HomeMy WebLinkAboutItem No. 11 - Notie of Decision - Planning Application No. 2022-20 PDG Lake Elsinore
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REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Damaris Abraham, Assistant Community Development Director
Date: November 14, 2023
Subject: Notice of Decision – Planning Commission Approval of Planning Application
No. 2022-20 (PDG Lake Elsinore) for a Commercial Design Review and
Conditional Use Permit to Develop a 3,887 sq. ft. In-N-Out Drive-through
Restaurant and a 10,241 sq. ft. Multi-Tenant Commercial Building and
associated Uniform Sign Program Located at Dexter Avenue between Crane
Street and Allan Street.
Recommendation
Receive and File the Notice of Decision for Planning Application No. 2022-20 approved by the
Planning Commission on October 17, 2023.
Background
Planning Application No. 2022-20 is a request for approval of a Commercial Design Review (CDR
No. 2022-10) to construct a one-story, 10,241 sq. ft. multi-tenant commercial building and a one-
story, 3,887 sq. ft. In-N-Out restaurant and related site improvements including a two-lane drive-
through with 31 queuing spaces, 126 parking spaces, and landscaping on an approximately 2.29-
acre site. The application also includes a request for approval of a Conditional Use Permit (CUP
No. 2022-07) to permit operation of the drive-through, as required by the C-2 zoning regulations.
The site will be accessed by one full-movement driveway on Allan Street and two (2) full-
movement driveways on Crane Street.
Uniform Sign Program (SIGN No. 2023-05) proposes to establish a criteria primarily for wall signs
and freestanding signs at this multi-tenant integrated development. This program ensures signs
are harmonious and visually related to each other through the incorporation of common design
elements, and that signs are architecturally integrated with the buildings. The sign program
includes proposed freestanding signs, a blueprint for building/wall signage, and all other types of
contemplated signage that would be allowed in the center. A 13’-6” tall center identification sign
will be located at the corner of Allan Street and Dexter Avenue. The sign program also includes
a 45’-0” tall freeway identification sign for In-N-Out which incorporates City identification/branding.
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The project site is located along Dexter Avenue between Crane Street and Allan Street. The
project encompasses Assessor Parcel Numbers (APNs): 377-030-085, 086, 087, 088, 089, 090,
091, and 092.
On October 17, 2023, the Planning Commission by a 5-0 vote:
1. Found that the project is exempt from the California Environmental Quality Act (CEQA)
pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects);
2. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-07 TO
ESTABLISH A 3,887 SQUARE FOOT DRIVE-THROUGH RESTAURANT IN THE
GENERAL COMMERCIAL (C-2) DISTRICT LOCATED AT APNS: 377-030-085, 086, 087,
088, 089, 090, 091, AND 092;
3. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2022-10
PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS FOR A 10,241
SQUARE-FOOT MULTI-TENANT COMMERCIAL BUILDING AND A 3,887 SQUARE
FOOT RESTAURANT WITH A TWO-LANE DRIVE-THROUGH LOCATED AT APNS:
377-030-085, 086, 087, 088, 089, 090, 091, AND 092; and
4. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING UNIFORM SIGN PROGRAM (SIGN) NO. 2023-
05 ESTABLISHING A UNIFORM SIGN PROGRAM FOR THE PDG LAKE ELSINORE
DEVELOPMENT PROJECT LOCATED AT APNS 377-030-085, 086, 087, 088, 089, 090,
091, AND 092.
Discussion
The Planning Commission voted 5-0 to approve the project at its regular meeting on October 17,
2023. There were no public comments. Only the applicant attended the hearing.
The Commission’s decision is final, and no action by the City Council is required unless the City
Council, by majority vote, elects to review and reconsider the Commission’s decision by ordering
the matter set for a future noticed public hearing according to Section 17.410.110.F of the Lake
Elsinore Municipal Code (LEMC), or the applicant or an interested person files a complete appeal
application within 15 days of this notice appearing on the City Council’s Agenda.
Fiscal Impact
The time and cost 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. Project approval does not fiscally impact the City’s General Fund. Mitigation
Measures to protect the City fiscally have already been included in the Conditions of Approval.
PA 2022-20 (PDG Lake Elsinore)
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Attachments
Attachment 1 – Planning Commission Staff Report
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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:October 17, 2023
Subject:Planning Application No. 2022-20 (PDG Lake Elsinore) – Proposal to
Construct a 10,241 Sq. Ft. Multi-tenant Commercial Building, a 3,887 Sq. Ft.
In-N-out Drive-through Restaurant, Related Site Improvements, and a
Uniform Sign Program on an Approximately 2.29-acre Site Located at Dexter
Avenue Between Crane Street and Allan Street
Applicant: Robert Lewis, Pacific Development Group II
Recommendation
1. Find that the project is exempt from the California Environmental Quality Act (CEQA) pursuant
to CEQA Guidelines Section 15332 (In-Fill Development Projects);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-07 TO
ESTABLISH A 3,887 SQUARE FOOT DRIVE-THROUGH RESTAURANT IN THE GENERAL
COMMERCIAL (C-2) DISTRICT LOCATED AT APNS: 377-030-085, 086, 087, 088, 089, 090,
091, AND 092;
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2022-10
PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS FOR A 10,241
SQUARE-FOOT MULTI-TENANT COMMERCIAL BUILDING AND A 3,887 SQUARE FOOT
RESTAURANT WITH A TWO-LANE DRIVE-THROUGH LOCATED AT APNS: 377-030-085,
086, 087, 088, 089, 090, 091, AND 092; and
4. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING UNIFORM SIGN PROGRAM (SIGN) NO. 2023-05
ESTABLISHING A UNIFORM SIGN PROGRAM FOR THE PDG LAKE ELSINORE
DEVELOPMENT PROJECT LOCATED AT APNS 377-030-085, 086, 087, 088, 089, 090, 091,
AND 092.
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Project Location
The project site is located along Dexter Avenue between Crane Street and Allan Street. The
project encompasses Assessor Parcel Numbers (APNs): 377-030-085, 086, 087, 088, 089, 090,
091, and 092.
Project Description
Planning Application No. 2022-20 is a request for approval of a Commercial Design Review (CDR
No. 2022-10) to construct a one-story 10,241 sq. ft. multi-tenant commercial building and a one-
story, 3,887 sq. ft. In-N-Out restaurant and related site improvements including a two-lane drive-
through with 31 queuing spaces, 126 parking spaces, landscaping on an approximately 2.29-acre
site. The application also includes a request for approval of a Conditional Use Permit (CUP No.
2022-07) to permit operation of the drive-through, as required by the C-2 zoning regulations. The
site will be accessed by one full-movement driveway on Allan Street and two (2) full-movement
driveways on Crane Street.
Uniform Sign Program (SIGN No. 2023-05) proposes to establish a criteria primarily for wall signs
and freestanding signs at this multi-tenant integrated development. This program ensures signs
are harmonious and visually related to each other through the incorporation of common design
elements, and that signs are architecturally integrated with the buildings. The sign program
includes proposed freestanding signs, a blueprint for building/wall signage, and all other types of
contemplated signage that would be allowed in the center. A 13’-6” tall center identification sign
located will be located at the corner of Allan Street and Dexter Avenue. The sign program also
includes a 45’-0” tall freeway identification sign for In-N-Out which incorporates City
Identification/Branding sign.
Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project Site Vacant General Commercial (GC)General Commercial (C-2)
North Commercial General Commercial (GC)General Commercial (C-2)
South Commercial General Commercial (GC)General Commercial (C-2)
East Vacant General Commercial (GC)General Commercial (C-2)
West Commercial General Commercial (GC)General Commercial (C-2)
Table 1: Environmental Setting
Analysis
General Plan Consistency
The subject site has a General Plan Land Use designation of General Commercial (GC) and is
located in the Business District. The GC Land Use designation provides for retail, services,
restaurants, professional and administrative offices, hotels, and motels, mixed-use projects,
public and quasi-public uses, and similar and compatible uses with a maximum 0.40 floor area
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ratio (FAR). The project is proposing to develop a multi-tenant commercial retail building and a
drive-through restaurant with 0.14 FAR. Therefore, the project is consistent with the General Plan.
Municipal Code Consistency
The current zoning designation of the subject site is General Commercial (C-2). According to
Section 17.124.020 of the Lake Elsinore Municipal Code (LEMC), all permitted uses of the
Commercial Office (C-O) and the Neighborhood Commercial (C-1) district as contained within
LEMC 17.116.020 and 17.120.020 are also permitted uses in the C-2 zone. Restaurants and
eating establishments and Retail or General Merchandise stores are permitted uses. According
to Section 17.124.030 of the LEMC, Uses permitted subject to a use permit in the C-1 district as
contained in LEMC 17.120.030 are also permitted in the C-2 zone subject to a Conditional Use
Permit. Pursuant to LEMC 17.120.030 drive-through establishments are permitted use subject to
a Conditional Use Permit.
Staff has reviewed the submitted development plans for compliance with the C-2 development
standards and has determined that the proposed development conforms to the C-2 district
provisions as shown in Table 2.
Development Standard Required Proposed
Floor Area Ratio (FAR)0.80 max.0.40
Front Setback Average of 20’ but not less
than 15 feet
20’ min
Right Side, Interior 15’15’
Left Side, Interior 15’15’
Building Height 45’27’
Landscape improvements:
Drive-through planter separation (from
driveways, parking and property lines)
5'-0" min.13’ -5” to 20'-0"
Parking area from ROW 15'-0" min.15’
Table 2: Development Standards
The Project also meets the minimum parking requirements set forth in Section 17.148.030 of the
LEMC as shown in Table 3.
Parking Standard Required Proposed
Drive-Through Storage 8 vehicles (160'-0") min.31 Vehicles (256’-0”)
Required number of
parking spaces
Commercial uses: one
space per 250 sq. ft. of
gross floor area
Restaurant uses: one space
per 45 sq. ft. of customer
area and 1 space per 200
sq. ft. of noncustomer area
Commercial structure:
•Restaurant- Customer Area – 810 sq.
ft. / 45 sq. ft. = 18
•Non-Customer Area – 2,290 sq. ft. /
200 sq. ft. = 12
•Retail: 3,941 sq. ft. / 25 sq. ft. = 16
•Medical: 3,000 sq. ft. / 175 sq. ft. = 17
In-N-Out:
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Medical uses: one space
per 175 sq. ft. of gross floor
area
•Customer Area - 2,292 sq. ft. / 45 sq.
ft. = 51
•Non-costumer area – 2,083 sq. ft. /
200 sq. ft. = 11
Total Required = 125
Total Provided = 126
Table 3: Parking Requirements
Architecture and Site Design
The architectural design of the proposed building complies with the Nonresidential Development
Standards (Chapter 17.112) of the LEMC. The proposed buildings are rectangular in plan and will
feature varying roof lines. The commercial shell building exterior would consist a stucco exterior
in shades of white with the cornice and steel canopies being an earthy brown as an accent. The
structure also employs recessed walls to add additional architectural articulation and stone
veneer. The proposed restaurant building exterior would employ a similar bas color to the
commercial shell building and would employ red striping below the cornice as an accent and stone
veneer will be employed in the lower 5th of the building to avoid long expanses of open blank wall
space. The exterior architecture, including colors and materials, have been designed to be
harmonious and compatible with surrounding development. Furthermore, the proposed
landscaping improvements complement the proposed building design, provide shade and break-
up expanses of pavement. The proposed site design is cohesive and functional for the proposed
use.
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.
Traffic and Operations
A traffic study dated September 2023 was prepared by Kimley-Horn for the proposed project. The
purpose of the analysis is to assess the degree to which the project would impact performance of
the surrounding road network, specifically the existing intersections of the Specifically the
intersections of the proposed west Driveway at Allan Street, east and west driveways at Crane
Street, I-15 SB Ramps at Central Avenue, I-15 NB Ramps at Central Avenue, Dexter Avenue at
Central Avenue, Cambern Avenue at Central Avenue, Dexter Avenue at Allan Street, Dexter
Avenue at Crane Street, Dexter Avenue at 3rd Street, and Dexter Avenue at 2nd Street. The
analysis concluded that upon construction of street improvements adjacent to the project frontage
on Dexter Avenue, construction of new traffic signal at the intersection of Dexter Avenue and
Third Street, and fee payments to established programs (Traffic Infrastructure Fee and
Transportation Uniform Mitigation Fee), the project would not adversely affect levels of service in
the study area and that the study intersections would function at satisfactory levels of service.
The Citywide Traffic Impact Study and Fee Analysis (TIF) conducted in 2002 identifies a traffic
signal required at Dexter Avenue and 2nd Street. However, based on the pattern of development
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since 2002 and the Traffic Impact analysis provided by the developer, a traffic signal is warranted
at the intersection of Dexter Avenue and 3rd Street. Based on that, Staff recommends changing
the TIF eligibility to the intersection at Dexter Avenue and 3rd Street allowing the developer to
have TIF reimbursement eligibility up to the amount stated in the study for the traffic signal
improvements constructed by the project. Engineering Department is currently conducting an
update to the TIF program that will include all signals for City’s future build out.
The Traffic Impact analysis also included a drive-through queuing analysis for the proposed
project to evaluate the adequacy of the drive-through lane queuing capacity. The opening to the
drive-through lane would be located on the northern corner of the Fast-Food site and wrap around
to the east side of the proposed building in a counterclockwise direction. The drive-through would
provide two side-by-side entry lanes. After the entry lanes, the two lanes would merge into a single
drive-through lane prior to the order board and pay and pick-up window. The proposed drive-
through would provide a drive-through queuing capacity of approximately 31 vehicles. According
to the traffic study, based on survey data of the other tenant locations in the region, the study
determined that the proposed drive-through stacking capacity at the peak observed queue was
24 vehicles. Additionally, the project is conditioned to submit queuing management plan detailing
procedures and operational measures to be implemented to achieve safe parking lot circulation
during peak drive-through demand (COA No. 17). Therefore, upon implementation of the
circulation improvements and traffic management plans required by conditions of approval, the
project is consistent with the circulation goals and policies of the General Plan and is not expected
to adversely impact the safety or efficiency of the surrounding roadways.
Environmental Determination
The proposed project is exempt 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 15332 (In-Fill Development) because the project (a)
is consistent with the applicable general plan designation and all applicable general plan policies
as well as with applicable zoning designation and regulations, (b) the site of the proposed
development is within city limits on a project site of less than five acres substantially surrounded
by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened
species, (d) the project will not result in any significant effects relating to traffic, noise, air quality,
or water quality, and (e) the site can be adequately served by all required utilities and public
services. A categorical exemption checklist documenting project eligibility for the Class 32
exemption is attached to this report (Attachment 5).
MSHCP Consistency
The proposed project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The subject property is not located in an MSHCP criteria cell and
is not subject to the City’s LEAP and the Western Riverside County Regional Conservation
Authority’s (RCA) JPR process. The project complies with all other applicable requirements of
the MSHCP.
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Public Notice
Notice of the hearing for this application has been published in the Press-Enterprise newspaper
and mailed to property owners within 700 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 – CUP Resolution
Attachment 2 – CDR Resolution
Attachment 3 – SIGN Resolution
Attachment 4 – Conditions of Approval
Attachment 5 – Class 32 CEQA Exemption Checklist
Attachment 6 – GIS Package
Attachment 7 – Design Review Package
Attachment 8 – Uniform Sign Program
Attachment 9 – Public Noticing Materials
RESOLUTION NO. 2023-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2022-07
TO ESTABLISH A 3,887 SQUARE-FOOT DRIVE-THROUGH RESTAURANT IN
THE GENERAL COMMERCIAL (C-2) DISTRICT LOCATED AT APNS: 377-030-085,
086, 087, 088, 089, 090, 091, AND 092
Whereas, Robert Lewis, Pacific Development Group II, has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2022-20 (Conditional
Use Permit No. 2022-07, Commercial Design Review No. 2022-10, and Uniform Sign Program
No. 2023-05) to construct a one (1) story 10,241 sq. ft. multi-tenant commercial building, a one
(1) story, 3,887 sq. ft. In-N-Out restaurant and related site improvements including a two-lane
drive-through with 31 queuing spaces, 126 parking spaces and new landscaping. The project also
includes a Conditional Use Permit (CUP No. 2022-07) to permit operation of the drive-through
and Uniform Sign Program (SIGN No. 2023-05) to establish a uniform sign program that creates
an integrated framework for all the signage within the center. The project site is located on an
approximately 2.29-acre site within the General Commercial (C-2) District along Dexter Avenue
between Crane Street and Allan Street (APNs: 377-030-085, 086, 087, 088, 089, 090, 091, and
092);
Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell
undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process
to analyze the scope of the proposed development and establish a building envelope that is
consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives;
Whereas, Section 17.415.070.A of the Lake Elsinore Municipal Code (LEMC) provides
that certain uses have operational characteristics that, depending on the location and design of
the use, may have the potential to negatively impact adjoining properties, businesses or residents
and therefore are permitted subject to the issuance of a Conditional Use Permit, which allows the
City to comprehensively review and approve the use;
Whereas, pursuant to Section 17.415.070.B of the LEMC, the Planning Commission
(Commission) has the responsibility of reviewing and approving, conditionally approving, or
denying Conditional Use Permits; and
Whereas, on October 17, 2023, at a duly noticed Public Hearing, the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
Section 1: The Commission has considered the project and its consistency with the
MSHCP prior to adopting Findings of Consistency with the MSHCP.
PC Reso. No. 2023-____
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Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1. The project is not subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
2. The Project site is flat, heavily disturbed and devoid of vegetation with much of the
surrounding area having been developed for commercial uses. The project is proposing
to construct a new commercial building, restaurant building, drive-through lanes, and other
improvements throughout the Project site. As such, the Riparian/Riverine Areas and
Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as
set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow
Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4. The project is consistent with the Fuels Management Guidelines because the project site
is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5. The project has been conditioned to pay any applicable MSHCP Local Development
Mitigation fees.
Section 3: The Commission finds that 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 15332 (In-Fill
Development) because the project (a) is consistent with the applicable general plan designation
and all applicable general plan policies as well as with applicable zoning designation and
regulations, (b) the site of the proposed development is within city limits on a project site of less
than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat
for endangered, rare or threatened species, (d) the project will not result in any significant effects
relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by
all required utilities and public services.
Section 4: That in accordance with LEMC Section 17.415.070.C. Findings, the
Commission makes the following findings regarding Conditional Use Permit No. 2022-07:
1. That the proposed use is in accord with the objectives of the General Plan and the purpose
of the planning district in which the site is located.
The subject site has a General Plan Land Use designation of General Commercial (C-2)
and is located in the Business District. The General Commercial Land Use designation
provides for retail, services, restaurants, professional and administrative offices, hotels,
and motels, mixed-use projects, public and quasi-public uses, and similar and compatible
uses with a maximum 0.40 floor area ratio (FAR). The project is proposing to develop a
multi-tenant commercial retail building and a drive-through restaurant with 0.14 FAR.
Therefore, the Project is consistent with the General Plan.
Furthermore, the current zoning designation of the subject site is General Commercial (C-
2). According to Section 17.124.030 of the Lake Elsinore Municipal Code (LEMC), Uses
permitted subject to a use permit in the Neighborhood Commercial (C-1) district as
PC Reso. No. 2023-____
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contained in LEMC 17.120.030 are also permitted in the C-2 zone subject to a Conditional
Use Permit. Pursuant to LEMC 17.120.030 drive-through establishments are permitted
use subject to a Conditional Use Permit Therefore, the proposed drive-through food
establishment is consistent with the commercial designation of the subject site as
described in the General Plan.
2. The proposed use will not be detrimental to the general health, safety, comfort or general
welfare of persons residing or working within the neighborhood of the proposed use or the
City, or injurious to property or improvements in the neighborhood or the City.
The proposed use does not involve the potential for causing detrimental effects to the
existing surrounding community or the general public. The project has been conditioned
as such to avoid any possible negative impacts associated with the proposed project.
3. The site is adequate in size and shape to accommodate the use, and for all the yards,
setbacks, walls or fences, landscaping, buffers and other features required by this title.
The proposed site development plan provides sufficient drive-through lane lengths to
accommodate assumed peak vehicle queuing space, as well as provide conforming
building and drive lane setbacks from the right-of-way and neighboring properties.
4. The site for the proposed use relates to streets and highways with proper design both as
to width and type of pavement to carry the type and quantity of traffic generated by the
subject use.
The project would include construction of frontage improvements adjacent to the project
frontage on Dexter Avenue, construction of new traffic signal at the intersection of Dexter
Avenue and Third Street, and fee payments to established programs (Traffic Infrastructure
Fee and Transportation Uniform Mitigation Fee). Furthermore, the project has been
designed to ensure that drive-through operations do not impact surrounding roadways due
to queuing spillover. Therefore, the proposed improvements will be sufficient for the type
and quantity of traffic generated by the proposed use.
5. In approving the subject use at the specific location, there will be no adverse effect on
abutting properties or the permitted and normal use thereof.
The project has been thoroughly reviewed and conditioned by all applicable City
departments thereby eliminating the potential for any adverse effects.
6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, 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 this chapter and the planning district in which the site is located.
Pursuant to Section 17.415.070.B of the LEMC, the project was considered by the
Planning Commission at a duly noticed Public Hearing on October 17, 2023, appropriate
and applicable conditions of approval have been included to protect the public health,
safety and general welfare.
Section 5: Based upon the evidence presented, both written and testimonial, and the
above findings, the Commission hereby finds that the project is consistent with the MSHCP.
PC Reso. No. 2023-____
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Section 6: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the project, the Commission hereby approves Conditional Use Permit
No. 2022-07.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 17th day of October, 2022.
