HomeMy WebLinkAboutItem No. 08 - Notice of Decision - Planning Commission Approval of Planning Application No. 2024-04 (Dutch Bros Coffee Lakeshore)
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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: May 13, 2025
Subject: Notice of Decision – Planning Commission Approval of 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 Located at 16758 Lakeshore Drive
Applicant: Sabrina Rushing, Barghausen Consulting Engineers
Recommendation
Receive and file the Notice of Decision for Planning Application No. 2024-04 approved by the
Planning Commission on April 15, 2025.
Background
Planning Application 2024-04 requests a Commercial Design Review (CDR No. 2024-01) to
construct a new 980-square-foot drive-through coffee shop within an existing commercial center.
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.
The proposed project is located within an existing Neighborhood Commercial (C-1) zoned Stater
Bros commercial center in the Lake View District. The center is located near the intersection of
Lakeshore Drive and Riverside Drive at 16758 Lakeshore Drive, which includes Assessor Parcel
Number (APN) 378-290-015.
PA 2024-04 (Dutch Bros Coffee Lakeshore)
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On April 15, 2025, the Planning Commission, by a 3-0 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 15303 (Class 3, New Construction or
Conversion of Small Structures);
2. Adopted 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. Adopted 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).
Discussion
The Planning Commission voted 3-0 to approve the project at its regular meeting on April 15,
2025. No public comments were 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
Community Development
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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: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)
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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)
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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)
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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)
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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-____
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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-____
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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-____
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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-____
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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-____
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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-____
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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.
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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
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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
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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.
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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.
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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).
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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.
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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.
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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.
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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
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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.
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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
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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
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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.
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Conditions of Approval PC: April 15, 2025
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I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named project and do hereby agree to accept and abide by all Conditions of Approval as approved
by the 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
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ALLIS ST
DUTCH BROS COFFEE980 SQ. FT.LAKESHORE DRIVE3
3
LEGENDSCALE: 1"=20'PRELIMINARY NOT FOR CONSTRUCTION““”“””
2019 DB
Franchising USA, LLC Dial 811Callbefore you dig.below.Know what'sPRELIMINARY SITE AND UTILITY PLAN
