HomeMy WebLinkAboutItem No. 2- Planning Application No. 2024-04 (Dutch Bros Coffee Lakeshore) – A Conditional U_202504161920125682)Planning Application No. 2024-04 (Dutch Bros Coffee Lakeshore) – A Conditional Use
Permit and a Commercial Design Review for a New 980 Square-Foot Drive-through
Dutch Bros Coffee Shop on a 0.71-Acre Parcel Located at 16758 Lakeshore Drive
1.Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15303 (Class 3, New Construction or
Conversion of Small Structures);
2.Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-03
TO ALLOW A NEW 980 SQUARE-FOOT DRIVE-THROUGH DUTCH BROS COFFEE
SHOP IN THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT LOCATED AT 16758
LAKESHORE DRIVE (APN: 378-290-015); and
3.Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2024-
01 FOR THE CONSTRUCTION OF A NEW 980 SQUARE-FOOT DRIVE-THROUGH
DUTCH BROS COFFEE SHOP IN THE NEIGHBORHOOD COMMERCIAL (C-1)
DISTRICT LOCATED AT 16758 LAKESHORE DRIVE (APN: 378-290-015).
Page 1 of 5
REPORT TO PLANNING COMMISSION
To:Honorable Chair and Members of the Planning Commission
From:Damaris Abraham, Community Development Director
Prepared by:Jesse Rodriguez, Assistant Planner
Date:April 15, 2025
Subject:Planning Application No. 2024-04 (Dutch Bros Coffee Lakeshore) – A
Conditional Use Permit and a Commercial Design Review for a New 980
Square-Foot Drive-through Dutch Bros Coffee Shop on a 0.71-Acre Parcel
Located at 16758 Lakeshore Drive
Applicant:Sabrina Rushing, Barghausen Consulting Engineers
Recommendation
1. Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15303 (Class 3, New Construction or
Conversion of Small Structures);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-03 TO
ALLOW A NEW 980 SQUARE-FOOT DRIVE-THROUGH DUTCH BROS COFFEE SHOP IN
THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT LOCATED AT 16758 LAKESHORE
DRIVE (APN: 378-290-015); and
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2024-01
FOR THE CONSTRUCTION OF A NEW 980 SQUARE-FOOT DRIVE-THROUGH DUTCH
BROS COFFEE SHOP IN THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT
LOCATED AT 16758 LAKESHORE DRIVE (APN: 378-290-015).
Project Location
The project is located on an existing 0.71-acre parcel that is within the existing Stater Bros. Market
commercial center on Lakeshore Drive which includes a variety of retail, restaurant, and personal
service businesses. The project site is currently zoned Neighborhood Commercial (C-1) within
(PA 2024-04, Dutch Bros Coffee Shop Lakeshore)
Page 2 of 5
3
8
6
7
6
the Lake View District and is located near the intersection of Lakeshore Drive and Riverside Drive
at 16758 Lakeshore Drive, which includes Assessor Parcel Number (APN: 378-290-015).
Environmental Setting
EXISTING
LAND USE GENERAL PLAN ZONING
Project Site Commercial General Commercial (GC)Neighborhood Commercial (C-1)
North Residential General Commercial (GC) Neighborhood Commercial (C-1)
South Vacant Specific Plan Specific Plan
East Commercial General Commercial (GC) Neighborhood Commercial (C-1)
West Commercial General Commercial (GC)Neighborhood Commercial (C-1)
Table 1: Environmental Setting
Project Description
Planning Application No. 2024-04 is a request for a Commercial Design Review (CDR No. 2024-
01) to construct a new 980 square-foot drive-through coffee shop and related site
improvements including parking and landscaping. The application also includes a request for a
Conditional Use Permit (CUP No. 2024-03) to permit the operation of the drive-through, as
required by the C-1 zoning land use regulations. The project site would be accessed by two (2)
existing shared driveways along Lakeshore Drive.
The proposed coffee shop will also feature a walk-up ordering window. No indoor customer
access or seating area is proposed. Business hours of operation would be 5:00 AM to 11:00 PM,
Monday through Sunday.
Analysis
The following analysis 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 has included recommended
conditions of approval to ensure compliance with adopted plans, policies, and regulations.
General Plan and Municipal Code Consistency
The project site has a General Plan land use designation of General Commercial (GC). This
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 max Floor Area Ratio (FAR) of 0.40. The project proposes to establish a drive-through
coffee shop, with 0.03 FAR, that sells specialty coffees, smoothies, and pastries. Therefore, the
project is consistent with the General Plan.
(PA 2024-04, Dutch Bros Coffee Shop Lakeshore)
Page 3 of 5
3
8
6
7
6
The current zoning designation for the subject property is Neighborhood Commercial (C-1). The
C-1 zone is intended to provide locations for general retail and office uses which offer the sale of
goods and services to the general public and which, through characteristics of their operation,
serve primarily the day-to-day shopping needs of the local residents. Per LEMC Section
17.120.030, coffee shops with a drive-through in the C-1 zone are conditionally permitted uses
subject to the approval of a Conditional Use Permit.
Staff has reviewed the proposed development plans for compliance with the C-1 development
standards and has determined that the proposed development conforms to the C-1 requirements
as shown in Table 2 as well as the drive-through establishment standards contained in LEMC
Section 17.148.060.
Development Standard Required Proposed
Floor Area Ratio (FAR)0.40 maximum 0.03
Front Setback Average of 20 feet (ft.)
but not less than 15 ft.
33 ft. 6 inches (in.)
Right Side, Interior 0 ft.68 ft. 10 in.
Left Side, Interior 0 ft.55 ft. 10 in.
Building Height 35 ft. maximum 24 ft.
Drive-through Establishments:
Drive-through planter separation (from
driveways, parking and property lines)
5 ft. minimum 6 ft. to 21 ft. 7 in.
Drive-through Stacking 20 ft. minimum per
vehicle
Over 20 ft. per vehicle
Drive-through Storage 8 vehicles minimum 18 vehicles
Parking Customer Area: one
space per 45 sq. ft.
Non-customer Area: one
space per 200 sq. ft.
Total Required = 13
spaces
25 spaces
Table 1: Development Standards
Architecture and Site Design
The architectural design of the proposed building complies with the Nonresidential Development
Standards (Chapter 17.112) of the LEMC. The proposed building design is Dutch Bros Coffee
Shop’s typical prototype building which is similar to the existing Dutch Bros Coffee Shop located
in the City on Mission Trail. The proposed building is rectangular and will feature a flat roof with a
parapet. The main body of the building exterior would consist of dark and light gray metal panel
siding, stone veneer, metal awning projections, and space for tenant wall signage. Accent blue
metal siding would be provided on the proposed tower element. The exterior architecture,
including colors and materials, has been designed to be harmonious and compatible with
(PA 2024-04, Dutch Bros Coffee Shop Lakeshore)
Page 4 of 5
3
8
6
7
6
surrounding development. Furthermore, the proposed landscaping improvements complement
the proposed building design, provide shade and break-up expanses of pavement. The proposed
site design is cohesive and functional for the proposed use.
Traffic
A focused traffic analysis dated January 14, 2025 was prepared by Kittelson & Associates, Inc.
for the project. The purpose of the analysis is to assess the project’s potential traffic impacts, if
any, to the surrounding road network, specifically the existing intersection of Lakeshore Drive and
Riverside Drive and the project site driveways. The analysis concluded that the project would not
adversely affect existing traffic levels of service in the study area including the Lakeshore Drive
and Riverside Drive intersection.
Additionally, based on survey data, the study determined that the proposed drive-through stacking
capacity of 18 vehicles is sufficient to accommodate peak hours of operations which are typically
in the morning and lunch time. Furthermore, the Engineering Division reviewed the focused traffic
analysis and determined that the anticipated traffic generated by the Dutch Bros Coffee Shop
would be minimal, and no roadway or intersection modifications or other traffic improvements are
necessary. Therefore, the project is consistent with the circulation goals and policies of the
General Plan and is not expected to negatively impact the safety or efficiency of surrounding
roadways.
To ensure safe and efficient onsite circulation, particularly during peak hours and the grand
opening, Dutch Bros will implement a proactive traffic management plan. There would be an
employee dedicated to managing the drive-through queue by taking orders in advance and
helping to keep the line moving smoothly. This is typical of how other Dutch Bros location
(including the existing one on Mission Trail) are operated to ensure the drive-through queue line
flows efficiently to prevent “spillover” traffic onto the public street as well as ensure that access to
adjacent businesses and residential areas are not obstructed. Additionally, Dutch Bros
implements speed and service time expectations to further minimize any potential congestion.
The project has also been conditioned to submit a Queueing Management Plan prior to occupying
the building and would be required to comply with said management plan at all times. Should the
use result in concerns related to parking and traffic, a condition of approval has been included to
refer the CUP back to Planning Commission for a subsequent review at a public hearing.
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 Section 15303 (Class 3, New Construction or Conversion of Small Structures). Class 3 consists
of construction and location of limited numbers of new, small facilities or structures… (c) A store,
motel, office, restaurant or similar structure not involving the use of significant amounts of
hazardous substances, and not exceeding 2,500 sq. ft. in floor area. The proposed project
involves the new construction of a 980 square-foot coffee shop and onsite improvements including
a drive-through lane, a parking area, landscaping, and utility extensions to serve the new
(PA 2024-04, Dutch Bros Coffee Shop Lakeshore)
Page 5 of 5
3
8
6
7
6
construction. All necessary public services and facilities are available and the surrounding area
is not environmentally sensitive.
MSHCP Consistency
The 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 project site is not located in a Criteria Cell and was not required
to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review
(JPR) processes. The project complies with all other applicable requirements of the MSHCP.