Michael Carroll, Chairman
Attest:
__
_________________________________
Damaris Abraham,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Interim Assistant Community Development Director of the City of Lake
Elsinore, California, hereby certify that Resolution No. 2023-__ was adopted by the Planning
Commission of the City of Lake Elsinore, California, at a regular meeting held October 17, 2023
and that the same was adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Assistant Community Development Director
RESOLUTION NO. 2023-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO.
2022-10 PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS FOR
ONE 10,241 SQUARE-FOOT COMMERCIAL BUILDING AND A 3,887 SQUARE
FOOT RESTAURANT WITH A TWO-LANE DRIVE-THROUGH LOCATED AT
APNS: 377-030-085, 086, 087, 088, 089, 090, 091, AND 092
Whereas, Robert Lewis, Pacific Development Group II, has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2022-20 (Conditional
Use Permit No. 2022-07, Commercial Design Review No. 2022-10, and Uniform Sign Program
No. 2023-05) to construct a one (1) story 10,241 sq. ft. multi-tenant commercial building, a one
(1) story, 3,887 sq. ft. In-N-Out restaurant and related site improvements including a two-lane
drive-through with 31 queuing spaces, 126 parking spaces and new landscaping. The project also
includes a Conditional Use Permit (CUP No. 2022-07) to permit operation of the drive-through
and Uniform Sign Program (SIGN No. 2023-05) to establish a uniform sign program that creates
an integrated framework for all the signage within the center. The project site is located on an
approximately 2.29-acre site within the General Commercial (C-2) District along Dexter Avenue
between Crane Street and Allen Street (APNs: 377-030-085, 086, 087, 088, 089, 090, 091, and
092);
Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell
undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process
to analyze the scope of the proposed development and establish a building envelope that is
consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives;
Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore
Municipal Code (LEMC), the Planning Commission (Commission) has the responsibility of
reviewing and approving, conditionally approving, or denying design review applications; and
Whereas, on October 17, 2023, at a duly noticed Public Hearing, the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the project and its consistency with the
MSHCP prior to adopting Findings of Consistency with the MSHCP.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1.The project is not subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
PC Reso. No. 2023-____
Page 2 of 4
2.The Project site is flat, heavily disturbed and devoid of vegetation with much of the
surrounding area having been developed for commercial uses. The project is proposing
to construct a new commercial building, restaurant building, drive-through lanes, and other
improvements throughout the Project site. As such, the Riparian/Riverine Areas and
Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable.
3.The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as
set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow
Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4.The project is consistent with the Fuels Management Guidelines because the project site
is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5.The project has been conditioned to pay any applicable MSHCP Local Development
Mitigation fees.
Section 3: The Commission has reviewed and analyzed the proposed project pursuant to
the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), and the LEMC and finds and determines that the proposed project is
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the GP and the LEMC.
Section 4: The Commission finds that 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 15332 (In-Fill
Development) because the project (a) is consistent with the applicable general plan designation
and all applicable general plan policies as well as with applicable zoning designation and
regulations, (b) the site of the proposed development is within city limits on a project site of less
than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat
for endangered, rare or threatened species, (d) the project will not result in any significant effects
relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by
all required utilities and public services.
Section 5: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Commercial Design Review No. 2022-10:
1. The project, as approved, will comply with the goals and objectives of the General Plan
and the zoning district in which the project is located.
The subject site has a General Plan Land Use designation of General Commercial (GC)
and is located in the Business District. The GC Land Use designation provides for retail,
services, restaurants, professional and administrative offices, hotels, and motels, mixed-
use projects, public and quasi-public uses, and similar and compatible uses with a
maximum 0.40 floor area ratio (FAR). The project is proposing to develop a multi-tenant
commercial retail building and a drive-through restaurant with 0.14 FAR. Therefore, the
Project is consistent with the General Plan.
PC Reso. No. 2023-____
Page 3 of 4
Furthermore, the current zoning designation of the subject site is General Commercial (C-
2). According to Section 17.124.020 of the Lake Elsinore Municipal Code (LEMC), all
permitted uses of the Commercial Office (C-O) and the Neighborhood Commercial (C-1)
district as contained within LEMC 17.116.0202 and 17.120.020 are also permitted uses in
the C-2 zone. Restaurants and eating establishments and Retail or General Merchandise
stores are permitted uses. According to Section 17.124.030 of the LEMC, Uses permitted
subject to a use permit in the C-1 district as contained in LEMC 17.120.030 are also
permitted in the C-2 zone subject to a Conditional Use Permit. Pursuant to LEMC
17.120.030 drive-through establishments are permitted use subject to a Conditional Use
Permit. Therefore, the proposed drive-through food establishment is consistent with the
commercial designation of the subject site as described in the General Plan.
2. The Project complies with the design directives contained in the LEMC and all applicable
provisions of the LEMC.
The project is appropriate to the site and surrounding developments. The architectural
design of the proposed buildings conforms to the Nonresidential Development Standards
(Chapter 17.112) of the LEMC. Sufficient setbacks and enhanced onsite landscaping have
been provided thereby creating interest and varying vistas as a person moves along
abutting streets. The architecture has been designed to achieve harmony and
compatibility with the surrounding area. The colors and materials proposed will assist in
blending the architecture into the existing landscape and are compatible with other colors
and materials used on other properties near the project site. In addition, safe and efficient
circulation has been achieved onsite.
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Section 17.415.050.
Pursuant to Section 17.415.050.E of the LEMC, the project was considered by the
Planning Commission at a duly noticed Public Hearing held on October 17, 2023. The
project, as reviewed and conditioned by all applicable City divisions, departments and
agencies, will not have a significant effect on the environment.
Section 6: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the project, the Commission hereby approves Commercial Design
Review No. 2022-10.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 17th day of October, 2023.
Michael Carroll, Chairman
PC Reso. No. 2023-____
Page 4 of 4
Attest:
___________________________________
Damaris Abraham,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Interim Assistant Community Development Director of the City of Lake
Elsinore, California, hereby certify that Resolution No. 2023-__ was adopted by the Planning
Commission of the City of Lake Elsinore, California, at a regular meeting held October 17, 2023
and that the same was adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Assistant Community Development Director
RESOLUTION NO. 2023-___
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING UNIFORM SIGN PROGRAM (SIGN) NO.
2023-05 ESTABLISHING A UNIFORM SIGN PROGRAM FOR THE PDG LAKE
ELSINORE DEVELOPMENT PROJECT LOCATED AT APNS 377-030-085, 086,
087, 088, 089, 090, 091, AND 092
Whereas, Robert Lewis, Pacific Development Group II, has filed an application with the
City of Lake Elsinore (City) requesting approval of Planning Application No. 2022-20 (Conditional
Use Permit No. 2022-07, Commercial Design Review No. 2022-10, and Uniform Sign Program
No. 2023-05) to construct a one (1) story 10,241 sq. ft. multi-tenant commercial building, a one
(1) story, 3,887 sq. ft. In-N-Out restaurant and related site improvements including a two-lane
drive-through with 31 queuing spaces, 126 parking spaces and new landscaping. The project also
includes a Conditional Use Permit (CUP No. 2022-07) to permit operation of the drive-through
and Uniform Sign Program (SIGN No. 2023-05) to establish a uniform sign program that creates
an integrated framework for all the signage within the center. The project site is located on an
approximately 2.29-acre site within the General Commercial (C-2) District along Dexter Avenue
between Crane Street and Allan Street (APNs: 377-030-085, 086, 087, 088, 089, 090, 091, and
092);
Whereas, Uniform Sign Program (SIGN) No. 2023-05 proposes to establish a criteria
primarily for wall signs and freestanding signs at this multi-tenant integrated development. This
program ensures signs are harmonious and visually related to each other through the
incorporation of common design elements, and that signs are architecturally integrated with the
buildings. The sign program includes proposed freestanding signs, a blueprint for building/wall
signage, and all other types of contemplated signage that would be allowed in the center;
Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell
undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process
to analyze the scope of the proposed development and establish a building envelope that is
consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives;
Whereas, pursuant to Section 17.196.180.C (Signs in commercial districts) and Section
17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning
Commission (Commission) has the responsibility of reviewing and approving, conditionally
approving, or denying design review applications; and
Whereas, on October 17, 2023, at a duly noticed Public Hearing the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
PC Reso. No. 2023-____
Page 2 of 4
Section 1: The Commission has considered the project and its consistency with the
MSHCP prior to adopting Findings of Consistency with the MSHCP.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1.The project is not subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
2.The Project site is flat, heavily disturbed and devoid of vegetation with much of the
surrounding area having been developed for commercial uses. The project is proposing
to construct a new commercial building, restaurant building, drive-through lanes, and other
improvements throughout the Project site. As such, the Riparian/Riverine Areas and
Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable.
3.The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as
set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow
Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4.The project is consistent with the Fuels Management Guidelines because the project site
is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5.The project has been conditioned to pay any applicable MSHCP Local Development
Mitigation fees.
Section 3: The Commission has reviewed and analyzed the proposed Project pursuant
to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP) and the LEMC and finds and determines that the proposed Project is
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the GP and the LEMC.
Section 4: The Commission finds that 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 15332 (In-Fill
Development) because the project (a) is consistent with the applicable general plan designation
and all applicable general plan policies as well as with applicable zoning designation and
regulations, (b) the site of the proposed development is within city limits on a project site of less
than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat
for endangered, rare or threatened species, (d) the project will not result in any significant effects
relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by
all required utilities and public services.
Section 5: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Uniform Sign Program (SIGN) No. 2023-05:
1. The Project, as approved, will comply with the goals and objectives of the General Plan,
Specific Plan and the Zoning District in which the Project is located.
PC Reso. No. 2023-____
Page 3 of 4
The subject site has a General Plan Land Use designation of General Commercial (GC) and
is located in the Business District. The GC Land Use designation provides for retail,
services, restaurants, professional and administrative offices, hotels, and motels, mixed-use
projects, public and quasi-public uses, and similar and compatible uses with a maximum
0.40 floor area ratio (FAR). The project is proposing to develop a multi-tenant commercial
retail building and a drive-through restaurant with 0.14 FAR. Therefore, the Project is
consistent with the General Plan.
Furthermore, the current zoning designation of the subject site is General Commercial (C-
2). According to Section 17.124.020 of the Lake Elsinore Municipal Code (LEMC), all
permitted uses of the Commercial Office (C-O) and the Neighborhood Commercial (C-1)
district as contained within LEMC 17.116.0202 and 17.120.020 are also permitted uses in
the C-2 zone. Restaurants and eating establishments and Retail or General Merchandise
stores are permitted uses. According to Section 17.124.030 of the LEMC, Uses permitted
subject to a use permit in the C-1 district as contained in LEMC 17.120.030 are also
permitted in the C-2 zone subject to a Conditional Use Permit. Pursuant to LEMC
17.120.030 drive-through establishments are permitted use subject to a Conditional Use
Permit. Therefore, the proposed drive-through food establishment is consistent with the
commercial designation of the subject site as described in the General Plan.
2. The Project complies with the design directives contained in the General Plan and all other
applicable provisions of the LEMC.
The proposed uniform sign program demonstrates that the size and scale of signs are
harmonious with the overall design concept of the Project. The materials and colors also
reflect those used for the principal structures of the PDG Lake Elsinore Development
Project. The Project also complies with the architectural guidelines and development
standards outlined in the Nonresidential Development Standards (Chapter 17.112) of the
LEMC by creating a sign program that enhances the appearance of the Project. The Project
has also incorporated the City’s Branding.
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Section 17.415.050.
Pursuant to Section 17.415.050.E of the LEMC, the Project was considered by the Planning
Commission at a duly noticed Public Hearing held on October 17, 2023. The Project, as
reviewed and conditioned by all applicable City divisions, departments and agencies, will
not have a significant effect on the environment.
Section 6: Based upon all of the evidence presented, the above findings, and the
conditions of approval imposed upon the Project, the Commission hereby recommends that the
Council approve Uniform Sign Program (SIGN) No. 2023-05.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 17th day of October, 2023.
PC Reso. No. 2023-____
Page 4 of 4
Michael Carroll, Chairman
Attest:
___________________________________
Damaris Abraham,
Assistant Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Assistant Community Development Director of the City of Lake Elsinore,
California, hereby certify that Resolution No. 2023-__ was adopted by the Planning Commission
of the City of Lake Elsinore, California, at a regular meeting held October 17, 2023 and that the
same was adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Assistant Community Development Director
Applicant’s Initials: _____ Page 1 of 16
CONDITIONS OF APPROVAL
PROJECT: PA 2022-20/CUP 2022-07/CDR 2022-10/
SIGN 2023-05
PROJECT NAME:PDG Lake Elsinore
PROJECT LOCATION:APNs: 377-030-085, 086, 087, 088, 089, 090,
091, and 092
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
1.Planning Application No. 2022-20 (Conditional Use Permit No. 2022-07, Commercial Design
Review No. 2022-10, and Uniform Sign Program No. 2023-05) proposes to construct a one
(1) story 10,241 sq. ft. multi-tenant commercial building, one (1) story 3,887 sq. ft. In-N-Out
restaurant, and related site improvements including a two-lane drive-through with 32
queuing spaces, 126 parking spaces and new landscaping. The project also includes a
Conditional Use Permit (CUP No. 2022-07) to permit operation of the drive-through and
Uniform Sign Program (SIGN No. 2023-05) to establish a uniform sign program that creates
an integrated framework for all the signage within the center. The project site is located on
an approximately 2.29-acre site within the General Commercial (C-2) District along Dexter
Avenue between Crane Street and Allen Street (APNs: 377-030-085, 086, 087, 088, 089,
090, 091, and 092).
2.The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants
(Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning approval, implementation and construction of CUP 2022-07 and
CDR 2022-10, and SIGN 2023-05 which action is bought within the time period provided for
in California Government Code Sections 65009 and/or 66499.37, and Public Resources
Code Section 21167, including the approval, extension or modification of CUP 2022-07 and
CDR 2022-10, and SIGN 2023-05 or any of the proceedings, acts or determinations taken,
done, or made prior to the decision, or to determine the reasonableness, legality or validity
of any condition attached thereto. The Applicant's indemnification is intended to include, but
not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees
and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and
other costs, liabilities and expenses incurred by Indemnitees in connection with such
proceeding. The City will promptly notify the applicant of any such claim, action, or
proceeding against the City. If the project is challenged in court, the City and the applicant
shall enter into formal defense and indemnity agreement, consistent with this condition.
3.Within 30 days of project approval, 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.
PLANNING DIVISION
4.Conditional Use Permit No. 2022-07 shall lapse and become void two years following the
date on which the conditional use permit became effective, unless one of the following: (1)
PA 2022-20/CUP 2022-07/CDR 2022-10/ SIGN 2023-05 PC: October 17, 2023
Conditions of Approval CC: TBD
Applicant’s Initials: _____Page 2 of 16
prior to the expiration of two years, a building permit related to the conditional use permit is
issued and construction commenced and diligently pursued toward completion; or (2) prior
to the expiration of two years, the applicant has applied for and has been granted an
extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of
Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of
LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of
this section shall run with the land and shall continue to be valid upon a change of ownership
of the site or structure, which was the subject of the Conditional Use Permit application.
5.Commercial Design Review No. 2022-10 shall lapse and become void two years following
the date on which the design review became effective, unless one of the following: (1) prior
to the expiration of two years, a building permit related to the design review is issued and
construction commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal
Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design
review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two-
year period, subject to any approved extensions, and shall continue to be valid upon a
change of ownership of the site, which was the subject of the design review application.
6.Uniform Sign Program (SIGN) No. 2023-05 shall lapse and become void two years following
the date on which the design review became effective, unless one of the following: (1) prior
to the expiration of two years, a building permit related to the design review is issued and
construction commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal
Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design
review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two-
year period, subject to any approved extensions, and shall continue to be valid upon a
change of ownership of the site, which was the subject of the design review application.
7.An application for modification, expansion or other change in a Conditional Use Permit shall
be reviewed according to the provisions of the Section 17.415.070 of the LEMC, in a similar
manner as a new application
8.If operation of this use raises concerns related to parking, noise, traffic, or other impacts, at
the discretion of the Community Development Director, this Conditional Use Permit may be
referred back to the Planning Commission for subsequent review at a Public Hearing. If
necessary, the Commission may modify or add conditions of approval to mitigate such
impacts, or may revoke said Conditional Use Permit.
9.All Conditions of Approval shall be reproduced on page one of building plans prior to their
acceptance by the Building and Safety Division, Community Development Department. All
Conditions of Approval shall be met prior to the issuance of each individual Certificate of
Occupancy and release of utilities that are applicable to the In-N-Out building as well as
those applicable to the multi-tenant commercial building.
10.All future development proposals shall be reviewed by the City on a project-by-project basis.
If determined necessary by the Community Development Director or designee, additional
environmental analysis will be required.
PA 2022-20/CUP 2022-07/CDR 2022-10/ SIGN 2023-05 PC: October 17, 2023
Conditions of Approval CC: TBD
Applicant’s Initials: _____Page 3 of 16
11.Any proposed minor revisions to approved plans shall be reviewed and approved by the
Community Development Director or designee. Any proposed substantial revisions to the
approved plans shall be reviewed according to the provisions of the Municipal Code in a
similar manner as a new application. Grading plan revisions shall be reviewed by the City
Engineer.
12.Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during
all site preparation and construction activity. Site preparation activity and construction shall
not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through
Friday. Only finish work and similar interior construction may be conducted on Saturdays
and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m.
Construction activity shall not take place on Sunday, or any Legal Holidays.
13.No individual signs are approved as part of this approval. The applicant or designee shall
submit an application for a sign permit, pay appropriate fees and receive approval from the
Community Development Department for any sign(s) installed at the project site consistent
with the sign program for the project.
14.Graffiti shall be removed within 24 hours.
15.All materials and colors depicted on the approved plans shall be used. If the applicant
wishes to modify any of the approved materials or colors depicted on the plans, the applicant
shall submit a proposal setting forth the modifications for review by the Community
Development Director or his designee
16.The entire site shall be kept free from trash and debris at all times and in no event shall
trash and debris remain for more than 24 hours.
17.In-N-Out will be required to provide a Queueing Management Plan prior to occupancy of the
In-N-Out building. The project shall be required to comply with the Queuing Management
Plan at all times to ensure that the operation of the drive-through does not interfere with free
and orderly circulation of the parking lots and to avoid spillover of vehicles in the public right-
of-way.
18.If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms,
to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to revoke
or modify all approvals herein granted, deny or further condition issuance of all future
building permits, deny revoke, or further condition all certificates of occupancy issued under
the authority of approvals herein granted; record a notice of violation on the property title;
institute and prosecute litigation to compel their compliance with said conditions or seek
damages for their violation
Prior to Issuance of Grading Permits/Building Permits
19.Prior to issuance of a building permit, the applicant shall pay Development Impact Fees
(DIF) per LEMC Section 16.74 and Multiple Species Habitat Conservation Plan (MSHCP)
Fees per LEMC Section 16.85, at the rate in effect at the time of payment.
PA 2022-20/CUP 2022-07/CDR 2022-10/ SIGN 2023-05 PC: October 17, 2023
Conditions of Approval CC: TBD
Applicant’s Initials: _____Page 4 of 16
20.All roof mounted or ground support air conditioning units or other mechanical equipment
incidental to development shall be architecturally screened or shielded by landscaping so
that they are not visible from neighboring property or public streets. Any roof mounted
central swamp coolers shall also be screened, and the Community Development Director,
prior to issuance of building permit shall approve screening plan.
21.The project shall meet all requirements of the Elsinore Valley Municipal Water District
(EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall
incorporate all district conditions and standards.
22.The property address (in numerals at least six inches high) shall be displayed near the
entrance and be easily visible from the front of the subject property and public right-of-way.
23.The applicant shall construct trash enclosure(s) to match the colors, materials and design
of the project architecture.
24.Prior to issuance of a building permit, the Final Landscaping / Irrigation Detail Plans shall
be submitted to the Community Development Department with appropriate fees, for review
and approval by the Community Development Director or designee.
a. All planting areas shall have permanent and automatic sprinkler system with 50% plant
coverage using a drip irrigation method.
b. All planting areas shall be separated from paved areas with a six inch (6”) high and six
inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape
areas.
c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty-
four inches (24”).
d. Landscape planters shall be planted with an appropriate parking lot shade tree
pursuant to the LEMC and Landscape Design Guidelines.
e. No required tree planting bed shall be less than 5 feet wide.
f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas
to include sidewalks.
g. Any transformers and mechanical or electrical equipment shall be indicated on
landscape plan and screened as part of the landscaping plan.
h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all
requirements of the City’s adopted Landscape Guidelines.
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.
j. Final landscape plan must be consistent with approved site plan.
k. Final landscape plans to include planting and irrigation details and shall blend in with
the existing shopping center.
l. Final landscape plans shall include drought tolerant planting consistent with Elsinore
Valley Municipal Water District standards subject to plan check and approval by the
City’s landscape plan check consultant.
m. No turf shall be permitted pursuant to LEMC Chapter 19.08: Water Efficient Landscape
Requirements.
25.Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Community Development Director. If it is determined that the landscaping
is not being maintained, the Director of Community Development shall have the authority to
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require the property owner to bring the landscaping into conformance with the approved
landscape plan. The continued maintenance of all landscaped areas shall be the
responsibility of the developer or any successors in interest.
26.The proposed location of on-site construction trailers shall be approved by the Community
Development Director or designee. A cash bond of $1,000 shall be required for any
construction trailers placed on the site and used during construction. Bonds will be released
after removal of trailers and restoration of the site to an acceptable state, subject to approval
of the Community Development Director or designee. Such trailer(s) shall be fully on private
property and outside the public right of way.
