HomeMy WebLinkAboutItem No. 14 - Notice of Decision – Planning Commission Approval of Planning Application No. 2024-16 (Natural Foot Spa)
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REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Damaris Abraham, Community Development Director
Date: April 22, 2025
Subject: Notice of Decision – Planning Commission Approval of Planning
Application No. 2024-16 (Natural Foot Spa) – A Conditional Use Permit for
a New 1,117 Square-Foot Massage Establishment within Unit A of an
Existing Multi-Tenant Commercial Center located at 31736 Mission Trail
Applicant: Owen Liu
Recommendation
Receive and File the Notice of Decision for Planning Application No. 2024-16 approved by the
Planning Commission on March 18, 2025.
Background
Planning Application No. 2024-16 is a request for a Conditional Use Permit (CUP No. 2024-09)
to allow a massage establishment (Natural Foot Spa) within an existing multi-tenant commercial
center. The proposed project will be located in one of the corner suites, Unit A, which is 1,117
square feet in size. The project proposes only interior improvements to construct five (5) massage
rooms (three single massage rooms, one couple massage room, and one foot massage room).
The business will provide a range of therapeutic services, including cupping, deep tissue
massage, foot massage, and full-body massage. Session durations will range from 30 to 120
minutes with customers having the option to schedule appointments in advance or visit as walk-
ins. The business proposes to operate daily from 10:00 AM to 9:00 PM.
The proposed project is located within an existing Commercial Mixed-Use (CMU) zoned multi-
tenant commercial center in the Lake Elsinore Hills District. The commercial center is located near
the intersection of Diamond Drive and Mission Trail at 31736 Mission Trail which includes
Assessor Parcel Numbers (APNs) 363-172-018 and 363-172-019.
PA 2024-16 (Natural Foot Spa)
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On March 18, 2025, the Planning Commission by a 4-0 vote took the following actions:
1. Found that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15301 (Existing Facilities); and
2. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-09
FOR A NEW 1,117 SQ. FT. MASSAGE ESTABLISHMENT (NATURAL FOOT SPA)
WITHIN UNIT A OF AN EXISTING MULTI-TENANT COMMERCIAL CENTER LOCATED
AT 31736 MISSION TRAIL (APN: 363-172-018 AND 363-172-019).
Discussion
The Planning Commission voted 4-0 to approve the project at its regular meeting on March 18,
2025. There were no public comments received in writing or made during the hearing. The
applicant was in attendance for the public hearing.
The Planning Commission’s decision is final, and no action by the City Council is required unless
the City Council, by majority vote, elects to review and reconsider the Commission’s decision by
ordering the matter set for a future noticed public hearing according to Section 17.410.110.F of
the Lake Elsinore Municipal Code (LEMC), or the applicant or an interested person files a
complete appeal application within 15 days of this notice appearing on the City Council’s Agenda.
Fiscal Impact
The time and cost related to processing this application have been covered by fees paid for by
the applicant. No General Fund budgets have been allocated or used in the processing of this
application. Project approval does not fiscally impact the City’s General Fund. Mitigation to protect
the City fiscally have already been included in the Conditions of Approval.
Attachments
Attachment 1 – Planning Commission Staff Report
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REPORT TO PLANNING COMMISSION
To:Honorable Chair and Members of the Planning Commission
From:Damaris Abraham, Community Development Director
Prepared by:Jesse Rodriguez, Assistant Planner
Date:March 18, 2025
Subject:Planning Application No. 2024-16 (Natural Foot Spa) – A Conditional Use
Permit for a New 1,117 Square-Foot Massage Establishment within Unit A of
an Existing Multi-Tenant Commercial Center Located at 31736 Mission Trail
Applicant:Owen Liu
Recommendation
1. Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15301 (Existing Facilities); and
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2024-09 FOR A
NEW 1,117 SQ. FT. MASSAGE ESTABLISHMENT (NATURAL FOOT SPA) WITHIN UNIT A
OF AN EXISTING MULTI-TENANT COMMERCIAL CENTER LOCATED AT 31736 MISSION
TRAIL (APN: 363-172-018 AND 363-172-019).
Project Location
The project is located within a 1,117 square-foot tenant suite of an existing multi-tenant
commercial center with three separate buildings that includes a variety of retail, office, restaurant,
and personal service businesses. The commercial center is currently zoned Commercial Mixed-
Use (CMU) within the Lake Elsinore Hills District. The commercial center is located near the
intersection of Diamond Drive and Mission Trail at 31736 Mission Trail which includes Assessor
Parcel Numbers (APNs) 363-172-018 and 363-172-019.
