HomeMy WebLinkAboutItem No. 16 - Notice of Decision – Planning Commission Approval of Planning _Application No.16)Notice of Decision – Planning Commission Approval of Planning Application No.
2023-17 for Exterior Building Façade and Related Site Improvements with a Request
for Parking Reduction for an Existing Commercial Center Located at 31681 and
31701 Riverside Drive
Receive and File the Notice of Decision for Planning Application No. 2023-17 approved by
the Planning Commission at their Regular Meeting on August 20, 2024.
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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, Community Development Director
Date:September 24, 2024
Subject:Notice of Decision – Planning Commission Approval of Planning
Application No. 2023-17 for Exterior Building Façade and Related Site
Improvements with a Request for Parking Reduction for an Existing
Commercial Center Located at 31681 and 31701 Riverside Drive
Recommendation
Receive and File the Notice of Decision for Planning Application No. 2023-17 approved by the
Planning Commission at their Regular Meeting on August 20, 2024.
Background
The project site is an existing 1.99-acre commercial center located along Riverside Drive between
Joy Street and Lincoln Street at 31681 and 31701 Riverside Drive. The project site encompasses
Assessor Parcel Numbers (APNs) 379-381-053 and 379-381-054. The site is fully developed with
an approximately 14,000-square-foot two-story commercial building and 12,000-square-foot one-
story commercial building along with existing parking spaces and landscaping.
Planning Application No. 2023-17 is a request for a Commercial Design Review (CDR No. 2023-
05) to remodel the existing exterior façade and interior renovations of the commercial buildings
including the following proposed improvements:
•Demolish both structure’s existing storefront, roof membrane, and interior/exterior walls
and doors to construct a new storefront façade with interior renovations including partition
walls and restrooms;
•Demolish a small portion of the existing two-story building to reduce the building size from
13,837 square feet (sq. ft.) to 13,435 sq. ft.;
•Demolish the existing exterior stairwell attached to the two-story building and construct a
new interior stairwell with an accessible chair lift;
•Construct a new 833-square-foot patio with a second story deck for the existing two- story
building; and
PA 2023-17 (Lakefront Plaza Revitalization)
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•New commercial center identification signage, individual unit signage, and site
improvements to the parking and landscaping.
The applicant also requested a reduction in the required number of parking spaces associated
with the proposed remodeling and change in uses as required by LEMC 17.148.030.D.
On August 20, 2024, the Planning Commission took the following action with a vote 5-0:
1. Found that the project is exempt from the California Environmental Quality Act (CEQA)
pursuant to CEQA Guidelines Section 15301 (Class 1 Existing Facilities); and
2. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2023-17
(COMMERCIAL DESIGN REVIEW NO. 2023-05) FOR EXTERIOR BUILDING FAÇADE
AND RELATED SITE IMPROVEMENTS WITH A PARKING REDUCTION FOR THE
EXISTING LAKEFRONT PLAZA COMMERCIAL CENTER LOCATED AT 31681 AND
31701 RIVERSIDE DRIVE (APNS: 379-381-053 AND 379-381-054).
Discussion
The Planning Commission voted 5-0 to approve the project at its regular meeting on August 20,
2024, with the applicant present at the meeting. There were no speakers during the public
comment portion of the meeting and no written comments received prior to the meeting.
The Planning 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 Planning 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.
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, Community Development Director
Prepared by:Carlos Serna, Associate Planner
Date:August 20, 2024
Subject:Planning Application No. 2023-17 (Lakefront Plaza Revitalization) – Proposal
for Exterior Building Façade and Related Site Improvements with a Request
for Parking Reduction for an Existing Commercial Center on a 1.99-acre Site
Located at 31681 and 31701 Riverside Drive
Applicant: Richard Leigh, Fluid and Fare
Recommendation
1. Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1 Existing Facilities); and
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2023-17
(COMMERCIAL DESIGN REVIEW NO. 2023-05) FOR EXTERIOR BUILDING FAÇADE AND
RELATED SITE IMPROVEMENTS WITH A PARKING REDUCTION FOR THE EXISTING
LAKEFRONT PLAZA COMMERCIAL CENTER LOCATED AT 31681 AND 31701
RIVERSIDE DRIVE (APNS: 379-381-053 AND 379-381-054).
Project Location
The project site is an existing 1.99-acre commercial center located along Riverside Drive between
Joy Street and Lincoln Street at 31681 and 31701 Riverside Drive. The project site encompasses
Assessor Parcel Numbers (APNs) 379-381-053 and 379-381-054.
The commercial retail plaza was originally entitled in the mid-to-late 1980s and is now known as
the Lakefront Plaza. The site is fully developed with an approximately 14,000-square-foot two-
story commercial building and 12,000-square-foot one-story commercial building along with
existing parking spaces and landscaping. Existing businesses at Lakefront Plaza include a
mixture of religious institutions, commercial retail shops, and two restaurants.
PA No. 2023-17 (Lakefront Plaza Revitalization)
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Environmental Setting
EXISTING
LAND USE GENERAL PLAN ZONING
Project
Site Commercial General Commercial (GC)General Commercial (C-2)
North Residential Medium Density Residential (MDR)Medium Density Residential (R-2)
South Commercial Commercial Mixed Use (CMU)Commercial Mixed Use (CMU)
East Commercial General Commercial (GC)General Commercial (C-2)
West Commercial General Commercial (GC)General Commercial (C-2)
Table 1: Environmental Setting
Project Description
Planning Application No. 2023-17 is a request for a Commercial Design Review (CDR No. 2023-
05) to remodel the existing exterior façade and interior renovations of the commercial buildings
including the following proposed improvements:
•Demolish both structure’s existing storefront, roof membrane, and interior/exterior walls
and doors to construct a new storefront façade with interior renovations including
partition walls and restrooms;
•Demolish a small portion of the existing two-story building to reduce the building size
from 13,837 square feet (sq. ft.) to 13,435 sq. ft.;
•Demolish the existing exterior stairwell attached to the two-story building and construct a
new interior stairwell with an accessible chair lift;
•Construct a new 833-square-foot patio with a second story deck for the existing two-
story building; and
•New commercial center identification signage, individual unit signage, and site
improvements to the parking and landscaping.
The applicant is also requesting a reduction in the required number of parking spaces associated
with the proposed remodeling and change in uses (refer to Attachment 5 for the Parking Study).
The proposed improvements are intended to accommodate a mix of new and existing retail, office,
and restaurant tenant spaces. Notably, two new restaurant spaces will be added including a
second story modern restaurant with a view of Lake Elsinore. The applicant has experience in
opening and operating successful restaurants in neighboring cities including Temecula (1909 and
Toast). The applicant is seeking to revitalize the existing center and bring new restaurant concepts
to serve the Lake Elsinore community including visitors.
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Analysis
The following analysis below provides a discussion of the proposed project’s consistency with the
commercial development standards and requirements pursuant to the Lake Elsinore Municipal
Code (LEMC) as well as the General Plan. In addition, 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 included recommended
conditions of approval to ensure compliance with adopted plans, policies, and regulations.
General Plan Consistency
The subject site has a General Plan Land Use designation of General Commercial (GC) and is
located in the Lakeview 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 modify an existing multi-tenant commercial retail building with
an existing 0.26 FAR. The proposed project includes changes in uses that will continue to be
consistent with the intent of the GC Land Use designation. The proposed project improvements
do not involve an expansion in square footage or 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
LEMC Section 17.124.020, all permitted uses of the Commercial Office (C-O) and the
Neighborhood Commercial (C-1) district as contained within LEMC Sections 17.116.020 and
17.120.020 are also permitted uses in the C-2 zone. Restaurants and retail stores are considered
permitted uses in the C-O and C-1 zones and as such, also permitted in the C-2 zone. The
proposed remodel and exterior site improvements comply with the applicable development
standards for the C-2 zone including building setbacks, height, and landscaping.
The proposed parking reduction request is consistent with the findings outlined in LEMC Section
17.148.030.D.1 and is discussed in detail in the Parking Analysis Section below. In addition, the
project includes conditions of approval to address any future parking concerns.
Architectural Elevations
The architectural design of the proposed building complies with the Nonresidential Development
Standards (Chapter 17.112) of the LEMC. The commercial building exteriors would be
modernized through a more rectangular form with asymmetrical walls and varying rooflines. The
structure also employs recessed and pop-out walls to add additional architectural articulation and
stone veneer will be employed throughout the structure to avoid long expanses of untreated open
walls. The updated exterior consists of stucco in cool shades of white and gray with blue accents.
Furthermore, the proposed landscaping improvements complement the proposed building design,
provide shade and break-up expanses of pavement.
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Parking Analysis
LEMC Section 17.148.030.A requires one (1) space for each 250 sq. ft. of gross floor area for
commercial uses in the C-2 zoning district. For restaurant uses, LEMC Section 17.148.030.E.13
requires one (1) space for each 45 sq. ft. of customer area plus one (1) space for each 200 sq. ft.
of non-customer area. Notably, the applicant indicated that the proposed patio and second story
deck will not be used as a dedicated dining area resulting in expanded customer capacity.
Accordingly, it was determined that such area should not be counted towards the customer area
for purposes of calculating the parking requirement for the customer area. The proposed project
would require 179 parking spaces based on the LEMC (refer to Parking Summary Table below).
SUITE TENANT NAME LAND
USE LEMC REQUIRED PARKING
REQUIRED
PARKING
STALLS
Building One
A Commercial Uses (TBD)Retail 1 Space Per 250 sq. ft.11.9
B AP Beauty Supplies Retail 1 Space Per 250 sq. ft.4.8
C/D 74 Cantina Mexican
Cuisine Restaurant
1 space for each 45 square feet of customer
area, plus 1 space for each 200 square feet
of non-customer area. Gross floor area
includes 40% customer area and 60% non-
customer area.
52.5
E/F All-Pro Engine and Mower
Supply Retail 1 Space Per 250 sq. ft.82.6
Building Two
G/H Restaurant (TBD)Restaurant
1 space for each 45 square feet of customer
area, plus 1 space for each 200 square feet
of non-customer area. Gross floor area
includes 40% customer area and 60% non-
customer area.
22.9
I/J Aero Delivery, Inc.Retail 1 Space Per 250 sq. ft.7.1
K Dreamcatchers
Photography Retail 1 Space Per 250 sq. ft.3.0
L Commercial (TBD)Retail 1 Space Per 250 sq. ft.2.9
M/N VIP Best Insurance Agency Retail 1 Space Per 250 sq. ft.10.7
O Pizza Bowl Restaurant
1 space for each 45 square feet of customer
area, plus 1 space for each 200 square feet
of non-customer area. Gross floor area
includes 40% customer area and 60% non-
customer area.