1 OF 2 PRELIMINARY SITE AND UTILITY PLANDUTCH BROS COFFEE980 SFVICINITY MAPSITE LOCATIONCONSTRUCTION NOTES:LAKESHORE DRIVEENGINEERGEOTECHNICALSURVEYOROWNERDEVELOPERPHONEREPRESENTATIVESUTILITY REPRESENTATIVESUTILITYLEGAL DESCRIPTIONSheet NumberSheet TitleAPN. 378290016ZONE: C1 - NEIGHBORHOODCOMMERCIALAPN. 378290013ZONE: C1 - NEIGHBORHOODCOMMERCIAL11/14/2024
DUTCH BROS COFFEE980 SQ. FT.LAKESHORE DRIVE3
3
SCALE: 1"=20'PRELIMINARY NOT FOR CONSTRUCTION““”“””
2019 DB
Franchising USA, LLC Dial 811Callbefore you dig.below.Know what'sGRADING AND DRAINAGE PLAN
2 OF 2 GRADING AND DRAINAGE PLANDUTCH BROS COFFEE980 SFFF = 1296.65±VICINITY MAPSITE LOCATIONLEGENDLAKESHORE DRIVEAPN. 378290016ZONE: C1 - NEIGHBORHOODCOMMERCIALAPN. 378290013ZONE: C1 - NEIGHBORHOODCOMMERCIALESTIMATED EARTHWORK QUANTITIES:AREA TO BE DISTURBED =CUT:FILL:NET:····ACRESCYCY3000300 CY (CUT)0.47RCFC BIORETENTION DETAIL11/14/2024
SCALE: 1/4" = 1'-0"REAR ELEVATIONSCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0"14+24'-0"B.O AWNING+10'-6"+0'-0"T.O. PARAPET 2ELEVATION - WALK-UP WINDOW3B.O CANOPY &AWNINGSCALE: 1/4" = 1'-0"ELEVATION - DRIVE-THRU WINDOW1B1A1B+24'-0"T.O. PARAPET 2+10'-6"+10'-6"+20'-10 1/2"+24'-0"1AEXTERIOR FINISH SCHEDULEID TAGMATERIALMANUFACTURERMODELREMARKSZONE 1 (BODY)1AEXTERIOR CEMENTPLASTERSHERWIN WILLIAMSSW7551 - GREEK VILLA3-COAT SYSTEM W/ ACRYLIC MEDIUMSAND FINISH; REVEALS AS SHOWN1BEXTERIOR CEMENTPLASTERSHERWIN WILLIAMSSW7073 - NETWORK GRAY3-COAT SYSTEM W/ ACRYLIC MEDIUMSAND FINISH; REVEALS AS SHOWN1CMETAL FASCIAMETAL FASCIACOLOR TO MATCH DB BLUEZONE 2 (TOWER) (Z2)2FIBER CEMENT SIDINGNICHIHAVINTAGE WOOD - AWP-3030 -CEDAR W/ OPEN OUTSIDECORNERSORIENTATION: HORIZONTAL2CMETAL FASCIAWESTERN STATES METALROOFINGCOLOR TO MATCH DEC 756 WEATHEREDBROWNZONE 3 (3'-2" BASE)3STONE VENEERELDORADO STONECUT COARSE STONE - SEASHELLSILL TO MATCHZONE 4 (FRAMED CANOPY)4FASCIAWESTERN STATES METALROOFINGT-GROOVE, 10"3 SIDES; COLOR: BLDG DB DARK GRAY5SOFFITHEWN ELEMENTSNATURAL NORTHWESTERNSPRUCE1X6, T&G, 18" REVEAL6COLUMNSELDORADO STONECUT COARSE STONE - SEASHELLNOTE: PROVIDE 3"X2" SMOOTH DOWNSPOUTS AND ALL NECESSARY ADAPTORS AT AWNING AND CANOPY LOCATIONS; DOWNSPOUT COLOR TO MATCHBODY MATERIAL PER ELEVATION+5 12" FURROUTT.O. CANOPYPARAPET+12'-3"+20'-10 1/2"+20'-10 1/2"+0'-0"FRONT ELEVATION2+0'-0"B.O CANOPY &AWNING+5 12" FURROUTT.O. SLABT.O. PARAPET 2T.O. SLABT.O. SLABB.O CANOPY &AWNING+10'-6"+20'-10 1/2"+24'-0"T.O. PARAPET 1T.O. PARAPET 1T.O. PARAPET 1+3'-2"T.O. PARAPET 1T.O. SLABT.O. CANOPYPARAPET+12'-3"T.O. PARAPET 2T.O. CAP+0'-0"XXXXLINE OF ROOF TOP UNITS BEYOND,SHIELDED FROM VIEW PARAPETSLINE OF ROOF TOP UNITS BEYOND,SHIELDED FROM VIEW PARAPETSLINE OF ROOF TOP UNITS BEYOND,SHIELDED FROM VIEW PARAPETSLINE OF ROOF TOP UNITS BEYOND,SHIELDED FROM VIEW PARAPETST.O. SERVICECOUNTER+2'-10"+3'-2"T.O. CAPT.O. SERVICECOUNTER+2'-10"+3'-2"T.O. CAPT.O. SERVICECOUNTER+2'-10"3'-6" MIN.SCONCE LIGHTS,8'-0" B.O. OFFIXTURES,TYP.CANOPY SOFFIT5CANOPY SOFFIT5CANOPY COLUMNS6CANOPY FASCIA4SCONCE LIGHTS,8'-0" B.O. OFFIXTURES,TYP.CANOPY COLUMNS6CANOPY FASCIA4FRAMED CANOPYFRAMED CANOPYPRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 2CSIDING SYSTEM1APRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 1CSTAINLESS STEEL SERVICE TRAY,DUTCH BROS FURNISHED,CONTRACTOR INSTALLED.SIDING SYSTEM1ALIGHTED SIGN, INSTALLED BYSIGN CONTRACTOR,COORDINATE WITH ELECTRICALJ-BOX AND BLOCKING REQUIREMENTSMETAL AWNING,SEE DETAIL 2/A4.0PRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 1CSIDING SYSTEM2SIDING SYSTEM2PRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 2CPRE-FINISHED PARAPET CAP FLASHING,COLOR TO MATCH 1CSTONE VENEER3PRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 2CSIDING SYSTEM1BPRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 1CSIDING SYSTEM1APRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 1CSIDING SYSTEM1BSIDING SYSTEM1APRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 1CSIDING SYSTEM26" STEEL PIPE BOLLARDWITH PLASTIC SLEEVE,COLOR: DUTCH BROS. BLUEADDRESS NUMBERS:-12" ARIAL FONT-2" STROKE-SATIN ALUM. FINISH-VERIFY FINAL LOCATIONMETAL AWNING,SEE DETAIL 2/A4.0PRE-FINISHED PARAPETCAP FLASHING,COLOR TO MATCH 2CSIDING SYSTEM2LIGHTED SIGN,INSTALLED BY SIGN CONTRACTOR,COORDINATE WITH ELECTRICALJ-BOX AND BLOCKING REQUIREMENTSSIDING SYSTEM1BSIDING SYSTEM1BLED MENU BOARDEQ21OVERFLOW DOWNSPOUT,COORD. W/ PLUMBING.LED MENU BOARDEQ21METAL AWNING,SEE DETAIL 2/A4.0OVERFLOW DOWNSPOUT,COORD. W/ PLUMBING.CANOPY FASCIA4CANOPY COLUMNS6FRAMED CANOPYMETAL AWNING,SEE DETAIL 2/A4.0STONE VENEER3SCONCE LIGHTS,8'-0" B.O. OFFIXTURES,TYP.INTERNAL CANOPY ROOFDRAIN; REFER TO A3.1 & A4.0FOR ADDITIONAL INFORMATIONWALL MOUNTEDLIGHT FIXTURE6" STEEL PIPE BOLLARD WITHPLASTIC SLEEVE,COLOR: DUTCH BROS. BLUELIGHTED SIGN,INSTALLED BY SIGN CONTRACTOR,COORDINATE WITH ELECTRICALJ-BOX AND BLOCKING REQUIREMENTSSTONE VENEER3LIGHTED SIGN,INSTALLED BY SIGNCONTRACTOR,COORDINATE WITH ELECTRICALJ-BOX AND BLOCKINGREQUIREMENTSMETAL AWNING,SEE DETAIL 2/A4.0LIGHTED SIGN, INSTALLED BY SIGNCONTRACTOR, COORDINATE WITHELECTRICAL J-BOX AND BLOCKINGREQUIREMENTSBULK TANK FILL BOXEQ19AMETAL AWNING,SEE DETAIL 2/A4.0CANOPY SOFFIT5LOCK BOX KEYEQ34WALL HYDRANTP16COORD. W/PLUMBINGELECTRICAL GEARLOCATIONA6.1BUILDING ELEVATIONSCOLOR““”“””SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA5808