(PA 2024-16 Natural Foot Spa)
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Environmental Setting
EXISTING
LAND USE GENERAL PLAN ZONING
Project Site Commercial Commercial Mixed-Use Commercial Mixed-Use (CMU)
North Commercial Neighborhood
Commercial Neighborhood Commercial (C-1)
South Commercial Commercial Mixed-Use Commercial Mixed-Use (CMU)
East Commercial Commercial Mixed-Use Commercial Mixed-Use (CMU)
West Commercial Commercial Mixed-Use Commercial Mixed-Use (CMU)
Table 1: Environmental Setting
Project Description
Planning Application 2024-16 is a request for a Conditional Use Permit (CUP No. 2024-09) to
allow a massage business use, Natural Foot Spa. The applicant is proposing to establish a new
massage business within an existing multi-tenant commercial center. The proposed project will
be located in one of the corner suites, Unit A, which is 1,117 square feet in size. The project
proposes a total of five (5) massage rooms, including three (3) single massage rooms, one (1)
couple massage room, and one (1) foot massage room, as well as an entry reception area and
ancillary rooms (e.g. storage, restroom, utility closet). Natural Foot Spa will provide a range of
therapeutic services, including cupping, deep tissue massage, foot massage, and full-body
massage. Session durations will range from 30 to 120 minutes, with customers having the option
to schedule appointments in advance or visit as walk-ins.
The business proposes to operate daily from 10:00 AM to 9:00 PM and will have three (3) staff
members present at a given time to adjust for business flow. The project will involve interior
improvements to Unit A to create the massage rooms and will not involve any modifications to the
exterior of the building or site.
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 Commercial Mixed-Use (CMU). The
CMU designation provides for a mixture of commercial and residential uses, such as retail and
service-based commercial businesses, medium to high-density residential uses, and similar and
compatible uses. The project proposes to establish a massage establishment, which is a service-
based commercial business. Therefore, the project is consistent with the General Plan.
(PA 2024-16 Natural Foot Spa)
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The current zoning designation for the subject property is Commercial Mixed-Use (CMU). Per
Lake Elsinore Municipal Code (LEMC) Section 17.134.020, massage establishments in the CMU
zone are conditionally permitted uses subject to the approval of a Conditional Use Permit. Since
the applicant proposes interior improvements only, the project will continue to comply with the
required CMU development standards. In terms of the parking requirements for a massage
business, one (1) parking space is required for every 250 square feet of unit area (LEMC Section
17.148.030). As such, the massage business is required to provide five (5) parking spaces. The
existing commercial center has a total of 88 parking spaces that are shared among all the tenants
and customers of the center. Therefore, the project will comply with the parking requirements.
In addition, the massage business has been conditioned to comply with the massage
establishment requirements per LEMC Chapter 5.20 which includes obtaining a separate
massage establishment permit from the local police department, registering the names of all
employees of the massage business, and requiring all massage technicians to have the proper
license(s).
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 15301 (Class 1, Existing Facilities). Class 1 consists of the operation, repair,
maintenance, permitting, leasing, licensing, or minor alteration of existing public or private
structures, facilities, mechanical equipment, or topographical features, involving negligible or no
expansion of use beyond that existing at the time of the lead agency's determination. The
proposed project will be located within a fully developed multi-tenant commercial building and will
utilize one of the existing tenant suites that is 1,117 square feet in size. Only minor modifications
will be made to the interior of the unit. No modifications will be made to the exterior of the building.
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
(PA 2024-16 Natural Foot Spa)
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Attachment 2 – Conditions of Approval
Attachment 3 – GIS Exhibits
Attachment 4 – Project Plans
Attachment 5 – 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-
09 FOR A NEW 1,117 SQ. FT. MASSAGE ESTABLISHMENT (NATURAL FOOT
SPA) WITHIN UNIT A OF AN EXISTING MULTI-TENANT COMMERCIAL CENTER
LOCATED AT 31736 MISSION TRAIL (APN: 363-172-018 AND 363-172-019)
Whereas, Owen Liu has filed an application with the City of Lake Elsinore (City) requesting
approval of Planning Application No. 2024-16 (Conditional Use Permit No. 2024-09) to establish
a new massage business (Natural Foot Spa) within an existing multi-tenant commercial center.