Public Notice
Notice of the public 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 – CUP Resolution
Attachment 2 – CDR Resolution
Attachment 3 – Conditions of Approval
Attachment 4 – GIS Exhibits
Attachment 5 – Project Plans
Attachment 6 – Public Notice Materials
RESOLUTION NO. 2025-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-03
TO ALLOW A NEW 980 SQUARE-FOOT DRIVE-THROUGH DUTCH BROS
COFFEE SHOP IN THE NEIGHBORHOOD COMMERCIAL (C-1) DISTRICT
LOCATED AT 16758 LAKESHORE DRIVE (APN: 378-290-015)
Whereas, Sabrina Rushing, Barghausen Consulting Engineers, has filed an application
with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2024-04
(Conditional Use Permit No. 2024-03 and Commercial Design Review No. 2024-01) to construct
a new 980 sq. ft. Dutch Bros Coffee Shop and related site improvements including a two-lane
drive-through with 18 queuing spaces, 25 parking spaces and landscaping. The project site is
located on a 0.71-acre site within the Neighborhood Commercial (C-1) District at 16758
Lakeshore Drive (APNs: 378-290-015);
Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell
undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process
to analyze the scope of the proposed development and establish a building envelope that is
consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives;
Whereas, Section 17.415.070.A of the Lake Elsinore Municipal Code (LEMC) provides
that certain uses have operational characteristics that, depending on the location and design of
the use, may have the potential to negatively impact adjoining properties, businesses, or residents
and therefore are permitted subject to the issuance of a Conditional Use Permit, which allows the
City to comprehensively review and approve the use;
Whereas, pursuant to Section 17.415.070.B of the LEMC, the Planning Commission
(Commission) has been delegated with the responsibility of reviewing and approving, conditionally
approving, or denying Conditional Use Permits; and
Whereas, on April 15, 2025, at a duly noticed Public Hearing, the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
Section 1: The Commission has considered the Project prior to making a decision and
has found it acceptable.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
PC Reso. No. 2025-____
Page 2 of 4
3
8
6
7
7
1. The project is not subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
2. The project site is flat, heavily disturbed and devoid of vegetation with much of the
surrounding area having been developed for commercial uses. The project is proposing
to construct a new coffee shop with drive-through lanes, and other improvements
throughout the project site. As such, the Riparian/Riverine Areas and Vernal Pool
Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as
set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow
Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4. The project is consistent with the Fuels Management Guidelines because the project site
is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5. The project has been conditioned to pay any applicable MSHCP Local Development
Mitigation Fees.
Section 3: The Commission has reviewed and analyzed the proposed project pursuant to
the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), and the LEMC and finds and determines that the proposed project is
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the GP and the LEMC.
Section 4: The Commission 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
15303 (Class 3, New Construction or Conversion of Small Structures), because the project
involves the new construction of a 980 square-foot commercial structure and accessory onsite
improvements including a drive-through lane, a parking area, and landscaping.
Section 5: That in accordance with LEMC Section 17.415.070.C. Findings, the
Commission makes the following findings regarding Conditional Use Permit No. 2024-03:
1. That the proposed use, on its own merits and within the context of its setting, is in accord
with the objectives of the General Plan and the purpose of the planning district in which
the site is located.
The proposed project is located in the General Commercial (GC) General Plan land use
designation within the Lake View District. The 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 proposes to establish a drive-through coffee shop,
that sells specialty coffees, smoothies, and pastries, with a proposed FAR of 0.03.
Therefore, the project would be consistent with the General Plan. Furthermore, the new
business would contribute to the main goal of the Lake View District because it would
provide a new retail business to support the planned residential developments.
PC Reso. No. 2025-____
Page 3 of 4
3
8
6
7
7
2. The proposed use will not be detrimental to the general health, safety, comfort, or general
welfare of persons residing or working within the neighborhood of the proposed use or the
City, or injurious to property or improvements in the neighborhood or the City.
The proposed project has been reviewed to ensure the drive-through operations would be
managed as to avoid potential detrimental effects to the existing surrounding community
and the general public. The drive-through has been designed with two lanes and queueing
capacity for up to 18 vehicles which the Engineering Division has determined would be
sufficient. Furthermore, the project has been conditioned as such to avoid any possible
negative impacts associated with the proposed project including a drive-through
management plan during peak hour operations and grand opening.
3. The Site for the intended use is adequate in size and shape to accommodate the use, and
for all the yards, setbacks, walls or fences, landscaping, buffers, and other features
required by this title.
The proposed site development plan has been reviewed and determined to be compliant
with the drive-through establishment requirements pursuant to LEMC Section 17.148.060
including drive-through lane lengths, stacking capacity, and landscaping buffers. The
project also complies with the applicable C-1 development standards including building
setbacks and drive-aisle widths. As such, the proposed project site is adequate for drive-
through use.
4. The Site for the proposed use relates to streets and highways with proper design both as
to width and type of pavement to carry the type and quantity of traffic generated by the
subject use.
The project site is located in a fully developed commercial area with existing driveways
and road networks. However, the Engineering Division required and reviewed a focused
traffic analysis to ensure the proposed drive-through use’s anticipated traffic generation
would not cause adverse impacts to the Lakeshore Drive and Riverside Drive intersection
as well as the existing project site driveways. The Engineering Division determined that
the project would not adversely affect existing traffic levels of service and would continue
to operate at satisfactory levels of service. Therefore, the design of existing streets and
project site driveways are sufficient to serve the new drive-through.
5. In approving the subject use at the specific location, there will be no adverse effect on
abutting properties or the permitted and normal use thereof.
The project has been thoroughly reviewed for compliance with the LEMC’s C-1
development standards to ensure the use is compatible with the surrounding
neighborhood including existing businesses. The project has also been reviewed for
compliance with the applicable California Building and Fire Code to ensure the use and
its structure(s) would be safe. In addition, the project has been conditioned by all
applicable City departments and outside agencies, thereby eliminating the potential for
any adverse effects.
6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the subject project to ensure the development of the property in accordance
with the objectives of this chapter and the planning district in which the site is located.
PC Reso. No. 2025-____
Page 4 of 4
3
8
6
7
7
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 included recommended conditions of approval to ensure
compliance with adopted plans, policies, and regulations. Furthermore, the project would
be required to demonstrate compliance with the conditions of approval and other
requirements pursuant to LEMC Section 17.415.070.B prior to the issuance of a building
permit and/or City business license.
Section 6: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the Project, the Commission hereby approves Conditional Use Permit
No. 2024-03.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 15th day of April 2025.
John Gray, Chair
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. 2025-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on April 15, 2025, and that the same was
adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
RESOLUTION NO. 2025-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO.
2024-01 FOR THE CONSTRUCTION OF A NEW 980 SQUARE-FOOT DRIVE-
THROUGH DUTCH BROS COFFEE SHOP IN THE NEIGHBORHOOD
COMMERCIAL (C-1) DISTRICT LOCATED AT 16758 LAKESHORE DRIVE (APN:
378-290-015)
Whereas, Sabrina Rushing, Barghausen Consulting Engineers, has filed an application
with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2024-04
(Conditional Use Permit No. 2024-03 and Commercial Design Review No. 2024-01) to construct
a new 980 sq. ft. Dutch Bros Coffee Shop and related site improvements including a two-lane
drive-through with 18 queuing spaces, 25 parking spaces and landscaping. The project site is
located on a 0.71-acre site within the Neighborhood Commercial (C-1) District at 16758 West
Lakeshore Drive (APNs: 378-290-015);
Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell
undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process
to analyze the scope of the proposed development and establish a building envelope that is
consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives;
Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore
Municipal Code (LEMC), the Planning Commission (Commission) has the responsibility of
reviewing and approving, conditionally approving, or denying design review applications; and
Whereas, on April 15, 2025, at a duly noticed Public Hearing, the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
Section 1: The Commission has considered the Project prior to making a decision and
has found it acceptable.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1. The project is not subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
2.The project site is flat, heavily disturbed and devoid of vegetation with much of the
surrounding area having been developed for commercial uses. The project is proposing
to construct a new coffee shop with drive-through lanes, and other improvements
PC Reso. No. 2025-____
Page 2 of 4
3
8
6
7
8
throughout the project site. As such, the Riparian/Riverine Areas and Vernal Pool
Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as
set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow
Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4. The project is consistent with the Fuels Management Guidelines because the project site
is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5. The project has been conditioned to pay any applicable MSHCP Local Development
Mitigation fees.
Section 3: The Commission has reviewed and analyzed the proposed project pursuant to
the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), and the LEMC and finds and determines that the proposed project is
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the GP and the LEMC.
Section 4: The Commission 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
15303 (Class 3: New Construction or Conversion of Small Structures), because the project
involves the new construction of a 980 square-foot commercial structure and accessory onsite
improvements including a drive-through lane, a parking area, and landscaping.
Section 5: That in accordance with LEMC Section 17.415.070.C. Findings, the
Commission makes the following findings regarding Commercial Design Review No. 2024-01:
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 proposed project is located in the General Commercial (GC) General Plan land use
designation. The 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 proposes to establish a drive-through coffee shop, that sells specialty coffees,
smoothies, and pastries, with a proposed FAR of 0.03. Therefore, the project would be
consistent with the General Plan.
Furthermore, the current zoning designation of the subject site is Neighborhood
Commercial (C-1). The C-1 district is intended to provide locations for general retail and
office uses which offer the sale of goods and services to the general public and which,
through characteristics of their operation, serve primarily the day-to-day shopping needs
of the local residents. Per LEMC Section 17.120.030, coffee shops with a drive-through in
the C-1 zone are conditionally permitted uses subject to the approval of a Conditional Use
Permit.
2. The project complies with the design directives contained in the LEMC and all applicable
provisions of the LEMC.
PC Reso. No. 2025-____
Page 3 of 4
3
8
6
7
8
The project is appropriate to the site and surrounding developments. The architectural
design of the proposed buildings conforms to the Nonresidential Development Standards
(Chapter 17.112) of the LEMC. Sufficient setbacks and enhanced onsite landscaping have
been provided thereby creating interest and varying vistas as a person moves along
abutting streets. The architecture has been designed to achieve harmony and
compatibility with the surrounding area. The colors and materials proposed will assist in
blending the architecture into the existing landscape and are compatible with other colors
and materials used on other properties near the project site. In addition, safe and efficient
circulation has been achieved onsite.
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Section 17.415.050.
Pursuant to Section 17.415.050.E of the LEMC, the project was considered by the
Planning Commission at a duly noticed Public Hearing held on April 15, 2025. The project
has been reviewed and conditioned by all applicable City divisions, departments and
agencies to ensure the proposed project would be consistent with the major design review
objectives contained in LEMC . Furthermore, the project would be required to demonstrate
compliance with the conditions of approval and other applicable requirements prior to the
issuance of a building permit and/or City business license.
Section 6: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the Project, the Commission hereby approves Commercial Design
Review No. 2024-01.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 15th day of April 2025.