Dutch Bros Coffee - New Freestanding Store
2550 - A1 PROTOTYPE
16758 LAKESHORE DR.
LAKE ELSINORE, CA 92530c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742DATE: 04/01/2024
A2.0FLOOR PLAN/DETAILS/ SCHEDULES““”“””SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA5808
Dutch Bros Coffee - New Freestanding Store
2550 - A1 PROTOTYPE
16758 LAKESHORE DR.
LAKE ELSINORE, CA 92530c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742DATE: 04/01/2024Y:\Active Projects\Dutch Bros\24 - CA5808 16758 Lakeshore Dr., Lake Elsinore, CA\Drawings\CA5808 - A2.0 - FLOOR PLAN - A1.dwg,
4/1/2024 2:11:36 PM, belle3'-2"11'-3"3'-0"6'-10 1/2"5'-0"SCALE: 3/8" = 1'-0"FLOOR PLAN10'3'2'1'N
36"x36"KEYED ACCESS,BY G.C.06P-14P-14P-14ROOF MOUNTEDHVAC EQUPMENT;COORD. W/MECHANICALEQ8ACOORD. WITH MECHANICAL;INSTALLED ON SLEEPERS.METALAWNINGBELOWMETALAWNINGBELOWPARAPET 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.3'-4"x3'-4" R.O.SILL @ 12" A.F. ROOF1'-0"FRAMEDCANOPYBELOW 14"
PER 1'-0"METALAWNINGBELOWCANOPY ROOF DRAIN TODOWNSPOUTS: CONNECT TOSTORM SEWER OR DAYLIGHTTHROUGH FACE OF CURB W/ 3" PVCUNDER SLAB. CANOPY ROOFOVERFLOW DAYLIGHT 1" PROUD OFSOFFIT MATERIALLINE OF COLUMN BELOWCRICKETBUILDINGPARAPET 11/2"PER 1'-0"1/4" SLOPE AT VALLEY1/4" SLOPE AT VALLEY1/4" SLOPE AT VALLEY 14"PER 1'-0" 14"PER 1'-0"
14"
PER 1'-0" 14"PER 1'-0" 14"
PER 1'-0"
14"PER 1'-0"BUILDINGPARAPET 26'-7"8'-9"5'-1"23'-0"2'-6" 1/2"PER 1'-0"METALAWNINGBELOWP-14 1/2"PER 1'-0"BUILDINGPARAPET 1SLOPED RIDGIDINSULATION VALLEY 1/2"PER 1'-0" 1/2"
PER 1'
-
0
"CRICKETCRICKETEQ15ACOORD. WITHMECHANICAL;INSTALLED ONSLEEPERS.8'-0" 1/2"PER 1'-0"36"x30" ROOFACCESS HATCHEQ31SCALE: 3/8" = 1'-0"ROOF PLAN1A4.0ROOF PLAN/ ROOFDETAILS““”“””SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA5808
Dutch Bros Coffee - New Freestanding Store
2550 - A1 PROTOTYPE
16758 LAKESHORE DR.
LAKE ELSINORE, CA 92530c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742DATE: 04/01/2024N
TRASH ENCLOSURE PLANSCALE: 1/2" = 1'-0"1TS 3" x 2" x 1/4" STD STEEL,WELD ALL JOINTS &GRIND SMOOTH(2) 6" DIA. PIPE GATEPOST FILL SOLID W/ CONCRETE,EMBED 3'-0" INTO CONC. FTG.PAINT PER PLAN3" x 2" x 1/4" STD. STEEL ANGLE,WELD ALL JOINTS & GRIND SMOOTHMETAL SIDING TOMATCH BUILDING(3) STEEL HINGECOLLARS W/ GREASE FITTINGS,WELD TO GATE ANGLE FRAMING,PAINT PER PLANMETAL SIDING,PAINT PER PLAN1"CMU, PER PLANW/ SOLID GROUTAND REINFORCINGPER STRUCTURAL3" x 2" x 1/4" HSS FRAME,WELD ALL JOINTS & GRIND SMOOTH,PAINT PER PLAN6" 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(3) STEEL HINGE COLLARSW/ GREASE FITTINGS,WELD TO GATE ANGLE FRAMING,PAINT PER PLAN7/8" STEEL RODSLIDE STOP TABPRE-MANUFACTUREDMETAL GATE HANDLES1 1/2" X 1/4" FLAT STOCKLOCK TABCANE BOLT"HOLD-OPEN" TABSFINISHGRADE6'-0" T.O. WALL 8"x8"x16" SPLIT FACECONC. BLOCK - SOLIDGROUT CELLSw/ #4 @ 24" VERTICAL @ ℄AND #4 @ 24" HORIZ. PERSTRUCT. CALCSGROUT SOLIDBELOW GRADE, TYP.4" 3000 PSI CONC. SLAB#4 @ 16" O.C. TYP.1'-6"2'-6"#4 @ 24" O.C. TYP.