The proposed project will be located in one of the corner suites, Unit A, which is 1,117 square feet
in size. The massage establishment proposes a total of five (5) massage rooms, including three
(3) single massage rooms, one (1) couple massage room, and one (1) foot massage room, as
well as an entry reception area and ancillary rooms (e.g. storage, restroom, utility closet). The
project site is located near the intersection of Diamond Drive and Mission Trail at 31736 Mission
Trail which includes Assessor Parcel Numbers (APNs) 363-172-018 and 363-172-019;
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 March 18, 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.
PC Reso. No. 2025-____
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Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1. The project is not subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
2. The project site is developed with existing commercial uses. The project is proposing to
remodel the interior of an existing multi-tenant commercial building. 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 is exempt from MSHCP local development mitigation fees pursuant to LEMC
Section 16.85.090.B because the project involves remodeling to an existing development
project and will not result in additional usable square footage.
Section 3: The Commission hereby finds and determines that the Project is categorically
exempt from California Environmental Quality Act (Cal. Publ. Res. Code §§21000 et seq. “CEQA”)
and CEQA Guidelines (14. Cal. Code Regs. §§15000 et seq.), specifically pursuant to Section
15301 (Class 1, Existing Facilities), because the project proposes to establish a massage
business within a fully developed multi-tenant commercial building. Only minor modifications will
be made to the interior of the unit. No modifications will be made to the exterior of the building.
Section 4: That in accordance with LEMC Section 17.415.070.C. Findings, the
Commission makes the following findings regarding Conditional Use Permit No. 2024-09:
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 Commercial Mixed-Use (CMU) General Plan Land
Use Designation within the Lake Elsinore Hills District. The CMU designation provides for
a mixture of commercial and residential uses, such as retail and service-based commercial
businesses. The proposed massage establishment is a service-based business and
therefore, the project is consistent with the General Plan. Furthermore, the new business
contributes to the main goal of the Lake Elsinore Hills District because it provides a new
service business to support the planned residential developments.
2. The proposed use will not be detrimental to the general health, safety, comfort, or general
welfare of persons residing or working within the neighborhood of the proposed use or the
City, or injurious to property or improvements in the neighborhood or the City.
The proposed use is located within an existing fully developed multi-tenant commercial
building. The proposed use will not cause either directly or indirectly any detrimental
PC Reso. No. 2025-____
Page 2 of 3
effects to the existing surrounding community. The project has been adequately
conditioned, including compliance with the massage establishments pursuant to LEMC
Chapter 5.20, to avoid any potential negative impacts associated with the conversion and
operation of the proposed use.
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 use is located within an existing tenant of suite of a fully-developed
multitenant commercial center that has been previously reviewed for consistency with the
development standards. The use does not propose any changes to the site exterior and
only interior improvements to the tenant suite are proposed. Furthermore, the project has
been analyzed by all applicable City departments and it has been determined that the
proposed use meets all applicable sections of the LEMC and will complement the existing
uses, based on the submitted plans and attached conditions of approval.
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 proposed use is located within an existing built environment, inclusive of streets. The
existing streets are of adequate size to facilitate safe and convenient transportation to and
from the site.
5. In approving the subject use at the specific location, there will be no adverse effect on
abutting properties or the permitted and normal use thereof.
The project has been thoroughly reviewed and conditioned by all applicable City
departments 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.
The Design Review Committee, including staff from Planning, Building and Safety, Fire,
and Engineering Departments as well as the Elsinore Valley Municipal Water District, has
reviewed the project and have included recommended conditions of approval to ensure
compliance with adopted plans, policies, and regulations. Furthermore, the project will be
required to demonstrate compliance with the conditions of approval and other
requirements pursuant to LEMC Section 17.415.050 prior to the issuance of a building
permit and/or City business license.
Section 5: 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. 2024-09.
Section 6: This Resolution shall take effect immediately upon its adoption.