21.5
P Restaurant TBD Restaurant
1 space for each 45 square feet of customer
area, plus 1 space for each 200 square feet
of non-customer area. Gross floor area
includes 40% customer area and 60% non-
customer area.
22.8
Q Commercial (TBD)Office 1 Space Per 250 sq. ft.5.2
TOTAL PARKING REQUIRED PER LEMC1 179
TOTAL PARKING PROPOSED PER PARKING STUDY 135
Table 2: Parking Summary
1 Pursuant to LEMC Section 17.148.020.C, the number of parking spaces required resulting in a fractional number shall be rounded to the next higher whole number.
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The project proposes to provide 135 parking spaces including six (6) accessible parking spaces.
As such, the applicant is requesting to reduce their required parking by 44 spaces. Per LEMC
Section 17.148.030.D, a request to reduce the number of required parking spaces may be made
to the Planning Commission concurrent with the design review of a commercial or industrial
project or with a proposed change of use within a commercial or industrial building when the
applicant determines that the actual number of needed parking spaces is less than that required
by the code.
Based on the applicant’s parking study completed by K2 Traffic Engineering, Inc. (dated May 23,
2024) for the proposed project, the following findings are in accordance with LEMC Section
17.148.030.D for the requested parking reduction:
1. A parking study prepared by a traffic and parking consultant was submitted for this project
and includes a shared parking analysis based on the mix of current and proposed land
uses within the existing commercial plaza;
2. The shared parking analysis includes a Time-of-Day Factor Model for the proposed project
based on the mix of land uses and square footages as identified on the site plan. This
analysis is based on the principle that different land uses have different peak periods of
parking demand throughout a given day (e.g., restaurants have peak demands during
typical lunch and dinner times). Given the proposed mix of uses and their varying peak
parking demand times, the shared parking analysis determined that they may be able to
share a single pool of parking;
3. Furthermore, based on the results of the shared parking analysis, the proposed parking
supply of 135 parking spaces including six (6) accessible spaces is projected to
adequately accommodate peak parking demand at 12:00 P.M. on weekdays and 2:00
P.M. on weekends at the project site with a surplus of three (3) parking spaces;
4. Reduced parking will not affect the health, safety and welfare of the public because the
parking study demonstrated a sufficient number of parking spaces would be provided.
Furthermore, the parking lot is designed to allow efficient on-site circulation and access
for emergency vehicles; and
5. The project has been conditioned to ensure compliance with the findings and the intent of
LEMC Section 17.148.030.D and to ensure that an adequate parking management plan
will be implemented to ensure adequate parking spaces will be provided per code
requirements should demand for parking increase on site (COA Nos. 13, 14, and 15).
Environmental Determination
The proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res.
Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant
to CEQA Guidelines Section 15301 (Class 1 Existing Facilities). Class 1 consists of the operation,
repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private
structures, facilities, mechanical equipment, or topographical features, involving negligible or no
PA No. 2023-17 (Lakefront Plaza Revitalization)
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expansion of use beyond that existing at the time of the lead agency’s determination. The project
proposes to remodel an existing 13,837 sq. ft. two-story commercial building including a 402 sq.
ft. reduction and exterior modifications. The project also proposes improvements to the existing
11,959 sq. ft. one-story commercial building fascia.
MSHCP Consistency
The proposed project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The project site is completely disturbed and is developed with an
existing commercial center. 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.
Public Notice
Notice of the hearing for this application has been published in the Press-Enterprise newspaper
and mailed to property owners within 300 feet of the subject property. As of the writing of this
report, no written comments concerning this application have been received by staff.
Attachments
Attachment 1 – CDR Resolution
Attachment 2 – Conditions of Approval
Attachment 3 – GIS Exhibits
Attachment 4 – Design Review Package
Attachment 5 – Parking Study
Attachment 6 – Public Notice Package
RESOLUTION NO. 2024-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2023-17
(COMMERCIAL DESIGN REVIEW NO. 2023-05) FOR EXTERIOR BUILDING
FAÇADE AND RELATED SITE IMPROVEMENTS WITH A PARKING REDUCTION
FOR THE EXISTING LAKEFRONT PLAZA COMMERCIAL CENTER LOCATED AT
31681 AND 31701 RIVERSIDE DRIVE (APNS: 379-381-053 AND 379-381-054)
Whereas, Richard Leigh, Fluid and Fare, has filed an application with the City of Lake
Elsinore (City) requesting approval of Planning Application No. 2023-17 (Commercial Design
Review No. 2023-05) to make minor modifications related to existing building size and
architectural elevations for the existing 13,837 sq. ft. two-story commercial building (13,435 sq. ft.
after remodel). The project also proposes minor modifications related to the architectural
elevations of the existing 11,989 sq. ft. one-story commercial building and other on-site
modifications. The project site is located on a 1.99-acre site at 31681 and 31701 Riverside Drive
(APNS: 379-381-053 and 379-381-054);
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;
Whereas, pursuant to Section 17.148.030.D.1. (Parking Study) of the LEMC, the
Commission has the responsibility of reviewing and approving, conditionally approving, or denying
parking reduction requests; and
Whereas, on August 20, 2024, 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. 2024-____
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2. The Project is consistent with the Riparian/Riverine Areas, Vernal Pools Guidelines, and
the Fuel Management Guidelines as the Project is wholly located within an existing
building and does not include any earth disturbing activities therefore Sections 6.1.2 or
6.3.1 of the MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
and the Additional Survey Needs and Procedures 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.
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 hereby finds and determines that the project is categorically
exempt from California Environmental Quality Act (Cal. Publ. Res. Code §§21000 et seq. “CEQA”)
and CEQA Guidelines (14. Cal. Code Regs. §§15000 et seq.), specifically pursuant to Section
15301 (Class 1 – Existing Facilities). Class 1 consists of the operation, repair, maintenance,
permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities,
mechanical equipment, or topographical features, involving negligible or no expansion of use
beyond that existing at the time of the lead agency’s determination. The project proposes to
remodel an existing 13,837 sq. ft. two-story commercial building including a 402 sq. ft. reduction
and exterior modifications. The project also proposes improvements to the existing 11,959 sq. ft.
one-story commercial building fascia.
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. 2023-04:
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 Lake View District which allows 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’s proposed changes in uses will continue to be consistent with the
intent of the GC Land Use designation as well as the Lake View District Plan. The
proposed project improvements do not involve an expansion in square footage that would
increase the FAR. Furthermore, the project is consistent with the goal of General Plan
Land Use Policy 1.3 since it proposes to establish new sit-down restaurant tenant spaces.
Therefore, the Project is consistent with the General Plan.
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The proposed project also complies with the intent of the C-2 zoning district because the
proposed change in uses is permitted in the zone and the remodeling will help attract new
businesses including restaurants to continue serving the residents and visitors of the City.
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 because the
proposed new uses are compatible with the existing neighboring businesses which also
include a variety of retail, commercial, and restaurants. The architectural design of the
proposed buildings conforms to the Nonresidential Development Standards (Chapter
17.112) of the LEMC because it will modernize the Lakefront Plaza with a new improved
façade including a new exterior color palette. Enhanced onsite landscaping has been
provided thereby creating interest and varying vistas for the a pedestrian experience along
abutting streets. The architecture has been designed to enhance the surrounding area. In
addition, the project has been designed to ensure safe and efficient circulation is provided
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.
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 included recommended conditions of approval to ensure
compliance with adopted plans, policies, and regulations. Furthermore, the project will be
required to demonstrate compliance with the conditions of approval and other applicable
design and development standard requirements pursuant to LEMC Section 17.415.050
during the plan check review process prior to the issuance of permit(s) for construction.
Section 6: That in accordance with Section 17.148.030.D of the LEMC, the Commission
makes the following findings regarding Commercial Design Review No. 2023-05 for the parking
reduction:
1. A parking study prepared by a traffic and parking consultant was submitted for this project
and includes a shared parking analysis based on the mix of current and proposed land
uses within the existing commercial plaza;
2. The shared parking analysis includes a Time-of-Day Factor Model for the proposed project
based on the land uses and square footages as identified on the site plan. This analysis
is based on the principle that different land uses have different peak periods of parking
demand throughout a given day (e.g., restaurants have peak demands during typical lunch
and dinner times). Given the proposed mix of uses and their varying peak parking demand
times, the shared parking analysis determined that they may be able to share a single pool
of parking;
3. Furthermore, based on the results of the shared parking analysis, the proposed parking
supply of 135 parking spaces including six (6) accessible spaces is projected to
adequately accommodate peak parking demand at 12:00 P.M. on weekdays and 2:00
P.M. on weekends at the project site with a surplus of three (3) parking spaces;
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4. Reduced parking will not affect the health, safety and welfare of the public because the
parking study demonstrated a sufficient number of parking spaces would be provided.
Furthermore, the parking lot is designed to allow efficient on-site circulation and access
for emergency vehicles; and
5. The project has been conditioned to ensure compliance with the findings and the intent of
LEMC Section 17.148.030.D and to ensure that an adequate parking management plan
will be implemented to ensure adequate parking spaces will be provided per code
requirements should demand for parking increase on site (COA Nos. 13, 14 and 15).
Section 7: 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.
Section 8: 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. 2023-05.
Section 9: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 20th day of August, 2024.
Jodi Peters, Chair
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Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2024-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held August 20, 2024 and that the same was
adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
Applicant’s Initials: _____ Page 1 of 11
CONDITIONS OF APPROVAL
PROJECT: PA 2023-17/CDR 2023-05
PROJECT NAME:Lakefront Plaza Revitalization
PROJECT LOCATION:APNs: 379-381-053 and 379-381-054
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
1.Planning Application No. 2023-17 (Commercial Design Review No. 2023-05) to make minor
modifications related to existing building size and architectural elevations for the existing
13,837 sq. ft. two-story commercial building (13,435 sq. ft. after remodel). The project also
proposes minor modifications related to the architectural elevations of the existing 11,989
sq. ft. one-story commercial building and other on-site modifications. The project site is an
existing 1.99-acre commercial center (Lakefront Plaza) located along Riverside Drive
between Joy Street and Lincoln Street at 31681 and 31701 Riverside Drive (APNs: 379-
381-053 and 379-381-054).
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 and CDR 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 CDR 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.Commercial Design Review 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
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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.