(ALT. BEND)32" LAP2 - #4 CONT.6" CURB AS OCCURS -SEE PLANTRASH ENCLOSURE SECTIONSCALE: 1/2" = 1'-0"62TRASH ENCLOSURE GATE JAMB DETAILSCALE: 1-1/2" = 1'-0"TRASH ENCLOSURE GATE JAMB DETAILSCALE: 1-1/2" = 1'-0"47TRASH ENCLOSURE GATE JAMB DETAILSCALE: 1/2" = 1'-0"TRASH ENCLOSURE GATE LOCKING HANDLESCALE: 1-1/2" = 1'-0"31'-6"3'-0" MIN.1'-0"2'-0"2"3'-0"CONCRETE CAP6" DIA. STEELPIPE FILLEDw/ CONCRETESLOPEDCONCRETEBASECONCRETEFOOTING,REFER TOSTRUC. FORREINFORCEMENTINCREASE DEPTH WHEREFROST DEPTH EXCEEDS 3'-0".COORD. W/ STRUCTRUALFOR FROST DEPTH.BOLLARD DETAILSCALE: 1/2" = 1'-0"5TRASH 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.3" x 2" x 1/4" STD. STEEL ANGLEWELD ALL JOINTS & GRIND SMOOTH18 GA METALDECK; PER PLANTS 3" x 2" x 1/4" STD STEEL,WELD ALL JOINTS & GRIND SMOOTHROUND CONCRETE TOP,PAINT PER PLAN6" DIA GALVANIZED PIPE GATE POST,FILL SOLID WITH CONCRETE, PAINTPER PLAN(3) GALVANIZED STEEL HINGE COLLARSW/ GREASE FITTINGS WELD TO GATEANGLE FRAMING PAINT PER PLAN3" X 1/4" STEEL PLATEWELDED TO METAL DECK(3) STEEL HINGE COLLARSW/ GREASE FITTING; WELD TO GATEANGLE FRAMING; PAINT PER PLANTS INTERMEDIATE 3" x 2" x 1/4"STD. STEEL FRAME; WELD ALLJOINTS GRIND SMOOTH(3) STEEL HINGERETAIN SLEEVE WELDED TOSTEEL GATE POST1/2" EXPANSION JOINTCONCRETE DUMPSTER PADOVER GAVEL SLOPE TO DRAIN;REFER TO STRUCTURAL SHEETS#3 TIES @ 12"(4) #4 VERTICAL(1) EA. CORNER3" CLR.TYP.(3) #3 TIES @ 3"O.C. @ TOP.DUMPSTERBY REFUSE SERVICEPROVIDERDUMPSTERBY REFUSE SERVICEPROVIDER4'-0"20'-0"4A9.04'-8 1/2"6'-0"CLCL CL1A9.18"3'-1" x 5'-2" PEDESTRIANACCESS GATE, W/ 4" HSSPOSTS, FILLED W/CONC.,EMBED 36" INTOCONC. FTG.6"H x 6"W CONC. CURBAT SIDES OF TRASHENCLOSURE, TYP.4" THICK, 3000 P.S.I.CONCRETE SLAB WITH6x6-W1.4x1.4 STL. MESH4" THICK, 3000 P.S.I.CONCRETE SLABWITH 6x6-W1.4x1.4STL. MESH(2) 4'-4" x 5'-8" STEEL GATES,W/ 6" DIA. HSS GATE POST,FILLED W/ CONC.;EMBED 36" INTOCONC. FTG.PROVIDE METAL SLEEVES INCONC. APRON FOR GATECANE ANCHORS, TYP.CLCL6A9.0TYP.6'-0"CL4'-0"8"7A9.01"
1'-6" TYP.1'-6" TYP.7'-4"
12'-0"6"H x 6"W CONC. CURB ATSIDES OF TRASHENCLOSURE, TYP.SLOPE: 1/8" PER FOOT
12'-0"PROVIDE METAL SLEEVESIN CONC. APRON FORGATE CANE ANCHORS, TYP.PROVIDE METAL SLEEVES INCONC. APRON FOR GATECANE ANCHORS, TYP.YARD HYDRANT LOCATION,PROVIDE 3/4" WATER LINE,COORD. W/ PLUMBING8"x16"x8" SPLIT FACE,CMU WALLSW/ 12"x16"x2" CMU CAP3 38"x16"x8"SPLIT FACE,CMU WALLSW/ 12"x16"x2"CMU CAP(2) 4'-4" x 5'-8"STEEL GATES,W/ 6" DIA. HSSGATE POST,FILLED W/ CONC.;EMBED 36" INTOCONC. FTG.PROVIDE METAL SLEEVESIN CONC. APRON FORGATE CANE ANCHORS, TYP.6" METAL BOLLARDFILLED W/ CONC.6" METAL BOLLARDFILLED W/ CONC.2A9.17A9.0SIM.3A9.1TRASH ENCLOSUREPLAN/ ELEVATIONSA9.0““”“””SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA5808