27.Prior to building permit issuance, the applicant shall initiate and complete Covenants,
Conditions and Restrictions (CC&Rs) which shall be approved by the City. All CC&R
documents that address including, but not limited to, reciprocal easements, shall be
submitted for review and approval by City Planning, Engineering and the City Attorney and
upon City approval shall be recorded. Such documents shall include Covenants, Conditions
and Restrictions (CC&Rs).
a. All landscaping, all drainage basins, and common areas including but not limited
to parking areas and drive aisles, shall be maintained in accordance with the
CC&Rs.
b. Provisions to restrict parking upon other than approved and developed parking
spaces shall be written into the CC&Rs for the project.
BUILDING DIVISION
General Conditions
28.Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed
when building construction plans are submitted to Building and Safety for review. These
conditions will be based on occupancy, use, the California Building Code (CBC), and related
codes which are enforced at the time of building plan submittal.
29.Compliance with Code. All design components shall comply with applicable provisions of
the 2022 edition of the California Building, Plumbing and Mechanical Codes: 2022 California
Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022
California Green Building Standards, California Title 24 Disabled Access Regulations, and
Lake Elsinore Municipal Code.
30.Green Measures. The application shall provide 10% voluntary green measures on the
project, as stipulated by the 2022 California Green Building Standards.
31.Disabled Access. Applicant shall provide details of all applicable disabled access provisions
and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building.
c. Van accessible parking located as close as possible to the main entry.
d. Path of accessibility from parking to furthest point of common area.
e. Path of travel from public right-of-way to all public areas on site, such as club house,
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trach enclosure tot lots and picnic areas.
32.Street Addressing. Applicant must obtain street addressing for all proposed buildings by
requesting street addressing and submitting a site plan for commercial or multi-family
residential projects or a recorded final map for single- family residential projects. It takes 10
days to issue address and notify other agencies. Please contact Sonia Salazar at
ssalazar@lake-elsinore.org or 951-674-3124 X 277.
33.Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District
shall be submitted to the Building and Safety Department to ensure the payment or
exemption from School Mitigation Fees.
34.Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
35.Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards,
and any block walls will require separate approvals and permits.
36.Sewer and Water Plan Approvals. On-site sewer and water plans will require separate
approvals and permits. Septic systems will need to be approved from Riverside County
Environmental Health Department before permit issuance.
37.House Electrical Meter. Applicant shall provide a house electrical meter to provide power
for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each
building on the site. Developments with single user buildings shall clearly show on the plans
how the operation of exterior lighting and fire alarm systems when a house meter is not
specifically proposed.
At Plan Review Submittal
38.Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4)
complete sets of plans and two (2) sets of supporting calculations for review and approval
including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic,
and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the Section
5.507, of the 202241 edition of the California Building Code.
c. A precise grading plan to verify accessibility for the persons with disabilities.
d. Truss calculations that have been stamped by the engineer of record of the building and
the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
39.Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from
the building plans, shall be submitted to Building and Safety for review and approval.
40.Demolition Permits. A demolition permit shall be obtained if there is an existing structure to
be removed as part of the project. Asbestos report and lead base paint reports are required
before demo permit will be issued.
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Prior to Issuance of Building Permit(s)
41.Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp
of a registered professional with original signature on the plans. Provide C.D. of approved
plans to the Building Division.
Prior to Beginning of Construction
42.Pre-Construction Meeting. A pre-construction meeting is required with the building inspector
prior to the start of the building construction.
ENGINEERING DEPARTMENT
GENERAL
43.All new submittals for plan check or permit shall be made using the City’s online Citizen
Self-Service Portal (CSSP).
44.All engineering plans shall be prepared by a licensed Civil Engineer using the City’s
standard title block.
45.All required soils, geology, hydrology and hydraulic and seismic reports shall be prepared
by a licensed Civil Engineer and Soils Engineer, as applicable.
46.All slopes and landscaping within the public right-of-way shall be maintained by the property
owner, owner’s association, firms contracted by the property owner’s association, or
another maintenance entity approved by the City Council.
47.In accordance with the City’s Franchise Agreement for waste disposal and recycling, the
applicant shall be required to contract with CR&R, Inc. for removal and disposal of all waste
material, debris, vegetation and other rubbish generated both during cleaning, demolition,
clear and grubbing or all other phases of construction and during occupancy.
48.Applicant shall submit a detailed hydrology and hydraulic study for review for the sufficient
containment and conveyance of the storm water to a safe and adequate point as approved
by the City Engineer.
49.The site will accommodate all construction activity, building activity, vehicles, etc. No
staging on public streets, or private property belonging to others shall be conducted without
the written permission of the property owner.
50.Minimum good housekeeping and erosion and sediment control Best Management
Practices (BMPs) shall be implemented.
FEES
51.Applicant shall pay all applicable permit application and Engineering assessed fees,
including without limitation plan check and construction inspection fees, at the prevalent
rate at time of payment in full.
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52.Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent
rate at time of payment in full. Fees are subject to change. Mitigation and Development
Impact Fees include without limitation:
a. Master Drainage Plan Fee – Due prior to Grading Permit issuance, whichever is
first.
b. Traffic Infrastructure Fee (TIF) – Due prior to Building Permit issuance
c. Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy
d. Stephens’ Kangaroo Rat Habitat Mitigation Fee (K-Rat) – Due prior to Grading
Permit issuance.
LAND DIVISION
53.Applicant shall submit and complete plan check review and approval for two (2) parcel
mergers and one (1) lot line adjustment. Each parcel mergers and lot line adjustment shall
be recorded prior to first issuance of the corresponding building permit.
54.Applicant shall dedicate right-of-way along Dexter Avenue adjacent to the property frontage
for a minimum total right-of-way of 34 feet from centerline to the project property line. Dexter
Avenue is classified as a Collector Highway in the City’s General Plan Circulation Element,
where full-width is 68 feet and curb-to-curb width is 48 feet.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design
55.The project is responsible for complying with the Santa Ana Region National Pollutant
Discharge Elimination System (NPDES) Permits as warranted based on the nature of
development and/or activity.
56.A Final Water Quality Management Plan (WQMP) for each parcel will be required and shall
be prepared using the Santa Ana Region of Riverside County Guidance Document and
approved template and submitted for review and approval to the City. The Final WQMP for
each parcel shall be approved by the City prior rough grading plan approval or issuance of
any permit for construction.
57.The Final WQMP shall document the following:
a. Detailed site and project description.
b. Potential stormwater pollutants.
c. Post-development drainage characteristics.
d. Low Impact Development (LID) BMP selection and analysis.
e. Structural and non-structural source control BMPs.
f. Treatment Control BMPs.
g. Site design and drainage plan (BMP Exhibit).
h. Documentation of how vector issues are addressed in the BMP design, operation
and maintenance.
i. GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment
Control BMP locations.
j. Hydraulic Conditions of Concern (HCOC) – demonstrate that discharge flow rates,
velocities, duration and volume for the post construction condition from a 2-year,
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24-hour rainfall event will not cause adverse impacts on downstream erosion and
receiving waters, or measures are implemented to mitigate significant adverse
impacts downstream public facilities and water bodies. Evaluation documentation
shall include pre- and post-development hydrograph volumes, time of
concentration and peak discharge velocities, construction of sediment budgets,
and a sediment transport analysis. If HCOC applies, the project shall implement
measures to limit disturbance of natural water bodies and drainage systems;
conserve natural areas; protect slopes and channels; and minimize significant
impacts from urban runoff. (Note the facilities may need to be larger due to flood
mitigation for the 10-year, 6- and 24-hour rain events).
k. Operations and Maintenance (O&M) Plan and Agreement (using City approved
form and/or CC&Rs) as well as documentation of formation of funding district for
long term maintenance costs.
58.Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
59.Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
60.Project trash enclosure shall be covered, bermed, and designed to divert drainage from
adjoining paved areas and regularly maintained.
61.If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the
applicant shall obtain certification through the Santa Ana Regional Water Quality Control
Board and provide a copy to the Engineering Department.
62.All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain”
using the City authorized marker.
63.The project site shall implement full trash capture methods/devices approved by the Region
Water Quality Control Board. This shall include installation of connector pipe screens on
all onsite and offsite catch basins to which the project discharges.
64.All restaurants and commercial food handling facilities must provide an area for the
washing/steam cleaning of equipment and accessories. The area must be self-contained,
equipped with a grease trap, and properly connected to a sanitary sewer. If the wash area
is located outdoors, it must be covered, paved have secondary containment, and be
connected to the sanitary sewer or other appropriately permitted disposal facility. Plan
Requirements: The Owner/Applicant shall incorporate these food facility requirements into
project design and depict on plans, including detail plans as needed.
Construction
65.A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General
Construction Permit) and compliance with the Green Building Code for sediment and
erosion control are required for this project.
66.Prior to grading or building permit for construction or demolition and/or weed abatement
activity, projects subject to coverage under the NPDES General Construction Permit shall
demonstrate that compliance with the permit has been obtained by providing a copy of the
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Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy
of the notification of the issuance of a Waste Discharge Identification (WDID) Number or
other proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be
kept at the project site, updated, and be available for review upon request.
67.Erosion & Sediment Control – Prior to the issuance of any grading or building permit for
construction or demolition, the applicant shall submit for review and approval by the City
Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan
submittal to demonstrate compliance with the City’s NPDES Program and state water
quality regulations for grading and construction activities. A copy of the plan shall be
incorporated into the SWPPP, kept updated as needed to address changing circumstances
of the project site, be kept at the project site, and available for review upon request.
Post-Construction
68.Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction,
industrial/commercial, MS4, etc. to include:
a. Demonstrate that the project has compiled with all non-structural BMPs described
in the project’s WQMP.
b. Provide signed, notarized certification from the Engineer of Work that the
structural BMPs identified in the project’s WQMP are installed in conformance
with approved plans and specifications and operational.
c. Submit a copy of the fully executed, recorded City approved Operations and
Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the
recorded City approved CC&R.
d. The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s
shall: (1) describe the long-term operation and maintenance requirements for
BMPs identified in the BMP Exhibit; (2) identify the entity that will be responsible
for long-term operation and maintenance of the referenced BMPs; (3) describe
the mechanism for funding the long-term operation and maintenance of the
referenced BMPs; and (4) provide for annual certification for water quality facilities
by a Registered Civil Engineer. The City format shall be used.
e. Provide documentation of annexation into a CFD for funding facilities to be
maintained by the City.
f. Demonstrate that copies of the project’s approved WQMP (with recorded O&M
Plan or CC&R’s attached) are available for each of the initial occupants.
g. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date
twelve (12) months after the issuance of a Certificate of Use and/or Occupancy
for the project to verify compliance with the approved WQMP and O&M Plan. A
signed/sealed certification from the Engineer of Work dated 12 months after the
Certificate of Occupancy will be considered in lieu of a Special Investigation by
the City.
h. Provide the City with a digital .pdf copy of the Final WQMP.
UTILITIES
69.All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway shall be the responsibility of the applicant, property owner, and/or his agent.
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Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Section 16.64) as
applicable to the project.
70.Underground water rights shall be dedicated to the City pursuant to the provisions of LEMC
Section 16.52.030, and consistent with the City’s agreement with the Elsinore Valley
Municipal Water District.
71.Submit a “Will Serve” letter to the City Engineering Department from the applicable water
agency stating that water and sewer arrangements have been made for this project and
specify the technical data for the water service at the location, such as water pressure,
volume, etc. Will Serve letters shall be provided prior to issuance of Grading Permit.
IMPROVEMENTS
72.Project will be responsible for the following improvements:
a. Construction of street improvements adjacent to the project frontage on Dexter
Avenue. Improvements shall include widened road section, curb, gutter, sidewalk,
ADA curb ramps, parkway landscaping, utility relocations, and streetlights.
b. Construction of new traffic signal and ADA ramps at the intersection of Dexter
Avenue and Third Street. Signal poles shall be placed at ultimate location.
Ultimate intersection roadway improvements are required.
a. Traffic signal improvements are eligible for TIF reimbursements and Applicant
may enter into a TIF reimbursement agreement for future fees paid toward
these improvements.
73.Sight distance into and out at each project driveway shall comply with City Standard
125/126 or Caltrans standards. Project shall ensure facilities are installed in the line of sight
of drivers.
74.10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall
be contained within the street right-of-way. When either of these criteria are exceeded,
drainage facilities shall be provided.
75.All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards. All public storm drain improvements shall be constructed as part of the
first phase of the project.
76.A drainage study shall be provided. The study shall identify the following: identify storm
water runoff from and upstream of the site; show existing and proposed off-site and on-site
drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.
The drainage system shall be designed to ensure that runoff from a 10-year storm of 6
hours and 24 hours duration under developed condition is equal or less than the runoff
under existing conditions of the same storm frequency. Both 6-hour and 24-hour storm
duration shall be analyzed to determine the detention
77.All natural drainage traversing the site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer. All off-site drainage,
if different from historic flow, shall be conveyed to a public facility.
78.Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
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79.The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
80.Downstream storm drain inlet facilities along Dexter Avenue adjacent to the subject
properties shall be retrofitted with a storm drain filter; all new storm drain inlet facilities
constructed by this project shall include a storm drain filter.
81.A California licensed Civil Engineer shall prepare the improvement, signing and striping
and traffic signal plans required for this project. Improvements shall be designed and
constructed to City Standards and Codes (LEMC 12.04 and 16.34).
82.If existing improvements are to be modified, the existing improvement plans on file shall be
revised accordingly and approved by the City Engineer prior to issuance of a building
permit.
Permitting/Construction
83.An encroachment permit shall be obtained prior to any work on City right-of-way. The
developer shall submit the permit application, required fees, and executed agreements,
security and other required documentation prior to issuance.
84.All compaction reports, grade certification, monument certification (with tie notes delineated
on 8 ½ X 11” Mylar) shall be submitted to the Engineering Department before final
inspection of public works improvements will be scheduled and approved.
PRIOR TO GRADING PERMIT
Design
85.A grading plan signed and stamped by a California licensed Civil Engineer shall be
submitted for City review and approval for all addition and/or movement of soil (grading) on
site. The plan shall include separate sheets for erosion control, haul route and traffic control
as applicable. The grading submittal shall include all supporting documentation and be
prepared using City standard title block, standard drawings and design manual.
86.All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern. The grading plan shall show that no structures,
landscaping, or equipment are located near the project entrances that could reduce sight
distance.
87.If the grading plan identifies alterations in the existing drainage patterns as they exit the
site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be
required prior to issuance of grading permits. All grading that modifies the existing flow
patterns and/or topography shall be in compliance with Federal, State and Local law and
be approved by the City Engineer.
88.The applicant shall obtain all necessary off-site easements and/or permits for off-site
grading and the applicant shall accept drainage from the adjacent property owners.
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89.Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and/or diversion of drainage.
90.All natural drainage traversing the site (historic flow) shall be conveyed through the site in
a manner consistent with the historic flow or to one or a combination of the following: to a
public facility; accepted by adjacent property owners by a letter of drainage acceptance; or
conveyed to a drainage easement as approved by the City Engineer.
Permitting/Construction
91.Applicant shall execute and submit grading and erosion control agreement, post grading
security, and pay permit fees as a condition of grading permit issuance.
92.No grading shall be performed without obtaining a grading permit. A grading permit does
not include the construction of retaining walls or other structures for which a building permit
is required.
93.A preconstruction meeting with the City Engineering Inspector (Engineering Department)
is required prior to commencement of any grading activity.
94.Hauling in excess of 5,000 cubic yards shall be approved by the City Council (LEMC
15.72.065). Prior to commencement of grading operations, applicant shall provide to the
Engineering Department a map of all proposed haul routes to be used for movement of
export material. All such routes shall be subject to review and approval of the City Engineer.
Haul route shall be approved prior to issuance of a grading permit.
95.All grading shall be done under the supervision of a licensed geotechnical engineer. Slopes
steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved
by the City.
96.Review and approval of the project sediment and erosion control plan shall be completed.
As warranted, a copy of the current SWPPP shall be kept at the project site and be available
for review upon request.
97.Approval of the project Final Water Quality Management Plan (WQMP) for post
construction shall be received prior to issuance of a grading permit.
98.Applicant shall obtain applicable environmental clearance from the Planning Department
and submit applicable clearance document to the Engineering Department. This approval
shall specify that the project complies with any and all required environmental mitigation
triggered by the proposed grading activity.
PRIOR TO BUILDING PERMIT
99.Each required parcel mergers and lot line adjustments shall be recorded prior to the
issuance of the corresponding building permit. Lot line adjustments shall be recorded prior
to issuance of the building permit.
100.Applicant shall provide soils, geology and seismic report, including recommendations for
parameters for seismic design of buildings, and walls prior to building permit.
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101.All public improvement plans, traffic signal plans, signing and striping plans shall be
completed and approved by the City Engineer.
102.All required public right-of-way dedications and easements prepared by separate
instruments shall be prepared by the applicant or his agent and shall be submitted to the
Engineering Department for review and approval prior to issuance of the building permit.
PRIOR TO OCCUPANCY / FINAL APPROVAL
103.All public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer prior to issuance of
first occupancy.
104.Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
105.Applicant shall provide a digital copy of the recorded Covenants, Conditions, and
Restrictions (CC&Rs) to the Engineering Department prior to first occupancy.
106.In the event of the damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
107.Applicant shall pay all outstanding applicable processing and development fees prior to
occupancy and/or final approval.
108.Applicant shall submit documentation pursuant to City’s Security Release handout.
CITY OF LAKE ELSINORE FIRE MARSHAL
109.The applicant/operator shall comply with all requirements of the Riverside County Fire
Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main
St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225.
110.The applicant or developer shall provide fire hydrants in accordance with the following:
a. Prior to placing any combustibles on site, provide an approved water source for
firefighting purposes
b. Prior to building permit issuance, submit plans to the water district for a water system
capable of delivering fire flow as required by the California Fire Code and Fire
Department standards. Fire hydrants shall be spaced in accordance with the
California Fire Code. Hydrants must produce the required fire flow per the California
Fire Code.
c. Fire flow shall be determined by the building of the single largest square footage. The
required fire flow is estimated to be 1500 GPM at 20 PSI for a 2-hour duration, per the
2022 California Fire Code and 10,241 square foot building area with Type V-B
construction
111.In all new buildings and structures which are 5,000 square feet or greater, an approved
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automatic sprinkler system shall be provided regardless of occupancy classification. Where
Sections 903.2.1 – 903.2.21 of the California Fire Code have more restrictive requirements
than those listed below, the more restrictive requirement shall take precedence.
112.Prior to issuance of building permits, the applicant/developer shall provide the Office of the
Fire Marshal with an approved site plan for Fire Lanes and Signage. (CFC 501.3)
113.California Fire Code requires fire apparatus access to within 150 feet of all portions of all
buildings. Where apparatus access roads exceed 150 feet in length, an approved
turnaround is required. The dimensions of this access shall be a minimum of 24’ wide, with
an outside radius of 38’, and shall be shown as a shaded or hash-marked area on the
submitted building plans. Minimum requirements are referenced in Riverside County Fire
Technical Policy 22-002.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
114.Prior to issuance of a grading permit, the applicant shall submit an application to the
Department of Administrative Services to initiate the annexation process into the Community
Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District
in place at the time of annexation to fund the on-going operation and maintenance of the
public right-of-way landscaped areas and neighborhood parks to be maintained by the City
and for street lights in the public right-of-way for which the City will pay for electricity and a
maintenance fee to Southern California Edison, including parkways, street maintenance,
open space and public storm drains constructed within the development and federal NPDES
requirements to offset the annual negative fiscal impacts of the project. The annexation
process shall be completed prior to issuance of the first certificate of occupancy for the
project. Alternatively, the applicant may propose alternative financing mechanisms to fund
the annual negative fiscal impacts of the project with respect to Maintenance Services.
Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at
the time of annexation toward the cost of annexation, formation or other mitigation process,
as applicable.
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I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named project and do hereby agree to accept and abide by all Conditions of Approval as approved
by the Planning Commission of the City of Lake Elsinore on __________ . I also acknowledge
that all Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
PDG LAKE ELSINORE
PLANNING APPLICATION NO. 2022-20
CONDITIONAL USE PERMIT NO. 2022-07
COMMERCIAL DESIGN REVIEW NO. 2022-10
UNIFORM SIGN PROGRAM NO. 2023-05
CLASS 32 – IN-FILL DEVELOPMENT
CATEGORICAL EXEMPTION CHECKLIST
Prepared By:
CITY OF LAKE ELSINORE
130 South Main Street
Lake Elsinore, CA 92530
Applicant:
ROBERT LEWIS
Pacific Development Group II
PDG Lake Elsinore Class 32 Categorical Exemption Checklist
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One Corporate Plaza
Newport Beach, CA 92660
Project Location
North side of Dexter Street Between Allen Street and Crane Street
APNs:
377-030-085, 377-030-086, 377-030-087, 377-030-088, 377-030-089,
377-030-090, 377-030-091, & 377-030-092
September 2023
A. BACKGROUND
SURROUNDING LAND USES AND SETTING
The project area consists of eight parcels along Dexter Avenue between Crane Street and
Allen Street. (APNs: 377-030-085,377-030-086, 377-030-087, 377-030-088, 377-030-
089, 377-030-090, 377-030-091, & 377-030-092). The Project site is generally
surrounded by commercial uses. The site is bordered by a surface parking lot to the
northeast, Crane Street to the southeast; Dexter Avenue to the southwest, and Allan Street
to the northwest. The location and boundaries of the project area are depicted in Figure
1.