5.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 a Certificate of Occupancy.
6.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.
7.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.
8.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.
9.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.
10.Graffiti shall be removed within 24 hours.
11.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.
12.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.
13.In accordance with Section 17.148.030.D of the LEMC and the Shared Parking Analysis
provided in the Parking Analysis, prepared by K2 Traffic Engineering, Inc., dated 05-23-
2024, the project shall provide 135 parking spaces including six ADA accessible spaces.
Per Section 17.148.030.D.1.i of the LEMC, the project shall provide additional parking
spaces should the demand for parking increase on site. Where additional parking cannot be
accommodated, the applicant shall be responsible for instituting parking solutions including
but not limited to offering valet parking or securing off-site parking at adjacent lots via
reciprocal access agreement(s) and/or shared parking agreement(s).
14.Prior to the issuance of a building permit, the applicant shall provide a parking management
plan for staff’s review and approval.
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15.In accordance with Section 17.148.030.D.2 of the LEMC, the parking determination granting
reduced parking requirements may be revoked at any time if there is evidence of insufficient
on-site parking, i.e., “spill over” parking onto a public right-of-way or onto an adjacent lot(s).
Upon revocation of a parking determination approval, the applicant will be required to submit
a new application for a parking determination or provide on-site parking per code
requirements.
16.Proposed uses shall be limited to those identified in the floor plans for Buildings 1 and 2
(Sheets A1.0, B1.0, and B1.1) dated 08-08-23 (revised 04-17-24). In the event the applicant
proposes to modify the floor plan, the modification shall be subject to review by the
Community Development Director or his designee. Uses that require a Conditional Use
Permit are subject to review by the Planning Commission.
17.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
18.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.
19.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.
20.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.
21.The applicant shall construct trash enclosure(s) to match the colors, materials and design
of the project architecture.
22.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.
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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.
23.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
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.
24.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.
25.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).
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.
Provisions to restrict parking upon other than approved and developed parking
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spaces shall be written into the CC&Rs for the project.
BUILDING DIVISION
General Conditions
26.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.
27.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.
28.Green Measures. The application shall provide 10% voluntary green measures on the
project, as stipulated by the 2022 California Green Building Standards.
29.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,
trach enclosure tot lots and picnic areas.
30.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.
31.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.
32.Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
33.Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards,
and any block walls will require separate approvals and permits.
34.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.
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35.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
36.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 precise grading plan to verify accessibility for the persons with disabilities.
c. 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)
37.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.
38.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.
Prior to Issuance of Building Permit(s)
39.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
40.Pre-Construction Meeting. A pre-construction meeting is required with the building inspector
prior to the start of the building construction.
ENGINEERING DEPARTMENT
GENERAL
41.All new submittals for plan check or permit shall be made using the City’s online Citizen
Self-Service Portal (CSSP).
42.All engineering plans shall be prepared by a licensed Civil Engineer using the City’s
standard title block.
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43.All 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.
44.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.
45.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.
46.Minimum good housekeeping and erosion and sediment control Best Management
Practices (BMPs) shall be implemented.
FEES
47.Applicant shall pay all applicable permit application and Engineering assessed fees,
including without limitation plan check, at the prevalent rate at time of payment in full.
48.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.
LAND DIVISION
49.Applicant shall submit and complete plan check review and approval approval a lot line
adjustment for APN 379-381-054. The lot line adjustment shall be recorded prior to
issuance of certificate of occupancy.
50.Applicant shall dedicate, in form of irrevocable offer, the right-of-way of Riverside Drive
adjacent to the property for a total right-of-way of 60 feet from centerline to the project
property line. Riverside Drive is classified as an Urban Arterial Highway in the City’s
General Plan, where full-width is 120 feet and curb-to-curb width is 96 feet.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
51.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.
IMPROVEMENTS
52.Project will be responsible for the following improvements:
Construction of commercial driveway approaches and ADA compliant curb ramps per
California Department of Transportation and/or City of Lake Elsinore approved
standards or a modified acceptable version to California Department of
Transportation and City Engineer. Sidewalk construction incidental to driveway
approach improvements shall be included.
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53.Sight distance into and out at each project driveway shall comply with City Standard
125/126 or Caltrans standards. Project shall ensure above ground facilities are installed
outside the line of sight of drivers.
54.Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
55.The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
56.A California licensed Civil Engineer shall prepare the improvement plans required for this
project. Improvements shall be designed and constructed to City Standards and Codes
(LEMC 12.04 and 16.34).
Permitting/Construction
57.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.
A preconstruction meeting with the City Engineering Inspector (Engineering
Department) is required prior to commencement of any public right-of-way
improvement construction activities.
58.An Encroachment Permit from the California Department of Transportation shall be
obtained prior to any work within California Department of Transportation right of way.
Permit shall be obtained prior to issuance of City permits.
59.All compaction reports shall be submitted to the Engineering Department before final
inspection of public works improvements will be scheduled and approved.
60.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.
61.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.
PRIOR TO BUILDING PERMIT
62.Any dedications shall be recorded with the recorded copy provided to the City prior to
issuance of the building permit
63.All public improvement plans shall be completed and approved by the City Engineer.
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PRIOR TO OCCUPANCY / FINAL APPROVAL
64.All Required lot line adjustment(s) shall be recorded with the recorded copy provided to the
City prior to issuance of first occupancy.
65.All public improvements shall be constructed in accordance with the approved plans or as
a condition of this development to the satisfaction of the City Engineer prior to issuance of
first occupancy.
66.Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
67.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.
68.Applicant shall pay all outstanding applicable processing and development fees prior to
occupancy and/or final approval.
69.Applicant shall submit documentation pursuant to City’s Security Release handout.
CITY OF LAKE ELSINORE FIRE MARSHAL
70.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.
71.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)
72.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.
73.Each parcel shall maintain independent access to the circulating roadway. Prior to first
occupancy, reciprocal access agreements or dedicated access shall be established.
74.Construction Permits Fire Department Review: Submittal of construction plans to the Office
of the Fire Marshal for development, construction, installation, and operational use
permitting will be required. Final fire and life safety conditions will be addressed when the
Office of the Fire Marshal reviews these plans. These conditions will be based on
occupancy, use, California Building Code (CBC), California Fire Code, and related codes,
which are in effect at the time of building plan submittal.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
75.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
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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:
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RIVERSIDE DR
CODE INFORMATIONALL CONSTRUCTION TO COMPLY WITH:
LEGAL DESCRIPTIONTHE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF LAKEELSINORE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBEDAS FOLLOWS:
SITE DATAACCESSIBILITY GENERAL NOTES:1. ACCESSIBILITY PLAN DISTINGUISHES BETWEEN ACCESSIBLE ANDINACCESSIBLE ELEMENTS AND NEW AND EXISTING ELEMENTS (CBC11B-402).
FIRE DEPARTMENT NOTES:
ADDRESS:31681 & 31701 RIVERSIDE DRIVELAKE ELSINORE, CA 92530
1.CONSTRUCTION PERMITS FIRE DEPARTMENT REVIEW:SUBMITTAL OF CONSTRUCTION PLANS TO THE OFFICE OF THEFIRE MARSHAL FOR DEVELOPMENT, CONSTRUCTION,INSTALLATION, AND OPERATIONAL USE PERMITTING WILL BEREQUIRED. FINAL FIRE AND LIFE SAFETY CONDITIONS WILL BEADDRESSED WHEN THE OFFICE OF THE FIRE MARSHALREVIEWS THESE PLANS. THESE CONDITIONS WILL BE BASEDON OCCUPANCY, USE, CALIFORNIA BUILDING CODE (CBC),CALIFORNIA FIRE CODE, AND RELATED COS, WHICH ARE INEFFECT AT THE TIME OF BUILDING PLAN SUBMITTAL.
BUILDING CODE:PLUMBING CODE:ELECTRICAL CODE:
2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA ELECTRIC CODE
PERMIT NUMBER:
APN:
2023-17PARCELS 1 AND 2 OF PARCEL MAP NO. 20208, IN THE CITY OF LAKEELSINORE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER PARCELMAP RECORDED IN BOOK 125, PAGE 46, OF PARCEL MAPS, IN THE OFFICEOF THE COUNTY RECORDER OF SAID COUNTY.
MECHANICAL CODE: 2022 CALIFORNIA MECHANICAL CODE2. ACCESSIBLE ROUTES OF TRAVEL USING ------- OR EQUIVALENT SYMBOL(CBC 11B-206.2.1, CBC 11B-206.2.2):
379-381-053, 379-381-054
RIVERSIDE
ENERGY CODE:GREEN BUILDING:FIRE CODE:
2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA GREEN BUILDING CODE2022 CALIFORNIA FIRE CODE (2021 IFC)
COUNTY:A.BETWEEN ALL BUILDING EXTERIOR GROUND-FLOOR EXITS AND THEPUBLIC WAY.FIRE HAZARD:
LOT SIZE:
NON-VHFHSZ*THE PROJECT SHALL COMPLY WITH THE DEVELOPMENT STANDARDSAS OUTLINED IN THE THE LEMC
B.BETWEEN ACCESSIBLE PARKING SPACES AND BUILDING ORFACILITY ENTRANCES.
FOR CONVEYANCING PURPOSES ONLY: APN 379-381-053 (AFFECTS PARCEL1); 379-381-054 (AFFECTS PARCEL 2)
EXISTING: 1.99 ACRES (86,834 S.F.)C.
D.
E.
BETWEEN PASSENGER LOADING ZONES AND BUILDING ORFACILITY ENTRANCES.BETWEEN PUBLIC STREETS OR SIDEWALKS AND BUILDING ORFACILITY ENTRANCES.BETWEEN PUBLIC TRANSPORTATION STOPS AND BUILDING ORFACILITY ENTRANCES.
BUILDING AREAS:BUILDING 1: 12,000 S.F. (EXISTING)BUILDING 2: 13,435 S.F. TOTAL (MODIFIED)(1ST FLOOR): 9,681 S.F.
2.
3.
4.
FIRE FLOW SHALL BE DETERMINED BY THE BUILDING OF THESINGLE LARGEST SQUARE FOOTAGE. THE MINIMUM FIREFLOW WILL BE 1500 GPM AT 20 PSI FOR A 2-HOUR DURATION,PER THE 2022 CALIFORNIA FIRE CODE.
ASSURANCE NOTE:THIS LEGAL DESCRIPTION DESCRIBES THE SAME PROPERTY AS DESCRIBED THETITLE REPORT NO. NCS-1133997-ONT1 OF FIRST AMERICAN TITLE INSURANCECOMPANY BEARING AN EFFECTIVE DATE OF JUNE 2, 2022.
