HomeMy WebLinkAboutAgenda Packet 6-17-2025
City of Lake Elsinore
Planning Commission Meeting
Packet – Draft
John Gray, Chair
Jason Devor, Commissioner
Jodi Peters, Commissioner
Michael Carroll, Commissioner
Meeting Date:
June 17, 2025
Public Session: 6:00 PM
Cultural Center
183 N. Main Street
Lake Elsinore, CA 92530
The City of Lake Elsinore appreciates your attendance. Citizens’ comments, input and interests
provide the Planning Commission with valuable information regarding issues of the community.
Meeting Information
Meetings are held on the 1st and 3rd Tuesday of every month, and the agenda is posted 72 hours
prior to each meeting outside of City Hall. The agenda and related reports are also available on the
City’s website at www.Lake-Elsinore.org. Meetings are conducted in person and streamed online at
https://www.lake-elsinore.org/204/Agendas-Minutes. If you are attending the meeting in person,
please park in the parking lot across the street from the Cultural Center to assist us in limiting the
impact of meetings on the Downtown Business District. Thank you for your cooperation.
Public Comments – Addressing the Planning Commission
Any person wishing to address the Planning Commission on items not included on the Agenda may
do so during Public Comments for 3 minutes. We respectfully ask those interested in addressing the
Planning Commission to either submit a request to speak online at https://www.lake-
elsinore.org/204/Agendas-Minutes or complete and present a “Request to Speak” form to the Clerk
at the meeting. This Form is available on the table located inside the Council Chamber. Members of
the public will be called to address the Planning Commission when the item is considered during the
meeting.
Written Communications
If you would like to submit written public comments, you may do so prior to the meeting either by
entering them online at the link above or emailing them to the Planning Department at jmatie@lake-
elsinore.org. Any written communications or additional documents distributed to the Planning
Commission within 72 hours of the meeting will also be made available to the public in accordance
with Government Code Section 54957.5.
Accessibility Accommodations
In compliance with the Americans with Disabilities Act, any person with a disability who requires a
modification or accommodation in order to participate in a meeting should contact the City Clerk’s
Department at (951) 674-3124 Ext. 864, at least 48 hours before the meeting to make reasonable
arrangements to ensure accessibility.
City of Lake Elsinore Page 1
Planning Commission Packet - Draft June 17, 2025
City of Lake Elsinore Page 2
Dream Extreme 2040 is the City’s FIRST long-term strategic plan to assist the City in its pursuit of
achieving its vision. The plan is a living document that will be updated regularly and serve as the
framework to guide all decision-making over the next 20 years by identifying key Anchors,
Aspirations, and Strategies.
Our Vision is the City of Lake Elsinore will be the ultimate destination where all can live, work, play,
build futures, and fulfill dreams.
The Anchors are the City of Lake Elsinore’s unique community assets and opportunities: The Lake,
Downtown, and Action and Adventure.
• The Lake: Lake Elsinore is a vital community asset. Protecting, enhancing, and celebrating the
Lake is critical to Lake Elsinore’s City and community health.
• Downtown: Enhancing and creating the highest quality downtown experience will serve to create a
strong sense of place that will shape the City’s identity as a place where residents and visitors can
live, work, and play.
• Action and Adventure: Lake Elsinore’s programs, facilities, and natural environment will define
the City as a destination for action and adventure for both visitors and residents.
Our Aspirations are broad, long-term goals that encapsulate what we hope to achieve in Lake
Elsinore’s future. The City has identified 4 key aspirations to work towards.
Items on the agenda that align with Aspirations from the Dream Extreme 2040 Plan are noted
by the Aspiration’s icon to highlight City Council actions that help the City pursue its goals.
To read the plan and learn more about its implementation in the City, visit
www.Lake-Elsinore.org/DreamExtreme2040.
City of Lake Elsinore Page 2
Planning Commission Packet - Draft June 17, 2025
City of Lake Elsinore Page 3
CALL TO ORDER
The Regular meeting of the Planning Commission will be called to order.
PLEDGE OF ALLEGIANCE
ROLL CALL
PUBLIC COMMENTS - NON-AGENDIZED ITEMS - 3 MINUTES
(Please read & complete a Request to Address the Planning Commission form prior to the
start of the meeting and turn it in to the Clerk. The Chair or Clerk will call on you to speak.)
CONSENT CALENDAR
1) Minutes for the Regular Planning Commission Meeting of June 3, 2025
Approve the Minutes for the Regular Planning Commission Meeting of June 3, 2025.