PC Reso. No. 2025-____
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Passed and Adopted on this 18th day of March 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 March 18, 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 4
CONDITIONS OF APPROVAL
PROJECT:PA 2024-16/CUP 2024-09
PROJECT NAME:Natural Foot Spa
PROJECT LOCATION:APNs: 363-172-018 and 363-172-019
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
1. Planning Application No. 2024-16 (Conditional Use Permit No. 2024-09) proposes to
establish a new massage establishment, Natural Foot Spa. The project is located within a
1,117 square-foot tenant suite of an existing multi-tenant commercial center. The massage
establishment proposes a total of five (5) massage rooms, including three (3) single
massage rooms, one (1) couple massage room, and one (1) foot massage room, as well as
an entry reception area and ancillary rooms (e.g. storage, restroom, utility closet). Natural
Foot Spa will provide a range of therapeutic services, including cupping, deep tissue
massage, foot massage, and full-body massage. The business proposes to operate daily from
10:00 AM to 9:00 PM. The project site is located near the intersection of Diamond Drive
and Mission Trail at 31736 Mission Trail which includes Assessor Parcel Numbers (APNs)
363-172-018 and 363-172-019.
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- 09,
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 2024-09 or any of the proceedings, acts
or determinations taken, done, or made prior to the decision, or to determine the
reasonableness, legality or validity of any condition attached thereto. The Applicant's
indemnification is intended to include, but not be limited to, damages, fees and/or costs
awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including
without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred
by Indemnitees in connection with such proceeding. The City will promptly notify the applicant
of any such claim, action, or proceeding against the City. If the project is challenged in court,
the City and the applicant shall enter into formal defense and indemnity agreement, consistent
with this condition.
3. Within 30 days of Project approval, the applicant shall sign and complete an
“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. 2024-09 shall lapse and become void two years following the date
on which the Conditional Use Permit became effective, unless one of the following: prior to
the expiration of two years, a building permit related to the conditional use permit is issued
PA 2024-16/CUP 2024-09 PC: March 18, 2025
Conditions of Approval
Applicant’s Initials: _____ Page 2 of 4
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 approval pursuant to subsections (A), (B) and (C) of Lake Elsinore Municipal Code
(LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I,
a conditional use permit granted pursuant to the provisions of this section shall run with the
land and shall continue to be valid upon a change of ownership of the site or structure
which was the subject of the Conditional Use Permit application.
5. The Applicant shall meet all applicable City Codes and Ordinances.
6. The applicant shall at all times comply with Section 17.176 (Noise Ordinance) of the LEMC.
7. An application for modification, expansion or other change in a Conditional Use Permit shall
be reviewed according to the provisions of the LEMC, Title 17 in a similar manner as a new
application.
8. A business license shall be obtained prior to a certificate of occupancy of the proposed
establishment.
9. The use shall be operated as a Massage Establishment. Additionally, all future massage
practitioner(s) or massage therapist(s), working under a conditionally approved Massage
Establishment, must hold a valid massage practitioner or massage therapist certification
issued by the California Massage Therapy Council (CAMTC) or apply for the City of Lake
Elsinore Massage Technician Permit, pursuant to City's provisions contained in LEMC
Chapter 5.20.
10. Business hours shall be Monday through Sunday from 10:00 AM to 9:00 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 events shall be conducted entirely indoors within the interior of the business’s tenant
suite(s). No events shall be conducted outdoors without an approved Temporary Use Permit
or Special Event Permit, as applicable, obtained prior to conducting any outdoor events on
the subject property.
13. Conditional Use Permit No. 2024-09 shall be limited to the floor plan prepared by the applicant
and included in the staff report. In the event the applicant proposes to modify the floor plan,
the modification shall be subject to review by the Community Development Director or
designee. The Community Development Director or designee may approve the modification
or refer the matter to the Planning Commission if judged to be substantial.
PA 2024-16/CUP 2024-09 PC: March 18, 2025
Conditions of Approval
Applicant’s Initials: _____ Page 3 of 4
14. 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 Planning Commission may modify or add conditions of approval to mitigate
such impacts or may revoke said Conditional Use Permit.
15. 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.
16. Any proposed exterior signage shall comply with LEMC Section 17.196.180 requirements.
17. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms,
to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to revoke
or modify all approvals herein granted, deny or further condition issuance of all future building
permits, deny revoke, or further condition all certificates of occupancy issued under the
authority of approvals herein granted; record a notice of violation on the property title; institute
and prosecute litigation to compel their compliance with said conditions or seek damages for
their violation.
BUILDING DIVISION
18. The Applicant shall meet all applicable Building Codes in effect at the time, including
requirements for the occupancy.
19. Any internal or external modifications to the building shall require a building permit.
CITY OF LAKE ELSINORE FIRE MARSHAL
20. The applicant/operator shall comply with all requirements of the Riverside County Fire
Department Lake Elsinore Office of the Fire Marshal.