(2ND FLOOR): 3,754 S.F.*1ST FLR PATIO (COMMON TENANT AREA): 833 S.F.*2ND FLR DECK (COMMON TENANT AREA): 833 S.F.PROPOSED TRASH ENCLOSURE: 287 S.F.
F.BETWEEN ACCESSIBLE BUILDINGS, FACILITIES, ELEMENTS, ANDSPACES ON THE SAME SITE.PRIOR TO ISSUANCE OF BUILDING PERMITS, THEAPPLICANT/DEVELOPER SHALL PROVIDE THE OFFICE OF THEFIRE MARSHAL WITH ANA APPROVED SITE PLAN FOR FIRELANES AND SIGNAGE. (CFC 501.3)
BUILDING HEIGHT:MAX HEIGHT: 45'-0"PROVIDED: ±25'-0"
3. ACCESSIBLE ROUTES SHALL COINCIDE WITH OR BE LOCATED IN THESAME AREA AS GENERAL CIRCULATION PATHS. (CBC 11B-206.3).CONSTRUCTION TYPE:EXISTING: V-B/NON-SPRINKLEREDPROPOSED: V-B/SPRINKLERED
4. WHERE MORE THAN ONE ROUTE OF TRAVEL IS PROVIDED, ALL ROUTESSHALL BE ACCESSIBLE. (CBC 11B-206.2.1).
EACH PARCEL SHALL HAVE INDEPENDENT ACCESS TO THECIRCULATING ROADWAY. SHARED ACCESS SHALL BEDOCUMENTED, AND RECIPROCAL ACCESS AGREEMENTS ORDEDICATED ACCESS SHALL BE ESTABLISHED.
OCCUPANCYS:
SPECIFIC PLAN:
LAND USE:
B
5. MINIMUM 48-INCH-WIDE WALK AND SIDEWALKS. (CBC 11B-403.5.1, CBC11B-406.6).
N/A
EXISTING: COMMERCIAL / RETAIL
EXISTING: C2 (GENERAL COMMERCIAL)
6. MAX RUNNING SLOPE OF EACH WALK AND SIDEWALK DOES NOTEXCEED 5% SLOPE UNLESS RAMP PROVIDED PER (CBC 11B-403.3).
ZONE:SURROUNDING LANDUSE AND ZONING:
NORTH: R1 (SINGLE FAMILY RESIDENTIAL)SOUTH: CMU (COMMERCIAL MIXED USE)EAST: C2 (GENERAL COMMERCIAL)WEST: C2 (GENERAL COMMERCIAL)
7. MAX 2.1% CROSS SLOPE OF EACH ACCESSIBLE ROUTE. (CBC 11B-503.3).8. ACCESSIBLE ROUTE SURFACES OF STABLE, FIRM, AND SLIP-RESISTANTMATERIAL. (CBC 11B-302.1).FAR COVERAGE:
LOT COVERAGE:
22,725 S.F. (26%)MODIFIED BUILDING 29,681 S.F. (1ST FLR)3,754 S.F. (2ND FLR)13,435 S.F. TOTAL
9. FOR WALKS WITH CONTINUOUS GRADIENTS, DIMENSION ON SITEACCESSIBILITY PLAN MINIMUM 5-FOOT-LONG LEVEL RESTRING AREAS ATMAXIMUM 400-FOOT INTERVALS. (CBC 11B-403.7).
BUILDING: 21,968 S.F. (26%)LANDSCAPING: 6,717 S.F. (8%)IMPERVIOUS: 58,149 S.F. (67%)TOTAL: 86,834 S.F. (100%)
10. FOR ABRUPT CHANGES IN LEVEL BETWEEN 1/4 INCH AND 1/2 INCH ONACCESSIBLE ROUTES, DETAIL MAXIMUM 50% BEVELED SLOPE PER CBCFIGURE 11B-303.3. (CBC 11B-303.3).
PARKING:*REFER TO PARKING STUDYEXISTING: 138 STALLSPROPOSED: 135 STALLS (INCLUDING 6 H.C.)OWNER / APPLICANT31681 RIVERSIDE DRIVE, LLCRICKY LEIGH28656 OLD TOWN FRONT STREETTEMECULA, CA 92590PHONE: (951) 294-1064E-MAIL: rleigh@fluidandfare.com
11. FOR ABRUPT CHANGES IN LEVEL GREATER THAN 1/2 INCH ONACCESSIBLE ROUTES, PROVIDE PEDESTRIAN RAMP PER (CBC 11B-303.4).12. ANY GRATES OR SIMILAR OPENINGS LOCATED ON ACCESSIBLE ROUTESAND DETAIL MAXIMUM 1/2-INCH SPACES PER CBC FIGURE 11B-302.3WITH ANY ELONGATED OPENINGS PLACED PERPENDICULAR TODOMINANT DIRECTION OF TRAVEL. (CBC 11B-302.3).
ARCHITECT / EXHIBIT PREPAREREMPIRE DESIGN GROUP, INC.511 N MAIN STREETLAKE ELSINORE, CA 92530PHONE: (951) 696-1490CELL PHONE: (951) 809-7601E-MAIL: ghann@empiregr.bizCONTACT: GREGORY HANN, ARCHITECT
PARCEL 1P. M. 20208 SEPARATE SUBMITTALS1. UNIFORM SIGN PROGRAMPROJECT DESCRIPTION:13. AT ANY ACCESSIBLE ROUTE WITH ADJACENT VERTICAL DROPEXCEEDING 4 INCHES, DETAIL MINIMUM 6-INCH-HIGH WARNING CURB.(CBC 11B-303.5).
1. THE PROJECT INVOLVES (2) PARCELS.14. AT ANY WALK OR SIDEWALK WITH ADJACENT VERTICAL DROPEXCEEDING 30 INCHES, DETAIL MINIMUM 42-INCH-HIGH GUARDRAILWITH OPENINGS NOT ALLOWING PASSAGE OF 4-INCH-DIAMETERSPHERE. (CBC 1-13.1, CBC 1013.2).
2. BUILDINGS 1 AND 2 EXTERIOR FACADE IMPROVEMENTS CONSIST OF;NEW STUCCO, PAINT COLORS, FINISHES, AWNINGS & CANOPIES, ANDEXTERIOR BUILDING LIGHTING.2. BUILDING 1 INTERIOR IMPROVEMENTS CONSIST OF; A NEWAUTOMATIC SPRINKLER SYSTEM.15. AT ANY WALK ENTERING OR ADJOINING VEHICULAR WAYS WITHOUTCURB, RAILING, OR BARRIER SEPARATION, DETAIL CONTINUOUSDETECTABLE WARNING STRIP WITH 36-INCH (ABSOLUTE) DEPTH FORENTIRE LENGTH/WIDTH OF TRANSITION. (CBC 11B-247.1.2.5, CBC11B-705.1.2.5).
3. BUILDING 2 INTERIOR IMPROVEMENTS CONSIST OF; RELOCATING THEEXTERIOR STAIRCASE TO THE INTERIOR, ADA WHEELCHAIR LIFT,MULTI-STALL COMMON AREA RESTROOMS ON THE 2ND FLOOR,COMMON AREA PATIO DECK ON BOTH FLOORS, AND A NEWAUTOMATIC SPRINKLER SYSTEM.
PARCEL 2P. M. 20208
16. DETECTABLE WARNINGS REQUIRED SHALL COMPLY WITH THEFOLLOWING (CBC 11B-705):A.INCLUDING RAISED, TRUNCATED DOMES PER CBC FIGURE11B-705.1:
4. SITE IMPROVEMENTS CONSIST OF; A PATH OF TRAVEL TO PUBLIC RIGHTOF WAY AND THROUGHOUT THE EXISTING CENTER, A PROPOSEDTRASH ENCLOSURE, PARKING LOT CONFIGURATION, ADA PARKING,AC PAVING AND STRIPING, CONCRETE CURBS AND LANDSCAPESTEP-OUTS, NEW LANDSCAPING, NE SITE LIGHTING, AND MODIFIEDDRIVEWAY IMPROVEMENTS.
· MINIMUM 0.9-INCH AND MAXIMUM 0.92-INCH BASE DIAMETER· MINIMUM 0.45-INCH AND MAXIMUM 0.47-INCH TOP DIAMETER·0.20-INCH HEIGHT· MINIMUM 2.3-INCH AND MAXIMUM 2.4-INCH CENTER-TO-CENTERSPACING AND MINIMUM 0.65-INCH BASE-TO-BASE SPACINGEXCEPTION: MINIMUM 1.6-INCH AND MAXIMUM 2.4-INCHCENTER-TO-CENTER SPACING ACCEPTABLE FOR DOMES IN RADIALPATTERN.
5. LOT LINE ADJUSTMENT REQUIRED FOR THE PROPERTY BOUNDARY TOTHE SOUTHWEST AS IT CURRENTLY OVERLAPS THE BUILDING.SHEET INDEX:17. CURB RAMPS AND FLARED SIDES SHALL NOT PROJECT INTO VEHICULARTRAFFIC LANES, PARKING STALLS, OR PARKING ACCESS AISLES. (CBC11B-406.5.1).
AS 1.0AS 1.1AS 1.2A1.0A 2.0B 1.0
ARCHITECTURAL SITE PLANFUTURE PHASE SITE PLANEXISTING SITE PLAN
18. SURFACES OF CURB RAMPS AND FLARED SIDES SHALL BE STABLE, FIRMAND SLIP-RESISTANT. (CBC 11B-302.1, CBC 11B-405.4, CBC 11B-406.5.4).
BUILDING 1 - PROPOSED FLOOR PLANBUILDING 1 - PROPOSED EXTERIOR ELEVATIONSBUILDING 2 - PROPOSED 1ST FLOOR PLANBUILDING 2 - PROPOSED 2ND FLOOR PLANBUILDING 2 - PROPOSED EXTERIOR ELEVATIONSBUILDING 1 - EXISTING FLOOR PLANBUILDING 2 - EXISTING 1ST FLOOR PLANBUILDING 2 - EXISTING 2ND FLOOR PLANEXISTING BUILDING ELEVATIONS
19. PERPENDICULAR CURB RAMPS PER THE FOLLOWING (CBC 11B-406.2,CBC 11B-406.2.2):
B 1.1B 2.0EXISTINGBUILDING 112,000 S.F.
A.B.C.