John Gray, Chair
Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
PC Reso. No. 2025-____
Page 4 of 4
3
8
6
7
8
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held on April 15, 2025, 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 15
CONDITIONS OF APPROVAL
PROJECT: PA 2024-04/CUP 2024-03/CDR-2024-01
PROJECT NAME:Dutch Bros Coffee Shop Lakeshore
PROJECT LOCATION:16758 Lakeshore Dr (APN: 378-290-015)
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL CONDITIONS
1.Planning Application No. 2024-04 is a request for approval of a Commercial Design Review
(CDR No. 2024-01) to construct a new 980 square-foot drive-through coffee shop and related
site improvements, including a two-lane drive-through with 18 queuing spaces, 25 parking
spaces, and landscaping on a 0.71-acre site. The application also includes a request for
approval of a Conditional Use Permit (CUP No. 2024-03) to permit the operation of the drive-
through, as required by the C-1 zoning land use regulations. No indoor customer access or
seating area is proposed. Business hours of operation would be 5:00 AM to 11:00 PM,
Monday through Sunday.
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 the
approval, implementation, and construction of CUP 2024-03 and CDR-2024-01, which action
is bought within the time period provided for in California Government Code Sections 65009
and/or 66499.37, and Public Resources Code Section 21167, including the approval,
extension, or modification of CUP 2024-03 and CDR-2024-01 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 and prior to issuance of any building permits, the applicant
shall sign and complete an “Acknowledgement of Conditions,” and shall return the executed
original to the Community Development Department for inclusion in the case records.
PLANNING DIVISION
4. Conditional Use Permit No. 2024-03 shall lapse and become void two years following the date
on which the Conditional Use Permit became effective, unless one of the following: (1) prior
to the expiration of two years, a building permit related to the conditional use permit is issued
and construction commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (B) and (C) of LEMC Section 17.415.070.
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 2 of 15
3
8
6
7
9
Subject to the provisions of LEMC Section 17.415.070, a conditional use permit granted
pursuant to the provisions of this section shall run with the land and shall continue to be valid
upon a change of ownership of the site or structure which was the subject of the Conditional
Use Permit application.
5. Commercial Design Review No. 2024-01 shall lapse and become void two years following the
date on which the design review became effective, unless one of the following: (1) prior to the
expiration of two years, a building permit related to the design review is issued and
construction commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal
Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design
review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two-
year period, subject to any approved extensions, and shall continue to be valid upon a change
of ownership of the site, which was the subject of the design review application.
6. The applicant shall meet all applicable City Codes and Ordinances.
7. The applicant shall at all times comply with Section 17.176 (Noise Ordinance) of the LEMC.
8. An application for modification, expansion or other substantial change in the approved
Conditional Use Permit or Commercial Design Review shall be reviewed according to the
provisions of the LEMC, Title 17 in a similar manner as a new application.
9. A business license shall be obtained prior to a certificate of occupancy of the proposed
establishment.
10. Business hours shall be Monday through Sunday from 5:00 AM to 11:00 PM. In the event the
applicant proposes to modify the hours of operation, the modification shall be subject to review
by the Community Development Director. The Community Development Director may
approve the modification or refer the matter to the Planning Commission if judged to be
substantial.
11. There shall be no loitering in or around the business.
12. All Conditions of Approval shall be reproduced on page one of building plans prior to their
acceptance by the Building and Safety Division, Community Development Department. All
Conditions of Approval shall be met prior to the issuance of each individual Certificate of
Occupancy and release of utilities that are applicable to the Dutch Bros Coffee Shop.
13. 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 PM. Construction
activity shall not take place on Sunday, or any Legal Holidays.
14. 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
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 3 of 15
3
8
6
7
9
Engineer.
15. A Temporary Use Permit or Special Event Permit, as applicable, shall be obtained prior to
conducting any outdoor events on the subject property.
16. Graffiti shall be removed within 24 hours.
17. 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.
18. 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.
19. Dutch Bros Coffee will be required to provide a Queueing Management Plan prior to
occupancy of the building. The project shall be required to comply with the Queuing
Management Plan at all times to ensure that the operation of the drive-through does not
interfere with free and orderly circulation of the parking lots and to avoid spillover of vehicles
in the public right-of-way.
20. If operation of this use triggers concerns related to parking, noise, traffic, or other impacts, at
the discretion of the Community Development Director, this Conditional Use Permit may be
referred back to the Planning Commission for subsequent review at a Public Hearing. If
necessary, the Commission may modify or add conditions of approval to mitigate such impacts
or may revoke said Conditional Use Permit.
21. No individual signs are approved as part of this approval. Any proposed exterior signage shall
comply with LEMC Section 17.196.180 requirements. 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.
22. 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
23. Prior to issuance of a building permit, the applicant shall pay Development Impact Fees (DIF)
and Multiple Species Habitat Conservation Plan (MSHCP) Fees per LEMC Section 16.85, at
the rate in effect at the time of payment.
24. 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
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 4 of 15
3
8
6
7
9
swamp coolers shall also be screened, and the Community Development Director, prior to
issuance of building permit shall approve screening plan.
25. 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.
26. 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.
27. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors,
materials and design of the project architecture.
28. Prior to issuance of a building permit, the Final Landscaping / Irrigation Detail Plans shall be
submitted to the Community Development Department with appropriate fees, for review and
approval by the Community Development Director or designee.
a. All planting areas shall have permanent and automatic sprinkler system with 50% plant
coverage using a drip irrigation method.
b. All planting areas shall be separated from paved areas with a six inch (6”) high and six
inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape
areas.
c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty-
four inches (24”).
d. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant
to the LEMC and Landscape Design Guidelines.
e. No required tree planting bed shall be less than 5 feet wide.
f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to
include sidewalks.
g. Any transformers and mechanical or electrical equipment shall be indicated on landscape
plan and screened as part of the landscaping plan.
h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all
requirements of the City’s adopted Landscape Guidelines.
i. All landscaping and irrigation shall be installed within affected portion of any phase at the
time a Certificate of Occupancy is requested for any building.
j. Final landscape plan must be consistent with approved site plan.
k. Final landscape plans to include planting and irrigation details and shall blend in with the
existing shopping center.
l. Final landscape plans shall include drought tolerant planting consistent with Elsinore
Valley Municipal Water District standards subject to plan check and approval by the City’s
landscape plan check consultant.
m. No turf shall be permitted.
29. 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.
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 5 of 15
3
8
6
7
9
30. 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.
BUILDING DIVISION
General Conditions
31. 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.
32. 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.
33. Green Measures. The application shall provide 10% voluntary green measures on the project,
as stipulated by the 2022 California Green Building Standards.
34. 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.
35. 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 Jonathan Oronia at
Joronia@lake-elsinore.org or (951) 667-4558.
36. 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.
37. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
38. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards,
and any block walls will require separate approvals and permits.
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 6 of 15
3
8
6
7
9
39. 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.
40. 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
33. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4)
complete sets of plans and two (2) sets of supporting calculations for review and approval
including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic,
and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the Section
5.507, of the 2022 edition of the California Building Code.
c. A precise grading plan to verify accessibility for the persons with disabilities.
d. Truss calculations that have been stamped by the engineer of record of the building and
the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
34. 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.
35. 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)
36. 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
37. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector
prior to the start of the building construction.
ENGINEERING DEPARTMENT
GENERAL
38. All new submittals for plan check or permit shall be made using the City’s online Citizen Self-
Service Portal (CSSP).
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 7 of 15
3
8
6
7
9
39. All engineering plans shall be prepared by a licensed Civil Engineer using the City’s standard
title block.
40. All required soils, geology, hydrology and hydraulic and seismic reports shall be prepared by
a licensed Civil Engineer and Soils Engineer, as applicable.
41. All slopes and landscaping within the public right-of-way shall be maintained by the property
owner, owner’s association, firms contracted by the property owner’s association, or another
maintenance entity approved by the City Council.
42. 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.
43. Applicant shall submit a detailed hydrology and hydraulic study for review for the sufficient
containment and conveyance of the storm water to a safe and adequate point as approved by
the City Engineer.
44. 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.
45. Minimum good housekeeping and erosion and sediment control Best Management Practices
(BMPs) shall be implemented.
FEES
46. Applicant shall pay all applicable permit application and Engineering assessed fees, including
without limitation plan check and construction inspection fees, at the prevalent rate at time of
payment in full.
47. Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent
rate at time of payment in full. Fees are subject to change. Mitigation and Development Impact
Fees include without limitation:
•Traffic Infrastructure Fee (TIF) – Due prior to issuance of Grading Permit
•Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy
i. Submit to WRCOG at: https://wrcog.us/199/Administration-Fees
ii. Fee subject to change April 2025.
•Master Plan of Drainage Fee (West Lake Zone) – Due prior to issuance of Grading
Permit
i. Subject to yearly escalation beginning July 1, 2025.
Fees are assessed at the prevalent rate at the time of payment in full. Fees are subject to
change.
LAND DIVISION
48. Dedication of 10-foot road easement to the City along property frontage on Lakeshore Drive
will be required such that the distance between the centerline and property line is 60 feet.
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 8 of 15
3
8
6
7
9
49. All required public right-of-way easements shall be prepared by a licensed Land Surveyor and
shall be submitted to the Engineering Department for review and approval prior to issuance
of Building Permit.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design
50. 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.
Post-Construction
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.
52. A Final Water Quality Management Plan (WQMP) will be required and shall be prepared using
the Santa Ana Region of Riverside County’s latest Guidance Document and approved
template and submitted for review and approval to the City. The Final WQMP shall be
approved by the City prior to grading plan approval or issuance of any permit for construction.
53. The Final WQMP shall document the following:
a. Detailed site and project description.
b. Potential stormwater pollutants.
c. Post-development drainage characteristics.
d. Low Impact Development (LID) BMP selection and analysis.
e. Structural and non-structural source control BMPs.
f. Treatment Control BMPs.
g. Site design and drainage plan (BMP Exhibit).
h. Documentation of how vector issues are addressed in the BMP design, operation and
maintenance.
i. GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment
Control BMP locations.
j. Hydraulic Conditions of Concern (HCOC) – demonstrate that discharge flow rates,
velocities, duration and volume for the post construction condition from a 2-year, 24-
hour rainfall event will not cause adverse impacts on downstream erosion and receiving
waters, or measures are implemented to mitigate significant adverse impacts
downstream public facilities and water bodies. Evaluation documentation shall include
pre- and post-development hydrograph volumes, time of concentration and peak
discharge velocities, construction of sediment budgets, and a sediment transport
analysis. If HCOC applies, the project shall implement measures to limit disturbance of
natural water bodies and drainage systems; conserve natural areas; protect slopes and
channels; and minimize significant impacts from urban runoff. (Note the facilities may
need to be larger due to flood mitigation for the 10-year, 6- and 24-hour rain events).
k. Operations and Maintenance (O&M) Plan and Agreement (using City approved form
and/or CC&Rs) as well as documentation of formation of funding district for long term
maintenance costs.