PROJECT DESCRIPTION
The Project proposes a mixed-use development consisting of the following: 1) a one-
story, 10,241-square foot commercial building, and b) a one-story, 3,887-square foot fast-
food restaurant with drive-thru; refer to Exhibit 3: Site Plan. As noted above, the Project
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site’s ingress and egress would be provided via three (3) driveways with two (2) located
on Crane Street and one (1) located on Allan Street. The proposed fast-food restaurant
would be located at the southern corner of the Project site with a drive-thru queue
beginning next to the driveway on Allan Street. Approximately 19.2 percent
(approximately 19,600 square feet) of the Project site area would be landscaped
GENERAL PLAN DESIGNATION: General Commercial (GC)
ZONING: General Commercial (C-2)
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Figure 1 – Aerial/Vicinity Map
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Figure 2 – Site Plan
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INFORMATION DEMONSTRATING THAT THE PROJECT SATISFIES THE
CONDITIONS DESCRIBED IN SECTION 15332 OF TITLE 14 OF THE
CALIFORNIA CODE OF REGULATIONS:
Criterion (a): Is the project consistent with the applicable general plan designation and
all applicable general plan policies as well as with applicable zoning designation and
regulations?
The subject site has General Plan Land Use Designation of General Commercial (2) and
is currently zoned General Commercial (C-2). The intent of the C-2 district is to reserve
appropriate locations consistent with the general plan to accommodate a full range of
retail stores, office, personal and business service establishments offering commodities
and services scaled to meet the needs of the residents of the entire city. The establishment
and operation of a Drive-Through Restaurant and Shell Commercial buildings are
permitted pursuant to Lake Elsinore Municipal Code Section 17.124.020.
Criterion (b): Is the proposed development located within the City limits on a site of no
more than five acres substantially surrounded by urban uses?
The proposed development site is located within City limits and is approximately 2.29-
acres in size. The subject property is substantially surrounded by commercial uses
including an LA Fitness, Mobil Gas Station, and Restaurants.
Criterion (c): Does the project site have no value as habitat for endangered, rare, or
threatened species?
The following review of the project site having value as habitat for endangered, rare, or
threatened species is based on the Western Riverside County – MSHCP Biological
Resources Compliance Analysis for the 2.29-Acre PDG Lake Elsinore Mixed Use Project
Site, City of Lake Elsinore, Western Riverside County, California dated October 20, 2022
prepared by Cadre Environmental for the project (included as Appendix A). The findings
in the Biological Report are informed by an extensive literature review, compilation of
existing documentation, and field reconnaissance conducted on October 6th, 2022. Of the
total 2.29 acres to be disturbed as a result of project implementation, 2.01 acres of the
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project are characterized as “Disturbed/Ruderal” and 0.28 acres are characterized as
“Developed”.
As part of the study, the project site was assessed for its value as habitat for endangered,
rare, or threatened species and was identified as having potential habitat. According to
the Biological Report, no suitable habitat (riparian Scrub, forest or woodlands for the least
Bell’s vireo, southwestern willow flycatcher, or western yellow-billed cuckoo was
documented within or adjacent to the project site, according to the Western Riverside
County Multiple Species Habitat Conservation Plan (MSHCP), the project area is not
located in a predetermined survey area and no additional surveys are required.
Furthermore, the existing conditions documented within the Project Site including
developed/ruderal habitat do not currently represent potential nesting habitat for
common and/or MSHCP covered sensitive bird and raptor species. Potential direct
and/or indirect impacts to regulated nesting birds is not expected to occur as a result of
project initiation. The proposed action would not conflict with CDFG Codes Section
3503, 3503.5, and 3513. A preconstruction nesting bird surveys is not warranted.
Additionally, the project is not located within an MSHCP Criteria Area, Cell Group, or
Linkage area. Therefore, no habitat Evaluation and Acquisition Negotiation Strategy
(HANS) or Joint Project Review (JPR) are required.
Conclusion: The project site has no value as habitat for endangered, rare, or threatened
species.
For additional information, refer to the Western Riverside County Multiple Species
Habitat Conservation Plan (MSHCP) Biological Resources Compliance Analysis Report
included as Appendix A to this report.
Criterion (d): Would the project result in any significant effects relating to traffic, noise,
air quality, or water quality?
I. Traffic
The following review of potential traffic impacts is based on the Vehicle Miles Traveled
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(VMT) Memorandum prepared by Kimley-Horn dated June 14, 2023 (included as
Appendix B) for the project. The purpose of the VMT Evaluation is to assess the potential
effects of the project on the transportation system by estimating changes to vehicle miles
traveled (VMT) per capita. A summary of the VMT Screening Report is provided below:
The project is a local serving retail project proposing less than 50,000 square feet
of building area
The proposed 6,690 square feet of retail uses, 5,000 square feet of restaurant uses, and
3,860 square-foot fast-food restaurant with drive-through is less than 50,000 square feet
and is not anticipated to lead to longer local trips, thus reducing or maintain regional
VMT. As such, the project may be presumed to create a less-than-significant
transportation impact and meet the Project Type Screening Criteria.
Conclusion: The project would not significantly impact VMT per capita in accordance
with the City’s adopted Traffic Impact Analysis guidelines. Therefore, the project is
presumed to have less than significant VMT impacts because the project is considered
local serving in nature.
For additional information, refer to the VMT Memorandum included as Appendix B to
this report.
II. Noise
The following review of potential noise impacts is based on the Acoustical Assessment
prepared by Kimley-Horn dated February 2023 (included in Appendix C) for the project.
Under Appendix G of the State CEQA Guidelines, any project would create significant
noise impacts if the project would result in:
Generation of a substantial temporary or permanent increase in ambient noise
levels in the vicinity of the project in excess of standards established in the local
general plan or noise ordinance, or applicable standards of other agencies;
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Generation of excessive groundborne vibration or groundborne noise levels; or
Expose people residing or working in the project area to excessive noise levels if the
project is located within the vicinity of a private airstrip or an airport land use plan
or, where such a plan has not been adopted, within two miles of a public airport or
public use airport
The purpose of the Noise Assessment is to assess the potential noise impacts resulting
from project construction and operation and to evaluate whether the project would expose
people to excessive noise levels. A summary of the Noise Assessment is provided below:
Project construction would not exceed the City’s construction noise standards.
Therefore, the project would not result in significant noise impacts from
construction activities.
Project operation would not exceed the City’s exterior noise standards. Therefore,
the project would not result in significant noise impacts from operational activities.
Conclusion: Project construction would result in temporary noise impacts from
transportation of construction crews and equipment to and from the development site and
construction activities such as operation of mobile and stationary construction equipment.
However, any temporary increases in ambient noise levels caused by construction would
not exceed the City’s mobile and stationary construction noise standards and would be
required to comply with Lake Elsinore Municipal Code Standards. Therefore, impacts
from construction noise would be less than significant.
Project operation would result in ongoing noise generation caused by external speakers at
the drive-through lane, outdoor eating area, parking noise and HVAC operations.
However, project operation would not result in significant increase in ambient noise levels
from project operational activities given the project setting and the proximity of the
proposed development site to Interstate 15. No significant changes to ambient noise levels
are expected as a result of existing ambient noise generated by vehicle traffic along the
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highway. The noise levels caused by project operation would not exceed the City’s exterior
noise standards. Therefore, impacts from operational noise would be less than significant.
For additional information, refer to the Noise Assessment included as Appendix C to this
report.
III. Air Quality
The following review of potential air quality impacts is based on the Air Quality
Assessment prepared by Kimley-Horn dated January 2023 (included in Appendix D) for
the project. Under Appendix G of the State CEQA Guidelines, any project would create
significant impacts if a project would:
Conflict with or obstruct implementation of the applicable air quality plan;
Result in a cumulatively considerable net increase of any criteria pollutant for which
the project region is non-attainment under an applicable federal or state ambient
air quality standard;
Expose sensitive receptors to substantial pollutant concentrations; or
Result in other emissions (such as those leading to odors) adversely affecting a
substantial number of people
The purpose of the Air Quality Assessment is to assess the potential air quality impacts
resulting from project construction and operation and to evaluate project compliance with
applicable criteria pollutant thresholds set by the South Coast Air Quality Management
District (SCAQMD). A summary of the Air Quality Assessment is provided below:
Short-term emissions from project construction would fall below all applicable
SCAQMD local and regional daily thresholds of significance. Therefore, air quality
emissions from project construction, as well as cumulative impacts caused by
project construction, are less than significant.
Emissions of all criteria pollutants from project operation fall below applicable daily
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thresholds of significance. Therefore, the project would neither conflict with plans,
violate an air quality standard, nor contribute to an existing or projected violation,
result in a cumulatively considerable increase in ozone or particulate matter
emissions or expose receptors to substantial pollutant concentrations. Therefore,
air quality emissions from project operation are less than significant.
Conclusion: Project construction would result in emissions from equipment exhaust,
fugitive dust, and architectural coatings. Both regional and localized construction
emissions from project construction would fall below SCQAMD daily significance
thresholds. Therefore, project construction would not result in significant regional or
localized air quality impacts.
Project operation would result in air quality impacts from increases in project trip
generation, electricity consumption, area sources, and evaporative emissions. Regional
and localized emissions from project operation would fall below SCQAMD daily
significance thresholds. Therefore, project operation would not result in significant
regional or localized air quality impacts.
Moreover, the project does not have the potential to expose sensitive receptors to
substantial pollutant concentrations, result in other emissions (such as those leading to
odors) adversely affecting a substantial number of people, or conflict with or obstruct
implementation of any air quality plan. In conclusion, the project would not result in any
significant air quality impacts.
For additional information, refer to the Air Quality Assessment included as Appendix D
to this report.
Greenhouse Gas Assessment
The following review of potential construction and operational emissions is based on the
Greenhouse Gas Assessment prepared by Kimley-Horn dated January 2023 (included in
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Appendix E) for the project. Under Appendix G of the State CEQA Guidelines, any project
would create significant impacts if a project would:
Generate GHG emissions, either directly or indirectly, that may have a significant
impact on the environment, based on any applicable threshold of significance; or
Conflict with any applicable plan, policy or regulation of an agency adopted for the
purpose of reducing the emissions of GHGs.
The City of Lake Elsinore City Council Adopted the Lake Elsinore CAP on December 13,
2011. The CAP serves as the programmatic tiering document for purposes of CEQA
analysis of GHG emissions within the City. Development projects that can demonstrate
consistency with applicable emissions reduction measures included in the CAP would have
less than significant impacts with regard to GHG emissions.
Conclusion
Short-Term Construction Greenhouse Gas Emissions
The Project would result in the generation of approximately 270 MTCO2e over the course
of construction. Construction GHG emissions are typically summed and amortized over
the lifetime of the Project (assumed to be 30 years), then added to the operational
emissions. The amortized Project construction emissions would be 9 MTCO2e per year.
Once construction is complete, the generation of these GHG emissions would cease.
Long-Term Operational Greenhouse Gas Emissions
Operational or long-term emissions occur over the life of the Project. GHG emissions
would result from direct emissions such as Project generated vehicular traffic, on-site
combustion of natural gas, and operation of any landscaping equipment. Operational
GHG emissions would also result from indirect sources, such as off-site generation of
electrical power, the energy required to convey water to, and wastewater from the Project,
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the emissions associated with solid waste generated from the Project, and any fugitive
refrigerants from air conditioning or refrigerators. The project would generate
approximately 1,434 MTCO2e annually from both construction and operations. The
Project would be consistent with the Lake Elsinore CAP and impacts would be less than
significant.
The proposed Project would not interfere with SCAG’s ability to achieve the region’s post-
2020 mobile source GHG reduction targets. Additionally, Project emissions would be
indirectly reduced through the implementation of various Scoping Plan measures, such as
the low carbon fuel standard, vehicle emissions standards, building energy efficiency
standards, market-based mechanisms (such as the cap-and-trade program) and the
Renewable Portfolio Standard. Therefore, the Project would not conflict with the Scoping
Plan’s recommended measures and, as such, would not impede implementation of the
Scoping Plan. As such, impacts related to consistency with the Scoping Plan would be less
than significant.
Regarding goals for 2050 under Executive Order S-3-05, at this time it is not possible to
quantify the emissions savings from future regulatory measures, as they have not yet been
developed; nevertheless, it can be anticipated that operation of the Project would benefit
from implementation of current and potential future regulations (e.g., improvements in
vehicle emissions, SB 100/renewable electricity portfolio improvements, etc.) enacted to
meet an 80 percent reduction below 1990 levels by 2050.
The Project would not conflict with any applicable plan, policy, or regulation of an agency
adopted for reducing the emissions of GHGs because the Project would generate low levels
of GHGs, and would not impede implementation of the Scoping Plan, or conflict with the
policies of the Scoping Plan or any other GHG reduction plan. Therefore, the impacts
would be less than significant.
For additional information, refer to the Greenhouse Gas Assessment included as Appendix
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E to this report.
IV. Water Quality
The project area is located within the Lake Elsinore sub-watershed of the Santa Ana
Watershed region of Riverside County. The Santa Ana Regional Water Quality Control
Board (SARWQCB) sets water quality standards for ground and surface waters within the
region. Water quality standards are defined under the Clean Water Act to include both the
beneficial uses of specific water bodies and the levels of water quality that must be met
and maintained to protect those uses (i.e. water quality objectives).
Project construction activities would include grading, excavation, installation of
subsurface infrastructure, and other earthmoving activities which could potentially cause
erosion that could degrade surface or ground water quality and/or violate water quality
standards. Moreover, the use of heavy construction equipment could result in the
accidental release of hazardous materials (e.g., oils, fuels, and other water quality
pollutants) that could potentially affect surface and/or ground water quality. As required
by the Clean Water Act, the project would comply with the Santa Ana Municipal Separate
Storm Sewer (MS4) NPDES Permit. The NPDES MS4 Permit Program, which is
administered in the project area by Riverside County and is issued by the SARWQCB,
regulates storm water and urban runoff discharges from developments to natural and
constructed storm drain systems in the City. Because the project would disturb one or
more acres of soil, construction activities would be subject to the Construction General
Permit (NPDES General Permit No. CAS000002, Waste Discharge Requirements, Order
No. 2009-0009-DWQ, adopted September 2, 2009 and effective as of July 2, 2010) issued
by the State Water Resources Control Board. The Construction General Permit requires
implementation of a Storm Water Pollution Prevention Plan (SWPPP) for site clearing,
grading, and disturbances such as stockpiling or excavation. The SWPPP would generally
contain a site map showing the construction perimeter, proposed buildings, storm water
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collection and discharge points, general pre- and post-construction topography, drainage
patterns across the site, and adjacent roadways.
The project area is currently undeveloped and contains approximately 83,634 square feet
of impervious surfaces. Currently, on-site stormwater sheet flows from the northeast
property corner westerly and discharges at the public curb and gutter on Dexter Avenue.
Ultimately flowing southerly on Dexter Avenue towards the intersection of Dexter Avenue
and Crane Street. The proposed development includes construction of one (1) restaurant
building with a two- lane drive-through and one (1) shell commercial building with
parking lot, driveway, landscaping with a total impervious surface area of approximately
83,634 square feet.
Conclusion: A project-specific Preliminary Water Quality Management Plan dated July
12, 2022 (Revised June 5, 2023) has been prepared to address the increase in polluted
runoff that would occur from the project by describing the site design, source control and
treatment control Best Management Practices (BMPs) that will be implemented and
maintained throughout the life of the project. The water quality management plan
proposes that the onsite stormwater will be treated by a by a combination of four (4)
proprietary Contech Modular Wetland Systems (MWS) at various points in the proposed
underground storm drain system. Treated stormwater will discharge to two (2)
underground detention systems for low and high flow attenuation. Attenuated flows will
be discharged to the public curb and gutter on Crane Street via two (2) multi-stage sump
pumps designed to discharge at pre-existing development HCOC and High-Flow storm
events due to the lack of available storm drain infrastructure adjacent to the site.
Traditional LID BMPs could not be used due to significant bioretention basin
construction costs and since infiltration is not feasible for this site.
Furthermore, the project is required to implement a Storm Water Pollution Prevention
Plan which will include measures such as construction-phase best management practices
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(BMPs) to protect against stormwater runoff. Through implementation of measures
specified in both the WQMP and SWPPP, along with adhering to applicable regulations,
the project would meet applicable water quality standards and discharge regulations.
Therefore, the project would not otherwise substantially degrade surface or ground water
quality, and any water quality impacts resulting from the project would be less than
significant.
For additional information, refer to the Water Quality Management Plan included as
Appendix F to this report.
Criterion (e): Can the Project site be adequately served by all required utilities and public
services?
Fire Protection: The project would be subject to City policies and ordinances relating to
hazard mitigation and fire prevention. The project would be required to comply with
applicable fire code requirements for construction and access to the site which will be
reviewed by the City Fire Department to determine the project-specific fire requirements.
Chapter 16.74 of the LEMC establishes a program for the adoption and administration of
development impact fees by the City whereby as a condition to the issuance of a building
permit or certificate of occupancy by the City, the property owner or land developer is
required to pay development impact fees or provide other consideration to the City for the
purpose of defraying the costs of public expenditures for capital improvements (and
operational services to the extent allowed by law) which will benefit such new
development. Section 16.74.049 includes a “fire facilities fee” to mitigate the additional
burdens created by new development for City fire facilities. The project would
incrementally increase demands for fire protection services associated with service calls,
inspections, etc. The increase in demand for fire protection services is not anticipated to
require the construction of new facilities or infrastructure. Therefore, any impacts related
to fire protection resulting from the project would be less than significant.
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Police Protection: Chapter 16.74 of the LEMC establishes a program for the adoption and
administration of development impact fees by the City for the purpose of defraying the
costs of public expenditures for capital improvements (and operational services to the
extent allowed by law) which would benefit such new development. The project would
participate in this development impact fee program to mitigate potential impacts to police
protection resources. Additionally, the project would be required to comply with
applicable law enforcement requirements and standards to ensure adequate law
enforcement protection is available to serve the proposed development. Potential impacts
would be considered incremental and can be offset through the payment of the
development impact fee and compliance with regulatory requirements. The project would
not result in substantial adverse physical impacts related to police protection. Therefore,
the project would not significantly impact police protection resources or services.
Schools: The proposed development is located within the Lake Elsinore Unified School
District (LEUSD). The project would be required to pay school impact fees as levied by
the LEUSD, which would provide funding for school facilities. The project does not
propose new housing and therefore no increase in demand for LEUSD facilities and
services would be created. Therefore, any potential impacts would be considered
incremental and would be offset through the payment of the appropriate development
impact fees for schools. Based on the above, the proposed project will not result in
substantial adverse physical impacts related to schools. Any impacts would be less than
significant.
Parks: The project does not propose residential uses so it would not generate additional
residents who would need park facilities or services. Therefore, a direct increase in park
usage is not expected because of the project. New commercial development may cause
incremental indirect impacts to park facilities from the occasional use of a park by
employees. Section 16.34.060 of the LEMC requires that prior to the issuance of a building
permit, the property owner or developer must pay fees for the purposes set forth in that
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section. Section 16.34.060.D describes the City’s Park Capital Improvement Fund and
describes that the City Council has the option to request dedication for park purposes or
in lieu thereof, request that the property owner or developer pay a fee for the purpose of
purchasing the land and developing and maintaining the City park system. The project
would be required to pay park fees to the City for the purpose of establishing, improving,
and maintaining park land within the City. Because the project does not propose new
housing, any potential impacts would be considered incremental and would be offset
through the payment of the appropriate park fees. Based on the above, the project would
not result in substantial adverse physical impacts related to parks. Any impacts would be
less than significant.
Other Public Facilities: The City is a part of the Riverside County Library System. Section
16.34.060 of the LEMC requires that prior to the issuance of a building permit, the
property owner or developer must pay fees for the purposes set forth in that section.
Section 16.34.060.B establishes the City’s Library Mitigation Fee program and provides
that an in-lieu fee for future construction of library improvements shall be paid to the City
to ensure that the necessary library facilities are provided to the community. Since the
project would not include new housing, potential impacts to library services would be less
than significant.
Chapter 16.74 of the LEMC establishes a program for the adoption and administration of
development impact fees by the City for the purpose of defraying the costs of public
expenditures for capital improvements (and operational services to the extent allowed by
law) which would benefit such new development. Section 16.74.048 includes an “Animal
shelter facilities fee” to mitigate the additional burdens created by new development for
animal facilities. In addition, the property owner would be required to pay City Hall &
Public Works fees, Community Center Fees, and Marina Facilities Fees prior to the
issuance of building permits. Therefore, potential impacts associated with other public
services and facilities would be less than significant.
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Wastewater/Sewer: The proposed development is located within the wastewater/sewer
service boundary of the Elsinore Valley Municipal Water District (EVMWD). The
proposed development would connect with the EVMWD wastewater/sewer system.
Connections to local sewer mains will involve temporary and less than significant
construction impacts that will occur in conjunction with other on-site improvements. In
addition, the project will be required to pay sewer connection fees. Implementation of the
project will not require, or result in, the construction of new wastewater treatment facilities
or expansion of existing facilities, the construction of which could cause significant
environmental effects. Any impacts would be less than significant.
Storm Water Drainage: On-site grading and drainage improvements proposed in
conjunction with the proposed site work would be required to comply with provisions of
the National Pollutant Discharge Elimination System (NPDES) program, including Waste
Discharge Requirements (WDR), and the 2010 Santa Ana Municipal Separate Sewer
Permit (MS4) Permit, as enforced by the Santa Ana Regional Water Quality Board
(SARWQCB). Pursuant to the City’s Municipal Code, all construction projects shall
implement Best Management Practices (BMPs) to be specified in a submitted Stormwater
Pollution Prevention Plan (SWPPP). The project was required to submit a project-
specific Water Quality Management Plan (WQMP) in identifying post-construction
BMPs that include drainage controls such as infiltration pits, detention ponds, bioswales,
berms, rain gardens, and pervious pavement. Upon adherence to the approved WQMP,
the project will not substantially alter the existing drainage pattern of the site or area, nor
will it require new or expanded off-site storm drain facilities the construction or relocation
of which could cause significant environmental effects. Any impacts would be less than
significant.