RAMP RUN WITH MAXIMUM 8.3% RUNNING SLOPE.RAMP RUN WITH MAXIMUM 2.1% CROSS SLOPE.WHERE PROVIDED, FLARED SIDES WITH MAXIMUM 10% SLOPE PERCBC FIGURE 11B-406.2.2.
AB 1.0AB 1.1AB 1.2AB 2.0MB 1.0SN 1.0
MATERIALS BOARDSIGNAGE PLAN (UNDER SEPARATE SUBMITTAL)20. LANDINGS SHALL BE PROVIDED AT THE TOP OF CURB RAMPS ANDBLENDED TRANSITIONS (SHOW ON PLANS). THE LANDING CLEAR LENGTHSHALL BE 48 INCHES (1219 MM) MINIMUM. THE LANDING CLEAR WIDTHSHALL BE AT LEAST AS WIDE AS THE CURB RAMP, EXCLUDING ANYFLARED SIDES, OR THE BLENDED TRANSITION LEADING TO THE LANDING.THE SLOPE OF THE LANDING IN ALL DIRECTIONS SHALL BE 1:48MAXIMUM. (CBC 11B-406.5.3).
PHOTOMETRICSHEET 1 SITE LIGHTING PHOTOMETRIC PLANLANDSCAPESHEET 1CONCEPTUAL LANDSCAPE PLAN
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ARCHITECTURALSITE PLANNOT TO SCALE SITE AS 1.0ARCHITECTURAL SITE PLAN
SITE DATAADDRESS:31681 & 31701 RIVERSIDE DRIVELAKE ELSINORE, CA 92530APN:379-381-053, 379-381-054PARKING:*REFER TO PARKING STUDYEXISTING: 138 STALLSPROPOSED: 135 STALLS (INCLUDING 4 H.C.)FUTURE PHASE: 123 STALLS (INCLUDING 4 H.C.)*IF AND WHEN RIVERSIDE DRIVE IS EXPANDED TO FULL-WIDTH, THE LANDLORDWILL BE REQUIRED TO REDUCE THE MAXIMUM NUMBER OF DINE-INRESTAURANTS TO THREE (3), INSTEAD OF THE CURRENT PROPOSED FOUR (4).(THIS IS DUE TO THE REDUCED PARKING DURING THE FUTURE PHASE.)
MODIFIED BUILDING 29,681 S.F. (1ST FLR)3,754 S.F. (2ND FLR)13,435 S.F. TOTAL
PARCEL 1P. M. 20208
QUAIL DRIVE
PARCEL 2P. M. 20208
EXISTINGBUILDING 111,959 S.F.
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NOT TO SCALE
FUTURE PHASESITE PLANSITEAS 1.1FUTURE PHASE SITE PLAN
S 53°05'27" E 320.02'
EXISTING BUILDING 29,931 S.F. (1ST FLR)3,906 S.F. (2ND FLR)13,837 S.F. TOTAL
PARCEL 1P. M. 20208
BASIS OF BEARINGS'S 53°05'27" E 814.55'QUAIL DRIVE PARCEL 2P. M. 20208
EXISTINGBUILDING 111,959 S.F.
S 53°05'27" E 346.54'BN
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EXI STI NGSITE PLAN
AS 1.2EXISTING SITE PLAN
LEGEND
BUILDING DATA
UTILITYROOM
(P)FIRERISER
SUITE E/FRETAIL3,351 S.F.
SUITE C/DRESTAURANT4,414 S.F.CUSTOMER AREA = 2,118 S.F. (48%)
SUITE ARETAIL2,987 S.F.
SUITE BRETAIL1,207 S.F.
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BUILDING 1 - PROPOSEDFLOOR PLANBUILDING 1 - PROPOSED FLOOR PLAN A 1.0
PROPOSED EAST ELEVATION
PROPOSED NORTH ELEVATION
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BUILDING 1 - PROPOSEDEXTERI OR ELEVATI ONS
A 2.0
LEGEND
BUILDING DATA
SUITE ORESTAURANT1,810 S.F.CUSTOMER AREA 655 S.F. (36%)
2NDFLOORLOBBY
SUITE M / NOFFICE2,665 S.F.PROPOSED PATIO(COMMON TENANTAREA)
SUITE G / HRESTAURANT1,925 S.F.CUSTOMER AREA 770 S.F. (40%)
SUITE I / JRETAIL1,763 S.F.
SUITE KRETAIL743 S.F.
SUITE LRETAIL730 S.F.
833 S.F.
(P)FIRERISER
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BUILDING 2 - PROPOSED1ST FLOOR PLANBUILDING 2 - PROPOSED 1ST FLOOR PLAN B 1.0
LEGEND
BUILDING DATA
SUITE PRESTAURANT1,917 S.F.CUSTOMER AREA 770 S.F. (40%)
2NDFLOORLOBBY
SUITE QOFFICE1,294 S.F.
PROPOSED DECK(COMMON TENANTAREA)833 S.F.
WOMENSR.R.
MENSR.R.
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BUILDING 2 - PROPOSED2ND FLOOR PLANBUILDING 2 - PROPOSED 2ND FLOOR PLAN B 1.1
PROPOSED EAST ELEVATION
PROPOSED SOUTH ELEVATION
PROPOSED WEST ELEVATION
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BUILDING 2 - PROPOSEDEXTERI OR ELEVATI ONS
B 2.0PROPOSED PERSPECTIVE 1 PROPOSED PERSPECTIVE 2
LEGEND
UTILITYROOM
SUITE E/FRETAIL3,351 S.F.
SUITE C/DRESTAURANT4,414 S.F.
SUITE ACHURCH2,987 S.F.
SUITE BRETAIL1,207 S.F.
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BUILDING 1 - EXISTINGFLOOR PLANBUILDING 1 - EXISTING FLOOR PLAN AB 1.0
LEGEND
SUITE ORESTAURANT1,810 S.F.
SUITE M / NOFFICE2,665 S.F.
SUITE G /HCHURCH1,925 S.F.
SUITE I / JRETAIL1,763 S.F.
SUITE KRETAIL743 S.F.
SUITE LRETAIL730 S.F.
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BUILDING 2 - EXISTING1ST FLOOR PLANBUILDING 2 - EXISTING 1ST FLOOR PLAN AB 1.1
LEGEND
SUITE POFFICES3,754 S.F.
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BUILDING 2 - EXISTING2ND FLOOR PLANBUILDING 2 - EXISTING 2ND FLOOR PLAN AB 1.2
EXISTING BUILDING 1 EAST ELEVATION
EXISTING BUILDING 1 SOUTH ELEVATION
EXISTING BUILDING 2 EAST ELEVATION
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EXISTING BUILDINGELEVATIONSEXISTING BUILDING 2 NORTH ELEVATION AB 2.0
TYPICAL FRONT ELEVATION
EXTERIOR FINISHES:
SHADING MATERIALS:WINDOWS LIGHTS
COLOR LEGEND:
RAILING:
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MATERI ALS BOARD
MB 1.0
SIGNAGE SUMMARY
AB
RETAIL SIGNAGE CALCULATION: PER 17.196.180BUILDING 1 SIGNAGE FRONTAGE: 180 LINEAR FEETBUILDING 2 SIGNAGE FRONTAGE: 257 LINEAR FEETTOTAL BUILDING SIGNAGE FRONTAGE: 437 LINEAR FEET
OPTION ASIGNAGE ALLOWED: 1 S.F. PER 1 LINEAR FOOT OF BUILDING SIGNAGE FRONTAGETOTAL BUILDING SIGNAGE ALLOWED = 437 S.F.TOTAL BUILDING SIGNAGE PROVIDED = 420 S.F.
MODIFIED BUILDING 29,681 S.F. (1ST FLR)3,754 S.F. (2ND FLR)13,435 S.F. TOTAL
OPTION B
ILLUMINATED STOREFRONT SIGN (PROPOSED)
A
AIL DRIVE
A B
EXISTINGBUILDING 112,000 S.F.
ILLUMINATED DOUBLEFACE MONUMENT SIGN (EXISTING)BN
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SIGNAGE PLAN(UNDER SEPARATE SUBMI TTAL)
SN 1.0SIGNAGE PLAN
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 235, Tustin, CA 92780 T.714-832-2116 F.949-266-5875 Email: kay@k2traffic.com
May 23, 2024
Gregory S. Hann, Architect
Empire Design Group, Inc.
511 N. Main Street
Lake Elsinore, CA 92530
Re: Parking Analysis- Lake Elsinore Plaza Renovation
31701 & 31681 Riverside Drive, Lake Elsinore
Dear Gregory,
Per your request, we have prepared this parking analysis and for the renovation
project of Lake Elsinore Plaza. This letter presents out methodologies and findings.
PROJECT INFORMATION
Lake Elsinore Plaza is an existing commercial center located at 31701 & 31681
Riverside Drive in the City of Lake Elsinore. The site consists of two existing
commercial buildings: 11,959 sq. ft. in Building One and 13,435 sq. ft. in Building
Two. Upon project completion, the site will provide a total of 135 spaces, including
six (6) accessible spaces. The proposed site plan is shown in Exhibit 1.
This renovation and tenant improvement project includes aesthetics improvements
and functionality adjustments for both buildings. The proposed floor plan for
Building One is shown in Exhibit 2. The proposed floor plan of Building Two for
the ground and second floors are shown in Exhibits 3 and 4, respectively.
According to the City of Lake Elsinore, the future widening of Riverside Drive may
result in a loss of 13 parking spaces due to a required dedication of 10-foot Right-
of-Way along Riverside Drive to achieve the ultimate half-street width of 60 feet.
Such future widening is not a part of this development and does not concern this
parking analysis. Nonetheless, the future dedication of Right-of-Way is illustrated in
Exhibit 5.
APPROVED
NRL 6/4/24
Parking Analysis for Lake Elsinore Plaza May 23, 2024
31701 & 31681 Riverside Drive, Lake Elsinore Page 2 of 4
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 F.949-266-5875 Email: kay@k2traffic.com
EXISTING AND FUTURE TENANTS
Rhema Word Ministries in Suite A and Encouragement Church in Suites G/H will
move out and not renew their leases. All other existing tenants are expected to
remain in place. The complete list of existing tenants and vacant units is shown in
Exhibit 6.
Upon project completion, Suite A will be repurposed for retail use, and Suite G/H
will be repurposed for restaurant use. Suite P is currently a vacant office on the
second floor of Building Two will be split into two units for restaurant use (1,917 sq.
ft. in Suite P) and office use (1,295 sq. ft. in Suite Q). The list of future tenants and
proposed uses can be found in Exhibit 7.