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 9 of 15
3
8
6
7
9
54. Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
55. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
56. Project trash enclosure shall be covered, bermed, and designed to divert drainage from
adjoining paved areas and regularly maintained.
57. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant
shall obtain certification through the Santa Ana Regional Water Quality Control Board and
provide a copy to the Engineering Department.
58. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain”
using the City authorized marker.
59. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision XII.D.4.
60. The project site shall implement full trash capture methods/devices approved by the Regional
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.
Construction
62. A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General
Construction Permit) and compliance with the Green Building Code for sediment and erosion
control are required for this project.
63. Prior to grading or building permit for construction or demolition and/or weed abatement
activity, projects subject to coverage under the NPDES General Construction Permit shall
demonstrate that compliance with the permit has been obtained by providing a copy of the
Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of
the notification of the issuance of a Waste Discharge Identification (WDID). A copy of the
SWPPP shall be kept at the project site, updated, and be available for review upon request.
64. Erosion & Sediment Control – Prior to the issuance of any grading or building permit for
construction or demolition, the applicant shall submit for review and approval by the City
Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan
submittal to demonstrate compliance with the City’s NPDES Program and state water quality
regulations for grading and construction activities.
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 10 of 15
3
8
6
7
9
Post-Construction
65. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate
compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc.
to include:
a. Demonstrate that the project has compiled with all non-structural BMPs described in the
project’s WQMP.
b. Provide signed, notarized certification from the Engineer of Work that the structural
BMPs identified in the project’s WQMP are installed in conformance with approved plans
and specifications and operational.
c. Submit a copy of the fully executed, recorded City approved Operations and
Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the
recorded City approved CC&R.
d. The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall: (1)
describe the long-term operation and maintenance requirements for BMPs identified in
the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation
and maintenance of the referenced BMPs; (3) describe the mechanism for funding the
long-term operation and maintenance of the referenced BMPs; and (4) provide for
annual certification for water quality facilities by a Registered Civil Engineer. The City
format shall be used.
e. Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or
CC&R’s attached) are available for each of the initial occupants.
f. Provide documentation of annexation into a CFD for funding facilities to be maintained
by the City.
g. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve
(12) months after the issuance of a Certificate of Use and/or Occupancy for the project
to verify compliance with the approved WQMP and O&M Plan. A signed/sealed
certification from the Engineer of Work dated 12 months after the Certificate of
Occupancy will be considered in lieu of a Special Investigation by the City.
h. Provide the City with a digital .pdf copy of the Final WQMP.
UTILITIES
66. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway shall be the responsibility of the applicant, property owner, and/or his agent.
Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Section 16.64).
67. Submit a “Will Serve” letter to the City Engineering Department from the applicable water
agency stating that water and sewer arrangements have been made for this project and
specify the technical data for the water service at the location, such as water pressure,
volume, etc. Will Serve letters shall be provided prior to issuance of Grading Permit.
IMPROVEMENTS
68. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards. All public storm drain improvements shall be constructed prior to certificate
of occupancy.
69. A drainage study shall be provided. The study shall identify the following: identify storm water
runoff from and upstream of the site; show existing and proposed off-site and on-site drainage
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 11 of 15
3
8
6
7
9
facilities; and include a capacity analysis verifying the adequacy of the facilities. The drainage
system shall be designed to ensure that runoff from a 10-year storm of 6 hours and 24 hours
duration under developed condition is equal or less than the runoff under existing conditions
of the same storm frequency. Both 6-hour and 24-hour storm duration shall be analyzed to
determine the detention.
70. All natural drainage traversing the site shall be conveyed through the site, or shall be collected
and conveyed by a method approved by the City Engineer. All off-site drainage, if different
from historic flow, shall be conveyed to a public facility.
71. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
72. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
73. All existing storm drain inlet facilities adjacent to the subject properties shall be retrofitted with
a storm drain filter; all new storm drain inlet facilities constructed by this project shall include
a storm drain filter.
Permitting/Construction
74. 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.
PRIOR TO GRADING PERMIT
Design
75. A grading plan signed and stamped by a California Registered Civil Engineer shall be
submitted for City review and approval for all addition and/or movement of soil (grading) on
site. The plan shall include separate sheets for erosion control, haul route and traffic control.
The grading submittal shall include all supporting documentation and be prepared using City
standard title block, standard drawings and design manual.
76. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate
existing drainage pattern.
77. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance. The grading plan shall show that no
structures, landscaping, or equipment are located near the project entrances that could
reduce sight distance.
78. If the grading plan identifies alterations in the existing drainage patterns as they exit the site,
a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required
prior to issuance of grading permits. All grading that modifies the existing flow patterns and/or
topography shall be in compliance with Federal, State and Local law and be approved by the
City Engineer.
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 12 of 15
3
8
6
7
9
79. The applicant shall obtain all necessary off-site easements and/or permits for off-site grading
and the applicant shall accept drainage from the adjacent property owners.
80. Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and/or diversion of drainage.
81. All natural drainage traversing the site (historic flow) shall be conveyed through the site in a
manner consistent with the historic flow or to one or a combination of the following: to a public
facility; accepted by adjacent property owners by a letter of drainage acceptance; or conveyed
to a drainage easement as approved by the City Engineer.
Permitting/Construction
82. Applicant shall execute and submit grading and erosion control agreement, post grading
security, and pay permit fees as a condition of grading permit issuance.
83. No grading shall be performed without first having obtained a Grading Permit. A grading permit
does not include the construction of retaining walls or other structures for which a Building
Permit is required.
84. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is
required prior to commencement of any grading activity.
85. Prior to commencement of grading operations, Applicant shall provide to the City a map of all
proposed haul routes to be used for movement of export material. All such routes shall be
subject to the review and approval of the City Engineer. Haul route shall be submitted prior to
issuance of a grading permit. Hauling in excess of 5,000 cubic yards shall be approved by the
City Council (LEMC Section 15.72.065). All required documents shall be submitted and
approved prior to scheduling for City Council.
86. Import/Export sites located within the Lake Elsinore City limits must have an active grading
permit.
87. Applicant to provide to the City a video record of the condition of all proposed public City haul
roads. In the event of damage to such roads, the applicant shall pay full cost of restoring public
roads to the baseline condition. A bond may be required to ensure payment of damages to
the public right-of-way, subject to approval of the City Engineer.
88. All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper
than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the
City.
89. Review and approval of the project sediment and erosion control plan shall be completed. As
warranted, a copy of the current SWPPP shall be kept at the project site and available upon
request.
90. Approval of the project Final Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading permit.
91. Applicant shall obtain applicable environmental clearance from the Planning Department and
submit applicable clearance document to the Engineering Department. This approval shall
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 13 of 15
3
8
6
7
9
specify that the project complies with any and all required environmental mitigation triggered
by the proposed grading activity.
PRIOR TO BUILDING PERMIT
92. Provide soils, geology and seismic report, including recommendations for parameters for
seismic design of buildings, and walls prior to building permit.
93. Any dedications and easements shall be recorded with the recorded copy provided to the City
prior to issuance of the building permit.
PRIOR TO OCCUPANCY / FINAL APPROVAL
94. All public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer prior to issuance of first
occupancy.
95. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas,
and drainage facilities shall be provided.
96. Applicant shall provide a digital copy of the recorded Covenants, Conditions, and Restrictions
(CC&Rs) to the Engineering Department.
97. As-built plans for all approved plan sets shall be submitted for review and approval by the
City. The developer/owner is responsible for revising the original mylar plans. Once the
original mylars have been approved, the developer shall provide the City with a digital copy
of the “as-built” plans in .tif format.
98. 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.
99. Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be
submitted in .tif format on a USB flash drive or electronically to the Engineering Department
before final inspection will be scheduled.
100.All required public right-of-way dedications, easements, vacations, and easement
agreement(s) shall be recorded with a recorded copy provided to the City prior to first
occupancy.
101.Applicant shall pay all outstanding applicable processing and development fees prior to
occupancy and/or final approval.
102.Applicant shall submit documentation pursuant to City’s Security Release handout.
103.Applicant shall submit as-built all Engineering Department approved project plan sets. After
City approval of paper copy, applicant is responsible for revising the original mylar plans.
Once the original mylars have been approved, the developer shall provide the City with a
digital copy of the “as-built” plans in .tif format.
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 14 of 15
3
8
6
7
9
CITY OF LAKE ELSINORE FIRE MARSHAL
104.Deferred submittals, for any fire systems, shall be identified on all future plans.
105.The applicant or developer shall provide fire hydrants in accordance with the following:
a. Prior to placing any combustibles on site, provide an approved water source for
firefighting purposes.
b. Required fire flow is estimated to be 1500 GPM at 20 PSI for a 2-hour duration based
on 2022 California Fire Code and 980 square foot building area with Type V-B
construction and buildings having a fire sprinkler system. The minimum fire flow shall be
based on the largest single structure on the parcel.
106.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)
107.Each parcel shall have independent access to the circulating roadway. Shared access shall
be documented, and reciprocal access agreements or dedicated access shall be established.
108.The minimum inside turning radius for an access road shall be 24 feet. The minimum outside
turning radius shall be 45 feet. As fire apparatus are unable to negotiate tight “S” curves, a
60-foot straight leg must be provided between these types of compound-turns or the radii
and/or road width must be increased accordingly.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
109.Prior to issuance of a grading permit, the applicant shall submit an application to the
Department of Administrative Services to initiate the annexation process into the Community
Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District
in place at the time of annexation to fund the on-going operation and maintenance of the
public right-of-way landscaped areas and neighborhood parks to be maintained by the City
and for street lights in the public right-of-way for which the City will pay for electricity and a
maintenance fee to Southern California Edison, including parkways, street maintenance,
open space and public storm drains constructed within the development and federal NPDES
requirements to offset the annual negative fiscal impacts of the project. The annexation
process shall be completed prior to issuance of the first certificate of occupancy for the
project. Alternatively, the applicant may propose alternative financing mechanisms to fund
the annual negative fiscal impacts of the project with respect to Maintenance Services.
Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at
the time of annexation toward the cost of annexation, formation or other mitigation process,
as applicable.