PUBLIC HEARING(S)
2) Planning Application No. 2021-34 (Evergreen/Dutch Bros) – Commercial Design
Review and Amendment to Conditional Use Permit No. 2021-12 for a New 980 Sq.
Ft. Drive-through Dutch Bros Coffee Shop on an approximately 1.13-Acre Site
Located South of Central Avenue (SR-74) and east of Cambern Avenue within the
Evergreen Commercial Development
1. Find that pursuant to the California Environmental Quality Act (CEQA) Guidelines
Section 15162, the proposed project would not have a significant effect on the
environment and no new environmental documentation is necessary because all
potentially significant effects have been adequately analyzed in a previously adopted
Mitigated Negative Declaration (MND) (SCH No. 2022090133);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING AMENDMENT TO CONDITIONAL USE
PERMIT NO. 2021-12 (CUP 2024-07) TO MODIFY THE PREVIOUSLY APPROVED
DRIVE-THROUGH OPERATION FOR DUTCH BROS COFFEE SHOP LOCATED
ON LOT 5 OF TENTATIVE PARCEL MAP NO. 38281 WITHIN THE EVERGREEN
COMMERCIAL DEVELOPMENT (A PORTION OF APN 377-020-014); and
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO.
2024-05 FOR THE CONSTRUCTION OF A NEW 980 SQ. FT. DRIVE-THROUGH
DUTCH BROS COFFEE SHOP LOCATED ON LOT 5 OF TENTATIVE PARCEL
MAP NO. 38281 WITHIN THE EVERGREEN COMMERCIAL DEVELOPMENT (A
PORTION APN 377-020-014).
STAFF COMMENTS
City of Lake Elsinore Page 3
Planning Commission Packet - Draft June 17, 2025
City of Lake Elsinore Page 4
CITY ATTORNEY COMMENTS
COMMISSIONERS' COMMENTS
ADJOURNMENT
The Lake Elsinore Planning Commission will adjourn to the next Regular meeting on
Tuesday, July 1, 2025 in the Cultural Center located at 183 N. Main Street at 6:00 p.m.
AFFIDAVIT OF POSTING
I, Jessica Matie, Administrative Assistant, do hereby affirm that a copy of the foregoing
agenda was posted at City Hall at 5:00 p.m. on Thursday, June 12, 2025.
__________________________
Jessica Matie
Administrative Assistant
Printed on 6/18/2025 12:28:47 PM
City of Lake Elsinore Page 4
Page 1 of 1
REPORT TO PLANNING COMMISSION
To:Honorable Chair and Members of the Planning Commission
From:Damaris Abraham, Community Development Director
Prepared by:Jessica Matie, Administrative Assistant
Date:June 17, 2025
Subject:Minutes for the Regular Planning Commission Meeting of June 3, 2025
Recommendation
Approve the Minutes for the Regular Planning Commission Meeting of June 3, 2025.
Attachments
Attachment 1 - 06.03.2025 Draft Minutes
City of Lake Elsinore
Planning Commission Meeting
Minutes – Draft
John Gray, Chair
Michael Carroll, Vice Chair
Andrew Pease, Commissioner
Jason Devor, Commissioner
Jodi Peters, Commissioner
Meeting Date:
June 03, 2025
Public Session: 6:00 PM
Cultural Center
183 N. Main Street
Lake Elsinore, CA 92530
CALL TO ORDER
The Regular Meeting of the Planning Commission was called to order at 6:00 p.m.
PLEDGE OF ALLEGIANCE
Commissioner Peters led the pledge of allegiance.
ROLL CALL
Present:4 - Commissioners Pease and Peters; Vice Chair Carroll; and Chair Gray
Absent:1 - Commissioner Devor
PUBLIC COMMENTS - NON-AGENDIZED ITEMS - 3 MINUTES
There were no speakers.
CONSENT CALENDAR
A motion was made by Commissioner Peters, seconded by Vice Chair
Carroll to approve the Consent Calendar. The motion carried by the following vote:
Aye:4 Commissioners Pease and Peters; Vice Chair Carroll; and Chair Gray
Nay:0 None
Absent: 1 Commissioner Devor
1.Minutes for the Regular Planning Commission Meeting of May 20, 2025
Approve the Minutes for the Regular Planning Commission Meeting of May 20, 2025.
This item was approved on the Consent Calendar.