PARKING CALCULATION
According to Lake Elsinore Municipal Code, the parking requirement for
commercial uses including office and retail is one parking space for 250 square feet
of gross floor area. The parking requirement for restaurant and other eating,
drinking, and food establishments is one space for each 45 square feet of customer
area, plus one space for each 200 square feet of non-customer area. Parking
calculation of existing and future tenants can be found in Exhibits 6 and 7,
respectively.
TIME-OF-DAY FACTOR
The study applied shared parking methodology with time-of-day factors derived
from the published data of “Shared Parking, Third Edition” by Urban Land Institute
(ULI). Time-of-day factors are applied future tenants and vacant units to determine
the hourly parking demands for weekday and weekend, as shown in Exhibit 8. The
projected peak parking utilization of future tenants and vacant units is 61 spaces on
weekday at 12:00 PM and 58 spaces on weekends at 2:00 PM.
Parking Analysis for Lake Elsinore Plaza May 23, 2024
31701 & 31681 Riverside Drive, Lake Elsinore Page 3 of 4
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 F.949-266-5875 Email: kay@k2traffic.com
PARKING SURVEY
In order to observe actual parking usage by existing tenants, the study conducted
field observations at the subject commercial center on Thursday, December 12,
2023 and Saturday, December 14, 2023. Parked vehicles were counted hourly during
the business hours from 11 AM to 7 PM. It is noted that Encouragement Church
(Suite G/H) and Rhema Word Ministries (Suite A) are not open at the time of survey.
Based on our observations, parking usage in the weekends is apparently higher than
the typical weekday. Peak parking took place on weekdays at 7 PM with 32 spaces
occupied, and Saturday at 6 PM with 75 spaces occupied among the capacity of 135
spaces. The peak parking usage was equivalent to 56% of the parking capacity.
Complete survey can be found in Appendix A.
EMPIRICAL PARKING DEMAND
The empirical parking demands of existing and future tenants, including vacant
units, for weekday and weekend are illustrated in Exhibits 9 & 10, respectively.
The empirical peak parking demand at the subject plaza is anticipated to be 83
spaces on weekday at 7:00 PM, and 132 spaces on Saturday at 6:00 PM. As a worst
case scenario, the project site is anticipated to have an empirical parking surplus of
three (3) spaces as shown in Table 1.
Table 1. Empirical Parking Demand
Peak Parking Usage
Parking
Demand
Parking
Percentage Note
Existing Tenants 75 56% Peak parking at 6 PM Saturday
Additional Demand 57 42%
Restaurant, Retail, and Office Uses by
future tenants and vacant units
Overall Empirical Demand 132 98%
Parking Capacity 135 100%
Parking Surplus + 3
Parking Analysis for Lake Elsinore Plaza May 23, 2024
31701 & 31681 Riverside Drive, Lake Elsinore Page 4 of 4
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 F.949-266-5875 Email: kay@k2traffic.com
PARKING SUFFICIENCY
Upon project completion, the site will provide a total of 135 parking spaces,
including six (6) ADA accessible spaces, sufficient to accommodate the empirical
parking demand of all uses with a parking surplus of three spaces. The project is not
expected to result in parking overflow onto public streets.
Regards,
K2 Traffic Engineering, Inc.
Jende Kay Hsu, P.E., T.E.
California License # TR2285
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68,7($5(7$,/ 6)668,7(%5(7$,/6)668,7(&'5(67$85$176)&86720(5$5($ 6) 6668,7(()5(7$,/6)687,/,7<5220),5(5,6(5352326('%8,/',1*)/2253/$1$%1*+%1/$.((/6,125(&$ /$.((/6,125(3/$=$ 5,9(56,'('5352326('67)/2253/$1/(*(1'6,7('$7$EXHIBIT 2. FLOOR PLAN - BUILDING ONE
SUITE G / HRESTAURANT1,925 S.F.CUSTOMER AREA 770 S.F. (40%)23 SSUITE I/ JRETAIL1,470 S.F.7 SSUITE KRETAIL743 S.F.3 SSUITE LRETAIL730 S.F.3 SSUITE M / NRETAIL2,665 S.F.11 SSUITE ORESTAURANT1,810 S.F.CUSTOMER AREA 655 S.F. (36%)15 S + 4 STENANTCOMMONSPACE(833 S.F.)FIRE
RISERLOBBY AREA(338 S.F.)PROPOSED BUILDING 2FIRST FLOOR PLANB 1.0BNGHBNLAKE ELSINORE, CA 92530LAKE ELSINORE PLAZA31701 & 31681 RIVERSIDE DR.PROPOSED 1ST FLOOR PLANLEGEND123/29/2024 11:40:20 AM, designEXHIBIT 3. FLOOR PLAN- BUILDING TWO, 1ST FLOOR
SUITE PRESTAURANT1,917 S.F.CUSTOMER AREA 770 S.F. (40%)SUITE QOFFICE1,294 S.F.(COMMONTENANT AREA)543 S.F.PROPOSED DECK(COMMON TENANTAREA)833 S.F.MENSR.R.WOMENSR.R.2NDFLOORLOBBYBUILDING 2 - PROPOSED2ND FLOOR PLANB 1.1BNGHBNLAKE ELSINORE, CA 92530LAKE ELSINORE PLAZA31701 & 31681 RIVERSIDE DR.BUILDING 2 - PROPOSED 2ND FLOOR PLANLEGENDBUILDING DATAEXHIBIT 4. FLOOR PLAN- BUILDING TWO, 2ND FLOOR
SUITE ARETAIL2,987 S.F.12 SSUITE BRETAIL1,207 S.F.5 SSUITE C/DRESTAURANT4,414 S.F.CUSTOMER AREA = 2,118 S.F. (48%)47 S + 8 SSUITE E/FRETAIL3,351 S.F.14 SUTILITYROOMFIRERISEREXISTINGBUILDING 1 11,595 S.F.SUITE G / HRESTAURANT1,925 S.F.CUSTOMER AREA 770 S.F. (40%)23 SSUITE I/ JRETAIL1,470 S.F.7 SSUITE KRETAIL743 S.F.3 SSUITE LRETAIL730 S.F.3 SSUITE M / NRETAIL2,665 S.F.11 SSUITE ORESTAURANT1,810 S.F.CUSTOMER AREA 655 S.F. (36%)15 S + 4 STENANTCOMMONSPACE(833 S.F.)FIRERISERLOBBY AREA(338 S.F.)EXISTING BUILDING 29,681 S.F. (1ST FLR)3,754 S.F. (2ND FLR)13,435 S.F. TOTALPARCEL 2P.M. 20208PARCEL 1P.M. 20208QUAIL DRIVERIVERSIDE DRIVE100' WIDE PUBLIC ROADCL60' WIDE PUBLIC ROADCLQUAIL DRIVEFUTURE PHASESITE PLANAS 1.1FUTURE PHASE SITE PLANVICINITY MAPSITE DATAPARKING:BNGHBNLAKE ELSINORE, CA 92530LAKE ELSINORE PLAZA31701 & 31681 RIVERSIDE DR.NOT TO SCALESITEEXISTING: 138 STALLSPROPOSED: 135 STALLS (INCLUDING 4 H.C.)FUTURE PHASE: 123 STALLS (INCLUDING 4 H.C.)2*IF AND WHEN RIVERSIDE DRIVE IS EXPANDED TO FULL-WIDTH, THE LANDLORDWILL BE REQUIRED TO REDUCE THE MAXIMUM NUMBER OF DINE-INRESTAURANTS TO THREE (3), INSTEAD OF THE CURRENT PROPOSED FOUR (4).(THIS IS DUE TO THE REDUCED PARKING DURING THE FUTURE PHASE.)ADDRESS: 31681 & 31701 RIVERSIDE DRIVELAKE ELSINORE, CA 92530APN: 379-381-053, 379-381-054EXHIBIT 5. FUTURE SITE PLAN (AFTER LAND DEDICATION)
Exhibit 6. List of Existing TenantsPrepared 5/23/2024Suite Tenant Name UseGFA (Sq. Ft.) Business Hours Parking RatioReq'd ParkingBUILDING ONEA Rhema World MinistriesChurch2,987Worship Services on Sunday See Note 246.9B AP Beauty SuppliesRetail1,2079 am - 6 pm, daily. Closed Tuesday1 per 250 sf 4.8C/D74 Cantina Mexican Cuisine Restaurant4,414 M-F 10am- 11pm; Sat, Sun: 10am- 11:30pm See Note 1 52.5E/FAll-Pro Engine & Mower Supply Retail3,351 M-F 7:30am- 5pm 1 per 250 sf 13.4Building One Total 11,959 Sub-Total 117.6BUILDING TWOG/H Encouragement ChurchChurch1,925Worship Services on Sunday See Note 230.3I/J Aero Delivery, Inc.Retail1,76324/71 per 250 sf 7.1K Dreamcatchers PhotographyRetail743M-W 9am - 5:30pm, Sat, Sun 9am-2pm1 per 250 sf 3.0L VacantRetail730N/A1 per 250 sf 2.9M/N VIP Best Insurance AgencyOffice2,665M-F, 10:30 am - 5:30 pm1 per 250 sf 10.7O Pizza BowlRestaurant1,810Wed-Mon, 11 am - 9 pm, Tue, 3 - 9 pmSee Note 1 21.5P VacantOffice3,754N/A1 per 250 sf 15.0Building Two Total 13,390 Sub-Total 90.5Overall Leasable Space 25,349 Overall Parking Demand 208.1Round Up 209Current church tenants in Suites A & G/H will not renew leases as shown in greenVacant units are shown in orangeNote 1: One space for each 45 square feet of customer area, plus one space for each 200 square feet of non-customer area. Gross floor area includes 40% customer area and 60% non-customer area.Note 2: One space per each three seats, or one space per 21 sq. ft. of assembly floor area. Church assembly area estimated at 35% of the gross floor area
Exhibit 7. List of Future TenantsPrepared 5/23/2024Suite Tenant Name Proposed UseGFA (Sq. Ft.) Business Hours Parking RatioReq'd ParkingBUILDING ONEA Commercial TBDRetail2,987TBD1 per 250 sf 11.9B AP Beauty SuppliesRetail1,2079 am - 6 pm, daily. Closed Tuesday1 per 250 sf 4.8C/D74 Cantina Mexican Cuisine Restaurant4,414 M-F 10am- 11pm; Sat, Sun: 10am- 11:30pmSee Note 1 52.5E/FAll-Pro Engine & Mower Supply Retail3,351 M-F 7:30am- 5pm 1 per 250 sf 13.4Building One Total 11,959 Sub-Total 82.6BUILDING TWOG/H Restaurant TBDRestaurant1,925TBDSee Note 1 22.9I/J Aero Delivery, Inc.Retail1,76324/71 per 250 sf 7.1K Dreamcatchers PhotographyRetail743M-W 9am - 5:30pm, Sat, Sun 9am-2pm1 per 250 sf 3.0L Commercial TBDRetail730TBD1 per 250 sf 2.9M/N VIP Best Insurance AgencyOffice2,665M-F, 10:30 am - 5:30 pm1 per 250 sf 10.7O Pizza BowlRestaurant1,810Wed-Mon, 11 am - 9 pm, Tue, 3 - 9 pmSee Note 1 21.5P Restaurant TBDRestaurant1,917TBDSee Note 1 22.8Q Commercial TBDOffice1,294TBD1 per 250 sf 5.2Building Two Total 12,847 Sub-Total 96Overall Leasable Space 24,806 Overall Parking Demand 178.7Round Up 179New tenants in Suites A & G/H replacing church uses are shown in greenVacant units are shown in orangeNote 1: One space for each 45 square feet of customer area, plus one space for each 200 square feet of non-customer area. Gross floor area includes 40% customer area and 60% non-customer area.Note 2. Current Suite P will be converted into Suites P and Q plus a common space of 543 sq. ft.