PA 2024-04/CUP 2024-03/CDR-2024-01
Conditions of Approval PC: April 15, 2025
Applicant’s Initials: _____ Page 15 of 15
3
8
6
7
9
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 City of Lake Elsinore Planning Commission on __________. I also acknowledge that all
Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
0 375187.5
US Feet
±
Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet
Planning Application No. 2024-04
CUP No. 2024-03, CDR No. 2024-01
Vicinity MapBROWN STWILSON STALLIS STILLINOIS STLA
K
E
S
H
O
R
E
D
R
BAZA STBEV
E
R
L
Y
AVE
SMITH A
V
E
W
A
S
H
I
N
G
T
O
N
S
T
M
O
N
T
E
R
E
Y
ST
PIERCE AVE
POPECIRPOPECIRMERANO STST
C
H
A
R
L
E
S
P
L
AL
V
I
S
O
ST
KANSAS STRIVERSIDE DRBA
D
A
L
O
N
A
S
T
ES
C
A
V
E
R
A
STBUCHMA
N
STW
A
L
N
U
T
D
RWISE STMACHADO STSE
D
O
N
A
S
T DWAN DRKALINA
A
V
E
INGHAM
ST
BON
D
AVE
ESTANCIA STLEON STPONDEROSA STLA
K
E
VI
E
W
AV
E
ULMER
S
T
VERONA STP
A
LM
S
T
PI
N
Y
O
N
ST PINNELL STSANNELL
E
S
T
VISCAYA STGUNNERSON STS
K
Y
L
I
N
E
D
R
BR
I
S
T
L
E
C
O
N
E
ST
SEVILLESTPA
R
K
V
I
E
W
DR
W
E
L
L
S
A
V
ECLEMENT STHAGUE STLA
S
H
A
V
E
FRASERDRSHRIER DRP
I
E
R
R
O
T
T
A
V
E
WISCONSIN STW
O
O
D
C
R
E
S
T
D
R
A
R
N
O
L
D
A
V
E
MORBERG STWISCONSIN STJO
Y
A
V
E
S
T
E
V
E
N
S
A
V
E
HO
L
B
O
R
O
W
A
V
E
ILLINOIS STIOWA STBE
L
L
A
V
E
NEBRASKA STHU
N
T
A
V
E
B
A
I
L
E
Y
A
V
E
N
I
C
H
O
L
S
S
T
ALLIS ST
Know what's
Dial 811 PRELIMINARY SITE AND UTILITY PLAN
VICINITY MAP
CONSTRUCTION NOTES:OWNER
ENGINEER
GEOTECHNICAL
DEVELOPER
SURVEYOR
LEGAL DESCRIPTION
Sheet Number Sheet Title
11/14/2024
LAKESHORE DRIVE
LEGEND
UTILITY REPRESENTATIVESUTILITYREPRESENTATIVES PHONE
PRELIMINARY NOT FOR CONSTRUCTION
Know what's
Dial 811 GRADING AND DRAINAGE PLAN
VICINITY MAP
ESTIMATED EARTHWORK QUANTITIES:CUT: 300 CYFILL: 0 CYNET: 300 CY (CUT)AREA TO BE DISTURBED = 0.47 ACRES
11/14/2024
LAKESHORE DRIVE
LEGENDRCFC BIORETENTION DETAIL
PRELIMINARY NOT FOR CONSTRUCTION
EXTERIOR FINISH SCHEDULEID TAG MATERIAL MANUFACTURER MODEL REMARKSZONE 1 (BODY)EXTERIOR CEMENTPLASTER
3-COAT SYSTEM W/ ACRYLIC MEDIUMSAND FINISH; REVEALS AS SHOWN
1A SHERWIN WILLIAMS
SHERWIN WILLIAMS
SW7551 - GREEK VILLA
SW7073 - NETWORK GRAY
METAL FASCIA
EXTERIOR CEMENTPLASTER
3-COAT SYSTEM W/ ACRYLIC MEDIUMSAND FINISH; REVEALS AS SHOWN
1B
1C METAL FASCIA COLOR TO MATCH DB BLUEZONE 2 (TOWER) (Z2)VINTAGE WOOD - AWP-3030 -CEDAR W/ OPEN OUTSIDECORNERS
2 FIBER CEMENT SIDING NICHIHA ORIENTATION: HORIZONTAL
WESTERN STATES METALROOFING
COLOR TO MATCH DEC 756 WEATHEREDBROWN
2C METAL FASCIAZONE 3 (3'-2" BASE)3 STONE VENEER ELDORADO STONE CUT COARSE STONE - SEASHELL
T-GROOVE, 10"
SILL TO MATCHZONE 4 (FRAMED CANOPY)WESTERN STATES METALROOFING
4
5
6
FASCIA 3 SIDES; COLOR: BLDG DB DARK GRAYNATURAL NORTHWESTERNSPRUCE
1SOFFITHEWN ELEMENTS
ELDORADO STONE
1X6, T&G, " REVEAL8 ARMET DAVI S NEWLOVE &ASSOCI ATES, AI A ARCHI TECTS
COLUMNS CUT COARSE STONE - SEASHELLNOTE: PROVIDE 3"X2" SMOOTH DOWNSPOUTS AND ALL NECESSARY ADAPTORS AT AWNING AND CANOPY LOCATIONS; DOWNSPOUT COLOR TO MATCHBODY MATERIAL PER ELEVATION 1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742
PRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 1C
PRE-FINISHED PARAPETCAP FLASHING,
PRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 2C COLOR TO MATCH 2CT.O. PARAPET 2 T.O. PARAPET 2+24'-0"
LINE OF ROOF TOP UNITS BEYOND,SHIELDED FROM VIEW PARAPETS
+24'-0"LINE OF ROOF TOP UNITS BEYOND,SHIELDED FROM VIEW PARAPETS
PRE-FINISHED PARAPET CAP FLASHING,COLOR TO MATCH 1C
PRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 1C
SIDING SYSTEM1A 1B 1A LIGHTED SIGN, INSTALLED BY SIGNCONTRACTOR, COORDINATE WITHELECTRICAL J-BOX AND BLOCKINGREQUIREMENTS
LIGHTED SIGN,INSTALLED BY SIGNCONTRACTOR,COORDINATE WITH ELECTRICALJ-BOX AND BLOCKINGREQUIREMENTS
T.O. PARAPET 1+20'-10 1/2"
T.O. PARAPET 1+20'-10 1/2"LIGHTED SIGN,INSTALLED BY SIGN CONTRACTOR,COORDINATE WITH ELECTRICAL
SIDING SYSTEM1BJ-BOX AND BLOCKING REQUIREMENTS SIDING SYSTEM2
SIDING SYSTEM2
METAL AWNING,SEE DETAIL 2/A4.0T.O. CANOPYPARAPET+12'-3"
CANOPY FASCIA 4
METAL AWNING,SEE DETAIL 2/A4.0
METAL AWNING,SEE DETAIL 2/A4.0
FRAMED CANOPY
+5 21" FURROUT B.O CANOPY &B.O AWNING+10'-6"
AWNING+10'-6"SCONCE LIGHTS,8'-0" B.O. OFFIXTURES,TYP.
SIDING SYSTEM1B
CANOPY SOFFIT5
WALL MOUNTEDLIGHT FIXTURE
CANOPY COLUMNS 6LED MENU BOARDEQ21
T.O. CAP+3'-2"
LOCK BOX KEY ELECTRICAL GEARLOCATIONEQ34STAINLESS STEEL SERVICE TRAY,DUTCH BROS FURNISHED,CONTRACTOR INSTALLED.
T.O. SERVICECOUNTER+2'-10"
WALL HYDRANTP16COORD. W/PLUMBING
6" STEEL PIPE BOLLARD WITHPLASTIC SLEEVE,COLOR: DUTCH BROS. BLUE
T.O. SLAB+0'-0"
T.O. SLAB+0'-0"BULK TANK FILL BOXEQ19A
STONE VENEER3
OVERFLOW DOWNSPOUT,COORD. W/ PLUMBING.4 ELEVATION - DRIVE-THRU WINDOW 3 REAR ELEVATIONSCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"
PRE-FINISHED PARAPETCAP FLASHING,
PRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 2C
PRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 1C
LINE OF ROOF TOP UNITS BEYOND,SHIELDED FROM VIEW PARAPETS
COLOR TO MATCH 2C PRE-FINISHED PARAPETCAP FLASHING,
LINE OF ROOF TOP UNITS BEYOND,SHIELDED FROM VIEW PARAPETST.O. PARAPET 2+24'-0"
T.O. PARAPET 2 COLOR TO MATCH 1C+24'-0"1A 1B PRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 1C
SIDING SYSTEM1A SIDING SYSTEM1AT.O. PARAPET 1+20'-10 1/2"
T.O. PARAPET 1+20'-10 1/2"LIGHTED SIGN,INSTALLED BY SIGN CONTRACTOR,COORDINATE WITH ELECTRICAL
SIDING SYSTEM1BLIGHTED SIGN, INSTALLED BYSIGN CONTRACTOR,
J-BOX AND BLOCKING REQUIREMENTS COORDINATE WITH ELECTRICALJ-BOX AND BLOCKING REQUIREMENTS
+5 21" FURROUTSIDING SYSTEM1A
ADDRESS NUMBERS:- 12" ARIAL FONT- 2" STROKE- SATIN ALUM. FINISH- VERIFY FINAL LOCATION
SIDING SYSTEM 2
SIDING SYSTEM1B
CANOPY FASCIA4FRAMED CANOPY XXXX T.O. CANOPYCANOPY FASCIA4
METAL AWNING,SEE DETAIL 2/A4.0
CANOPY COLUMNS 6
FRAMED CANOPY PARAPET+12'-3"
METAL AWNING,SEE DETAIL 2/A4.0
METAL AWNING,SEE DETAIL 2/A4.0 B.O CANOPY &AWNING+10'-6"B.O CANOPY &AWNING+10'-6"
DATE: 04/01/2024CANOPY SOFFIT5
SCONCE LIGHTS,8'-0" B.O. OFFIXTURES,TYP.
REV: DATE:DESCRIPTION:SIDING SYSTEM 2
SCONCE LIGHTS,8'-0" B.O. OFFIXTURES,TYP.
CANOPY SOFFIT5INTERNAL CANOPY ROOFDRAIN; REFER TO A3.1 & A4.0FOR ADDITIONAL INFORMATION
CANOPY COLUMNS 6OVERFLOW DOWNSPOUT,COORD. W/ PLUMBING.