Page 4 of 4Applicant’s Initials:
PA 2024-16/CUP 2024-09 PC: March 18, 2025
Conditions of Approval
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named project and do hereby agree to accept and abide by all Conditions of Approval as approved by
the Planning Commission of the City of Lake Elsinore on . I also acknowledge
that all Conditions shall be met as indicated.
Date:
Applicant’s Signature: ___________________________________
Print Name:
Address:
Phone Number:
0 920460
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Planning Application No. 2024-16
CUP No. 2024-09
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0 310155
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Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet
Planning Application No. 2024-16
CUP No. 2024-09
Aerial Map
Earthstar
Geographics
LAKESHO
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Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet
Planning Application No. 2024-16
CUP No. 2024-09
General Plan Exhibit
CMU -
Commercial
Mixed Use
SP -
Specific
Plan
SP -
Specific
Plan
SP -
Specific
Plan
GC - General
Commercial
GC - General
Commercial
SP -
Specific
Plan
SP -
Specific
Plan
GC - General
Commercial
TC - Tourist
Commercial
P/I -
Public/Institutional
SP -
Specific
Plan
CMU -
Commercial
Mixed Use
SP - Specific
Plan
P/I -
Public/Institutional
SP -
Specific
Plan
F - Floodway
F - Floodway
LAK
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Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet
Planning Application No. 2024-16
CUP No. 2024-09
Zoning Exhibit
C1 -
Neighborhood
Commercial
CMU -
Commercial
Mixed Use
C2 - General
Commercial
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(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) PARKING(E) APPROACH(E) APPROACH(E) APPROACH1SITE PLANSC. 3/64" = 1'-0"N
(E) PARKINGA-0IZMO DESIGN1700 W. Cameron Ave, #212
West Covina, CA 91790
t: 626-869-8008
izmodesigncorp@gmail.com
www.izmo-design.com
A
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AM
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TENANT IMPROVEMENT
31736 MISSION TRAIL, SUITE A,
LAKE ELSINORE, CA 92530
7'-8"7'-8"7'-8"13'-5"
48'-11"
15'-6"6'-6"8'-3"5'-1"6'-11"20'-3"42'-0"10'-4"12'-11"23'-3"1PROPOSED FLOOR PLANNSC.1/4" = 1'-0"1EXISTING FLOOR PLANSC.1/4" = 1'-0"OFFICESHOWROOMSECURITYSTORAGESTORAGEELECTRICALPANEL200 AMPELEC.PANEL (E)RESTRMMOP SINK (E)NEW WALLEXISTING WALL TO REMAINWALL LEGENDN UTILITY RM220VOUTLET (N)LAUN.12'-4"7'-8"8'-1"10'-8"4'-6"SINK (E)(N) LOBBY(N) COUPLEMASSAGE RM135 SQFT.(N) SINGLEMASSAGE RM 182 SQFT.(N) SINGLEMASSAGE RM 282 SQFT.(N) SINGLEMASSAGE RM 382 SQFT.(N) FOOTMASSAGE RM101 SQFT.(E) STORAGE62 SQFT.(N) BREAK RM109 SQFT.(E) UTILITY53 SQFT.(E) RESTRM47 SQFT.PROPOSED 5 MASSAGE ROOMS TOTAL:3 SINGLE, 1 COUPLE & 1 FOOT MASSAGEA-1IZMO DESIGNTENANT IMPROVEMENT
31736 MISSION TRAIL, SUITE A,
LAKE ELSINORE, CA 92530
1700 W. Cameron Ave, #212
West Covina, CA 91790
t: 626-869-8008
izmodesigncorp@gmail.com
www.izmo-design.com
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1EXISTING FRONT ELEVATIONN.T.S.2EXISTING SIDE ELEVATIONN.T.S.A-2IZMO DESIGNTENANT IMPROVEMENT
31736 MISSION TRAIL, SUITE A,
LAKE ELSINORE, CA 92530
1700 W. Cameron Ave, #212
West Covina, CA 91790
t: 626-869-8008
izmodesigncorp@gmail.com
www.izmo-design.com
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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 March 18, 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. 2024-16 (Mission Tr Massage Parlor): The proposed project is a
request by Owen Liu for a Conditional Use Permit (CUP No. 2024-09) to establish a new massage
establishment within an existing 1,117 square-foot (sq. ft.) multi-tenant commercial building. The
proposal includes a total of five (5) massage rooms: three (3) single massage rooms, one (1)
couple massage room, and one (1) foot massage room. The project site is located at 31736
Mission Trail, Unit A within the Commercial Mixed-Use District (CMU) (APN: 363-172-018 and
363-172-019).