Exhibit 8. Time-of-Day Factors for Future Tenants and Vacant Units
11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PMWEEKDAY
90% 100% 90% 50% 45% 45% 75% 80% 80%
41 46 41 23 21 21 34 37 37
60% 75% 100% 100% 95% 85% 85% 85% 90%
9 1115151413131313
100% 85% 85% 95% 95% 85% 60% 25% 15%
544554311
55 61 60 43 40 38 50 51 51
WEEKEND
65% 85% 90% 95% 95% 90% 95% 100% 95%
30 39 41 43 43 41 43 46 43
90% 95% 100% 100% 95% 90% 80% 75% 70%
13 14 15 15 14 13 12 11 10
0% 0% 0% 0% 0% 0% 0% 0% 0%
000000000
43 53 56 58 57 54 55 57 53
1 Restaurant use includes Suites G/H and P
2 Retail use includes Suites A and L
3 Office use includes Suite Q
4 Hourly demand is rounded up to the next whole number
Hourly Demand 4
Use
GFA
(Sq. Ft.)
Maximum
Parking
Demand
Office 3 5.2
Office 3 5.2
Resturant 1 45.7
Retail 2 14.8
3,842
3,717
1,294
3,842
3,717
1,294
WEEKEND TOTAL
WEEKDAY TOTAL
Resturant 1 45.7
Retail 2 14.8
80100120140DemandExhibit 9. Project Parking Demand - ThursdayProjectExisting Tenant31701 Riverside Drive, Lake ElsinoreK2 Traffic Engineerng, Inc.Survey: Thursday 12/14/2023Capacity = 135Overal Parking Demand = 83020406011:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PMParking DTimeExisting Tenant Peak Parking =32at 7 PMFuture Tenant = 51at 7 PM
80100120140DemandExhibit 10. Project Parking Demand - SaturdayProjectExisting Tenant31701 Riverside Drive, Lake ElsinoreK2 Traffic Engineerng, Inc.Survey: Saturday 12/16/2023Capacity = 135Future Tenant = 57at 6 PMOveral Parking Demand = 132020406011:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PMParking DTimeExisting Tenant Peak Parking =75at 6 PM
P6643 Lake Elsinore Plaza Parking Date: 12/14/2023
31701 Riverside Drive, Lake Elsinore Day: Thursday
By: Danny C.
Area A B C D E F G Total
Capacity 15 15 20 25 20 12 28 135
Handicap
Included 01013005
11:00 AM000631010
12:00 PM011711011
1:00 PM041661119
2:00 PM043671021
3:00 PM032361015
4:00 PM 1 6 1 3 5 1 0 17
APPENDIX A. PARKING SURVEY - THURSDAY
4:00 PM 1 6 1 3 5 1 0 17
5:00 PM033381018
6:00 PM272391024
7:00 PM1143491032*
Existing peak demand occurred at 7:00 PM MAX =32
K2 Traffic Engineering, Inc.
P6643 Lake Elsinore Plaza Parking Date: 12/16/2023
31701 Riverside Drive, Lake Elsinore Day: Saturday
By: Danny C.
Area A B C D E F G Total
Capacity 15 15 20 25 20 12 28 135
Handicap
Included 01013005
11:00 AM020861017
12:00 PM001971018
1:00 PM002861017
2:00 PM104541015
3:00 PM10123108
4:00 PM 1 2 3 1 3 1 0 11
APPENDIX A. PARKING SURVEY - SATURDAY
4:00 PM 1 2 3 1 3 1 0 11
5:00 PM3711581035
6:00 PM5 15161919 1 075*
7:00 PM4 15181719 1 074
Existing peak demand occurred at 6:00 PM MAX =75
K2 Traffic Engineering, Inc.
APPENDIX A. PARKING SURVEY MAP
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 August 20, 2024, 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. 2023-17 (Lakefront Plaza Revitalization): A request by Richard
Leigh, Fluid and Fare, requesting approval of Commercial Design Review (CDR No. 2023-05) for
exterior building and related site improvements for the existing Lakefront Plaza commercial center.
Proposed improvements include a new façade for the existing buildings, new landscaping, and a
small reduction in square footage. No new square footage or new buildings are proposed. The
proposed request also includes a parking reduction. The project site is located on an
approximately 1.99-acre site within the General Commercial (C-2) District at 31681 and 31701
Riverside Drive (APNs: APNS: 379-381-053 & 379-381-054).
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 15301
(Class 1 Existing Facilities).
ALL INTERESTED PERSONS are invited to submit written information, express opinions or
otherwise submit written evidence by email to jmatie@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,
Community Development Director
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: 0011685906
FILE NO. 0011685906
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:
08/10/2024
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Date: August 10, 2024.
At: Riverside, California
______________
Signature
PC NOPH PA 2023-14 (Lakefront Plaza) - Page 1 of 1
Laura Emerson 05-24-2024
Laura Emerson
Laura Emerson
Employee Express Mapping
4000 Barranca Pkwy #250, Irvine CA 92604
949-771-0051
05/24/2024
379-120-001 379-120-009 379-120-012
WESSELINK FAMILY TRUST DATED LAKE PARK RV RESORT
900 SKOKIE BLVD
NORTHBROOK IL 60062
FOODMAKER INC
26400 LA ALAMEDA #207
MISSION VIEJO CA 92691
26400 LA ALAMEDA #207
MISSION VIEJO CA 92691
379-132-020 379-132-021 379-132-022
SAUL DELACRUZ
16525 JOY ST
LAKE ELSINORE CA 92530
ZHENG JING 2014 TRUST
20739 LYCOMING ST #84
DIAMOND BAR CA 91789
STEVE J THOMPSON
34217 MAZARINE DR
TEMECULA CA 92592
379-132-023 379-132-024 379-132-025
GERMANIA CELAYA
16533 JOY ST
VERONICA MENDOZA
16537 JOY ST
P THANGARATRAM D LALANI
35 LONG VIEW RD
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530 COTO DE CAZA CA 92679
379-132-031 379-132-032 379-132-033
ARAMPATH GUNAWARDHANA
4521 CAMPUS DR #377
IRVINE CA 92612
STEVE THOMPSON
34217 MAZARINE DR
TEMECULA CA 92592
WHYTNE GUSTAFSON
16547 JOY ST
LAKE ELSINORE CA 92530
379-132-034 379-132-035 379-171-046
STEVEN S REDEN
3763 EL LADO DR
GLENDALE CA 91208
CIRCLE K STORES INC
255 E RINCON #100
CORONA CA 92879
CARLOS DELAPUENTE
15047 EUREKA ST
LAKE ELSINORE CA 92530
379-171-047 379-171-048 379-171-049
JORGE RAMOS
3588 RAVEN DR
LAKE ELSINORE CA 92530
MARTIN CORTES
18670 CHIPPEWA RD
LAKE ELSINORE CA 92532
WARREN D GADDY
4642 KIMBERWICK CIR
IRVINE CA 92604
379-171-050 379-171-051 379-171-052
NORINE E MAY
29880 LONGHORN DR
CANYON LAKE CA 92530
RICARDO P AVALOS
3568 RAVEN DR
LAKE ELSINORE CA 92530
LYSAH COLEMAN
3560 RAVEN DR
LAKE ELSINORE CA 92530
379-171-053 379-171-054 379-171-055
WEI LIANG
1005 HOLIDAY DR
WEST COVINA CA 91791
DANIEL CALAS
772 ROBIN DR
LAKE ELSINORE CA 92530
FLORES FAMILY TRUST 10/3/2023
16919 BELL AVE
LAKE ELSINORE CA 92530
379-171-056 379-171-084 379-171-085
ANGEL S GUTIERREZ JOSE
782 ROBIN DR
LAKE ELSINORE CA 92530
BROOKSTONE LANDING INC
171 B AVENIDA VAQUERO
SAN CLEMENTE CA 92672
BROOKSTONE LANDING INC
171 B AVENIDA VAQUERO
SAN CLEMENTE CA 92672
379-180-005 379-192-004 379-192-023
TOM CHEN TOM CHEN YAN HOEUNG
15155 CAMPHOR WAY
LAKE ELSINORE CA 92530
15155 CAMPHOR WAY
LAKE ELSINORE CA 92530
15155 CAMPHOR WAY
LAKE ELSINORE CA 92530
379-192-025 379-381-006 379-381-007
TOM CHEN 3600 NASHLAND TRUST UTD 3580 NASHLAND TRUST UTD
15155 CAMPHOR WAY
LAKE ELSINORE CA 92530
427 E 17TH ST #744
COSTA MESA CA 92627
427 E 17TH ST #F
COSTA MESA CA 92627
379-381-008 379-381-009 379-381-010
IGMIDIO YARANON
3581 NASHLAND AVE #D
LAKE ELSINORE CA 92530
3438 NASHLAND TRUST UTD 3541 NASHLAND TRUST UTD
427 E 17TH ST #F
COSTA MESA CA 92627
427 E 17TH ST #F
COSTA MESA CA 92627
379-381-011 379-381-012 379-381-019
ALICE YARANON
3581 NASHLAND AVE #D
LAKE ELSINORE CA 92530
IGMIDIO R YARANON
3581 NASHLAND AVE #D
LAKE ELSINORE CA 92530
LAKE FRONT PARK VIEW PLAZA
P O BOX 217
MONTEREY PARK CA 91754
379-381-023 379-381-024 379-381-025
WARREN D GADDY
4642 KIMBERWICK CIR
IRVINE CA 92604
JOSE D ROMERO