Dutch Bros Coffee - New Freestanding Store
2550 - A1 PROTOTYPE
16758 LAKESHORE DR.
LAKE ELSINORE, CA 92530c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742DATE: 04/01/2024Y:\Active Projects\Dutch Bros\24 - CA5808 16758 Lakeshore Dr., Lake Elsinore, CA\Drawings\CA5808 - A9.0 - TRASH ENCLOSURE - A1.dwg,
6/24/2024 4:00:33 PM, belle
TRASH ENCLOSURE FRONT ELEVATIONSCALE: 1/2" = 1'-0"16'-0" T.O. WALLTRASH ENCLOSURE REAR ELEVATIONSCALE: 1/2" = 1'-0"2TRASH ENCLOSURE SIDE ELEVATIONSCALE: 1/2" = 1'-0"3PEDESTRIAN ACCESS DOOR,W/ CORRUGATED METAL,PAINTED PER PLAN.PROVIDE SIMILAR LOCKINGMECHANISM TO MAIN GATEPROVIDE SIMILAR LOCKINGMECHANISM TO MAIN GATEPEDESTRIANACCESS DOOR,W/ CORRUGATED METAL,PAINTED PER PLAN 3TRASH ENCLOSURE MATERIALSIDMATERIALMANUFACTURERCOLORNOTES3SPLIT FACE8X8X16BASALITE490IF INTEGRAL COLORBLOCK IS UNAVAILABLE,BLOCK TO BE PAINTEDTO MATCH DB DARKGRAYCMU CAPBASALITE49012X16X2PT-2PAINTSHERWIN-WILLIAMS8656-1125 - BLDG DBDARK GRAYBLDG DB DARK GRAY,GATES BODYPT-3PAINTSHERWIN-WILLIAMS8656-12045 - BLDGDB BLUEBLDG DB BLUE, GATEFRAMES & POSTSPT-4PAINTDUNN EDWARDSDEC 756 WEATHEREDBROWNROOF BEAMS, ANDPOSTSHSS GATE POSTPAINT PER PLAN(10) 4x10 BEAM EVENLYSPACED; PAINTED TO MATCHPT-411'-7"1'-2"1'-2"1'-2"22'-0"19'-8"1'-2"13'-11"8" CMU WALL BELOW4X10 BEAMPT-44" SQUARE POST@(4) CORNERSPT-44X16 BEAMPT-4TRASH ENCLOSURE CANOPY- PLANSCALE: 1/2" = 1'-0"54TRASH ENCLOSURE TRELLIS SUPPORT DETAILSCALE: N.T.S.SIMPSON CC4"X4" POST1" DRY PACKPLASTER FINISHT.O.CMUSIMPSON CBSQPER STRUCTURALCALCSPLAN VIEWPAINT ALL EXPOSED METAL16 GA GI FLASHING BETWEEN4X10 BEAMS FOR FULLDEPTH OF ENCLOSURE/SEAL EDGESEVENLY PACED (10)4X10 BEAMPT-44" SQUARE POST@(4) CORNERSPT-46'-0" T.O. WALL3'-0" EMBED, TYP.EVENLY PACED (10)4X10 BEAMPT-44A9.1A35 EA. SIDE,EA END OF4X10 TO 4X164X104X161'-8"
1"
1'-4" 33A9.0CONC.CURBPERCIVIL DWGS.6" DIA. HSS GATE POST, FILL SOLIDw/ CONC., EMBED 3'-0" INTO CONC.FTG.,PAINT PER PLAN, TYP.3/4" PIPE CANE BOLT HOLDER,SET INTO CONC. SLAB, 4" DEEP1/2" DIA. x 26"L CANE BOLTLATCH RODSCORRUGATED METALPAINTED PER PLANCMU WALLS,PER PLANCOORD.W/ STRUCT.HSS POST EMBEDIN CONC., TYP.CANE BOLT"HOLD-OPEN" TABS4" SQUARE POST@(4) CORNERSPT-416 GA GI FLASHING BETWEEN4X10 BEAMS FOR FULLDEPTH OF ENCLOSURE/SEAL EDGES(2) 3"x1/4" STEEL PLATESWELDED TO METAL DECKHATCHED AREA DENOTES GIFLASHING BETWEEN 4X10 BEAMS;TO BE PAINTED PT-2TRASH ENCLOSUREPLAN/ ELEVATIONSA9.1““”“””SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA5808
Dutch Bros Coffee - New Freestanding Store
2550 - A1 PROTOTYPE
16758 LAKESHORE DR.
LAKE ELSINORE, CA 92530c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742DATE: 04/01/2024Y:\Active Projects\Dutch Bros\24 - CA5808 16758 Lakeshore Dr., Lake Elsinore, CA\Drawings\CA5808 - A9.1 - TRASH ENCLOSURE - A1.dwg,
6/24/2024 4:55:26 PM, belle
STONE VENEER AT WAINSCOT & COLUMNS
ELDORADO STONE - CUT COARSE STONE
COLOR: SEASHELL
CANOPY FASCIA & METAL AWNINGS
SHERWIN WILLIAMS - 8656-11295
COLOR: DUTCH BROS DARK GRAY
Dutch Bros Coffee CA5808
16758 Lakeshore Dr.
Lake Elsinore, CA 92530
EXTERIOR CEMENT PLASTER AT BUILDING
SHERWIN WILLIAMS
COLOR: SW7551 - GREEK VILLA
EXTERIOR CEMENT PLASTER AT BUILDING
SHERWIN WILLIAMS
COLOR: SW7073 - NETWORK GRAY
FIBER CEMENT SIDING AT TOWER
NICHIHA - ILLUMINATION AWP-3030
COLOR: CEDAR
METAL FASCIA AT BUILDING
SHERWIN WILLIAMS 8656-12045
COLOR: DUTCH BROS BLUE
METAL FASCIA AT TOWER
WESTERN STATES METAL ROOFING
COLOR: DEC 756 WEATHERED BROWN
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
PA 2024-04 NOPH (Dutch Bros Coffee Lakeshore) - 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: 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
Radius Maps Company.