The proposed project is exempt from California Environmental Quality Act (CEQA), pursuant to
California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the
CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15301
(Class 1: Existing Facilities).
ALL INTERESTED PERSONS are invited to submit written information, express opinions or
otherwise submit written evidence by email to jmatie@Lake-Elsinore.org.
If you wish to legally challenge any action taken by the City on the above matter, you may be
limited to raising only those issues you or someone else at the Public Hearing described in this
notice, or in written correspondence delivered to the City prior to or at the Public Hearing. If you
require accommodation to participate in a Public Hearing, please contact the Administrative
Secretary at (951) 674-3124 ext. 297. All Agenda materials are available for review on the City’s
website at www.lake-elsinore.org the Friday before the Public Hearing.
FURTHER INFORMATION on this item may be obtained by contacting Jesse Rodriguez,
Assistant Planner in the Planning Division at Jrodriguez@lake-elsinore.org or (951) 777-7454.
Damaris Abraham,
Community Development Director
PA 2024-16 NOPH (Mission Tr Massage Parlor) - Page 1 of 1
3512 14 Street
Riverside, California 92501
(951) 368-9229
neller@scng.com
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
Account Number:5209153
Ad Order Number:0011722913
Customer's Reference/PO Number:
Publication:The Press-Enterprise
Publication Dates:03/07/2025
Total Amount:$323.06
Payment Amount:$0.00
Amount Due:$323.06
Notice ID:WKlhUjmhBowMDfyfBjNU
Invoice Text:[https://res.cloudinary.com/dgqq2xsfd/image/upload/q_auto:best/enotice-
production/documentcloud/notices/1741034761992/eeeeeee.jpg] NOTICE OF
PUBLIC HEARING NOTICE IS HEREBY GIVEN that the Planning Commission of the
City of Lake Elsinore, California, will hold a Public Hearing on March 18, 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. 2024-16 (Mission Tr Massage Parlor): The
proposed project is a request by Owen Liu for a Conditional Use Permit (CUP No.
2024-09) to establish a new massage establishment within an existing 1,117 square-
foot (sq. ft.) multi-tenant commercial building. The proposal includes a total of five (5)
massage rooms: three (3) single massage rooms, one (1) couple massage room, and
one (1) foot massage room. The project site is located at 31736 Mission Trail, Unit A
within the Commercial Mixed-Use District (CMU) (APN: 363-172-018 and 363-172-
019). The proposed project is exempt from California Environmental Quality Act
(CEQA), pursuant to California Environmental Quality Act (Cal. Pub. Res. Code
§§21000 et seq.: "CEQA") and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.)
pursuant to CEQA Guidelines Section 15301 (Class 1: Existing Facilities). ALL
INTERESTED PERSONS are invited to submit written information, express opinions
or otherwise submit written evidence by email to jmatie@Lake-Elsinore.org
[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
PA 2024-16 NOPH (Mission Tr Massage Parlor) - Page 1 of 1
The Press-Enterprise
3512 14 Street
Riverside, California 92501
(951) 368-9229
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
Publication: The Press-Enterprise
PROOF OF PUBLICATION OF
Ad Desc: 0011722913
FILE NO. 0011722913
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:
03/07/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Date: March 7, 2025.