Water Supplies: The proposed development is located within the water service boundary
of the Elsinore Valley Municipal Water District (EVMWD). The proposed development
would connect to the EVMWD water supply system. Connections to local water mains will
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involve temporary and less than significant construction impacts that will occur in
conjunction with other on-site improvements. In addition, the project will be required to
pay water connection fees and comply with water efficiency guidelines set by the City.
Project implementation will not require, or result in, the construction of new water
treatment facilities or expansion of existing facilities, the construction of which would
cause significant environmental effects. Given the relatively small scale of the proposed
in-fill development, potential impacts are considered nominally incremental and would be
less than significant.
Solid Waste Disposal: All development within the City of Lake Elsinore is required to
comply with applicable elements of AB 1327, Chapter 18 (California Solid Waste Reuse
and Recycling Access Act of 1991), AB 939 (CalRecycle), and other local, state, and federal
solid waste disposal standards. The California Integrated Waste Management Act of 1989
(AB 939) requires every city and county in the state to prepare a Source Reduction and
Recycling Element (SRRE) to its Solid Waste Management Plan, that identifies how each
jurisdiction will meet the mandatory state diversion goal of 50% by and after the year 2000.
The purpose of AB 939 is to “reduce, recycle, and re-use solid waste generated in the state
to the maximum extent feasible.” The project is required to comply with applicable
elements of AB 1327, Chapter 18 (California Solid Waste Reuse and Recycling Access Act
of 1991), AB 939, and other applicable local, state, and federal solid waste disposal
standards as a matter of regulatory policy as standard condition of approval, thereby
ensuring that the solid waste stream to the waste disposal facilities is reduced in
accordance with existing regulations. Any impacts would be less than significant.
Electricity, Natural Gas, Telephone, Television: The proposed development is in a
developed, urban setting. The site and the surrounding properties are fully served by
various utility service providers. There are no anticipated significant service or system
upgrades required to serve the proposed development. Any increase in the demand for
public utilities by the project would be less than significant.
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DETERMINATION:
I find that the answers given above are adequately supported by the information sources
cited following each question and that the effects of the project are typical of those
generated within that class of projects (i.e., Class 32 – Infill Development Projects)
characterized as in-fill development meeting the conditions of Section 15332 of Title 14
of the California Code of Regulations. The project will not cause a significant effect on the
environment and is therefore categorically exempt from the requirement for the
preparation of environmental documents under the California Environmental Quality
Act.
Carlos Serna, Associate Planner Date
Appendices:
The following documents were used as information sources during preparation of this
document. They are available for public review at the City of Lake Elsinore, Community
Development Department, 130 South Main Street, Lake Elsinore, CA 92530, ph. (951)
674-3124.
A)Western Riverside county Multiple Species Habitat Conservation Plan
(MSHCP)Biological Resources Compliance Analysis prepared by CADRE
Environmental (October 20, 2022)
B)Vehicle Miles Traveled Memorandum prepared by Kimley Horn (June 14, 2023)
C)Noise Assessment prepared by Kimley Horn (February 2023)
D)Air Quality Assessment prepared by Kimley Horn (January 2023)
E)Greenhouse Gas Emission Assessment prepared by Kimley Horn (January 2023)
F)Preliminary Water Quality Management Plan prepared by Kimley Horn (Revised
June 5, 2023)
N
NO TO SCALECENTRAL AVE.15
74
PROJECT SITEDEXTER AVE.CRANE ST.COLLIER AVE.CRANE ST.DEXTER AVE.BUILDING DEPARTMENT:CITY OF LAKE ELSINORE, CA
OCCUPANCY CLASSIFICATION:PER CBC CHAPTER 3 M
OCCUPANCY SEPARATION:PER CBC TABLE 508.4 -
NO SEPARATION REQUIRED
TYPE OF CONSTRUCTION:PER CBC CHAPTER 6 (SECTION 602) -
VB
NUMBER OF STORIES:1 STORY
ASSESSOR'S PARCEL NO.:377-030-085 TO 377-030-092
PROJECT SCOPE:
DEVELOPMENT OF ± 2.3 ACRE LAND INCLUDING ±14,128 SF OF RETAIL SHELL GROUND-UP
CONSTRUCTION FOR TOTAL OF TWO PADS. ONE BUILDING PAD BEING FOR A DRIVE THRU
FOOD USE.
ZONING:C2 ( GENERAL COMMERCIAL)
LAND USE DESIGNATION:RETAIL
SPRINKLERED:YES
VICINITY MAP
GENERAL PROJECT DATA
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
LAKE ELSINORE
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A0.1
TITLE SHEET
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
SHEET INDEX
ISSUE
07 / 13 / 2022SHEET ISSUED ON DATE INDICATED, WITH MODIFICATIONS
SHEET ISSUED ON DATE INDICATED, NO MODIFICATIONS
A0.1 TITLE SHEET
A0.2 LAKE ELSINORE ZONING MAP
A0.3 RADIUS MAP
A1.1 PROPOSED SITE PLAN
A2.1 PROPOSED SHOPS BUILDING FLOOR PLAN
A2.2 PROPOSED SHOPS BUILDING ROOF PLAN
A2.3 PROPOSED IN-N-OUT BUILDING FLOOR& ROOF PLAN
A4.1 PROPOSED EXTERIOR ELEVATIONS (SHOPS BUILDING)
A4.2 PROPOSED EXTERIOR ELEVATIONS (DRIVE THRU BUILDING)
A4.3 PATIO COVER (DRIVE THRU BUILDING)
A5.1 TRASH ENCLOSURE (SHOPS BUILDING)
A5.2 TRASH ENCLOSURE (IN-N-OUT BUILDING)
A6.1 MATERIAL BOARD (SHOPS BUILDING)
A6.2 MATERIAL BOARD (IN-N-OUT BUILDING)
L1.1 PRELIMINARY LANDSCAPE PLAN
L1.2 PLANT PHOTOS
SHEET COUNT: 16
DEVELOPER
PACIFIC DEVELOPMENT GROUP II
ONE CORPORATE PLAZA ROBERT LEWIS
NEWPORT BEACH, CA 92660 PH: (949) 760-8591
ARCHITECT
We Architects Group
26449 RANCHO PKWY S.SIA SHIRAZI
LAKE FOREST, CA. 92630 PH: (714) 306-2333
CONDITIONAL USE PERMIT 12 / 20 / 2022OWNER
24570 AVENIDE DE MARICA DINO H, FOUTRIS
YORBA LINDA, CA 92887 PH: (714) 692-141709 / 13 / 2023
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A0.2
LAKE ELSINORE ZONING MAP
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
PROJECT SITE LOCATION-
GENERAL COMMERCIAL ZONE-C2
100'-0"100'-0"100'-0"ALLAN ST.PROJECT LOCATIONDEXTER AVE 74
74
15TEMECULA VALLEY FEYLEGEND
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A0.3
RADIUS MAP
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
0 50'100' 200'50
0'
1"=100'
32
14
1
TTT
TTT
TTT
TTT
T
VANPROPERTY ENTRANCE / EXIT
LANDSCAPE AND IRRIGATION AREA
PROPERTY LINE.
INDICATES ADJACENT EXISTING BUILDINGS
CENTER LINE OF STREET
1 PARKING COUNT
TRANSFORMER WITH CONCRETE PAD. (PROVIDE PROTECTION
BOLLARDS PER LOCAL UTILITY OR PUBLIC WORK STANDARDS)
T
SINGLE EV CHARGING STATION
DOUBLE EV CHARGING STATION
LEGEND
SITE DATA
LOT AREA:± 99,823 S.F. = ± 2.292 ACRE
BUILDING AREA: ± 14,128 S.F. = ± 0.32 ACRE
FLOOR AREA RATIO (FAR) CALCULATION:± 14,128 SF./ ± 99,823 SF. = 0.14 < 0.40
LANDSCAPE SUMMARY: ± 25,500 / 99,823 = 25.00 % > 15 %
PARKING SUMMARY
"THANK YOU" &
"DO NOT ENTER"
SIGN
"DRIVE-THRU"
SIGN
PROPOSED TRASH
ENCLOSURE
6
77
16
7
23
PROPOSED TRASH
ENCLOSURE
SEE SHEET A6.1
PROPERTY LINE ± 272.55'PROPERTY LINE ± 371.32'PROPERTY LINE ± 447.34'PROPERTY LINE ± 220.13'
PROPERTY LINE ± 62.37'
ONE STORY SHOPS BUILDING
APN : 377-030-085 TO 377-030-092
±10,241 S.F.
ONE STORY
BUILDING
±3,887 S.F.
(E) BUILDING
N.I.C
(E) BUILDING
N.I.C
(E) BUILDING
N.I.C
(E) BUILDING
N.I.C
(E) BUILDING
N.I.C
℄CRANE STREET℄ALLAN STREET℄DEXTER AVENUE
BIKE RACK
18
DOUBLE SIDED SITE
MONUMENT SIGN
20
8
10
4
BIKE RACK5'-0"16'-0"26'-0"18'-0"14'-11"66'-6"13'-7"18'-0"26'-0"18'-0"13'-5"12'-0"A5.1
1
A5.2
10
A4.3
1
MAIN MAILBOX
MIN. 10'-10"207'-0"144'-0" 6'-0"
16'-0"26'-0"16'-0" 10'-0"154'-9"10'-0"24'-9"
SET BACK
15'-0"
45'-0"63'-0"54'-0"26'-0"
M IN. 11'-0"90'-0"53'-0"54'-0" 19'-0" 63'-0"26'-0" 180'-0"
27'-0"36'-0"27'-0"11'-9"77'-0"6'-0"6'-0"
6'-0"6'-0"18'-0"28'-0"7'-6"63'-0"7'-6"SET BACK
15'-0"
27'-0"11'-0"18'-0"27'-0"36'-0"27'-0"18'-0"TYP.9'-0"TYP.
9'-0"TYP.9'-0"TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"TYP.9'-0"SET BACK 20'-0"SET BACK
15'-0"
SET BACK
15'-0"
DOUBLE SIDED
FREEWAY
IDENTIFICATION PYLON
SIGN (45'-0" HIGH)
T
T
EV
PARKING
EV
PARKING
EV
PARKING
EV
PARKING
EV
PARKING VANEV PARKINGVANEV PARKINGNOPARKINGNOPARKINGCLEAR AIR VAN POOL /EVCLEAR AIR VAN POOL /EV2'VOH 6'-0"9'-0"5'-0"12'-0"9'-0"5'-0"12'-0"EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A1.1
PROPOSED SITE PLAN
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023N
0 16' 32'64'128'
1/32"=1'-0"
8'
#
PARKING STALLS REQUIRED:
SHOPS:
FOOD : 3,100 SF
• CUSTOMER 810 SF - 1 SP/45 SF 18 STALLS
• NON-CUSTOMER 2,290 SF - 1 SP/200 SF 12 STALLS
RETAIL: 3,941 SF - 1 SP/250 SF 16 STALLS
MEDICAL : 3,000 SF - 1 SP/ 175 SF 17 STALLS
IN - N - OUT BURGER: 3,887 SF
• CUSTOMER 1,804 SF - 1 SP/45 SF 40 STALLS
• CUSTOMER (OUTDOOR) 488 SF - 1 SP/45 SF 11 STALLS
• NON-CUSTOMER 2,083 SF - 1 SP/200 SF 11 STALLS
PARKING STALLS REQUIRED : 125 STALLS
PARKING STALLS PROVIDED: 126 STALLS
STANDARD STALLS : 120 STALLS
ADA STALLS : 6 STALLS
BIKE PARKING (PER CALIFORNIA GREEN BUILDING STANDARD- 5 % PER STALLS):
BICYCLE PARKING SPACES REQUIRED 6
BICYCLE PARKING SPACES PROVIDED : 10
ADA PARKING REQUIRED: 6 STALLS
ADA PARKING PROVIDED: 5 STALLS
APPLICABLE CODES
CITY OF LAKE ELSINORE
BUILDING: 2022 CALIFORNIA BUILDING CODE (CBC) PART 2 VOLUMES 1 AND 2,
TITLE 24
FIRE / LIFE SAFETY 2022 CALIFORNIA FIRE CODE (CFC) PART 9, TITLE 24
ENERGY 2022 STATE OF CALIFORNIA ENERGY CODE
2022 STATE OF CALIFORNIA GREEN BUILDING CODE
ACCESSIBILITY 2022 STATE OF CALIFORNIA TITLE 24 ACCESSIBILITY STANDARDS
PROJECT DATA
CHAPTER 5 -GENERAL BUILDING HEIGHTS AND AREAS
CHAPTER 3 -USE & OCUPANCY CLASSIFICATION
OCCUPANCY SECTION USE PROPOSED AREA (SF)
M / MERCANTILE (309) RETAIL SHOPS AND RESTAURANT 10,241 SF
MOST
RESTRICTIVE
OCCUPANCY
GROUP M
ALLOWABLE
BUILDING
AREA
PROPOSED
BUILDING
AREA
PROPOSED
BUILDING
HEIGHT
SHOPS BUILDING AREA 36,000 SF N/A
ALLOWABLE
BUILDING
HEIGHT
N/A 10,241 SF
BUILDING HEIGHT
NUMBER OF STORIES
N/A
N/A
N/A
N/A
60'-0"
2 STORIES 1 STORY
CHAPTER 6 -TYPES OF CONSTRUCTION
TYPE OF CONSTRUCTION (602) ......................................................................................... VB
27'-0"
DRIVE THRU BUILDING AREA 36,000 SF N/A N/A 3,887 SF
SHOPS BUILDING
OCCUPANCY SECTION USE PROPOSED AREA (SF)
M / MERCANTILE (309)FAST FOOD 3,887 SF
DRIVE THRU BUILDING
SB SB SB SB SBSB2
A4.1
1
A4.1
3
A4.1
TENANT TENANT TENANT TENANT TENANT
ROOF ACCESS LADDER
1,500 SF 2,500 SF 1,441 SF1,600 SF 3,000 SF
200 SF
4
A4.1
3'-0"KBKB
66'-6"15'-5"3'-0" 4'-6"15'-5"3'-0"15'-5"4'-0"12'-1"5'-0"12'-1"4'-0" 15'-5" 3'-0"15'-5"4'-7"3'-0"15'-5"3'-0"15'-5"3'-0"3'-0"20'-8"3'-0"3'-0"15'-5"3'-0"PROPOSED
CANOPY ABOVE
TYP.
3'-0"15'-5"3'-0"4'-6"5'-0"13'-6"1'-0"3'-0"4'-0"4'-10"24'-0"4'-10"4'-0"3'-0"1'-0"13'-6"0'-0"5'-3"13'-6"5'-0"4'-6"3'-0"15'-5"3'-0"
KB
KB
KB
1
A2.1
UTILITY
FIRE RISER PIPE15'-5"3'-0"3'-0"7'-10"5'-0"7'-10"3'-0"3'-0" 15'-5"154'-0"
WALL-MOUNTED EXIT SIGN WITH BATTERY BACKUP, SHADED
QUADRANT INDICATES FACE OF LETTERING, SIGN TO INCLUDE
DIRECTIONAL ARROW AS INDICATED.
EXIT
KB KNOX BOX
LEGEND
6'-0"6'-0"ALLAN STREET
60'-0"
CRANE STREET
60'-0"PROPERTY LINEPROPERTY LINE± 140'-5"
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A2.1
PROPOSED SHOPS BUILDING FLOOR PLAN
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
0 4' 8'16' 32'
1/8"=1'-0"N1/16" = 1'-0" 1
LINE OF SIGHT
2
A4.1
1
A4.1
3
A4.1
ROOF ACCESS LADDER
PROPOSED
CANOPY ABOVE
TYP.
MECHANICAL ROOF TOP
TYP.
4
A4.1
1
A2.1
LEGEND
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A2.2
PROPOSED SHOPS BUILDING ROOF PLAN
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
0 4' 8'16' 32'
1/8"=1'-0"N
SERVING
AREA
102
SELF SERVE
BAR AREA
KITCHEN AREA
103
FIRE
RISER
ROOM
HALLWAY
111
STORAGE
115
ELECTRICAL
ROOM
118
DRESSING
110
DRESSING
109
OFFICE
108
COOLER
106
MEN'S
112
RESTROOM
VESTIBULE
114
WOMEN'S
113
DINING ROOM
100
3
A4.2
2
A4.2
1
A4.2
4
A4.2
53'-10"82'-8"16'-5"KB
KB
3
A2.3
WALL-MOUNTED EXIT SIGN WITH BATTERY BACKUP, SHADED
QUADRANT INDICATES FACE OF LETTERING, SIGN TO INCLUDE
DIRECTIONAL ARROW AS INDICATED.
EXIT
KB KNOX BOX
LEGEND
3
A4.2
2
A4.2
1
A4.2
4
A4.2
ROOF ACCESS LADDER
PROPOSED
CANOPY ABOVE
PROPOSED
CANOPY ABOVE
MECHANICAL ROOF TOP
TYP.
3
A2.3
PROPERTY LINE6'-0"PROPERTY LINE ALLAN STREET
60'-0"6'-0" 19'-10"PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A2.3
PROPOSED IN-N-OUT BUILDING FLOOR& ROOF PLAN
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
1/8" = 1'-0"1
PROPOSED IN-N-OUT BUILDING FLOOR PLAN
0 4' 8'16' 32'
1/8"=1'-0"N1/8" = 1'-0"2
PROPOSED IN-N-OUT BUILDING ROOF PLAN PLAN
1/16" = 1'-0"3
LINE OF SIGHT
T.O.P.
20'-0"
T.O.P
22'-6"
T.O.R.
16'-0"
T.O.S.
10'-0"
F.F
0"
B
C
G2
B
G1
C
A
D
704
701
A
D
A
BCBC
T.O.P.
20'-0"
T.O.P
22'-6"
T.O.R.
16'-0"
T.O.S.
10'-0"
F.F
0"
B
B
G2
C
C
D
AA
C
G1
G2
C
CC
B
B
B
BB
G2
C
A
703
TYP.
701
D
TYP.
702
TYP.
707
TYP.
707
TYP.
707
G1
T.O.P.
20'-0"
T.O.P
22'-6"
T.O.R.
16'-0"
T.O.S.
10'-0"
F.F
0"
BB
A
C
A
B
B
A
C
D
TYP.
701
TYP.
701 701
708 708 708 708 708
708
TYP.
701
TYP.
702
CC
AC
TYP.
701
704
COLORS AND FINISHES:
A
B
C
D
G1 ALUMINUM STOREFRONT
MATERIAL: EXTERIOR PLASTER OVER METAL LATH; EXTERIOR STUD WALL
SECONDARY COLOR: SHERWIN WILLIAMS RELIABLE WHITE SW 6091
OR APPROVED EQUAL
MATERIAL: EXTERIOR PLASTER OVER METAL LATH; EXTERIOR STUD WALL
BASE COLOR: SHERWIN WILLIAMS NATURAL WHITE SW 9542
OR APPROVED EQUAL
MATERIAL: STEEL CANOPY & CORNICE
ACCENT COLOR: SHERWIN WILLIAMS FRENCH ROAST SW 6069
OR APPROVED EQUAL
G2 GLAZING
STONE VENEER CORONADO STONE PRO LEDGE "BLACK FOREST"
LEGENDS
NOTES -
T.O.P.
20'-0"
T.O.P
22'-6"
T.O.R.
16'-0"
T.O.S.
10'-0"
F.F
0"
A
C
701
D
C
G2
G1
C
TYP.
701
B
A
B
C BB
D
A
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A4.1
PROPOSED EXTERIOR ELEVATIONS (SHOPS BUILDING)
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
1/8" = 1'-0"2
NORTH- EAST ELEVATION
1/8" = 1'-0"1
NORTH -WEST ELEVATION
1/8" = 1'-0"3
SOUTH- EAST ELEVATION
701 EXTERIOR LIGHT FIXTURE
702 TENANT SIGNAGE
703 12" HIGH AND ILLUMINATED BUILDING ADDRESS NUMBER
704 BUILDING ROOF ACCESS
707 KNOX BOX
708 METAL DOOR
701 EXTERIOR LIGHT FIXTURE
702 TENANT SIGNAGE
703 12" HIGH AND ILLUMINATED BUILDING ADDRESS NUMBER
704 BUILDING ROOF ACCESS
707 KNOX BOX
708 METAL DOOR
0 4' 8'16' 32'
1/8"=1'-0"
1/8" = 1'-0"4
SOUTH- WEST ELEVATION
LEGENDS
COLORS AND FINISHES:
EP-1
EP-2
EP-4
EP-3
5
6
PAINT - DUNN EDWARDS - DEW339 "BONE CHINA"
PAINT - DUNN EDWARDS - DEW339 "BONE CHINA"
PAINT - DUNN EDWARDS - DEW339 "BONE CHINA"
PAINT - AXALTA- IMRON "INO RED"
METAL AWNING - ANODIZED ALUMINUM - BACKLIT RED PALMS
STONE VENEER - CORONADO STONE - "PRO LEDGE BLACK FOREST"
3&4 STOREFRONT - KAWNEER - "CLEAR ANODIZED ALUMINUM"
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A4.2
PROPOSED EXTERIOR ELEVATIONS (DRIVE THRU BUILDING)
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
1/8" = 1'-0"1
NORTH -EAST ELEVATION
1/8" = 1'-0"2
NORTH- WEST ELEVATION
1/8" = 1'-0"3
SOUTH- WEST ELEVATION
1/8" = 1'-0"4
SOUTH- EAST ELEVATION
0 4' 8'16' 32'
1/8"=1'-0"
2
A4.3
3
A4.3
2
A4.3
2
A4.3
EP-1EP-1
12'-4"1
2
1
2
1
2
LEGENDS
COLORS AND FINISHES:
EP-1 PAINT - DUNN EDWARDS - DEW339 "BONE CHINA"
1 STUCOO- PAINT EP-1
2 STONE VENEER - CORONADO STONE - PRO LEDGE "BLACK FOREST"
WITH MATCHING STONE SILL
2
1
EP-1EP-1
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A4.3
PATIO COVER (DRIVE THRU BUILDING)
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
1/4" = 1'-0"2
FRONT ELEVATION
1/4" = 1'-0"3
REAR ELEVATIONS
PATIO COVER PLAN
0 2' 4' 8'16'
1/4"=1'-0"N
4
A5.1
3
A5.1
2
A5.1
5
A5.1
19'-0"18'-0"
RECYCLING BIN
(3 CU YDS.)