T.O. CAP+3'-2"
T.O. CAP+3'-2"
SHEET NAME:T.O. SERVICE T.O. SERVICECOUNTERCOUNTER+2'-10"LED MENU BOARD EQ21
+2'-10"6" STEEL PIPE BOLLARDWITH PLASTIC SLEEVE,COLOR: DUTCH BROS. BLUE
BUILDING ELEVATIONSCOLORT.O. SLAB+0'-0"
T.O. SLAB+0'-0"STONE VENEER3
STONE VENEER3 SHEET NUMBER:A6.1
2 ELEVATION - WALK-UP WINDOW 1 FRONT ELEVATIONSCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"
c
ARMET DAVI S NEWLOVE &ASSOCI ATES, AI A ARCHI TECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742
3'-0"
3'-2"5'-0"
11'-3"
DATE: 04/01/2024REV: DATE:DESCRIPTION:
SHEET NAME:FLOOR PLAN/DETAILS/ SCHEDULES
SHEET NUMBER:1 FLOOR PLAN A2.0SCALE: 3/8" = 1'-0"0'1'2'3'
c
METALAWNINGBELOW
PARAPET 2 ROOF DRAIN, WITH OVERFLOW;DRAIN & DAYLIGHT ONTO PARAPET 1 ROOF.DAYLIGHT OVERFLOW 18" ABOVE GRADE.
PARAPET 1 ROOF DRAIN WITH OVERFLOW;CONNECT PARAPET 1 ROOF DRAIN TO STORMSEWER OR DAYLIGHT THROUGH FACE OF CURBAT DRIVE AISLE. DAYLIGHT OVERFLOW 18"ABOVE GRADE.
METALAWNINGBELOW
P-14 1/2"ARMET DAVI S NEWLOVE &ASSOCI ATES, AI A ARCHI TECTS
PER 1'-0"
1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742BUILDINGP-14PARAPET 2 METALAWNINGBELOW
BUILDINGPARAPET 1
SLOPED RIDGIDINSULATION VALLEY
06 1 "436"x36"KEYED ACCESS,BY G.C.
PER 1'-0"EQ3136"x30" ROOFACCESS HATCH3'-4"x3'-4" R.O.SILL @ 12" A.F. ROOF
1'-0"2'-6"ROOF MOUNTEDHVAC EQUPMENT;COORD. W/MECHANICAL
METALAWNINGBELOW
CRICKETEQ8A1 "8'-9"4 COORD. WITH MECHANICAL;INSTALLED ON SLEEPERS.
PER 1'-0"CRICKET23'-0"
EQ15ACOORD. WITHMECHANICAL;INSTALLED ONSLEEPERS.
CRICKET
BUILDINGPARAPET 1
FRAMEDCANOPYBELOWLINE OF COLUMN BELOW
CANOPY ROOF DRAIN TODOWNSPOUTS: CONNECT TOSTORM SEWER OR DAYLIGHTTHROUGH FACE OF CURB W/ 3" PVCUNDER SLAB. CANOPY ROOFOVERFLOW DAYLIGHT 1" PROUD OFSOFFIT MATERIAL
P-14 P-14
DATE: 04/01/2024REV: DATE:DESCRIPTION:1 ROOF PLAN SCALE: 3/8" = 1'-0"
SHEET NAME:
ROOF PLAN/ ROOFDETAILS
SHEET NUMBER:A4.0c
TRASH ENCLOSURE GENERAL NOTES:1. REFER TO STRUCTURAL FOR MASONRY, CONCRETE, STRUCTURAL STEEL AND REINFORCING STEEL FOR SPECIFICATIONS.
2. PROVIDE LOCKING MECHANISM ON GATES AND PEDESTRIAN GATE.3. PROVIDE SITE LIGHTING AT TRASH ENCLOSURE. MIN. 5 FOOT CANDLE.4. GATE TO BE BUILT WITH 3"X 2" SQUARE STEEL TUBING WITH ALL JOINTS FULLY WELDED TOGETHER AND 1 CROSS MEMBER PER GATE. FRAME TO BEPRIMED AND PAINTED PER PLAN.18 GA METALDECK; PER PLANTS 3" x 2" x 1/4" STD STEEL,WELD ALL JOINTS & GRIND SMOOTH3" x 2" x 1/4" STD. STEEL ANGLEWELD ALL JOINTS & GRIND SMOOTH(3) GALVANIZED STEEL HINGE COLLARSW/ GREASE FITTINGS WELD TO GATEANGLE FRAMING PAINT PER PLANROUND CONCRETE TOP,PAINT PER PLAN6" DIA GALVANIZED PIPE GATE POST,FILL SOLID WITH CONCRETE, PAINTPER PLANCONCRETE CAP
6" DIA. STEELPIPE FILLEDw/ CONCRETE
3" X 1/4" STEEL PLATEWELDED TO METAL DECK
ARMET DAVI S NEWLOVE &ASSOCI ATES, AI A ARCHI TECTS(3) STEEL HINGE COLLARSW/ GREASE FITTING; WELD TO GATEANGLE FRAMING; PAINT PER PLAN
SLOPEDCONCRETEBASE
1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742
TS INTERMEDIATE 3" x 2" x 1/4"STD. STEEL FRAME; WELD ALLJOINTS GRIND SMOOTH(3) STEEL HINGERETAIN SLEEVE WELDED TOSTEEL GATE POSTCONCRETEFOOTING,
1/2" EXPANSION JOINTCONCRETE DUMPSTER PADOVER GAVEL SLOPE TO DRAIN;REFER TO STRUCTURAL SHEETS
REFER TOSTRUC. FORREINFORCEMENT1'-6"
INCREASE DEPTH WHEREFROST DEPTH EXCEEDS 3'-0".COORD. W/ STRUCTRUALFOR FROST DEPTH.
(3) #3 TIES @ 3"O.C. @ TOP.
YARD HYDRANT LOCATION,PROVIDE 3/4" WATER LINE,COORD. W/ PLUMBING
2A9.16A9.0
(4) #4 VERTICAL(1) EA. CORNER5 BOLLARD DETAIL 20'-0"#3 TIES @ 12"SCALE: 1/2" = 1'-0"
2 TRASH ENCLOSURE GATE JAMB DETAIL 4" THICK, 3000 P.S.I.CONCRETE SLAB WITH6x6-W1.4x1.4 STL. MESH
7A9.0
8"x16"x8" SPLIT FACE,CMU WALLSW/ 12"x16"x2" CMU CAP
3'-1" x 5'-2" PEDESTRIANACCESS GATE, W/ 4" HSSPOSTS, FILLED W/
SIM.SCALE: 1/2" = 1'-0"3CONC.,EMBED 36" INTOCONC. FTG.
C C CL6'-0"L 6'-0"L 4'-0"8"x8"x16" SPLIT FACECONC. BLOCK - SOLIDGROUT CELLS
w/ #4 @ 24" VERTICAL @ ℄AND #4 @ 24" HORIZ. PERSTRUCT. CALCS
6"H x 6"W CONC. CURBAT SIDES OF TRASHENCLOSURE, TYP.
32" LAP 6"H x 6"W CONC. CURB ATSIDES OF TRASHENCLOSURE, TYP.
6" METAL BOLLARDFILLED W/ CONC.
6" METAL BOLLARDFILLED W/ CONC.6" CURB AS OCCURS -SEE PLANGROUT SOLIDBELOW GRADE, TYP.
PRE-MANUFACTUREDMETAL GATE HANDLES 3A9.1
FINISHGRADE
DUMPSTER DUMPSTERBY REFUSE SERVICE BY REFUSE SERVICE7/8" STEEL RODSLIDE STOP TAB1 1/2" X 1/4" FLAT STOCK
LOCK TAB
PROVIDER PROVIDER#4 @ 24" O.C. TYP.(ALT. BEND)
4" 3000 PSI CONC. SLAB 32 - #4 CONT.8"x16"x8"SPLIT FACE,CMU WALLSW/ 12"x16"x2"CMU CAP
#4 @ 16" O.C. TYP.2'-6"C CLL6TRASH ENCLOSURE SECTION
8"
SCALE: 1/2" = 1'-0"CANE BOLT"HOLD-OPEN" TABS
4A9.0
7A9.0
PROVIDE METAL SLEEVES INCONC. APRON FOR GATECANE ANCHORS, TYP.
PROVIDE METAL SLEEVES IN3TRASH ENCLOSURE GATE LOCKING HANDLE CONC. APRON FOR GATECANE ANCHORS, TYP.
(2) 4'-4" x 5'-8" STEEL GATES,W/ 6" DIA. HSS GATE POST,FILLED W/ CONC.;
CMU, PER PLAN SCALE: 1-1/2" = 1'-0"(2) 4'-4" x 5'-8"STEEL GATES,W/ 6" DIA. HSSGATE POST,
W/ SOLID GROUTAND REINFORCINGPER STRUCTURAL
EMBED 36" INTOCONC. FTG.FILLED W/ CONC.;EMBED 36" INTOCONC. FTG.
(3) STEEL HINGE COLLARSW/ GREASE FITTINGS,WELD TO GATE ANGLE FRAMING,PAINT PER PLAN (3) STEEL HINGECOLLARS W/ GREASE FITTINGS,6" DIA. HSS GATE POST,FILL SOLID WITH CONCRETE,EMBED 3'-0" INTO CONC. FTG.PAINT PER PLAN3" x 2" x 1/4" STD. STEEL ANGLE,WELD ALL JOINTS & GRIND SMOOTH,PAINT PER PLAN
WELD TO GATE ANGLE FRAMING,PAINT PER PLAN PROVIDE METAL SLEEVESIN CONC. APRON FORGATE CANE ANCHORS, TYP.
PROVIDE METAL SLEEVESIN CONC. APRON FORGATE CANE ANCHORS, TYP.