Planning Commission Minutes - Draft June 03, 2025
City of Lake Elsinore Page 2
BUSINESS ITEM
2.Preliminary Capital Improvement Plan (CIP) Budget for Fiscal Years 2025-26 to
2029-30
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, FINDING THAT THE FISCAL YEAR (FY) 2025-26
THROUGH FY2029-30 CAPITAL IMPROVEMENT PLAN (CIP) BUDGET CONFORMS
TO THE LAKE ELSINORE GENERAL PLAN.
Assistant Director of Administrative Services Rafferty presented the staff report.
There were no speakers.
A motion was made by Vice Chair Carroll, seconded by Commissioner
Peters to approve staff’s recommendations. The motion carried by the following
vote:
Aye:4 Commissioners Pease and Peters; Vice Chair Carroll; and Chair Gray
Nay:0 None
Absent: 1 Commissioner Devor
STAFF COMMENTS
Staff had no comments.
CITY ATTORNEY COMMENTS
Assistant City Attorney McClendon had no comments.
COMMISSIONERS' COMMENTS
Commissioners had no comments.
ADJOURNMENT
The Lake Elsinore Planning Commission adjourned at 6:05 p.m. to the next Regular meeting on
Tuesday, June 17, 2025 in the Cultural Center located at 183 N. Main Street at 6:00 p.m.
Page 1 of 6
REPORT TO PLANNING COMMISSION
To:Honorable Chair and Members of the Planning Commission
From:Damaris Abraham, Community Development Director
Prepared by:Carlos Serna, Associate Planner
Date:June 17, 2025
Subject:Planning Application No. 2021-34 (Evergreen/Dutch Bros) – Commercial
Design Review and Amendment to Conditional Use Permit No. 2021-12 for a
New 980 Sq. Ft. Drive-through Dutch Bros Coffee Shop on an approximately
1.13-Acre Site Located South of Central Avenue (SR-74) and east of
Cambern Avenue within the Evergreen Commercial Development
Applicant:Brianna Uy, Barghausen Consulting Engineers, LLC
Recommendation
1. Find that pursuant to the California Environmental Quality Act (CEQA) Guidelines Section
15162, the proposed project would not have a significant effect on the environment and no
new environmental documentation is necessary because all potentially significant effects have
been adequately analyzed in a previously adopted Mitigated Negative Declaration (MND)
(SCH No. 2022090133);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING AMENDMENT TO CONDITIONAL USE PERMIT
NO. 2021-12 (CUP 2024-07) TO MODIFY THE PREVIOUSLY APPROVED DRIVE-
THROUGH OPERATION FOR DUTCH BROS COFFEE SHOP LOCATED ON LOT 5 OF
TENTATIVE PARCEL MAP NO. 38281 WITHIN THE EVERGREEN COMMERCIAL
DEVELOPMENT (A PORTION OF APN 377-020-014); and
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2024-05
FOR THE CONSTRUCTION OF A NEW 980 SQ. FT. DRIVE-THROUGH DUTCH BROS
COFFEE SHOP LOCATED ON LOT 5 OF TENTATIVE PARCEL MAP NO. 38281 WITHIN
THE EVERGREEN COMMERCIAL DEVELOPMENT (A PORTION APN 377-020-014).
Project Location
PA 2021-34 (Evergreen – Dutch Bros)
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The project site is located south of Central Avenue/State Route 74 (SR-74) and east of Cambern
Avenue, which is within the retail center known as Evergreen Commercial Development that is
currently under construction. Other planned retail businesses within the center include Stater
Bros., 7 Eleven, and Pollo Campero. The entire Evergreen Commercial Development is
approximately 8.86-acres. The proposed Dutch Bros Coffee Shop will be located on
approximately 1.13-acre lot (Lot 5 of TPM 38281) which is a portion of Assessor Parcel Number
377-020-014.
Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project
Site
Vacant General Commercial (GC)General Commercial (C-2)
North Vacant General Commercial (GC)General Commercial (C-2)
South Residential Medium Density Residential (MDR)
& High Density Residential (HDR)
Medium Density Residential (R-2)
& High Density Residential (R-3)
East Residential Low Density Residential (LDR)Residential Estate (R-E)
West Commercial General Commercial (GC)General Commercial (C-2)
Table 1: Environmental Setting
Background
On April 25, 2023, the City Council approved Planning Application No. 2021-34 to establish an
approximately 57,000 sq. ft. new commercial center known as Evergreen Commercial
Development. The project’s approval included:
CDR No. 2021-17 to construct five (5) new commercial buildings
CUP No. 2021-09 to allow a 4,116 sq. ft. car wash and 25 self-service vacuum stations
CUP No. 2021-10 to allow a 3,000 sq. ft. quick-service restaurant with a drive-through lane
Conditional Use Permit No. 2021-11 to establish a 4,088 sq. ft. convenience store, fuel
canopy with eight (8) pumps with concurrent sale of beer and wine for off-site consumption
CUP No. 2021-12 to allow a 3,000 sq. ft. quick-service restaurant with a drive-through lane
Project Description
Planning Application No. 2021-34 is a request for a Commercial Design Review (CDR No. 2024-
05) to construct a new 980 sq. ft. drive-through Dutch Bros Coffee Shop as well as an amendment
to CUP No. 2021-12 (CUP No. 2024-07) to modify the previously approved drive-through site
layout and circulation. The project proposes the following construction and improvements:
One-story 980 sq. ft. drive-through Dutch Bros Coffee Shop with a walk-up ordering
window including:
o Drive-through queuing capacity for 19 vehicles
o 340 sq. ft. outdoor dining area
PA 2021-34 (Evergreen – Dutch Bros)
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o Related site improvements including directional signage, 13 new parking spaces,
and new landscape/hardscape
The CUP amendment would reduce the approved drive-through building size from 3,000 sq. ft. to
980 sq. ft. and modify the site layout by expanding the approved one-lane drive through with an
eight (8) vehicle queuing capacity to a two-lane drive through with a 19-vehicle queueing capacity.
The modification also includes the addition of a 340 sq. ft. outdoor dining area.
Analysis
The analysis below provides a discussion of the proposed project’s consistency with the General
Plan and the Lake Elsinore Municipal Code (LEMC) including the nonresidential development
standards and requirements. In addition, the Design Review Committee, including Staff from
Planning, Building and Safety, Fire, and Engineering Departments and the Elsinore Valley
Municipal Water District, has reviewed the project and have included recommended conditions of
approval to ensure compliance with adopted plans, policies, and regulations.
General Plan Consistency
The subject site has a General Plan Land Use designation of General Commercial (GC) and
is located in the Business District. The GC Land Use designation provides for retail,
services, restaurants, professional and administrative offices, hotels, and motels, mixed-use
projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40
floor area ratio (FAR). The project is proposing to develop a drive-through coffee shop with a 0.02
FAR. The CUP amendment is proposed to modify the site layout and circulation of the previously
approved drive-through restaurant. The CUP amendment would reduce the approved building
size from 3,000 sq. ft. to 980 sq. ft. and does not increase the square footage or site size.
Therefore, the project is consistent with the General Plan.
Municipal Code Consistency
The current zoning designation of the subject site is General Commercial (C-2). Pursuant to
LEMC Section 17.124.030 of the C-2 zone, uses subject to a CUP in the C-1 zone also require a
CUP in the C-2 zone. Drive-through establishments and restaurants with outdoor dining areas in
the C-1 zone are subject to a CUP as indicated in LEMC Section 170.120.030 of the C-1 zone.
The proposed drive-through was previously analyzed for consistency and compliance with the C-
2 development standards. Staff reviewed the proposed amendment to the previously approved
drive-through plans and have determined that the proposed project would continue to conform to
the C-2 requirements as well as the drive-through establishment standards contained in LEMC
Section 17.148.060 as shown in Table 2 below.
Development Standard Required Proposed
Front Yard Setback 20 ft.54.83 ft.
Building Height 45 ft. (Maximum)40 ft.
Landscape improvements
PA 2021-34 (Evergreen – Dutch Bros)
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Adjacent to Street 15 ft. min./ Avg. 20 ft.20 ft.
Buffer Landscaping 15 ft.15 ft.
Landscape Coverage 15%15.53%
Parking
Drive Through Restaurant One (1) space per 45 sq. ft. of
customer area
One (1) space per 200 sq. ft.
of non-customer area
Total Required: 11
Customer Area: 340 sq.
ft. – 7.5 parking spaces
Non-Customer Area:
640 sq. ft. – 3.2 spaces
Total Provided: 39
Drive-through Standards
Drive Through Lane Storage 8 vehicles / 20 ft. per vehicle
(160 ft.)
19 Vehicles / 20.7 ft. per
vehicle (394 ft.)