RECYCLING BIN
(3 CU YDS.)
RECYCLING BIN
(3 CU YDS.)ORGANIC BIN (2 CU YDS.)ORGANIC BIN (2 CU YDS.)METALL GATES
SECONDARY COLOR :
SHERWIN WILLIAMS
RELIABLE WHITE SW 6091
METAL DECK
PAINT SECONDARY COLOR:
SHERWIN WILLIAMS
RELIABLE WHITE SW 6091
B BCMU WALL- STUCCO
PLASTER
SECONDARY COLOR :
SHERWIN WILLIAMS
RELIABLE WHITE SW 6091
B
B 1'-2"6'-0"1'-2"6'-0"SLOPE TO DRAIN
METAL DECK
PAINT SECONDARY COLOR:
SHERWIN WILLIAMS
RELIABLE WHITE SW 6091
CMU WALL-
STUCCO PLASTER
SECONDARY COLOR :
SHERWIN WILLIAMS
RELIABLE WHITE SW
6091
B
B
6'-0"1'-2"METAL DECK
PAINT SECONDARY
COLOR: SHERWIN
WILLIAMS
RELIABLE WHITE SW
6091
CMU WALL- STUCCO
PLASTER
SECONDARY COLOR :
SHERWIN WILLIAMS
RELIABLE WHITE SW
6091
B
B
6'-0"1'-2"SLOPE TO DRAIN
METAL DECK
PAINT SECONDARY COLOR:
SHERWIN WILLIAMS RELIABLE
WHITE SW 6091
METALL GATES
SECONDARY COLOR :
SHERWIN WILLIAMS
RELIABLE WHITE SW 6091
6'-0"1'-10"7'-10"B
B
LEGENDS
COLORS AND FINISHES:
B MATERIAL: EXTERIOR PLASTER OVER METAL LATH; EXTERIOR STUD WALL
SECONDARY COLOR: SHERWIN WILLIAMS RELIABLE WHITE SW 6091
OR APPROVED EQUAL
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A5.1
TRASH ENCLOSURE (SHOPS BUILDING)
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
1/4" = 1'-0"1
TRASH ENCLOSURE PLAN
3/8" = 1'-0"4
SOUTH- EAST ELEVATION
3/8" = 1'-0"3
NORTH- EAST ELEVATION
3/8" = 1'-0"2
NORTH-WEST ELEVATION
3/8" = 1'-0"5
SOUTH- WEST ELEVATION
N0 1'2' 4' 6'
3/8"=1'-0"
12'
PC
3
A5.2RECYCLING BIN(4 CU YDS.)RECYCLING BIN(4 CU YDS.)20'-0" 24'-4"
2
A5.2
1
A5.2
4
A5.2
LEGENDS
COLORS AND FINISHES:
EP-1 PAINT - DUNN EDWARDS - DEW339 "BONE CHINA"
1 STUCOO- PAINT EP-1
2 STONE VENEER - CORONADO STONE - PRO LEDGE "BLACK FOREST"
WITH MATCHING STONE SILL
EP-1EP-1EP-1
11'-9"EP-1 EP-1EP-1
111
21
EP-122
11'-9"EP-121
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A5.2
TRASH ENCLOSURE (IN-N-OUT BUILDING)
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
TRASH ENCLOSURE PLAN
0 2' 4' 8'16'
1/4"=1'-0"
1/4" = 1'-0"1
NORTH- EAST ELEVATION
1/4" = 1'-0"3
SOUTH- WEST ELEVATION
N1/4" = 1'-0"2
SOUTH- EAST ELEVATION
1/4" = 1'-0"4
NORTH- WEST ELEVATION
B
C
B
G2
G1
D
C
A
B
C
C
C
G2
DDG1G2
B
C
G1 G2 G1G2 D
B A
A PAINT BASE COLOR:
SHERWIN WILLIAMS NATURAL WHITE SW 9542 B PAINT SECONDARY COLOR:
SHERWIN WILLIAMS RELIABLE WHITE SW 6091 C PAINT ACCENT COLOR:
SHERWIN WILLIAMS FRENCH ROAST SW 6069
G2 STOREFRONT GLAZING :
SOLARCOOL® 70 (2)SOLARBRONZE®+ CLEAR G1 ANODIZED ALUMINUM STOREFRONT DARK BRONZE
D STONE VENEER :
CORONADO STONE PRO LEDGE "BLACK FOREST"
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A6.1
MATERIAL BOARD (SHOPS BUILDING)
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
PROJECT NUMBER:
DATE: Architecture, Interior Design, Planning
26449 RANCHO PKWY. S., LAKE FOREST, CA. 92630
(949) 994-9966
www.WeArchitectsGroup.com
We Architects Group
CONDITIONAL USE PERMIT
We Architects Group
A6.2
MATERIAL BOARD (IN-N-OUT BUILDING)
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
22-029
09/13/2023
DUNN EDWARDS DEW339 "BONE CHINA WHITE"DUNN EDWARDS ASHL70 "INO RED"CORONADO STONE PRO LEDGE "BLACK FOREST"ANODIZED ALUMINUM AWING WITH BACKLIT RED PALMS EP-1, EP-2, EP-3EP-4EP-65
TTTTTTTTTTTTTVANTTTTTT℄ CRANE STREET
℄ ALLAN STREET℄ DEXTER AVENUEONE STORY SHOPS BUILDINGAPN : 377-030-085 TO 377-030-092 ±10,241 S.F.ONE STORYBUILDING ±3,887 S.F.EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGCLEAR AIR VAN POOL/EVCLEAR AIR
VAN POOL
/EV
EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKING
EVSYMBOL BOTANICAL / COMMON NAME SIZE QUANTITY PROPOSED TREESPRELIMINARY PLANTING LEGENDULMUS PARVIFOLIA 'DRAKE' /EVERGREEN ELMPISTACIA C. 'KEITH DAVEY' /CHINESE PISTACHE24" BOXSTANDARDWASHINGTONIA ROBUSTA /MEXICAN FAN PALM20' BTHSTRAIGHT TRUNK24" BOXSTANDARDSYMBOL BOTANICAL / COMMON NAME SIZE PROPOSED SHRUBSPROPOSED GROUNDCOVER & VINESCISTUS PURPUREUS /ORCHID ROCKROSE5 GAL /48" O.C.HEMEROCALLIS SP. /DAYLILY (ORANGE)1 GAL /30" O.C.ROSA X 'FLOWERING CARPET' /FLOWERING CARPET ROSE - PINK1 GAL /30" O.C.17714PHOENIX DACTYLIFERA /CANARY ISLAND DATE PALM16' BTHSTRAIGHT TRUNK4ARBUTUS 'MARINA' /NCN24" BOXSTANDARD4ACACIA STENOPHYLLA /SHOESTRING ACACIA24" BOXSTANDARD2BRAHEA EDULIS /GUADALUPE PALM24" BOXSTRAIGHT TRUNK10TRISTANIA CONFERTA /BRISBANE BOX15 GALSTANDARDBULBINE FRUTESCENS 'HALLMARK' /HALLMARK BULBINEBOUTELOUA GRACILIS 'BLONDE AMBITION' /BLOND AMBITION BLUE GRAMA GRASSBOUGAINVILLEA 'TORCH GLOW' /TORCH GLOW BOUGAINVILLEACALAMAGROSTIS X ACUTIFLORA 'KARL FORSTER' /FEATHER REED GRASSDIANELLA TASMANICA 'VARIEGATA' /VARIEGATED FLAX LILYDIANELLA CAERULEA 'CASSA BLUE' /BLUE FLAX LILYEUONYMUS J. 'SILVER KING' /SILVER KING EUONYMUSLIGUSTRUM SINENSIS 'SUNSHINE' /SUNSHINE LIGUSTRUMBOUGAINVILLEA 'MONKA' /OO-LA-LA BOUGAINVILLEALANTANA X 'NEW GOLD' /NEW GOLD LANTANALANTANA C. 'MONIKE' /TEENIE GENIE LANTANALANTANA M. 'TRAILING WHITE' /WHITE TRAILING LANTANA1 GAL/24" O.C.1 GAL/24" O.C.5 GAL/48" O.C.5 GAL/36" O.C.5 GAL/24" O.C.24" O.C.36" O.C.36" O.C.5 GAL/48" O.C.1 GAL/36" O.C.1 GAL/36" O.C.1 GAL/36" O.C.5 GAL/5 GAL/5 GAL/LOMANDRA LONGIFOLIA 'BREEZE' /DWARF MAT RUSHMAHONIA AQUIFOLIUM /OREGON GRAPENANDINA DOMESTICA 'SEIKA' /OBSESSION NANDINAPELARGONIUM X HORTORUM BROCADE SERIES /BROCADE GERANIUMPELARGONIUM 'AMERICANA RED' /ZONAL GERANIUMPELARGONIUM 'FLOWER OF SPRING' /VARIEGATED GERANIUMRHAPHIOLEPIS I. 'BALLERINA'/BALLERINA INDIAN HAWTHORNTECOMA STANS 'SOLAR FLARE' /SOLAR FLARE ESPARANZA36" O.C.24" O.C.36" O.C.5 GAL/24" O.C.5 GAL/24" O.C.5 GAL/24" O.C.5 GAL/36" O.C.5 GAL/36" O.C.5 GAL/5 GAL/5 GAL/COTINUS COGGYGRIA /SMOKE TREE15 GAL/10' O.C.3TURF - FESCUESODCHILOPSIS LINEARIS 'BURGUNDY' /BURGUNDY DESERT WILLOW24" BOXSTANDARD5BUXUS J. 'WINTER GEM' /WINTER GEM BOXWOOD36" O.C.5 GAL/SCALE: 1"=20'-0"0204060LAKE ELSINOREDEXTER AVE & ALLAN ST,LAKE ELSINORE, CA.WE ARCHITECTS GROUP26449 RANCHO PKWY. S.LAKE FOREST, CA 92630Tel: (949) 994-9966www.WeArchitectsGroup.comWe Architects GroupARCHITECTURE, INTERIOR DESIGN, PLANNING 22-02907/14/2023PROJECT NUMBER:DATE:(Date)(Signature)Lic. #5439Colleen M. Nolan07.14.2023Colleen M. NolanLandscape Architect, #543913355 Silverado Court, Corona 92883cnolan@cox.net714.743.7915 cellL1.1PRELIMINARY LANDSCAPE PLANTRADEMARK IN-N-OUT CROSSED PALMSROCK COBBLE & BOULDERSROCK COBBLE & BOULDERSSIGNAGE PER ARCHITECTS PLANSSIGNAGE PER ARCHITECTS PLANSEV PARKINGEV PARKINGEV PARKINGEV PARKING
LAKE ELSINOREDEXTER AVE & ALLAN ST,LAKE ELSINORE, CA.WE ARCHITECTS GROUP26449 RANCHO PKWY. S.LAKE FOREST, CA 92630Tel: (949) 994-9966www.WeArchitectsGroup.comWe Architects GroupARCHITECTURE, INTERIOR DESIGN, PLANNING 22-02907/14/2023PROJECT NUMBER:DATE:(Date)(Signature)Lic. #5439Colleen M. Nolan07.14.2023Colleen M. NolanLandscape Architect, #543913355 Silverado Court, Corona 92883cnolan@cox.net714.743.7915 cellULMUS PARVIFOLIA 'DRAKE' /EVERGREEN ELMWASHINGTONIA ROBUSTA /MEXICAN FAN PALML1.2PLANT PHOTOSPISTACIA C. 'KEITH DAVEY' /CHINESE PISTACHEPHOENIX DACTYLIFERA /CANARY ISLAND DATE PALMARBUTUS 'MARINA' /NCNACACIA STENOPHYLLA /SHOESTRING ACACIABRAHEA EDULIS /GUADALUPE PALMTRISTANIA CONFERTA /BRISBANE BOXCOTINUS COGGYGRIA /SMOKE TREECHILOPSIS LINEARIS 'BURGUNDY' /BURGUNDY DESERT WILLOW
PREPARED BY
Chatsworth, CA 91311
T 818.787.0477
E-Fax 818.477.5123
www.visiblegraphics.com
A Full Service Sign Company
SHEET INDEX
OWNER
ONE CORPORATE PLAZA ROBERT LEWIS
NEWPORT BEACH, CA 92660 PH: (949) 760-8591
ARCHITECT
26449 RANCHO PKWY S. SIA SHIRAZI
LAKE FOREST, CA 92630 PH: (714) 306-2333
GENERAL PROJECT DATA
BUILDING DEPARTMENT:
ZONING:
LAND USE DESIGNATION
ASSESSOR’S PARCEL NO.:
OCCUPANCY CLASSIFICATION:
CITY OF LAKE ELSINORE, CA
C2 (GENERAL COMMERCIAL
RETAIL
377-030-085 TO 377-030-092
PER CBC CHAPTER 3 MUNIFORM SIGN PROGRAM
LAKE ELSINORE
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
Purpose ...................................................................................
Procedure for Permit Review & Approval .....................
Tenant Responsibility Before & After Permit...................
Prohibited Signs .....................................................................
Construction Guidelines .....................................................
Sign Area Calculation Method .......................................
General Wall Sign Guidelines............................................
Temporary Window Signs ..................................................
Overall Site Plan
Enlarged Site Plan
...................................................................
................................................................
Freeway Identication Sign - Pylon ...............................
2
2
3
3
4
4
5
5
6
7
Center Identication Sign - Monument ........................
................................................
...................
8
Shops Building Elevations
Shops Building Sign Spacing Location A
Shops Building Sign Spacing Location B
Pad Building Elevations - South & West
....................
........................
........................................................
........................
........................
...........
.............................................................
Pad Building Elevations - North & East
Sight Distance Exhibit
Sight Distance Conceptual North I-15
Sight Distance Conceptual South I-15
Sight Distance Conceptual Dexter & Central
Point of Reference
......................
12
14
15
16
17
18
19
13
Latest update September 9, 2023 SRD
9
10
11
1 of 19Page
VICINITY MAP
9736
Eton Ave
Purpose Procedure for Permit Review & Approval
This Uniform Sign Program establishes criteria primarily for wall signs and
freestanding signs at this multi-tenant Integrated Development. It provides a
predominant pattern of sign type and configuration within the shopping center to
create a system for the control of the size, location, type and number of signs,
according to reasonable and nondiscriminatory standards. This program ensures
signs are harmonious and visually related to each other through the incorporation
of common design elements, and that signs are architecturally integrated with the
buildings.
The guidelines here seek to support the City of Lake Elsinore’s goals of recognizing
the right and need of each individual, business, firm, or corporation to identify
their business or service, and realizing that the indiscriminate erection, location,
illumination, coloring, and size, and lack of proper maintenance of signs, constitutes
a significant contributing factor detrimental to the purpose and intent of Chapter 17 of
the Lake Elsinore Municipal Code.
All permanent building signs must be approved by the Landlord and permitted by
City of Lake Elsinore prior to installation. Property Manager has the right to refuse
approval of any sign which does not conform to the criteria set forth herein. Approval
shall be based on:
A. Conformity with this sign program;
B. Any business requesting a sign permit must have a valid Lake Elsinore business
license, and;
C. Tenant shall email or provide a hard copy of the proposed design to Property
Manager for review. Upon receiving the Property Manager ’s signed approval, the
tenant or their representative shall then submit to the City of Lake Elsinore for
permits. Drawings shall include the following as required by the City:
1. Three (3) copies of plans. At least one of the three sets shall include elevations
and sign faces in color. One set of the three plans shall include a signature or
stamp by the Property Manager.
2. Position of sign in relation to adjacent building or structures.
3. The design and size, structural details and calculations signed by a registered
professional engineer, if required by the City Building Official.
4. A current photograph(s) showing existing signs on the premises and adjacent
property, and certifying the date on which the photographs were taken.
5. Such other information as the City shall deem reasonable and necessary to
ensure safety of construction and compliance with the intent of Chapter 17 of
the Lake Elsinore Municipal Code.
NOTE: Exhibits from this sign program may be utilized to create any of the above
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
2 of 19Page
B. Vehicles containing advertising parked on public or private property for the primary
purpose of advertising or directing attention to a permanent business.
C. Signs which incorporate in any manner any flashing, moving or intermittent
lighting.
D. Rotating or animated signs, or signs which contain any moving parts.
E. No signs, lights or other advertising structure shall be located in such a manner
as to constitute a hazard to pedestrian or vehicular traffic, or in such a manner as
to obstruct free and clear vision at any location where, by reason of the position,
shape, color or movement may interfere with, obstruct the view of, or be confused
with any authorized traffic sign, signal or device, nor shall such sign advertising
structure make use of any word, phrase, symbol or character in such a manner as
to interfere with, mislead or confuse traffic.
F. Spinners or similar advertising devices.
G. Signs which exceed the roofline or parapet to which such signs are attached.
H. Off-site signage. This prohibition shall specifically not apply to noncommercial
Criteria
signs, including political signs.
Tenant Responsibility Before & After Permit
A. Tenant shall pay for all signs, their installation and all other labor, materials and
maintenance.
B. Tenant must file, pay and obtain any licenses, permits as required for sign
installation.
C. Upon receipt of permits, Tenant shall forward one copy of permit to Property
Manager prior to installation of signs. Any drawings returned to Tenant marked for
changes must be re-submitted with proper corrections.
D. Any sign that is installed by a Tenant that does not conform to the drawings
approved by the Property Manager and the City shall be corrected by Tenant
within thirty (30) days after written notice.
E. In the event Tenant’s sign is not brought into compliance within this period, the
Property Manager shall have the option to correct or replace said sign at Tenant’s
sole expense.
F. Tenant is responsible for repairing any damage to building fascia caused by sign
contractor or others, including patching, texturing and painting.
G. Un-permitted signs are subject to removal and/or fees and fines by Property
Manager and/or the City of Lake Elsinore.
H. Installation shall be performed only by a licensed electrical contractor or electrical
sign installer (Class C-45), which shall maintain Workers’ Compensation Insurance
and General Liability insurance in the amount of $1 million or greater. Tenant
is responsible for verifying the required coverage with the Landlord’s Property
Manager.
I. Limitations. Nothing contained in this Uniform Sign Program shall constitute a
representation by the Property Manager in lieu of any municipal requirements
regarding signs and signage, and in the event of a conflict between the criteria set
forth in this document and such requirements, the municipal requirements shall
control Tenant’s allowable signs and requirements.
Prohibited Signs
A. Portable signs, such as freestanding or wheeled signs higher than 42 inches in
height, and metallic balloons.
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
3 of 19Page
B. Shall be kept in good repair and maintained in safe, neat, clean and attractive
condition.
C. Shall be so enclosed as to provide against their infestation by birds and vermin,
and shall be structurally safe.
D. Every sign and all parts, portions, and materials thereof shall be manufactured,
assembled, and erected in compliance with all applicable state, federal, and city
laws and regulations, including the locally adopted building code.
E. All signs shall be constructed so as not to have exposed wiring, raceways, ballast,
conduits, power supplies, and transformers. All electrical service to sign lighting
shall be fully concealed.
F. All power supplies, transformers, equipment and other related items shall be
screened and/or painted to match the building or shall be concealed within the
sign.
G. All permanent signs shall be constructed of quality, low-maintenance materials
such as metal and acrylics. Techniques shall be incorporated during construction
to reduce fading and damage caused by exposure to sunlight or degradation due
to other elements.
H. Exposed raceways are only allowed when absolutely required and with express
written permission from the Property Manager.
I. All penetrations into building must have watertight seals.
J. The display surface of all signs shall be kept clean, neatly painted, and free from
rust and corrosion Any cracked, broken surfaces, malfunctioning lights, missing
sign copy, or other non-maintained or damaged portions of a sign shall be repaired
Criteria
or replaced within 30 days following notification by the Property Manager.
Sign Area Calculation Method
“Sign area” means the entire area within the outside border of the sign. The area
of a sign having no continuous border or lacking a border shall mean the entire
area within a single continuous perimeter formed by no more than eight straight
lines enclosing the extreme limits of writing, representations, emblem, or any fixture
or similar character, integral part of the display or used as a border excluding the
necessary supports or uprights on which such sign is placed.
Note: Descenders are excluded from the sign area calculation method. Example:
Logo
Baseline height
of letters
Construction Guidelines
A. Shall be constructed of metal, wood, plastic, foam, paint and/or comparable
weather-resistant material.
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
4 of 19Page
General Wall Sign Guidelines
A. Property Manager to assign sign band location to Tenant. Wall sign to be centered
horizontally within sign band and approved by the Property Manager before
submittal to the city for permit.
B. No sign shall be permitted that does not pertain directly to an approved business
conducted on the premises.
C. Signs shall be permanent in nature.
D. The total sign area permitted per tenant frontage shall not exceed one square foot
per lineal foot of tenant frontage on which the sign is located. Note: Frontages may
not be combined to permit a larger sign on any one frontage.
E. The maximum allowable area for wall signs may be less than the maximum areas
Shop Building End Cap Tenants or Pad Building Tenant with Building Elevations
Facing Parking Lots or Street, are Allowed One Additional Sign Per Elevation,
To a Maximum of Four (4) Signs.
shown in the elevations herein. This is due to minimum spacing requirements for
some sign locations.
Two wall signs per Shop Building, One wall sign per elevation.
I. No portion of any sign or its supporting structure may project more than six and
one half inches (6 1/2”) from the face of the building or structure to which it is
attached.