DATE: 04/01/2024(2) 6" DIA. PIPE GATE REV: DATE:DESCRIPTION:POST FILL SOLID W/ CONCRETE,EMBED 3'-0" INTO CONC. FTG.PAINT PER PLAN
1A9.13" x 2" x 1/4" STD. STEEL ANGLE,WELD ALL JOINTS & GRIND SMOOTH
3" x 2" x 1/4" HSS FRAME,WELD ALL JOINTS & GRIND SMOOTH,PAINT PER PLAN TS 3" x 2" x 1/4" STD STEEL,WELD ALL JOINTS &GRIND SMOOTH
4" THICK, 3000 P.S.I.CONCRETE SLABWITH 6x6-W1.4x1.4STL. MESH
METAL SIDING,PAINT PER PLAN
SHEET NAME:METAL SIDING TOMATCH BUILDING
1'-6" TYP.TRASH ENCLOSUREPLAN/ ELEVATIONS
7 TRASH ENCLOSURE GATE JAMB DETAIL 4 TRASH ENCLOSURE GATE JAMB DETAILSCALE: 1-1/2" = 1'-0"SCALE: 1-1/2" = 1'-0"
SHEET NUMBER:A9.01TRASH ENCLOSURE PLAN SCALE: 1/2" = 1'-0"c
TRASH ENCLOSURE MATERIALS22'-0"
19'-8"
1'-2"1'-2"ID MATERIAL MANUFACTURER COLOR NOTESIF INTEGRAL COLORBLOCK IS UNAVAILABLE,BLOCK TO BE PAINTEDTO MATCH DB DARKGRAY
8" CMU WALL BELOW SPLIT FACE8X8X16
BASALITE 490
3
CMU CAP
PAINT
BASALITE 490 12X16X2
8656-1125 - BLDG DBDARK GRAY
BLDG DB DARK GRAY,GATES BODY
PT-2
PT-3
PT-4
SHERWIN-WILLIAMSHATCHED AREA DENOTES GIFLASHING BETWEEN 4X10 BEAMS;TO BE PAINTED PT-2
8656-12045 - BLDGDB BLUE
BLDG DB BLUE, GATEFRAMES & POSTS
PAINT
PAINT
SHERWIN-WILLIAMS
DUNN EDWARDS
DEC 756 WEATHERED ROOF BEAMS, ANDBROWNPOSTS
SIMPSON CC
4"X4" POST
4X10 BEAMPT-4 ARMET DAVI S NEWLOVE &ASSOCI ATES, AI A ARCHI TECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742
4X16 BEAMPT-4
4" SQUARE POST@(4) CORNERSPT-4
PROVIDE SIMILAR LOCKINGMECHANISM TO MAIN GATE
PEDESTRIANACCESS DOOR,W/ CORRUGATED METAL,PAINTED PER PLAN
1" DRY PACK
PLASTER FINISH
T.O. CMU
HSS GATE POSTPAINT PER PLAN
PEDESTRIAN ACCESS DOOR,W/ CORRUGATED METAL,PAINTED PER PLAN.PROVIDE SIMILAR LOCKINGMECHANISM TO MAIN GATE
(10) 4x10 BEAM EVENLYSPACED; PAINTED TO MATCHPT-4
PLAN VIEWSIMPSON CBSQPER STRUCTURALCALCS
PAINT ALL EXPOSED METAL
5 TRASH ENCLOSURE CANOPY- PLAN 4 TRASH ENCLOSURE TRELLIS SUPPORT DETAIL 3 TRASH ENCLOSURE SIDE ELEVATIONSCALE: 1/2" = 1'-0"SCALE: N.T.S.SCALE: 1/2" = 1'-0"
A35 EA. SIDE,EA END OF4X10 TO 4X164X10
4X16
16 GA GI FLASHING BETWEEN4X10 BEAMS FOR FULLDEPTH OF ENCLOSURE/SEAL EDGES
16 GA GI FLASHING BETWEEN4X10 BEAMS FOR FULLDEPTH OF ENCLOSURE/SEAL EDGES
EVENLY PACED (10)4X10 BEAMPT-4
3A9.0
EVENLY PACED (10)4X10 BEAMPT-44A9.1
4" SQUARE POST@(4) CORNERSPT-4
6" DIA. HSS GATE POST, FILL SOLIDw/ CONC., EMBED 3'-0" INTO CONC.FTG., PAINT PER PLAN, TYP.
4" SQUARE POST@(4) CORNERSPT-4
CORRUGATED METAL (2) 3"x1/4" STEEL PLATESWELDED TO METAL DECK
PAINTED PER PLAN
3
3
DATE: 04/01/2024CMU WALLS,PER PLANCOORD.
REV: DATE:DESCRIPTION:W/ STRUCT.CONC.CURBPERCIVIL DWGS.3/4" PIPE CANE BOLT HOLDER,SET INTO CONC. SLAB, 4" DEEP
CANE BOLT"HOLD-OPEN" TABS
1/2" DIA. x 26"L CANE BOLTLATCH RODS
SHEET NAME:
HSS POST EMBEDIN CONC., TYP.
TRASH ENCLOSUREPLAN/ ELEVATIONSSHEET NUMBER:A9.12TRASH ENCLOSURE REAR ELEVATION 1 TRASH ENCLOSURE FRONT ELEVATIONSCALE: 1/2" = 1'-0"SCALE: 1/2" = 1'-0"c
FIBER CEMENT SIDING AT TOWERNICHIHA - ILLUMINATION AWP-3030COLOR: CEDAR
METAL FASCIA AT BUILDINGSHERWIN WILLIAMS 8656-12045COLOR: DUTCH BROS BLUE
EXTERIOR CEMENT PLASTER AT BUILDINGSHERWIN WILLIAMSCOLOR: SW7551 - GREEK VILLA
EXTERIOR CEMENT PLASTER AT BUILDINGSHERWIN WILLIAMSCOLOR: SW7073 - NETWORK GRAY
CANOPY FASCIA & METAL AWNINGSSHERWIN WILLIAMS - 8656-11295COLOR: DUTCH BROS DARK GRAY
STONE VENEER AT WAINSCOT & COLUMNSELDORADO STONE - CUT COARSE STONECOLOR: SEASHELL
METAL FASCIA AT TOWERWESTERN STATES METAL ROOFINGCOLOR: DEC 756 WEATHERED BROWNDutch Bros Coffee CA580816758 Lakeshore Dr.Lake Elsinore, CA 92530
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 April 15, 2025, 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. 2024-04 (Dutch Bros Coffee Shop at Lakeshore): The proposed
project is a request by Sabrina Rushing, Barghausen Consulting Engineers, for a Conditional Use
Permit (CUP No. 2024-03) and a Commercial Design Review (CDR No. 2024-01) to establish a
new 980 square-foot (sq. ft.) two-lane drive-through for Dutch Bros Coffee Shop. The proposed
project also includes related site improvements such as new parking spaces and landscaping. The
project site is located on an existing 0.71-acre property within the Neighborhood Commercial (C1)
District at 16758 Lakeshore Drive (APN: 378-290-015).
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 15303
(Class 3: New Construction or Conversion of Small Structures).
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) 848-0493. 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 Jesse Rodriguez,
Assistant Planner in the Planning Division at jrodriguez@lake-elsinore.org or (951) 777-7454.
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: 0011727773
FILE NO. 0011727773
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:
04/03/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Date: April 3, 2025.
At: Riverside, California
______________
Signature
Data Management Services for Government and Business
CERTIFIED PROPERTY OWNERS' LIST
AFFIDAVIT
I, Gary Perkins, hereby certify that the attached list contains the names and addresses of all
persons to whom all property is assessed, as they appear on the latest available assessment
roll of RIVERSIDE County within the area described and within 300 feet of the exterior
boundaries of the property located at:
Dutch Brothers Coffee
16758 Lakeshore Dr.
Lake Elsinore CA 92530
APN 378-290-015
I certify under penalty of perjury that the foregoing is true and correct.
Signed:
Gary Perkins
March 10, 2025
Radius Maps Company.