radiusmaps@gmail.com Cell (714) 323-6031
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
Data Management Services for Government and Business
C lTY OF A
LA~ t}LSi_fi_O_RJ;_E AFFIDAVIT OF NOTIFICATION LIST
V DREAM E,.XTREME-
Application No .
Applicant Name Dutch Bros . Coffee -John Gaglia & Barghausen Engr. -Brianna Uy & Sabrina Rushing
Project Name/Location Dutch Bros . -16758 Lakeshore Dr ., Lake Elsinore , CA
I certify that on 10th day of March 20 25 , we prepared a notification list and
a radius map, including properties entirely and partially within 300 feet of the most exterior
boundaries of the property being considered in the above referenced project known as (Property
Address) 16758 Lakeshore Dr., Lake Elsinore , CA -APN: 378-290-015 . The property owner
names and addresses listed on the notification list, provided in an excel spreadsheet on a CD or external
hard drive, were taken from the latest records of the Riverside County Assessor . Such names are
recorded in the records of the Riverside County Assessor as being the present owner or owners of both
the subject property and the property/properties within the required mailing radius of the subject
property.
ignature Date
This instrument was acknowledged before me on this __ 1_0t_h __ day of March ,20~,by
In witness whereof I hereunto set my hand and official seal.
My Commission expires on: 03 -·02=-~CJ,:J.,J
STAT
MVCOMM
Pursuant to Government Code Sections 65090-65096 notification lists shall be from the
most recent Accessor Tax rolls. In order for the application to be deemed complete
please return the completed, notarized affidavit to the assigned case planner at your
earliest convenience.
For
March 10, 2025
JN 25069
APN 378-290-015
16758 Lakeshore Dr.
Lake Elsinore CA 92530
Public Notiϐication
Study
MAP LEGEND
Indicates Map Key Number
Indicates Assessor’s Parcel Number
33
7025-017-15 3300’300’300’300’3 0 0 ’30 0 ’3 0 0 ’30 0 ’1
4
23
232323
14
36
52
37
46
48
47
4550
44
42
43
41
49
39
38
40
2
22
23
9
8
28
27
26
25
5
24
34
7
33
6
35
29
15
12
11
10
13
21
20
19
18 17 16
3
15 SCALE: 1” = 200’
Radius Maps Company 2025
Ownership
Listing
300'R PROPERTY OWNERS MAILING LIST
16758 LAKESHORE DR., LAKE ELSINORE CA 92530
MARCH 10, 2025
KEY NO.APN OWNERS ADDRESS CITY STATE ZIP
1 378-290-015 CHU H YUN 1333 DOROTHEA RD LA HABRA CA 90631
2 378-290-013 LAKESIDE CENTER 7303 WHITEGATE AVE RIVERSIDE CA 92506
3 378-290-016 SANFORD SANDELMAN 185 NW SPANISH RIVER #100 BOCA RATON FL 33431
4 378-290-017 BVN COMPANY 1859 RED FOX RD SANTA ANA CA 92704
6 378-245-012 M & R IRREVOCABLE TRUST 10141 ANTIGUA ST ANAHEIM CA 92804
8 378-263-001 DEREK SCOTT JOHNSON 450 DULIN RD #173 FALLBROOK CA 92028
9 378-263-002 DAVID C BERTOLDO 16769 HUNT AVE LAKE ELSINORE CA 92530
10 378-263-003 MARIA DE JESUS VICTORIO 16777 HUNT AVE LAKE ELSINORE CA 92530
11 378-263-004 ANTONIO LLAMAS 10905 ANGELL ST NORWALK CA 90650
12 378-263-005 CECELIA W FAIRFAX 5512 INNER CIRCLE DR RIVERSIDE CA 92506
13 378-263-006 CHRISTIAN LINDGREN JENSEN MARVEJ 23 990 SKAGEN
14 378-263-007 CHRISTIAN LINDGREN JENSEN 23 MARKVEJ
15 378-263-008 JOHN CARREON 16819 HUNT AVE LAKE ELSINORE CA 92530
16 378-263-017 JUANCARLO FREEMAN 120 W ELLIS AVE INGLEWOOD CA 90302
17 378-263-018 MICHELLE EVANTHE PAWLAK 16792 LASH ST LAKE ELSINORE CA 92530
