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REPORT TO PLANNING COMMISSION
To:Honorable Chair and Members of the Planning Commission
From:Damaris Abraham, Assistant Community Development Director
Prepared by:Carlos Serna, Associate Planner
Date:January 16, 2024
Subject:Planning Application No. 2020-89 (Elsinore Market) – A Proposal to Construct
a 7,500 Sq. Ft. Grocery Market with Take-out Restaurant and Related Site
Improvements on an Approximately 0.48-acre Site Located on Main Street
Between Franklin Street and Heald Avenue
Applicant:Rajni Sanathra, CHC Builder
Recommendation
1. Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15303 (New Construction or Conversion of
Small Structures); and
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2020-89
(COMMERCIAL DESIGN REVIEW NO. 2020-03) TO CONSTRUCT A 7,500 SQUARE FOOT
GROCERY MARKET AND TAKE-OUT RESTAURANT AND RELATED SITE
IMPROVEMENTS ON A 0.48 ACRE SITE WITHIN THE DOWNTOWN ELSINORE SPECIFIC
PLAN (APN: 373-025-026).
Project Location
The project site consists of an approximately 0.48-acre undeveloped area and is located on the
easterly side of Main Street, south of Franklin Street and north of Heald Ave within the Downtown
Elsinore Specific Plan. The project site encompasses Assessor Parcel Number (APN) 373-025-
026).
Project Description
Planning Application No. 2020-89 is a request for approval of a Commercial Design Review (CDR
No. 2020-03) to construct a 7,500 sq. ft. grocery market and take-out restaurant, 25 parking
spaces and related site improvements. The building includes a 400 sq. ft. kitchen/deli restaurant
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(for take-out food only), warehouse, walk-in freezers, walk-in cooler, break room, rest rooms, staff
break room, and offices. Hours of operations will be seven (7) days a week 8:00 am to 9:00 pm.
The market is anticipated to have up to 12 employees.
Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project Site Vacant Bldg.Downtown Elsinore Specific Plan (DESP) Mixed Use - DESP
North Vacant Parcel Downtown Elsinore Specific Plan (DESP)Mixed Use - DESP
South Restaurant Downtown Elsinore Specific Plan (DESP)Mixed Use - DESP
East Residential Downtown Elsinore Specific Plan (DESP)Mixed Use - DESP
West Religious
Institution
Downtown Elsinore Specific Plan (DESP)Mixed Use - DESP
Table 1: Environmental Setting
Analysis
The project site is located within the Downtown Elsinore Specific Plan (DESP) and has a Mixed
Use Land Use Designation. The Mixed Use designation provides for a mix of residential and
commercial uses within a single proposed development are, with an emphasis on retail, service,
civic, and professional office uses. The maximum Floor Area Ratio (FAR) for non-residential uses
in the Mixed Use designation is 2.50. Per Table 3-1 (Land Use Matrix) of the DESP, retail sale,
food establishments, and outdoor seating areas are listed permitted uses. The applicant proposes
to construct a 7,500 sq. ft. grocery market with indoor take-out restaurant on a 0.48-acre site with
an FAR of approximately 0.38. The proposed grocery market is consistent with the land use goals
and policies of the DESP. The project is also consistent with the General Plan because the DESP
was found to be consistent with the General Plan at its adoption.
Staff has reviewed the submitted development plans for compliance with the Mixed Use
development standard and regulations of Table 3-2 (Development Standards) of the DESP. The
proposed development conforms to the applicable standards as shown in the below table.
Development Standards Required Proposed
Area No Minimum N/A
Width (Frontage)No Minimum N/A
Depth No Minimum N/A
Setbacks (ft.):
Side (each)0’0’
Street Side 15 ft.15 ft.
Rear None, but 15 ft. where
adjacent to residential use 24 ft.
Other Standards
Maximum Height None 34’ – 6”
Floor Area Ratio 2.50 0.39
Parking 25 25
Table 2: Development Standards
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Parking Analysis
The project complies with the onsite parking standards listed in the Table 3-2 of the DESP. The
DESP requires one (1) parking space per 300 sq. ft. of gross floor area. The project is required to
provide 25 parking spaces. The project will have sufficient parking, as 25 parking spaces will be
provided.
Architecture and Site Design
The architectural design of the proposed building complies with the Architectural Requirements
found in Section 3.6 of the DESP and complies with the Nonresidential Development Standards
(Chapter 17.112) of the LEMC. The proposed building is rectangular in design with the primary
entrance oriented close to the public right of way with both stairs and ADA complaint ramp to
encourage foot traffic. The design incorporates the use of red brick veneer, parapets, and cornices
to both enhance the architectural elevations throughout the design and to harmonize with the
existing structures in the Downtown area. The proposed landscaping will complement the
proposed building design, provide shade, and assist in screening the parking lot. The proposed
site design is cohesive and functional for the proposed use.
The project also complies with applicable sections of the Nonresidential Development Standards
(Chapter 17.112) of the LEMC for landscaping, lighting, circulation patterns, and trash enclosures.
The Design Review Committee, including Staff from Planning, Building and Safety, Fire, and
Engineering departments and the Elsinore Valley Municipal Water District, has reviewed the
project and have added recommended conditions of approval to ensure compliance with adopted
plans, policies, and regulations.
Environmental Determination
The proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res.
Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant
to CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures). Class
3 consists of construction and location of limited numbers of new, small facilities or structures;
installation of small new equipment and facilities in small structures; and the conversion of existing
small structures from one use to another where only minor modifications are made in the exterior
of the structure…(c) A store, motel, office, restaurant or similar structure not involving the use of
significant amounts of hazardous substances, and not exceeding 2,500 sq. ft. in floor area. In
urbanized areas, the exemption also applies to up to four such commercial buildings not
exceeding 10,000 sq. ft. in floor area on sites zoned for such use if not involving the use of
significant amounts of hazardous substances where all necessary public services and facilities
are available and the surrounding area is not environmentally sensitive. The project involves the
construction of a 7,500 sq. ft. grocery store which is within the 10,000 sq. ft. threshold for an
urbanized area. Additionally, the location meets the definition of an urbanized area as set forth in
Section 21071(a)(2) of the Public Resources Code. The project is consistent with the Downtown
Elsinore Specific Plan (DESP). All necessary public services and facilities are available and the
surrounding area is not environmentally sensitive.
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MSHCP Consistency
The project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The project site is not located in a Criteria Cell and was not required
to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review
(JPR) processes. The project complies with all other applicable requirements of the MSHCP.
Community Outreach
The applicant conducted community outreach in anticipation of the public hearing. As part of the
community outreach a letter (Attachment 6) was sent to the property owners within a 300 feet
radius with details about the proposed grocery store as well as an invitation to express their public
opinions by phone, email or by attending a community outreach meeting scheduled on October
30, 2023. The applicant and their team did not receive any feedback from the public.
Given the location in the Historic Downtown, the applicant also reached out to the Downtown
Merchants Association, Lake Elsinore Chamber of Commerce, and the Lake Elsinore Historical
Society. The above-mentioned stakeholders did not voice any concerns or opposition to the
project.
Public Notice
Notice of the hearing for this application has been published in the Press-Enterprise newspaper
and mailed to property owners within 400 feet of the subject property. As of the writing of this
report, no written comments concerning this application have been received by staff.
Attachments
Attachment 1 – CDR Resolution
Attachment 2 – Conditions of Approval
Attachment 3 – GIS Exhibits
Attachment 4 – Design Review Package
Attachment 5 – Photo Renderings
Attachment 6 – Community Outreach Letter
Attachment 7 – Public Notice Materials