore City Center Specific Plan
addresses this design issue to state that all rooftop structures
AGENDA ITEM NO. 3
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REPORT TO THE PLANNING COMMISSION
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SUBJECT: COMMERCIAL PROJECT NO. 93 -2 "ELSINORE.CITY CENTER"
shall not be visible from the public's rights -of -way adjacent to
the site. Architectural enhancements compatible with the proposed
theme shall be used to conceal all potentially exposed rooftop
equipment. Staff will condition the project to comply with the
intent of this design issue.
Site Plan Desicn:
Due to the steep terrain and the amount of grading involved to
bring the site to a developable state, the northwest corner of the
site will require the construction of a forty (401+ -) foot high,
and two hundred fifty (250' + -) foot long crib wall. Although the
crib wall is proposed to be landscaped, staff recommends that the
crib wall be broken up approximately at the midpoint and a bench or
a step be provided wide enough to allow a row of small trees and /or
shrubs along the entire length. This bench or step with the
additional landscaping will break up the mass and will provide
relief from the monotonous, uninterrupted expanse of wall. Staff
has conditioned the applicant to submit a revised crib wall plan
proposal. This wall shall meet the approval of the. Community
Development Manager or designee.
The applicant proposes six (6) Entry -way Monumentation Walls (two
at each entry from Grape Street) that will range from eight (81)
feet to thirteen (131) feet in height as measured from the
sidewalk. These walls will serves as retaining walls, planters,
and used for signage. Due to the amount of grading and topography,
the parking lot elevation will be higher-than the elevation from
Grape Street. From the parking lot, these walls will not be as
eminent, but from Grape Street, the walls may appear massive.
Section 17.38.070 of the Lake Elsinore Municipal Code states .that
walls in excess of eight.(8') in height shall require specific
approval from the Planning Commission. Staff recognizes that these
walls will serve as ornamental structures for landscaping therefore
amplifying the thematic design the 'overall shopping centers
exhibits. Staff also recognizes that these walls break up the
potential more massive appearance of the larger retaining walls,
behind them. Consequently, staff recommends that these walls be
allowed as shown. The signage on these walls will be addressed
subsequently with the required ;Sign Criteria to be approved by
Planning Commission.
As proposed, the conceptual landscape site plan lacks
landscaping /landscape planters in front of all buildings. Staff
recommends that more landscaping be added to break -up the expanse
wall appearance exhibited for Wal -Mart and adjacent buildings.
ANALYSIS.
As proposed and conditioned, the project meets all applicable
commercial development and design requirements of the Zoning
Ordinance and the Elsinore City Center Specific Plan. The number
of parking spaces provided exceeds the required number under both
the Specific. Plan and the Zoning ,Code. The proposed shopping
center. exhibits an pleasing . Mediterranean
architectural theme complemented with the use of Spanish Mission
enhancements as well as a balanced and coordinated use of light .
colors.
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,
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JUNE 16t 1993
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BUBJ3CT: COMMERCIAL PROJECT NO. 93 -2 11ELSINORE CITY CENTER11
project is consistent with the approved Specific Plan No. 91 -1 and
the certified Environmental Impact Report No. 92 -3 prepared for
this site.
It is recommended that the Planning Commission recommend to the
City Council approval of the Design Review for Commercial Project
No. 93 -2, based on the Findings, Exhibit A package, 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.
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: Armando G. Villa, Assistant Planner
Reviewed by:
Kev
Approved for Planning Commission:
C:C93 -2.RPT
'A')
Z Phyllis Rogers,
Assistant City Manager
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