J. No more than one (1) wall sign shall be permitted for each elevation of a leasable
tenant space. Sign area on any elevation shall not exceed one square foot per
lineal foot of tenant frontage, or the size limits shown on the elevation drawings in
this program, whichever is smaller.
K. Wall signs shall stand off of wall 1/4”.
L. Signs shall not be placed to obstruct any portion of a window or cover architectural
elements, such as cornices, transom windows, vertical piers and columns, and
similar elements.
M. Height. No sign shall project above the parapet, canopy fascia, or wall to which it
is attached.
N. No sign shall use mirrors reflecting a direct light source or utilize flashing, blinking
or sequenced lights.
Criteria
Temporary Window Signs
Temporary Window signs shall be permitted subject to the following:
A. Sign area shall not exceed 25 percent of the window area
B. Holiday window decorations shall be permitted.
The duration for the decoration of the window shall be limited to a period not
exceeding six weeks prior to the holiday and two weeks following the holiday.
[Ord. 1306 § 8, 2012; Ord. 1068 § 3, 2000; Ord. 937, 1992. Code 1987 § 17.94.150].
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
5 of 19Page
F. Maximum Letter Heights (Note that maximum allowable sign area supercedes
letter height. Under no circumstances may the maximum allowable sign area be
exceeded in order to accommodate a maximum allowable letter height).
1. Upper Sign Band (A) Locations
a. Single line text may utilize maximum 32” baseline letter height, excluding
descenders.
b. Double line text may utilize maximum 48” overall combined baseline letter
height. See page 9 for example.
2. Upper Sign Band (B) Locations
a. Single line text may utilize maximum 24” baseline letter height, excluding
descenders.
b. Double line text may utilize maximum 27” overall combined baseline letter
height. See page 10 for example.
G. No portion of any wall sign may be closer than 6” to the edge of a wall or the
perimeter of any sign band location. See spacing requirements starting on page
11.
H. Signs shall be attached to the building, parallel to the building face.
36”
A Locations
11” for examples.
LocationsB
12 for examples.
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
6 of 19Page℄ CRANE STREET℄ ALLAN STREETT
30"x36"CLEAR SPACEOILSTORAGETANK/CADDY
PC
"THANK YOU" &
"DO NOT ENTER"
SIGN
"DRIVE-THRU"
SIGN
PROPERTY LINE ± 272.55'PROPERTY LINE ± 371.32'PROPERTY LINE ± 447.34'PROPERTY LI NE ± 62.37'
PROPERTY LINE ± 220
.
13'
SHOPS BUILDING
ONE STORY
PAD
BUILDING
+-10,241 S.F.
+-3,860 S.F.
(E) BUILDING
N.I.C
(E) BUILDING
N.I.C
(E) BUILDING
N.I.C
(E) BUILDING
N.I.C
(E) BUILDING
N.I.C
℄CRANE STREET℄ALLAN STREET℄DEXTER AVENUE
Overall Site PlanLegend
VICINITY MAP℄ CRANE STREET℄ CRANE STREET℄CRANE STREETPREPARED BY
Chatsworth, CA 91311
T 818.787.0477
E-Fax 818.477.5123
www.visiblegraphics.com
A Full Service Sign Company
OWNER
ONE CORPORATE PLAZA ROBERT LEWIS
NEWPORT BEACH, CA 92660 PH: (949) 760-8591
ARCHITECT
26449 RANCHO PKWY S. SIA SHIRAZI
LAKE FOREST, CA 92630 PH: (714) 306-2333
GENERAL PROJECT DATA
BUILDING DEPARTMENT:
ZONING:
LAND USE DESIGNATION
ASSESSOR’S PARCEL NO.:
OCCUPANCY CLASSIFICATION:
CITY OF LAKE ELSINORE, CA
C2 (GENERAL COMMERCIAL
RETAIL
377-030-085 TO 377-030-092
PER CBC CHAPTER 3 M
9736
Eton Ave
154’-0”66’-6”82’-8”53’-10”
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
7 of 19Page
Enlarged Site Plan
℄ CRANE STREET℄ ALLAN STREET30"x36"CLEAR SPACEOILSTORAGETANK/CADDYPC
"TH
A
NK
Y
O
U
" &
"D
O
N
O
T
E
N
T
E
R
"
SIG
N
"D
R
I
V
E
-TH
R
U
"
SI
G
N
PROP
ERT
Y
LINE ± 27
2.55'PROPERTY LINE ± 371.32'PROPERTY LINE ± 447.34'PROP
ERT
Y
LI
NE ± 62.37'PROPERTY L
I
NE
±
220.13'℄CRANE STREET℄ALLAN STREET℄
DE
X
TER
A
VENU
E ℄ CRANE STREET℄ CRANE STREET℄CRANE STREETLegend
North
DOUBLE SIDED FREEWAY IDENTIFICATION SIGN
(PYLON)
142 SQ FT. SIGN AREA
DOUBLE SIDED FREEWAY IDENTIFICATION SIGN
(PYLON)
142 SQ FT. SIGN AREA 45’-0” OAH13’-6” OAHDOUBLE SIDED SITE IDENTIFICATION SIGN
(MONUMENT)
83.36 SQ FT. SIGN AREA 10'-10"SETBACK10'-10"SETBACKPROPERTY
LINE
CENTER OF
STREET
PROPOSED LOCATION OF
CENTER IDENTIFICATION
SIGN (MONUMENT)
PROPOSED LOCATION OF
CENTER IDENTIFICATION
SIGN (MONUMENT)
MINIMUM 5'X20' (100 SF)
PLANTER AREA
MINIMUM 5'X20' (100 SF)
PLANTER AREA
1 1'-0"
SETBAC
K
PROPERTY
LINE
CENTER OF
STREET
PROPOSED LOCATION OF
FREEWAY IDENTIFICATION
SIGN
PROPOSED LOCATION OF
FREEWAY IDENTIFICATION
SIGN
MINIMUM 5'X20' (100 SF)
PLANTER AREA
MINIMUM 5'X20' (100 SF)
PLANTER AREA
PYLON PLACEMENT DETAILS W/ SETBACKS
MONUMENT PLACEMENT DETAILS W/ SETBACKS
VICINITY MAP
PREPARED BY
Chatsworth, CA 91311
T 818.787.0477
E-Fax 818.477.5123
www.visiblegraphics.com
A Full Service Sign Company
OWNER
ONE CORPORATE PLAZA ROBERT LEWIS
NEWPORT BEACH, CA 92660 PH: (949) 760-8591
ARCHITECT
26449 RANCHO PKWY S. SIA SHIRAZI
LAKE FOREST, CA 92630 PH: (714) 306-2333
GENERAL PROJECT DATA
BUILDING DEPARTMENT:
ZONING:
LAND USE DESIGNATION
ASSESSOR’S PARCEL NO.:
OCCUPANCY CLASSIFICATION:
CITY OF LAKE ELSINORE, CA
C2 (GENERAL COMMERCIAL
RETAIL
377-030-085 TO 377-030-092
PER CBC CHAPTER 3 M
SHOPS BUILDING
PAD
BUILDING
The number of tenants and their location
of demising walls within the building are subject
to change as tenant spaces are moved,
combined and divided per changes
to leases over time.
18XXX -18XXX DEXTER AVE
W
N
E
S
9736
Eton Ave
8 of 19Page
Freeway Identication Sign - PYLONDOUBLE SIDED INTERNALLY ILLUMINATED
FREEWAY IDENTIFICATION SIGN
(PYLON)
142 SQ FT. SIGN AREA
Site Distance Conceptual on Pages 15-18
31'-10 /4"
(TYP)
34'-9 /4" (TYP)
SCALE: 1/2” = 1’
COMBINED 83.36 SQ FT
SIGN AREA
13'-6"10'-0"4'-2"4'-2"
3'-8"DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
9 of 19Page
Center Identication Sign - MONUMENT
DOUBLE SIDED INTERNALLY ILLUMINATED
SITE IDENTIFICATION SIGN
(MONUMENT)
83.36 SQ FT. SIGN AREA
18XXX -18XXX DEXTER AVE6"
ONE (1) D/F INTERNALLY ILLUMINATED MONUMENT SIGN
TENANT SIGN CABINETS:
TENANT SIGN FACES:
SIGN BASE:
OPTIONAL: ADDRESS NUMBERS FABRICATED ALUMINUM PIN MOUNTED
P1
P2
P2
P2
SV
SV
P1
P1
LEXAN POLYCARBONATE FACES
PAINT TO MATCH SHERMAN WILLIMAS
NATURAL WHITE SW 9542
PAINT TO MATCH SHERMAN WILLIMAS
FRENCH ROAST SW 6069
FABRICATED ALUMINUM WITH CORONADO PRO LEDGE
CORONADO PRO LEDGE
“BLACK FORREST” VENEER
“BLACK FOREST” VENEER
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
10 of 19Page
VICINITY MAP
PREPARED BY
Chatsworth, CA 91311
T 818.787.0477
E-Fax 818.477.5123
www.visiblegraphics.com
A Full Service Sign Company
OWNER
ONE CORPORATE PLAZA ROBERT LEWIS
NEWPORT BEACH, CA 92660 PH: (949) 760-8591
ARCHITECT
26449 RANCHO PKWY S. SIA SHIRAZI
LAKE FOREST, CA 92630 PH: (714) 306-2333
GENERAL PROJECT DATA
BUILDING DEPARTMENT:
ZONING:
LAND USE DESIGNATION
ASSESSOR’S PARCEL NO.:
OCCUPANCY CLASSIFICATION:
CITY OF LAKE ELSINORE, CA
C2 (GENERAL COMMERCIAL
RETAIL
377-030-085 TO 377-030-092
PER CBC CHAPTER 3 M
North - West Elevation
North - East Elevation
South - East Elevation
SHOPS Building - ELEVATIONS
South - West Elevation
15’
15.25’
15.25’15.25’15.25 15.25’
29’-2”
15’
15.25’
33.25’
19.25’14’
LOCATION 78.75
LOCATION 80
LOCATION 80LOCATION 153
LOCATION 73.5
LOCATION 80 LOCATION 80LOCATION 80 LOCATION 80
LOCATION 101
LOCATION 174.5
SCALE: 1/16” = 1’
SCALE: 1/16” = 1’
SCALE: 1/16” = 1’
SCALE: 1/16” = 1’5.25’5.25’5.25’5.25’5.25’5.25’5.25’5.25’5.25’5.25’5.25’5.25’REQUIRED APPROVAL PROCESS
A. Property Manager to assign sign band location
for each tenant.
Stamped approval is required before City
Permit Submittal.
B. Tenant’s sign must file proper insurance
requirements to Property Manager before
allowed on site. Tenant’s sign company
must field verify Sign Band Area before
fabrication and installation.
C. One Wall Sign allowed per tenant on
each elevation.
9736
Eton Ave
A
A
AA
B
B BBB
B
A
*THE NUMBER OF TENANTS AND LOCATION
OF DEMISING WALLS WITHIN THE BUILDING
ARE SUBJECT TO CHANGE AS TENANT SPACES
ARE MOVED, COMBINED, AND DIVIDED AS
NEW LEASES ARE SIGNED OVERTIME
SHOPS Building - ELEVATIONS
19.25’
LOCATION 101B 15’
LOCATION 78.75
LOCATION 78.75
A
A
North - West Elevation
SCALE: 1/16” = 1’
North - East Elevation
SCALE: 1/16” = 1’
15’
LOCATION 78.75A
South - East Elevation
TENANT SIGN
TWO LINES
TENANT SIGN
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
11 of 19Page
VICINITY MAP
PREPARED BY
Chatsworth, CA 91311
T 818.787.0477
E-Fax 818.477.5123
www.visiblegraphics.com
A Full Service Sign Company
OWNER
ONE CORPORATE PLAZA ROBERT LEWIS
NEWPORT BEACH, CA 92660 PH: (949) 760-8591
ARCHITECT
26449 RANCHO PKWY S. SIA SHIRAZI
LAKE FOREST, CA 92630 PH: (714) 306-2333
GENERAL PROJECT DATA
BUILDING DEPARTMENT:
ZONING:
LAND USE DESIGNATION
ASSESSOR’S PARCEL NO.:
OCCUPANCY CLASSIFICATION:
CITY OF LAKE ELSINORE, CA
C2 (GENERAL COMMERCIAL
RETAIL
377-030-085 TO 377-030-092
PER CBC CHAPTER 3 M
SHOPS Building - SIGN SPACING LOCATION
32" MAX
EQ
EQ
48" MAX
LETTER
COMBINED
LETTER
HEIGHT
HEIGHT
EQ"
EQ"
EQ"
SIGN BAND AREA
SIGN BAND AREA
SCALE: 1/4” = 1’
SCALE: 1/4” = 1’
SINGLE-LINE TEXT LAYOUT
DOUBLE-LINE TEXT LAYOUT
NO PORTION OF SIGN MAY BE
CLOSER THAN 6” TO THE EDGE
OF THE DESIGNANTED SIGN BAND
NO PORTION OF SIGN MAY BE
CLOSER THAN 6” TO THE EDGE
OF THE DESIGNANTED SIGN BAND
NOTE:
NO DRILLING OR ATTACHEMNT
IN EXPANSION JOINTS / REVELS
NOTE:
NO DRILLING OR ATTACHEMNT
IN EXPANSION JOINTS / REVELS
9736
Eton Ave
A
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
12 of 19Page
VICINITY MAP
PREPARED BY
Chatsworth, CA 91311
T 818.787.0477
E-Fax 818.477.5123
www.visiblegraphics.com
A Full Service Sign Company
OWNER
ONE CORPORATE PLAZA ROBERT LEWIS
NEWPORT BEACH, CA 92660 PH: (949) 760-8591
ARCHITECT
26449 RANCHO PKWY S. SIA SHIRAZI
LAKE FOREST, CA 92630 PH: (714) 306-2333
GENERAL PROJECT DATA
BUILDING DEPARTMENT:
ZONING:
LAND USE DESIGNATION
ASSESSOR’S PARCEL NO.:
OCCUPANCY CLASSIFICATION:
CITY OF LAKE ELSINORE, CA
C2 (GENERAL COMMERCIAL
RETAIL
377-030-085 TO 377-030-092
PER CBC CHAPTER 3 M
9736
Eton Ave
SHOPS Building - SIGN SPACING LOCATION B
SINGLE-LINE TEXT LAYOUT
DOUBLE-LINE TEXT LAYOUT
TENANT
SIGN BAND AREA
SIGN BAND AREA
EQ"
EQ"
SCALE: 1/4” = 1’
SCALE: 1/4” = 1’
NO PORTION OF SIGN MAY BE
CLOSER THAN 6” TO THE EDGE
OF THE DESIGNANTED SIGN BAND
NO PORTION OF SIGN MAY BE
CLOSER THAN 6” TO THE EDGE
OF THE DESIGNANTED SIGN BAND
NOTE:
NO DRILLING OR ATTACHEMNT
IN EXPANSION JOINTS / REVELS
NOTE:
NO DRILLING OR ATTACHEMNT
IN EXPANSION JOINTS / REVELS
24" MAX
36" MAX
EQ
EQ
EQ
EQ
LETTER
LETTER
HEIGHT
HEIGHT
TWO LINES
TENANT SIGN
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
13 of 19Page
PREPARED BY
Chatsworth, CA 91311
T 818.787.0477
E-Fax 818.477.5123
www.visiblegraphics.com
A Full Service Sign Company
OWNER
ONE CORPORATE PLAZA ROBERT LEWIS
NEWPORT BEACH, CA 92660 PH: (949) 760-8591
ARCHITECT
26449 RANCHO PKWY S. SIA SHIRAZI
LAKE FOREST, CA 92630 PH: (714) 306-2333
GENERAL PROJECT DATA
BUILDING DEPARTMENT:
ZONING:
LAND USE DESIGNATION
ASSESSOR’S PARCEL NO.:
OCCUPANCY CLASSIFICATION:
CITY OF LAKE ELSINORE, CA
C2 (GENERAL COMMERCIAL
RETAIL
377-030-085 TO 377-030-092
PER CBC CHAPTER 3 M
PAD Building - South & West Elevations
One (1) Wall Sign allowed on this Elevation
with MAX 99.08 Square Footage
One (1) Wall Sign allowed on this Elevation
with MAX 70.25 Square Footage
ALLOWABLE SIGNAGE
ALLOWABLE SIGNAGE
CRANE STREETCRANE STREET CRANE STREET CRANE STREET 9736
Eton Ave
PAD BUILDING SITE PLAN
30"x36"CLEAR SPACEOILSTORAGETANK/CADDYPC
PAD
BUILDING
+-3,860 S.F.
W
S
E
N
23’-0”
E
16’-7”
SCALE: 1:100
SCALE: 1:100
23’-0”S
16’-7”
70’ - 3” Building Frontage
99’ - 1” Building Frontage
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
14 of 19
Page
PREPARED BY
9736
Eton Ave
Chatsworth, CA 91311
T 818.787.0477
E-Fax 818.477.5123
www.visiblegraphics.com
A Full Service Sign Company
OWNER
ONE CORPORATE PLAZA ROBERT LEWIS
NEWPORT BEACH, CA 92660 PH: (949) 760-8591
ARCHITECT
26449 RANCHO PKWY S. SIA SHIRAZI
LAKE FOREST, CA 92630 PH: (714) 306-2333
GENERAL PROJECT DATA
BUILDING DEPARTMENT:
ZONING:
LAND USE DESIGNATION
ASSESSOR’S PARCEL NO.:
OCCUPANCY CLASSIFICATION:
CITY OF LAKE ELSINORE, CA
C2 (GENERAL COMMERCIAL
RETAIL
377-030-085 TO 377-030-092
PER CBC CHAPTER 3 M
PAD Building - North & East Elevations
One (1) Wall Sign allowed on this Elevation
with MAX 99.08 Square Footage
One (1) Wall Sign allowed on this Elevation
with MAX 70.25 Square Footage
ALLOWABLE SIGNAGE
ALLOWABLE SIGNAGE
PAD BUILDING SITE PLAN
30"x36"CLEAR SPACEOILSTORAGETANK/CADDYPC
PAD
BUILDING
+-3,860 S.F.
W
S
E
N
N
W
23’-0”
23’-0”
17’-5”
16’-7”
SCALE: 1:100
SCALE: 1:100
70’ - 3” Building Frontage
99’ - 1” Building Frontage
15 of 15Page
Site Distance Exhibit
15 of 19Page
Site Distance Exhibit
PROPOSED
SIGN
PROPOSED
SIGN
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
16 of 19
Site Distance Conceptual North
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
17 of 19
Site Distance Conceptual South
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
18 of 19
Site Distance Conceptual Dexter & Central
Zoom View with Visibility Impacts
45’ +-
DEXTER AVE & ALLAN ST,
LAKE ELSINORE, CA.
19 of 19
Point of Reference
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Lake Elsinore,
California, will hold a Public Hearing on October 17, 2023, at the Lake Elsinore Cultural Center,
183 North Main Street, Lake Elsinore, California, 92530, at 6:00 p.m., or as soon thereafter as
the matter may be heard, to consider the following:
Planning Application No. 2022-20 (PDG Lake Elsinore): A request by Robert Lewis, Pacific
Development Group II, requesting approval of Commercial Design Review (CDR No. 2022-10) to
construct a one (1) story 10,241 sq. ft. commercial building, one (1) story 3,887 sq. ft. In-N-Out
restaurant, and related site improvements including a two-lane drive-through with 32 queuing
spaces, 126 parking spaces and new landscaping. The project also includes a Conditional Use
Permit (CUP No. 2022-07) to permit operation of the drive-through and Uniform Sign Program
(SIGN No. 2023-05) to establish a uniform sign program that creates an integrated framework for
all the signage within the center. The project site is located on an approximately 2.29-acre site
within the General Commercial (C-2) District along Dexter Avenue between Crane Street and Allen
Street (APNs: 377-030-085,377-030-086, 377-030-087, 377-030-088, 377-030-089, 377-030-090,
377-030-091, & 377-030-092).
The proposed project is exempt from California Environmental Quality Act (CEQA), pursuant to
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 15332 (In-
Fill Development).
ALL INTERESTED PERSONS are invited to submit written information, express opinions or
otherwise submit written evidence by email to dlongoria@Lake-Elsinore.org.
If you wish to legally challenge any action taken by the City on the above matter, you may be
limited to raising only those issues you or someone else at the Public Hearing described in this
notice, or in written correspondence delivered to the City prior to or at the Public Hearing. If you
require accommodation to participate in a Public Hearing, please contact the Administrative
Secretary at (951) 674-3124 ext. 297. All Agenda materials are available for review on the City’s
website at www.lake-elsinore.org the Friday before the Public Hearing.
FURTHER INFORMATION on this item may be obtained by contacting Carlos Serna, Associate
Planner in the Planning Division at cserna@lake-elsinore.org or (951) 674-3124, ext. 916.