562 QUAIL DR
LAKE ELSINORE CA 92530
EDWARD THANGARATNAM
35 LONG VIEW RD
TRABUCO CANYON CA 92679
379-381-026 379-381-027 379-381-028
WHITE FAMILY REVOCABLE 2020 SILVINO NEGRETE
15923 GEORGIA AVE
PARAMOUNT CA 90723
SILVINO NEGRETE
15923 GEORGIA AVE
PARAMOUNT CA 90723
654 S OAK TREE DR
COVINA CA 91723
379-381-029 379-381-030 379-381-031
LAURO T VASQUEZ
348 LAURA LAKE DR
LAKE ELSINORE CA 92530
GUI ZHU CHEN
592 QUAIL DR
LAKE ELSINORE CA 92530
GOLDEN BLACK
1101 CALIFORNIA AVE #201A
CORONA CA 92881
379-381-045 379-381-046 379-381-047
ALFONSO BARAJAS
534 QUAIL DR
LAKE ELSINORE CA 92530
WEI LIANG
1005 HOLIDAY DR
WEST COVINE CA 91791
WHITE FAMILY REVOCABLE 2020
654 S OAK TREE DR
COVINA CA 91723
379-381-048 379-381-049 379-381-050
FELIX ROCHA LUNA
522 QUAIL DR
RICHARD GALL
514 QUAIL DR
MOISES FERREYRA
512 QUAIL DR
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530
379-381-051 379-381-053 379-381-054
DAVID K KIDD BARRON
504 QUAIL DR
LAKE ELSINORE CA 92530
31681 RIVERSIDE DRIVE LLC
28656 OLD TOWN FRONT ST
TEMECULA CA 92590
31681 RIVERSIDE DRIVE LLC
28656 OLD TOWN FRONT ST
TEMECULA CA 92590
379-382-025 379-382-026 379-382-027
MARIA APARICIO
595 QUAIL DR
LAKE ELSINORE CA 92530
LEUNG FAMILY TRUST 2007 DATED MS BORROWER TAH
1508 BROOKHOLLOW DR
SANTA ANA CA 92705
1605 S FREMONT AVE
ALHAMBRA CA 91803
379-382-028 379-382-029 379-382-030
TRINIDAD GUTIERREZ
583 QUAIL DR
ELY I CASTILLO RON
575 QUAIL DR
KAYLA MARIE RAMIREZ
553 QUAIL DR
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530
379-382-031 379-382-032 379-382-033
ESTELA ELIZABETH MACHADO GOMEZ LIVING TRUST
543 QUAIL DR
GISELA GUTIERREZ
535 QUAIL DR545 QUAIL DR
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530LAKE ELSINORE CA 92530
379-382-034 379-382-035 379-382-036
EDWARD THANGARATNAM
35 LONG VIEW RD
FRANCISCO RAMIREZ
525 QUAIL DR
SURAWEERA SHANTHA &
11 LAS FIERAS
TRABUCO CANYON CA 92679 LAKE ELSINORE CA 92530 RANCHO SANTA MARG CA 92688
379-382-037 379-382-038 379-382-039
PEREZ JORGE & EVA PEREZ LAURIE K SAFREED
513 QUAIL DR
LYNDA M KRISKO
505 QUAIL DR515 QUAIL DR
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530LAKE ELSINORE CA 92530
1
APN Name Address City State Zip
379-120-001 Wesselink Family Trust
379-120-009 Lake Park Rv Resort
379-120-012 Foodmaker Inc
379-132-020 Saul Delacruz
26400 La Alameda #207
900 Skokie Blvd
26400 La Alameda #207
16525 Joy St
20739 Lycoming St #84
34217 Mazarine Dr
16533 Joy St
Mission Viejo
Northbrook
Mission Viejo
Lake Elsinore
Diamond Bar
Temecula
Lake Elsinore
Lake Elsinore
Coto De Caza
Irvine
CA
IL
92691
60062
92691
92530
91789
92592
92530
92530
92679
92612
92592
92530
91208
92879
92530
92530
92532
92604
92530
92530
92530
91791
92530
92530
92530
92672
92672
92530
92530
92530
92530
92627
92627
92530
92627
92627
92530
92530
91754
92604
92530
92679
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
379-132-021 Zheng Jing 2014 Trust
379-132-022 Steve J Thompson
379-132-023 Germania Celaya
379-132-024 Veronica Mendoza
379-132-025 P Thangaratram D Lalani
379-132-031 Arampath Gunawardhana
379-132-032 Steve Thompson
379-132-033 Whytne Gustafson
379-132-034 Steven S Reden
379-132-035 Circle K Stores Inc
379-171-046 Carlos Delapuente
379-171-047 Jorge Ramos
379-171-048 Martin Cortes
379-171-049 Warren D Gaddy
379-171-050 Norine E May
379-171-051 Ricardo P Avalos
379-171-052 Lysah Coleman
379-171-053 Wei Liang
16537 Joy St
35 Long View Rd
4521 Campus Dr #377
34217 Mazarine Dr
16547 Joy St
Temecula
Lake Elsinore
Glendale3763 El Lado Dr
255 E Rincon #100
15047 Eureka St
3588 Raven Dr
18670 Chippewa Rd
4642 Kimberwick Cir
29880 Longhorn Dr
3568 Raven Dr
3560 Raven Dr
1005 Holiday Dr
772 Robin Dr
16919 Bell Ave
Corona
Lake Elsinore
Lake Elsinore
Lake Elsinore
Irvine
Canyon Lake
Lake Elsinore
Lake Elsinore
West Covina
Lake Elsinore
Lake Elsinore
Lake Elsinore
San Clemente
San Clemente
Lake Elsinore
Lake Elsinore
Lake Elsinore
Lake Elsinore
Costa Mesa
Costa Mesa
Lake Elsinore
Costa Mesa
Costa Mesa
Lake Elsinore
Lake Elsinore
Monterey Park
Irvine
379-171-054 Daniel Calas
379-171-055 Flores Family Trust 10/3/2023
379-171-056 Angel S Gutierrez Jose
379-171-084 Brookstone Landing Inc
379-171-085 Brookstone Landing Inc
379-180-005 Tom Chen
379-192-004 Tom Chen
379-192-023 Yan Hoeung
379-192-025 Tom Chen
379-381-006 3600 Nashland Trust Utd 04/14/2020 427 E 17th St #744
379-381-007 3580 Nashland Trust Utd 04/14/2020 427 E 17th St #F
782 Robin Dr
171 B Avenida Vaquero
171 B Avenida Vaquero
15155 Camphor Way
15155 Camphor Way
15155 Camphor Way
15155 Camphor Way
379-381-008 Igmidio Yaranon
379-381-009 3438 Nashland Trust Utd 04/14/2020 427 E 17th St #F
3581 Nashland Ave #D
379-381-010 3541 Nashland Trust Utd 4/14/20
379-381-011 Alice Yaranon
379-381-012 Igmidio R Yaranon
379-381-019 Lake Front Park View Plaza Inc
379-381-023 Warren D Gaddy
427 E 17th St #F
3581 Nashland Ave #D
3581 Nashland Ave #D
P O Box 217
4642 Kimberwick Cir
562 Quail Dr379-381-024 Jose D Romero
379-381-025 Edward Thangaratnam
Lake Elsinore
Trabuco Canyon35 Long View Rd
3880
2
379-381-026 White Family Revocable 2020 Trust 654 S Oak Tree Dr Covina CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
91723
90723
90723
92530
92530
92881
92530
91791
91723
92530
92530
92530
92530
92590
92590
92530
91803
92705
92530
92530
92530
92530
92530
92530
92679
92530
92688
92530
92530
92530
379-381-027 Silvino Negrete
379-381-028 Silvino Negrete
379-381-029 Lauro T Vasquez
379-381-030 Gui Zhu Chen
15923 Georgia Ave
15923 Georgia Ave
348 Laura Lake Dr
592 Quail Dr
Paramount
Paramount
Lake Elsinore
Lake Elsinore
379-381-031 Golden Black 1101 California Ave #201A Corona
379-381-045 Alfonso Barajas 534 Quail Dr Lake Elsinore
West Covine
Covina
Lake Elsinore
Lake Elsinore
Lake Elsinore
Lake Elsinore
379-381-046 Wei Liang 1005 Holiday Dr
654 S Oak Tree Dr
522 Quail Dr
379-381-047 White Family Trust
379-381-048 Felix Rocha Luna
379-381-049 Richard Gall 514 Quail Dr
379-381-050 Moises Ferreyra
379-381-051 David K Kidd Barron
379-381-053 31681 Riverside Drive Llc
379-381-054 31681 Riverside Drive Llc
379-382-025 Maria Aparicio
512 Quail Dr
504 Quail Dr
28656 Old Town Front St Temecula
28656 Old Town Front St Temecula
595 Quail Dr Lake Elsinore
Alhambra
Santa Ana
379-382-026 Leung Family Trust
379-382-027 Ms Borrower Tah
379-382-028 Trinidad Gutierrez
379-382-029 Ely I Castillo Ron
379-382-030 Kayla Marie Ramirez
379-382-031 Estela Elizabeth Machado Pineda
379-382-032 Gomez Living Trust
379-382-033 Gisela Gutierrez
379-382-034 Edward Thangaratnam
379-382-035 Francisco Ramirez
379-382-036 Suraweera Shantha & Bernadette
379-382-037 Perez Jorge & Eva Perez
379-382-038 Laurie K Safreed
379-382-039 Lynda M Krisko
1605 S Fremont Ave
1508 Brookhollow Dr
583 Quail Dr
575 Quail Dr
553 Quail Dr
545 Quail Dr
543 Quail Dr
535 Quail Dr
35 Long View Rd
525 Quail Dr
Lake Elsinore
Lake Elsinore
Lake Elsinore
Lake Elsinore
Lake Elsinore
Lake Elsinore
Trabuco Canyon
Lake Elsinore
11 Las Fieras
515 Quail Dr
513 Quail Dr
Rancho Santa Marg CA
Lake Elsinore
Lake Elsinore
Lake Elsinore
CA
CA
CA505 Quail Dr
3880