radiusmaps@gmail.com Cell (714) 323-6031
7
8
6
9
28
27
10
29 11
123326
1325
1424
1523
22
34 21
20
19
18 17352 16
23 2336 23
23
3
48
46
1
47
4
37
52
50 45 549
44
43
42
3941
40
38
MAP LEGEND
Indicates Map Key Number
Public Notiϐication
33 Study
16758 Lakeshore Dr.
Lake Elsinore CA 92530
APN 378-290-015
Ownership
Listing
Radius Maps Company 2025
300'R PROPERTY OWNERS MAILING LIST
16758 LAKESHORE DR., LAKE ELSINORE CA 92530
MARCH 10, 2025
KEY NO.APN OWNERS ADDRESS CITY
LA HABRA
STATE
CA
CA
FL
CA
CA
CA
CA
CA
CA
CA
ZIP
1
2
3
4
6
8
9
378-290-015
378-290-013
378-290-016
378-290-017
378-245-012
378-263-001
378-263-002
378-263-003
378-263-004
378-263-005
378-263-006
378-263-007
378-263-008
378-263-017
378-263-018
378-263-020
378-263-021
378-263-022
378-263-023
378-263-024
378-263-025
378-263-026
378-263-027
378-263-028
378-263-029
378-264-001
378-264-002
378-264-003
378-305-001
378-305-002
378-305-003
378-305-004
379-224-021
379-470-006
379-470-083
379-470-092
379-480-001
379-480-002
379-480-003
379-480-005
379-480-006
379-480-007
379-480-013
379-480-014
379-480-087
379-480-091
379-480-094
OWNER
CHU H YUN
LAKESIDE CENTER
1333 DOROTHEA RD
7303 WHITEGATE AVE
185 NW SPANISH RIVER #100
1859 RED FOX RD
10141 ANTIGUA ST
450 DULIN RD #173
16769 HUNT AVE
16777 HUNT AVE
10905 ANGELL ST
5512 INNER CIRCLE DR
MARVEJ 23
90631
92506
33431
92704
92804
92028
92530
92530
90650
92506
RIVERSIDE
SANFORD SANDELMAN
BVN COMPANY
M & R IRREVOCABLE TRUST
DEREK SCOTT JOHNSON
DAVID C BERTOLDO
BOCA RATON
SANTA ANA
ANAHEIM
FALLBROOK
LAKE ELSINORE
LAKE ELSINORE
NORWALK
10
11
12
13
14
15
16
17
19
20
21
22
23
24
25
26
27
28
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
52
MARIA DE JESUS VICTORIO
ANTONIO LLAMAS
CECELIA W FAIRFAX RIVERSIDE
990 SKAGENCHRISTIAN LINDGREN JENSEN
CHRISTIAN LINDGREN JENSEN
JOHN CARREON
JUANCARLO FREEMAN
MICHELLE EVANTHE PAWLAK
MICHELLE PAWLAK
23 MARKVEJ
16819 HUNT AVE
120 W ELLIS AVE
16792 LASH ST
16792 LASH AVE
16792 LASH ST
31757 BIAGIO
9452 LUDERS AVE
7851 ORANGEWOOD AVE
23905 CLINTON KEITH #114289
309 N BASQUE AVE
1029 PEARL AVE
2745 VISTA SERENO CT
22711 TRANQUILITY CIR
935 S LOS ROBLES AVE
429 CAMINO MANZANAS
2275 HUNTINGTON DR #852
29700 WISE ST
4603 HURFORD TER
31902 AVENIDA EVITA
16636 LAKESHORE DR
20651 PALOMAR ST
27871 RURAL LN
LAKE ELSINORE
INGLEWOOD
LAKE ELSINORE
LAKE ELSINORE
LAKE ELSINORE
WINCHESTER
GARDEN GROVE
STANTON
WILDOMAR
FULLERTON
LAS VEGAS
LEMON GROVE
WILDOMAR
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
NV
CA
CA
CA
92530
90302
92530
92530
92530
92596
92844
90680
92595
92833
89104
91945
92595
91106
91360
91108
92530
91436
92675
92530
92595
92677
93535
92592
92530
92530
92530
92530
92530
92530
92880
92881
92603
92672
92584
97205
97528
98032
98032
MICHELLE E PAWLAK
LUCIANE CAIXETA
PHAN THI THANH THUY
EMILY TOY
JOHN JEFFERSON CARTER
JOVIAN MENDOZA
SUSET ALI ARELLANO
EMILIO SOLIS
EMILIO SOLIS
LOREN M MCCLURG
ROSE MOSERO
PASADENA
THOUSAND OAKS CA
CHARLES W RASMUSSEN
PEDRO VILLAREAL JR
AEK GLOBAL INVESTMENTS
HT PROP
SAN MARINO
LAKE ELSINORE
ENCINO
SAN JUAN CAPO
LAKEELSINORE
LAKE ELSINORE
LAGUNA NIGUEL
LANCASTER
TEMECULA
LAKE ELSINORE
LAKE ELSINORE
LAKE ELSINORE
LAKE ELSINORE
LAKE ELSINORE
LAKE ELSINORE
CORONA
CORONA
IRVINE
SAN CLEMENTE
MENIFEE
PORTLAND
GRANTS PASS
KENT
KENT
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
OR
OR
WA
WA
ALVIN J ADAMS
FOUR CORNERS PLAZA
RODNEY MONDINO
LAKESHORE VISCAYA
VISCAYA HOMEOWNERS ASSN
LAURA V SANDOVAL
ROCIO ALCALA
177 HOLSTON DR
32823 TEMECULA PKWY
16618 ESCAVERA ST
16616 ESCAVERA ST
16614 ESCAVERA ST
32022 MERANO ST
32024 MERANO ST
32025 MERANO ST
13512 PLUMMER CREEK CT
2602 STAR CREST LN
68 CANYON CREEK
110 E AVENIDA PALIZADA #202
26819 MOUNTAIN GLEN DR
2188 PARK PLACE #100
PO BOX 1929
FANTA VONGAMATH
ROSALYN LEE
KATELYN ANN QUESADA
JILL THEA CATALIG MIRASOL
DEV ARAIN
BRETTANY GONZALEZ
SAFAI FAMILY TRUST
VISCAYA HOMEOWNERS ASSN
GONZALES FAMILY TRUST
COLE VALLEY PARTNERS/BRADEN BERNARDS
DUTCH BROS COFFEE/JOHN CAGLIA
BARGHAUSEN ENGR/SABRINA RUSHING
BARGHAUSEN ENGR/BRIANNA UY
APPLICANT
APPLICANT
APPLICANT
18215 72ND AVE S
18215 72ND AVE S
RADIUS MAPS COMPANY 2025 1 OF 1
300’ Radius Property Owners Study – 16758 Lakeshore Dr., Lake Elsinore CA 92530 March 10, 2025 2 Pages
378-290-015
CHU H YUN
1333 DOROTHEA RD
LA HABRA CA 90631
1 378-290-013 2 378-290-016 3
LAKESIDE CENTER
7303 WHITEGATE AVE
RIVERSIDE CA 92506
SANFORD SANDELMAN
185 NW SPANISH RIVER #100
BOCA RATON FL 33431
378-290-017
BVN COMPANY
1859 RED FOX RD
SANTA ANA CA 92704
4 378-290-018
SAME AS KEY #1
5 378-245-012 6
M & R IRREVOCABLE TRUST
10141 ANTIGUA ST
ANAHEIM CA 92804
378-245-013 7 378-263-001 8 378-263-002 9
SAME AS KEY #6
10141 ANTIGUA ST
ANAHEIM CA 92804
DEREK SCOTT JOHNSON
450 DULIN RD #173
FALLBROOK CA 92028
DAVID C BERTOLDO
16769 HUNT AVE
LAKE ELSINORE CA 92530
378-263-003
MARIA DE JESUS VICTORIO
16777 HUNT AVE
10
13
16
19
22
25
28
378-263-004 11
14
17
20
23
26
29
378-263-005 12
15
18
21
24
ANTONIO LLAMAS
10905 ANGELL ST
NORWALK CA 90650
CECELIA W FAIRFAX
5512 INNER CIRCLE DR
RIVERSIDE CA 92506LAKE ELSINORE CA 92530
378-263-006
CHRISTIAN LINDGREN JENSEN
MARVEJ 23
378-263-007
CHRISTIAN LINDGREN JENSEN
23 MARKVEJ
378-263-008
JOHN CARREON
16819 HUNT AVE
LAKE ELSINORE CA 92530990 SKAGEN
378-263-017
JUANCARLO FREEMAN
120 W ELLIS AVE
378-263-018
MICHELLE EVANTHE PAWLAK
16792 LASH ST
378-263-019
SAME AS KEY #17
16792 LASH ST
INGLEWOOD CA 90302 LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530
378-263-020 378-263-021
MICHELLE E PAWLAK
16792 LASH ST
378-263-022
LUCIANE CAIXETA
31757 BIAGIO
MICHELLE PAWLAK
16792 LASH AVE
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530 WINCHESTER CA 92596
378-263-023
PHAN THI THANH THUY
9452 LUDERS AVE
378-263-024
EMILY TOY
7851 ORANGEWOOD AVE
STANTON CA 90680
378-263-025
JOHN JEFFERSON CARTER
23905 CLINTON KEITH #114289
WILDOMAR CA 92595GARDEN GROVE CA 92844
378-263-026 378-263-027 378-263-028
EMILIO SOLIS
2745 VISTA SERENO CT
LEMON GROVE CA 91945
27
JOVIAN MENDOZA
309 N BASQUE AVE
FULLERTON CA 92833
SUSET ALI ARELLANO
1029 PEARL AVE
LAS VEGAS NV 89104
378-263-029 378-263-030 378-264-001 30
EMILIO SOLIS
22711 TRANQUILITY CIR
WILDOMAR CA 92595
SAME AS KEY #6
10141 ANTIGUA ST
ANAHEIM CA 92804
LOREN M MCCLURG
935 S LOS ROBLES AVE
PASADENA CA 91106
300’ Radius Property Owners Study – 16758 Lakeshore Dr., Lake Elsinore CA 92530 March 10, 2025
378-264-002
ROSE MOSERO
429 CAMINO MANZANAS
THOUSAND OAKS CA 91360
31
34
37
40
43
46
49
52
378-264-003 32
35
38
41
44
47
50
378-305-001
PEDRO VILLAREAL JR
29700 WISE ST
33
36
39
42
45
48
51
CHARLES W RASMUSSEN
2275 HUNTINGTON DR #852
SAN MARINO CA 91108 LAKE ELSINORE CA 92530
378-305-002 378-305-003
HT PROP
31902 AVENIDA EVITA
SAN JUAN CAPO CA 92675
378-305-004
ALVIN J ADAMS
16636 LAKESHORE DR
LAKEELSINORE CA 92530
AEK GLOBAL INVESTMENTS
4603 HURFORD TER
ENCINO CA 91436
379-224-021 379-470-006
RODNEY MONDINO
27871 RURAL LN
379-470-083
FOUR CORNERS PLAZA
20651 PALOMAR ST
LAKE ELSINORE CA 92595
LAKESHORE VISCAYA
177 HOLSTON DR
LANCASTER CA 93535LAGUNA NIGUEL CA 92677
379-470-092 379-480-001 379-480-002
ROCIO ALCALA
16616 ESCAVERA ST
LAKE ELSINORE CA 92530
VISCAYA HOMEOWNERS ASSN
32823 TEMECULA PKWY
TEMECULA CA 92592
LAURA V SANDOVAL
16618 ESCAVERA ST
LAKE ELSINORE CA 92530
379-480-003 379-480-005
ROSALYN LEE
32022 MERANO ST
LAKE ELSINORE CA 92530
379-480-006
FANTA VONGAMATH
16614 ESCAVERA ST
LAKE ELSINORE CA 92530
KATELYN ANN QUESADA
32024 MERANO ST
LAKE ELSINORE CA 92530
379-480-007
JILL THEA CATALIG MIRASOL
32025 MERANO ST
379-480-013
DEV ARAIN
13512 PLUMMER CREEK CT
CORONA CA 92880
379-480-014
BRETTANY GONZALEZ
2602 STAR CREST LN
CORONA CA 92881LAKE ELSINORE CA 92530
379-480-087 379-480-091
VISCAYA HOMEOWNERS ASSN
110 E AVENIDA PALIZADA #202
SAN CLEMENTE CA 92672
379-480-093
SAFAI FAMILY TRUST
68 CANYON CREEK
IRVINE CA 92603
SAME AS KEY #40
32823 TEMECULA PKWY
TEMECULA CA 92592
379-480-094 379-480-095
SAME AS KEY #52
26819 MOUNTAIN GLEN DR
MENIFEE CA 92584
53 OWNER: COLE VALLEY PARTNERS
BRADEN BERNARDS
2188 PARK PLACE #100
PORTLAND OR 97205
GONZALES FAMILY TRUST
26819 MOUNTAIN GLEN DR
MENIFEE CA 92584
APPLICANT: DUTCH BROS COFFEE
JOHN CAGLIA
PO BOX 1929
APPLICANT: BARGHAUSEN ENGR
SABRINA RUSHING
18215 72ND AVE S
APPLICANT: BARGHAUSEN ENGR
BRIANNA UY
18215 72ND AVE S
KENT WA 98032GRANTS PASS OR 97528 KENT WA 98032
Assessor’s
Maps
Radius Maps Company 2025