19 378-263-020 MICHELLE PAWLAK 16792 LASH AVE LAKE ELSINORE CA 92530
20 378-263-021 MICHELLE E PAWLAK 16792 LASH ST LAKE ELSINORE CA 92530
21 378-263-022 LUCIANE CAIXETA 31757 BIAGIO WINCHESTER CA 92596
22 378-263-023 PHAN THI THANH THUY 9452 LUDERS AVE GARDEN GROVE CA 92844
23 378-263-024 EMILY TOY 7851 ORANGEWOOD AVE STANTON CA 90680
24 378-263-025 JOHN JEFFERSON CARTER 23905 CLINTON KEITH #114289 WILDOMAR CA 92595
25 378-263-026 JOVIAN MENDOZA 309 N BASQUE AVE FULLERTON CA 92833
26 378-263-027 SUSET ALI ARELLANO 1029 PEARL AVE LAS VEGAS NV 89104
27 378-263-028 EMILIO SOLIS 2745 VISTA SERENO CT LEMON GROVE CA 91945
28 378-263-029 EMILIO SOLIS 22711 TRANQUILITY CIR WILDOMAR CA 92595
30 378-264-001 LOREN M MCCLURG 935 S LOS ROBLES AVE PASADENA CA 91106
31 378-264-002 ROSE MOSERO 429 CAMINO MANZANAS THOUSAND OAKS CA 91360
32 378-264-003 CHARLES W RASMUSSEN 2275 HUNTINGTON DR #852 SAN MARINO CA 91108
33 378-305-001 PEDRO VILLAREAL JR 29700 WISE ST LAKE ELSINORE CA 92530
34 378-305-002 AEK GLOBAL INVESTMENTS 4603 HURFORD TER ENCINO CA 91436
35 378-305-003 HT PROP 31902 AVENIDA EVITA SAN JUAN CAPO CA 92675
36 378-305-004 ALVIN J ADAMS 16636 LAKESHORE DR LAKEELSINORE CA 92530
37 379-224-021 FOUR CORNERS PLAZA 20651 PALOMAR ST LAKE ELSINORE CA 92595
38 379-470-006 RODNEY MONDINO 27871 RURAL LN LAGUNA NIGUEL CA 92677
39 379-470-083 LAKESHORE VISCAYA 177 HOLSTON DR LANCASTER CA 93535
40 379-470-092 VISCAYA HOMEOWNERS ASSN 32823 TEMECULA PKWY TEMECULA CA 92592
41 379-480-001 LAURA V SANDOVAL 16618 ESCAVERA ST LAKE ELSINORE CA 92530
42 379-480-002 ROCIO ALCALA 16616 ESCAVERA ST LAKE ELSINORE CA 92530
43 379-480-003 FANTA VONGAMATH 16614 ESCAVERA ST LAKE ELSINORE CA 92530
44 379-480-005 ROSALYN LEE 32022 MERANO ST LAKE ELSINORE CA 92530
45 379-480-006 KATELYN ANN QUESADA 32024 MERANO ST LAKE ELSINORE CA 92530
46 379-480-007 JILL THEA CATALIG MIRASOL 32025 MERANO ST LAKE ELSINORE CA 92530
47 379-480-013 DEV ARAIN 13512 PLUMMER CREEK CT CORONA CA 92880
48 379-480-014 BRETTANY GONZALEZ 2602 STAR CREST LN CORONA CA 92881
49 379-480-087 SAFAI FAMILY TRUST 68 CANYON CREEK IRVINE CA 92603
50 379-480-091 VISCAYA HOMEOWNERS ASSN 110 E AVENIDA PALIZADA #202 SAN CLEMENTE CA 92672
52 379-480-094 GONZALES FAMILY TRUST 26819 MOUNTAIN GLEN DR MENIFEE CA 92584
OWNER COLE VALLEY PARTNERS/BRADEN BERNARDS 2188 PARK PLACE #100 PORTLAND OR 97205
APPLICANT DUTCH BROS COFFEE/JOHN CAGLIA PO BOX 1929 GRANTS PASS OR 97528
APPLICANT BARGHAUSEN ENGR/SABRINA RUSHING 18215 72ND AVE S KENT WA 98032
APPLICANT BARGHAUSEN ENGR/BRIANNA UY 18215 72ND AVE S KENT WA 98032
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 1
CHU H YUN
1333 DOROTHEA RD
LA HABRA CA 90631
378-290-013 2
LAKESIDE CENTER
7303 WHITEGATE AVE
RIVERSIDE CA 92506
378-290-016 3
SANFORD SANDELMAN
185 NW SPANISH RIVER #100
BOCA RATON FL 33431
378-290-017 4
BVN COMPANY
1859 RED FOX RD
SANTA ANA CA 92704
378-290-018 5
SAME AS KEY #1
378-245-012 6
M & R IRREVOCABLE TRUST
10141 ANTIGUA ST
ANAHEIM CA 92804
378-245-013 7
SAME AS KEY #6
10141 ANTIGUA ST
ANAHEIM CA 92804
378-263-001 8
DEREK SCOTT JOHNSON
450 DULIN RD #173
FALLBROOK CA 92028
378-263-002 9
DAVID C BERTOLDO
16769 HUNT AVE
LAKE ELSINORE CA 92530
378-263-003 10
MARIA DE JESUS VICTORIO
16777 HUNT AVE
LAKE ELSINORE CA 92530
378-263-004 11
ANTONIO LLAMAS
10905 ANGELL ST
NORWALK CA 90650
378-263-005 12