At: Riverside, California
______________________________
Signature
363-172-018,019
JACK & HILDA MALKI TRUST
31076 FLYING CLOUD DR
LAGUNA NIGUEL CA 92677
363-130-013/172-001,002
AT&SF RR
740 E CARNEGIE DR
SAN BERNARDINO CA 92408
363-130-044
MCDONALDS CORP
P O BOX 884
MURRIETA CA 92564
363-130-069
CHEVRON USA INC
P O BOX 1392
BAKERSFIELD CA 93302
363-130-077
STATE OF CALIF
464 W FOURTH ST
SAN BERNARDINO CA 92401
363-141-003
VERMEULEN PROP 5
2677 N MAIN ST #930
SANTA ANA CA 92705
363-150-005
THOMAS F/JEEP JESSUP/CRAIG &
MONICA HEMPEL
151 DIAMOND DR
LAKEELSINORE CA 92530
363-150-006-031/210-061
JIC CP DIAMOND DEV
13974 BOQUITA DR
DEL MAR CA 92014
363-150-038
LAURA C /JAMES WOLFE
8502 E CHAPMAN AVE #319
ORANGE CA 92869
363-150-039,040
WALGREEN CO/W UNION
P O BOX 1159
DEERFIELD IL 60015
363-150-041
TERRENCE B /DOUGLAS C JONES
P O BOX 2427
PALM SPRINGS CA 92263
363-150-042
DMSD PROP
41760 IVY ST #201
MURRIETA CA 92562
363-162-019,042
MAXSON HOLDINGS
17668 GRAND AVE
LAKE ELSINORE CA 92530
363-162-024
DANIEL CHING YAU YANG
18975 BRAMHALL LN
ROWLAND HEIGHTS CA 91748
363-162-030,039
LYNN FAMILY REVOCABLE LIVING TR DTD
02/07/2006
18975 BRAMHALL LN
ROWLAND HEIGHTS CA 91748
363-162-041
DIAMOND LAKE LP
448 E FOOTHILL BLVD #207
SAN DIMAS CA 91773
363-162-043
JAMES /LAURA C WOLFE
8502 E CHAPMAN AVE #319
ORANGE CA 92869
363-162-045
LAKE ELSINORE MEDICAL
8721 W SUNSET BLVD
LOS ANGELES CA 90069
363-164-001
SEBASTIAN SERGIO/MIREYA BEATRIZ
CERDA
31866 CORTE MENDOZA
TEMECULA CA 92592
363-164-002,003
SAADAT FAMILY TRUST/FARID SAADAT
26866 ORCHID TREE AVE
MURRIETA CA 92562
363-164-004,005
NAIMAH D POWELL
19726 LONGBRANCH WAY
CORONA CA 92881
363-164-006
DIAMOND PROFESSIONAL PLAZA
425 DIAMOND DR #102
LAKE ELSINORE CA 92530
363-171-003
SMBD INV
200 4TH AVE
NASHVILLE TN 37201
363-171-004
ELSINORE DYNASTY HOLDINGS/LAKE
ELSINORE INV
250 DIAMOND DR
LAKEELSINORE CA 92530
363-171-006-008,021
ASHOK/KAY TALWAR
31461 GLENBRIDE RD
WESTLAKE VILLAGE CA 91361
363-171-010
FUGATE J LARRY
208 S MAIZE RD
WICHITA KS 67209
363-171-011
POURSHIRAZI HOMAYOUN & NEGAR
YOUSSEFI LIVING TRUST D
8152 E BAILEY WAY
ANAHEIM CA 92808
363-171-012-014,022
E&R RANCHO PACIFIC INC
10470 FOOTHILL BLVD #100
RANCHO CUCAMONGA CA 91730
363-171-025
KICK EXPRESS LP/GIUSEPPE NAPOLI
31706 CASINO DR
LAKE ELSINORE CA 92530
363-171-026
GIUSEPPE /VITINA NAPOLI
31797 PASEO LA BRANZA
SAN JUAN CAPO CA 92675
363-172-005
CIRCLE K STORES INC
PO BOX 52085
PHOENIX AZ 85072
363-172-006
BCC HERITAGE PLAZA LLC
41140 CHACO CANYON RD
MURRIETA CA 92562
363-172-012,021
RONALD EUGENE /DEBRA ANN
ARMSTRONG
38142 STONE MEADOW DR
MURRIETA CA 92562
363-172-015,017
CHI MING/RU YU FAN
2008 KANOLA RD
LA HABRA HEIGHTS CA 90631
363-172-016
IMPERIAL STATIONS INC
3199 RED HILL AVE #B
COSTA MESA CA 92626
363-172-021
RONALD EUGENE /DEBRA ANN
ARMSTRONG
204 POCAHONTAS ST
WILLIAMSBURG VA 92562
363-172-023
VROOM PROP
29801 SANTA MARGARITA PKWY
RANCHO SANTA MARGARITA CA 92688
373-210-019
COMMUNITY ACCESS NETWORK NON
PROFIT CORP
2275 S MAIN ST #201
CORONA CA 92882
373-210-020,060
LEVC GROUP
5850 CANOGA AVE #650
WOODLAND HILLS CA 91367