Damaris Abraham,
Assistant Community Development Director
PC NOPH PA 2022-20 (PDG Lake Elsinore) - Page 1 of 1
3512 14 Street
Riverside, California 92501
(951) 368-9229
neller@scng.com
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
Account Number:5209153
Ad Order Number:0011627571
Customer's Reference/PO Number:
Publication:The Press-Enterprise
Publication Dates:10/07/2023
Total Amount:$352.65
Payment Amount:$0.00
Amount Due:$352.65
Notice ID:bm8a66w5y2vao5Q8e3rk
Invoice Text:[https://res.cloudinary.com/dgqq2xsfd/image/upload/enotice-
production/exports/1696449434443/image001.jpg] NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Lake
Elsinore, California, will hold a Public Hearing on October 17, 2023, at the Lake
Elsinore Cultural Center, 183 North Main Street, Lake Elsinore, California, 92530, at
6:00 p.m., or as soon thereafter as the matter may be heard, to consider the
following: Planning Application No. 2022-20 (PDG Lake Elsinore): A request by
Robert Lewis, Pacific Development Group II, requesting approval of Commercial
Design Review (CDR No. 2022-10) to construct a one (1) story 10,241 sq. ft.
commercial building, one (1) story 3,887 sq. ft. In-N-Out restaurant, and related site
improvements including a two-lane drive-through with 32 queuing spaces, 126
parking spaces and new landscaping. The project also includes a Conditional Use
Permit (CUP No. 2022-07) to permit operation of the drive-through and Uniform Sign
Program (SIGN No. 2023-05) to establish a uniform sign program that creates an
integrated framework for all the signage within the center . The project site is located
on an approximately 2.29-acre site within the General Commercial (C-2) District along
Dexter Avenue between Crane Street and Allen Street (APNs: 377-030-085,377-030-
086, 377-030-087, 377-030-088, 377-030-089, 377-030-090, 377-030-091, & 377-
030-092). The proposed project is exempt from California Environmental Quality Act
(CEQA), pursuant to 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 15332 (In-Fill Development). ALL
PC NOPH PA 2022-20 (PDG Lake Elsinore) - Page 1 of 1
The Press-Enterprise
3512 14 Street
Riverside, California 92501
(951) 368-9229
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
Publication: The Press-Enterprise
PROOF OF PUBLICATION OF
Ad Desc: 0011627571
FILE NO. 0011627571
PROOF OF PUBLICATION
I am a citizen of the United States. I
am over the age of eighteen years and
not party to or interested in the above-
entitled matter. I am an authorized
representative of THE PRESS-
ENTERPRISE, a newspaper of general
circulation, printed and published daily
in the County of Riverside, and which
newspaper has been adjudicated a
newspaper of general circulation by the
Superior Court of the County of
Riverside, State of California, under
date of April 25, 1952, Case Number
54446, under date of March 29, 1957,
Case Number 65673, under date of
August 25, 1995, Case Number
267864, and under date of September
16, 2013, Case Number RIC 1309013;
that the notice, of which the annexed is
a printed copy, has been published in
said newspaper in accordance with the
instructions of the person(s) requesting
publication, and not in any supplement
thereof on the following dates, to wit:
10/07/2023
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Date: October 7, 2023.
At: Riverside, California
______________________________
Signature
Radius Report/Public Notice Package
Date Ordered
9/15/2023
Invoice #
9533
Prepared For:
KIMLEY-HORN
REYNA NAVARRO | ADMINISTRATIVE ASSISTANT
3801 UNIVERSITY AVE STE. 300
RIVERSIDE, CA 92501
Direct: 951 534-5400 Main: 951 543 9868
Title Pro Information Systems
Project / PO / APN Number
377-030-086 thru -092
Phone #
760.295.3951
E-mail Web Site
www.titleprois.comorders@titleprois.com
13520 Scarsdale Way
San Diego, CA 92128
DescriptionQuantity
1
1
1
RADIUS REPORT, 300FT EXTD TO 700FT, CITY OF LAKE ELSINORE, CA
APNs: 377-030-086 thru -092
RECORD OWNER: FOUTRIS DINO, 24570 AVIENDA DE MARCIA, YORBA LINDA, CA 92887
SITE: (VACANT) DEXTER AVE & CRANE ST, LAKE ELSINORE, CA 92530
EXTENDED RADIUS FROM 300FT TO 700FT TO OBTAIN MINIMUM NUMBER OF 30 PROPERTY OWNERS PER NOTICING
REQUIREMENTS.
SPLICED RADIUS MAP SHOWING ALL PARCELS WITHIN SPECIFIED RADIUS ON ONE MAP
PACKAGE CONTENT LIST
This radius report package contains the following items and
should not be removed by anyone but the Planning Department
(with the exception of the Cover Sheet and Invoice):
1. One vacant property notice
2. One summary of Owners list
3. Owner list hard copy and two sets of labels
4. Signed certification(s)
5. One set of maps
6. Vicinity/Area map
Removal of any item may delay your permit process.
Thank You,
Title Pro Information Systems
NOTE: The following information is not always publicly accessible from
the Assessor’s tax rolls: renter name, apartment/office suite numbers,
mobile home unit numbers, etc. If needed and not publicly available,
this information may have to be provided by the client or client’s
representative.
NOTICE
The labels that have no addresses on the Owners List may be
unimproved/vacant property or a public agency and have no
address to send the label.
SUMMARY OF OWNERS
#PARCEL NUMBER OWNER NAME SITE ADDRESS CITY STATE ZIP MAILING ADDRESS CITY STATE ZIP USE DESCRIPTION
1 377-020-014 EVERGREEN-CAMBERN & CENTRAL SOUTH LAND LAKE ELSINORE CA 92532 2390 E CAMELBACK RD STE 410 PHOENIX AZ 85016 VACANT
2 377-020-028 CAMBERN & CENTRAL NORTH 18650 CAMBERN ST LAKE ELSINORE CA 92532 2390 E CAMELBACK RD STE 410 PHOENIX AZ 85016 VACANT
3 377-030-056 KIM JUN Y 29280 CENTRAL AVE LAKE ELSINORE CA 92532 109 BRIDLE PATH IRVINE CA 92602 SHOPPING CENTERS
4 377-030-071 PALEROS BROTHERS HOLDING 18492 DEXTER AVE LAKE ELSINORE CA 92532 4885 GREEN CREST DR YORBA LINDA CA 92887 MISCELLANEOUS
5 377-030-073 CHEVRON USA INC 18451 DEXTER AVE LAKE ELSINORE CA 92532 P O BOX 1392 BAKERSFIELD CA 93302 AUTOMOTIVE USES
6 377-030-075 J&S EATS 18461 DEXTER AVE LAKE ELSINORE CA 92532 18461 DEXTER AVE LAKE ELSINORE CA 92532 MISCELLANEOUS
7 377-030-085 FOUTRIS DINO LAKE ELSINORE CA 92532 24570 AVENIDA DE MARCIA YORBA LINDA CA 92887 VACANT
8 377-030-086 FOUTRIS DINO LAKE ELSINORE CA 92532 24570 AVENIDA DE MARCIA YORBA LINDA CA 92887 VACANT
9 377-030-087 FOUTRIS DINO LAKE ELSINORE CA 92532 24570 AVENIDA DE MARCIA YORBA LINDA CA 92887 VACANT
10 377-030-088 FOUTRIS DINO LAKE ELSINORE CA 92532 24570 AVENIDA DE MARCIA YORBA LINDA CA 92887 VACANT
11 377-030-089 FOUTRIS DINO LAKE ELSINORE CA 92532 24570 AVENIDA DE MARCIA YORBA LINDA CA 92887 VACANT
12 377-030-090 FOUTRIS DINO LAKE ELSINORE CA 92532 24570 AVENIDA DE MARCIA YORBA LINDA CA 92887 VACANT
13 377-030-091 FOUTRIS DINO LAKE ELSINORE CA 92532 24570 AVENIDA DE MARCIA YORBA LINDA CA 92887 VACANT
14 377-030-092 FOUTRIS DINO LAKE ELSINORE CA 92532 24570 AVENIDA DE MARCIA YORBA LINDA CA 92887 VACANT
15 377-030-093 CIRCLE K STORES INC 29300 CENTRAL AVE LAKE ELSINORE CA 92532 P O BOX 52085 DC17 PHOENIX AZ 85072 AUTOMOTIVE USES
16 377-040-022 UNA LUNA BIANCA 18611 DEXTER AVE LAKE ELSINORE CA 92532 5074 SCHOLARSHIP IRVINE CA 92612 MISCELLANEOUS
17 377-040-023 CITY OF LAKE ELSINORE LAKE ELSINORE CA 92532 130 S MAIN ST LAKE ELSINORE CA 92530
18 377-040-032 YESSMANN DAVID S TRUST DATED 4/29/2010 29263 CENTRAL AVE LAKE ELSINORE CA 92532 PO BOX 3218 TORRANCE CA 90510 RETAIL SALES
19 377-040-034 INTEGRITY RESTAURANTS #2 29235 CENTRAL AVE LAKE ELSINORE CA 92532 11041 SANTA MONICA BLVD # 706 LOS ANGELES CA 90025 MISCELLANEOUS
20 377-040-039 SEK LAKE ELSINORE 29285 CENTRAL AVE LAKE ELSINORE CA 92532 255 ORCHID CT MONTEBELLO CA 90640 MISCELLANEOUS
21 377-040-040 HENLEY PACIFIC SD 29295 CENTRAL AVE LAKE ELSINORE CA 92532 54 JACONNET ST STE 100 NEWTON HIGHLANDS MA 2461 AUTOMOTIVE USES
22 377-040-041 JBX INV 29273 CENTRAL AVE LAKE ELSINORE CA 92532 PO BOX 235374 ENCINITAS CA 92023 RETAIL SALES
23 377-040-048 SMBC PROP #2 29245 CENTRAL AVE LAKE ELSINORE CA 92532 2551 COMMER CENTER DR LAKE FOREST CA 92630 MISCELLANEOUS
24 377-040-049 CFT NV DEV 29255 CENTRAL AVE LAKE ELSINORE CA 92532 1120 N TOWN CENTER DR STE 150 LAS VEGAS NV 89144 MISCELLANEOUS
25 377-040-050 LE PREMIER INV 29265 CENTRAL AVE LAKE ELSINORE CA 92532 PO BOX 60163 IRVINE CA 92602 BANK
26 377-040-051 PEPPER LANE-COSMO 29275 CENTRAL AVE LAKE ELSINORE CA 92532 15729 LOS GATOS BLVD STE 200 LOS GATOS CA 95032 MISCELLANEOUS
27 377-040-052 SAF OIL INC 29355 CENTRAL AVE LAKE ELSINORE CA 92532 29355 CENTRAL AVE LAKE ELSINORE CA 92532 AUTOMOTIVE USES
28 377-070-029 STATE OF CALIF LAKE ELSINORE CA 92532 464 W FOURTH ST 6TH FL SAN BERNARDINO CA 92401
29 377-081-032 WAN SHUFANG 29615 3RD ST LAKE ELSINORE CA 92532 30375 DE PARTOLA RD TEMECULA CA 92592 RESID. MOBILE/MANUFACTURED HOMES
30 377-081-033 WAN SHUFANG LAKE ELSINORE CA 92532 30375 DE PARTOLA RD TEMECULA CA 92592 MISCELLANEOUS
31 377-081-034 CHICK FIL A INC 18601 DEXTER AVE LAKE ELSINORE CA 92532 5200 BUFFINGTON RD ATLANTA GA 30349 MISCELLANEOUS
32 377-090-008 AVA KARAS 29506 3RD ST LAKE ELSINORE CA 92532 4030 BIRCH ST STE 100 NEWPORT BEACH CA 92660 VACANT
33 377-090-033 CHHABRA HARSH 29489 3RD ST LAKE ELSINORE CA 92532 3290 CARRIAGE HOUSE DR CHINO HILLS CA 91709 RESID. MOBILE/MANUFACTURED HOMES
34 377-090-034 LEAL PROPERTIES 29511 3RD ST LAKE ELSINORE CA 92532 300 MARANATHA DR HOLLISTER CA 95023 RESID. MOBILE/MANUFACTURED HOMES
35 377-090-035 H DOST 29440 3RD ST LAKE ELSINORE CA 92532 45029 PROMISE RD LAKE ELSINORE CA 92532 RESID. MOBILE/MANUFACTURED HOMES
36 377-090-036 H DOST LAKE ELSINORE CA 92532 45029 PROMISE RD LAKE ELSINORE CA 92532 VACANT
37 377-090-037 3RD & DEXTER LAKE ELSINORE CA 92532 2280 WARDLOW CIR CORONA CA 92878 RESIDENTIAL
38 377-090-042 HAMRA PROP 18550 DEXTER AVE LAKE ELSINORE CA 92532 5140 E LA PALMA AVE # 203 ANAHEIM CA 92807 RECREATIONAL
39 377-090-052 WAL MART REAL ESTATE BUSINESS TRUST LAKE ELSINORE CA 92532 1301 SE 10TH ST BENTONVILLE AR 72716 COMMERCIAL
40 377-090-053 WAL MART REAL ESTATE BUSINESS TRUST LAKE ELSINORE CA 92532 1301 SE 10TH ST BENTONVILLE AR 72716 GROCERY STORE
41 377-090-054 COTTI FOODS CORPORATION 29230 CENTRAL AVE LAKE ELSINORE CA 92532 29801 SANTA MARGARITA PARKWAY RANCHO SANTA MARG CA 92688 MISCELLANEOUS
42 377-090-055 JJDAN LAKE ELSINORE CA 92532 6800 BISHOP RD PLANO TX 75024 COMMERCIAL
43 377-090-056 JJDAN 29250 CENTRAL AVE LAKE ELSINORE CA 92532 6800 BISHOP RD PLANO TX 75024 MISCELLANEOUS
44 377-090-057 AUTOZONE PARTS INC 29270 CENTRAL AVE LAKE ELSINORE CA 92532 123 S FRONT ST MEMPHIS TN 38103 RETAIL SALES
45 377-380-001 FRANCO MARTIN 18700 CAMBERN AVE LAKE ELSINORE CA 92532 18700 CAMBERN AVE LAKE ELSINORE CA 92532 RESID. MOBILE/MANUFACTURED HOMES
OWNER LIST
TWO SETS OF LABELS
PARCEL NUMBER OWNER NAME MAILING ADDRESS CITY STATE ZIP
377-020-014 EVERGREEN-CAMBERN & CENTRAL SOUTH LAND 2390 E CAMELBACK RD STE 410 PHOENIX AZ 85016
377-020-028 CAMBERN & CENTRAL NORTH 2390 E CAMELBACK RD STE 410 PHOENIX AZ 85016
377-030-056 KIM JUN Y 109 BRIDLE PATH IRVINE CA 92602
377-030-071 PALEROS BROTHERS HOLDING 4885 GREEN CREST DR YORBA LINDA CA 92887
377-030-073 CHEVRON USA INC P O BOX 1392 BAKERSFIELD CA 93302
377-030-075 J&S EATS 18461 DEXTER AVE LAKE ELSINORE CA 92532
377-030-085 THRU 092 FOUTRIS DINO 24570 AVENIDA DE MARCIA YORBA LINDA CA 92887
377-030-093 CIRCLE K STORES INC P O BOX 52085 DC17 PHOENIX AZ 85072
377-040-022 UNA LUNA BIANCA 5074 SCHOLARSHIP IRVINE CA 92612
377-040-023 CITY OF LAKE ELSINORE 130 S MAIN ST LAKE ELSINORE CA 92530
377-040-032 YESSMANN DAVID S TRUST DATED 4/29/2010 PO BOX 3218 TORRANCE CA 90510
377-040-034 INTEGRITY RESTAURANTS #2 11041 SANTA MONICA BLVD # 706 LOS ANGELES CA 90025
377-040-039 SEK LAKE ELSINORE 255 ORCHID CT MONTEBELLO CA 90640
377-040-040 HENLEY PACIFIC SD 54 JACONNET ST STE 100 NEWTON HIGHLANDS MA 02461
377-040-041 JBX INV PO BOX 235374 ENCINITAS CA 92023
377-040-048 SMBC PROP #2 2551 COMMER CENTER DR LAKE FOREST CA 92630
377-040-049 CFT NV DEV 1120 N TOWN CENTER DR STE 150 LAS VEGAS NV 89144
377-040-050 LE PREMIER INV PO BOX 60163 IRVINE CA 92602
377-040-051 PEPPER LANE-COSMO 15729 LOS GATOS BLVD STE 200 LOS GATOS CA 95032
377-040-052 SAF OIL INC 29355 CENTRAL AVE LAKE ELSINORE CA 92532
377-070-029 STATE OF CALIF 464 W FOURTH ST 6TH FL SAN BERNARDINO CA 92401
377-081-032 & 033 WAN SHUFANG 30375 DE PARTOLA RD TEMECULA CA 92592
377-081-034 CHICK FIL A INC 5200 BUFFINGTON RD ATLANTA GA 30349
377-090-008 AVA KARAS 4030 BIRCH ST STE 100 NEWPORT BEACH CA 92660
377-090-033 CHHABRA HARSH 3290 CARRIAGE HOUSE DR CHINO HILLS CA 91709
377-090-034 LEAL PROPERTIES 300 MARANATHA DR HOLLISTER CA 95023
377-090-035 H DOST 45029 PROMISE RD LAKE ELSINORE CA 92532
377-090-036 H DOST 45029 PROMISE RD LAKE ELSINORE CA 92532
377-090-037 3RD & DEXTER 2280 WARDLOW CIR CORONA CA 92878
377-090-042 HAMRA PROP 5140 E LA PALMA AVE # 203 ANAHEIM CA 92807
377-090-052 & 053 WAL MART REAL ESTATE BUSINESS TRUST 1301 SE 10TH ST BENTONVILLE AR 72716
377-090-054 COTTI FOODS CORPORATION 29801 SANTA MARGARITA PARKWAY RANCHO SANTA MARG CA 92688
377-090-055 & 056 JJDAN 6800 BISHOP RD PLANO TX 75024
377-090-057 AUTOZONE PARTS INC 123 S FRONT ST MEMPHIS TN 38103
377-380-001 FRANCO MARTIN 18700 CAMBERN AVE LAKE ELSINORE CA 92532
377-020-014
EVERGREEN-CAMBERN & CENTRAL
SOUTH LAND
2390 E CAMELBACK RD STE 410
PHOENIX, AZ 85016
377-020-028
CAMBERN & CENTRAL NORTH
2390 E CAMELBACK RD STE 410
PHOENIX, AZ 85016
377-030-056
KIM JUN Y
109 BRIDLE PATH
IRVINE, CA 92602
377-030-071
PALEROS BROTHERS HOLDING
4885 GREEN CREST DR
YORBA LINDA, CA 92887
377-030-073
CHEVRON USA INC
P O BOX 1392
BAKERSFIELD, CA 93302
377-030-075
J&S EATS
18461 DEXTER AVE
LAKE ELSINORE, CA 92532
377-030-085 THRU 092
FOUTRIS DINO
24570 AVENIDA DE MARCIA
YORBA LINDA, CA 92887
377-030-093
CIRCLE K STORES INC
P O BOX 52085 DC17
PHOENIX, AZ 85072
377-040-022
UNA LUNA BIANCA
5074 SCHOLARSHIP
IRVINE, CA 92612
377-040-023
CITY OF LAKE ELSINORE
130 S MAIN ST
LAKE ELSINORE, CA 92530
377-040-032
YESSMANN DAVID S TRUST
DATED 4/29/2010
PO BOX 3218
TORRANCE, CA 90510
377-040-034
INTEGRITY RESTAURANTS #2
11041 SANTA MONICA BLVD # 706
LOS ANGELES, CA 90025
377-040-039
SEK LAKE ELSINORE
255 ORCHID CT
MONTEBELLO, CA 90640
377-040-040
HENLEY PACIFIC SD
54 JACONNET ST STE 100
NEWTON HIGHLANDS, MA 02461
377-040-041
JBX INV
PO BOX 235374
ENCINITAS, CA 92023
377-040-048
SMBC PROP #2
2551 COMMER CENTER DR
LAKE FOREST, CA 92630
377-040-049
CFT NV DEV
1120 N TOWN CENTER DR STE 150
LAS VEGAS, NV 89144
377-040-050
LE PREMIER INV
PO BOX 60163
IRVINE, CA 92602
377-040-051
PEPPER LANE-COSMO
15729 LOS GATOS BLVD STE 200
LOS GATOS, CA 95032
377-040-052
SAF OIL INC
29355 CENTRAL AVE
LAKE ELSINORE, CA 92532
377-070-029
STATE OF CALIF
464 W FOURTH ST 6TH FL
SAN BERNARDINO, CA 92401
377-081-032 & 033
WAN SHUFANG
30375 DE PARTOLA RD
TEMECULA, CA 92592
377-081-034
CHICK FIL A INC
5200 BUFFINGTON RD
ATLANTA, GA 30349
377-090-008
AVA KARAS
4030 BIRCH ST STE 100
NEWPORT BEACH, CA 92660
377-090-033
CHHABRA HARSH
3290 CARRIAGE HOUSE DR
CHINO HILLS, CA 91709
377-090-034
LEAL PROPERTIES
300 MARANATHA DR
HOLLISTER, CA 95023
377-090-035
H DOST
45029 PROMISE RD
LAKE ELSINORE, CA 92532
377-090-036
H DOST
45029 PROMISE RD
LAKE ELSINORE, CA 92532
377-090-037
3RD & DEXTER
2280 WARDLOW CIR
CORONA, CA 92878
377-090-042
HAMRA PROP
5140 E LA PALMA AVE # 203
ANAHEIM, CA 92807
377-090-052 & 053
WAL MART REAL ESTATE BUSINESS
TRUST
1301 SE 10TH ST
BENTONVILLE, AR 72716
377-090-054
COTTI FOODS CORPORATION
29801 SANTA MARGARITA PARKWAY
RANCHO SANTA MARG, CA 92688
377-090-055 & 056
JJDAN
6800 BISHOP RD
PLANO, TX 75024
377-090-057
AUTOZONE PARTS INC
123 S FRONT ST
MEMPHIS, TN 38103
377-380-001
FRANCO MARTIN
18700 CAMBERN AVE
LAKE ELSINORE, CA 92532
- 35 PRINTED -
* DUPLICATE OWNERS COMBINED
INTO A SINGLE LABEL
KIMLEY-HORN
REYNA NAVARRO |
ADMINISTRATIVE ASSISTANT
3801 UNIVERSITY AVE STE. 300
RIVERSIDE, CA 92501
ONE SET OF MAPS
VICINITY/AREA MAP