CECELIA W FAIRFAX
5512 INNER CIRCLE DR
RIVERSIDE CA 92506
378-263-006 13
CHRISTIAN LINDGREN JENSEN
MARVEJ 23
990 SKAGEN
378-263-007 14
CHRISTIAN LINDGREN JENSEN
23 MARKVEJ
378-263-008 15
JOHN CARREON
16819 HUNT AVE
LAKE ELSINORE CA 92530
378-263-017 16
JUANCARLO FREEMAN
120 W ELLIS AVE
INGLEWOOD CA 90302
378-263-018 17
MICHELLE EVANTHE PAWLAK
16792 LASH ST
LAKE ELSINORE CA 92530
378-263-019 18
SAME AS KEY #17
16792 LASH ST
LAKE ELSINORE CA 92530
378-263-020 19
MICHELLE PAWLAK
16792 LASH AVE
LAKE ELSINORE CA 92530
378-263-021 20
MICHELLE E PAWLAK
16792 LASH ST
LAKE ELSINORE CA 92530
378-263-022 21
LUCIANE CAIXETA
31757 BIAGIO
WINCHESTER CA 92596
378-263-023 22
PHAN THI THANH THUY
9452 LUDERS AVE
GARDEN GROVE CA 92844
378-263-024 23
EMILY TOY
7851 ORANGEWOOD AVE
STANTON CA 90680
378-263-025 24
JOHN JEFFERSON CARTER
23905 CLINTON KEITH #114289
WILDOMAR CA 92595
378-263-026 25
JOVIAN MENDOZA
309 N BASQUE AVE
FULLERTON CA 92833
378-263-027 26
SUSET ALI ARELLANO
1029 PEARL AVE
LAS VEGAS NV 89104
378-263-028 27
EMILIO SOLIS
2745 VISTA SERENO CT
LEMON GROVE CA 91945
378-263-029 28
EMILIO SOLIS
22711 TRANQUILITY CIR
WILDOMAR CA 92595
378-263-030 29
SAME AS KEY #6
10141 ANTIGUA ST
ANAHEIM CA 92804
378-264-001 30
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 31
ROSE MOSERO
429 CAMINO MANZANAS
THOUSAND OAKS CA 91360
378-264-003 32
CHARLES W RASMUSSEN
2275 HUNTINGTON DR #852
SAN MARINO CA 91108
378-305-001 33
PEDRO VILLAREAL JR
29700 WISE ST
LAKE ELSINORE CA 92530
378-305-002 34
AEK GLOBAL INVESTMENTS
4603 HURFORD TER
ENCINO CA 91436
378-305-003 35
HT PROP
31902 AVENIDA EVITA
SAN JUAN CAPO CA 92675
378-305-004 36
ALVIN J ADAMS
16636 LAKESHORE DR
LAKEELSINORE CA 92530
379-224-021 37
FOUR CORNERS PLAZA
20651 PALOMAR ST
LAKE ELSINORE CA 92595
379-470-006 38
RODNEY MONDINO
27871 RURAL LN
LAGUNA NIGUEL CA 92677
379-470-083 39
LAKESHORE VISCAYA
177 HOLSTON DR
LANCASTER CA 93535
379-470-092 40
VISCAYA HOMEOWNERS ASSN
32823 TEMECULA PKWY
TEMECULA CA 92592
379-480-001 41
LAURA V SANDOVAL
16618 ESCAVERA ST
LAKE ELSINORE CA 92530
379-480-002 42
ROCIO ALCALA
16616 ESCAVERA ST
LAKE ELSINORE CA 92530
379-480-003 43
FANTA VONGAMATH
16614 ESCAVERA ST
LAKE ELSINORE CA 92530
379-480-005 44
ROSALYN LEE
32022 MERANO ST
LAKE ELSINORE CA 92530
379-480-006 45
KATELYN ANN QUESADA
32024 MERANO ST
LAKE ELSINORE CA 92530
379-480-007 46
JILL THEA CATALIG MIRASOL
32025 MERANO ST
LAKE ELSINORE CA 92530
379-480-013 47
DEV ARAIN
13512 PLUMMER CREEK CT
CORONA CA 92880
379-480-014 48
BRETTANY GONZALEZ
2602 STAR CREST LN
CORONA CA 92881
379-480-087 49
SAFAI FAMILY TRUST
68 CANYON CREEK
IRVINE CA 92603
379-480-091 50
VISCAYA HOMEOWNERS ASSN
110 E AVENIDA PALIZADA #202
SAN CLEMENTE CA 92672
379-480-093 51
SAME AS KEY #40
32823 TEMECULA PKWY
TEMECULA CA 92592
379-480-094 52
GONZALES FAMILY TRUST
26819 MOUNTAIN GLEN DR
MENIFEE CA 92584
379-480-095 53
SAME AS KEY #52
26819 MOUNTAIN GLEN DR
MENIFEE CA 92584
OWNER: COLE VALLEY PARTNERS
BRADEN BERNARDS
2188 PARK PLACE #100
PORTLAND OR 97205
APPLICANT: DUTCH BROS COFFEE
JOHN CAGLIA
PO BOX 1929
GRANTS PASS OR 97528
APPLICANT: BARGHAUSEN ENGR
SABRINA RUSHING
18215 72ND AVE S
KENT WA 98032
APPLICANT: BARGHAUSEN ENGR
BRIANNA UY
18215 72ND AVE S
KENT WA 98032
Radius Maps Company 2025
Assessor’s
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