Table 2: 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 commercial building elevations employ
a contemporary architectural style. The structure also employs staggered roof heights to add
additional architectural articulation, and stone veneer will be employed throughout the structure
to avoid long expanses of untreated open walls. The exterior consists of stucco in cool toned color
palettes consistent with the Evergreen Commercial Development’s master development color
scheme. The exterior architecture, including colors and materials, have been designed to be
harmonious and compatible with the surrounding development. Furthermore, the proposed
landscaping improvements complement the proposed building design, provide shade, and
breakup expanses of pavement.
Traffic and Drive-through Queue Management
A Trip Generation Memorandum dated February 11, 2025 was prepared by Kittelson & Associates
for the proposed Dutch Bros coffee shop (Attachment 6). The memorandum compared the overall
approved trip generation for the Evergreen Development to determine whether further traffic
analysis are required. The memorandum concluded that the proposed coffee shop would remain
within the approved trip generation during the AM and PM peak hours. The daily trip generation
is expected to increase by 29 vehicles per day. However, the daily traffic has less effect on
operations of the adjacent roadway network compared to peak hours, and 29 trips (averaging
approximately 2 vehicles per operating hour) is considered to have negligible impacts on traffic
operations.
A Queuing Technical Memorandum dated November 7, 2024 was also prepared by Kittelson &
Associates to assess the project's on-site circulation, site access, and queuing scenarios for the
proposed Dutch Bros (Attachment 7). The memorandum determined that there is a low probability
that the number of vehicles waiting in the drive-through queue would exceed 18 vehicles at peak
hours of operations. The drive-through lanes are proposed to accommodate up to 19 vehicles
PA 2021-34 (Evergreen – Dutch Bros)
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and as such, would be sufficient to accommodate the operations during peak times (which are
typically in the mornings and afternoon during lunchtime).
Furthermore, Dutch Bros will implement a proactive traffic management plan during their grand
opening as well as expected peak hours (Attachment 8). 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 Trails) 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 provide a drive-through queue management plan prior to occupying the building and would be
required to comply with said management plan at all times (COA No. 13). 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
Pursuant to CEQA Guidelines Section 15162, staff has determined that the proposed project
would not have a significant effect on the environment and no new environmental documentation
is necessary because all potentially significant effects have been adequately analyzed in an
earlier Mitigated Negative Declaration (MND). All potentially significant impacts have been
avoided or mitigated pursuant to the earlier mitigated negative declaration and none of the
conditions described in Section 15162 exist. MND (SCH No. 2022090133) was adopted by the
City Council on April 25, 2023. No substantial changes which require major revisions to the
mitigated negative declaration exist and no new information of substantial importance which
requires revisions to the earlier mitigated negative declaration exist. Therefore, no further
environmental documentation is necessary.
MSHCP Consistency
The Project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The proposed 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 500 feet of the subject property. As of the writing
of this report, no written comments concerning this application have been received by staff.
Attachments
PA 2021-34 (Evergreen – Dutch Bros)
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Attachment 1 – CUP Resolution
Attachment 2 – CDR Resolution
Attachment 3 – Conditions of Approval
Attachment 4 – GIS Package
Attachment 5 – Design Review Package
Attachment 6 – Trip Generation Memorandum
Attachment 7 – Queuing Technical Memorandum
Attachment 8 – Traffic Management Plan
Attachment 9 – Public Notice Package
RESOLUTION NO. 2025-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING AMENDMENT TO CONDITIONAL USE
PERMIT NO. 2021-12 (CUP 2024-07) TO MODIFY THE PREVIOUSLY APPROVED
DRIVE-THROUGH OPERATION FOR DUTCH BROS COFFEE SHOP LOCATED
ON LOT 5 OF TENTATIVE PARCEL MAP NO. 38281 WITHIN THE EVERGREEN
COMMERCIAL DEVELOPMENT (A PORTION OF APN 377-020-014)
Whereas, Brianna Uy, Barghausen Consulting Engineers, Inc., has filed an application
with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34
which includes Commercial Design Review (CDR No. 2024-05) to develop and operate a 980
square-foot drive-through Dutch Bros Coffee Shop with a 340 sq. ft. outdoor dining area and
amendment to Conditional Use Permit No. 2021-12 (CUP No. 2024-07) to modify the previously
approved drive-through operation;
Whereas, the project site is located south of Central Avenue/State Route 74 (SR-74) and
east of Cambern Avenue, which is within the retail center known as Evergreen Commercial
Development that is currently under construction. The entire Evergreen Commercial Development
is approximately 8.86-acres. The proposed Dutch Bros Coffee Shop will be located on an
approximately 1.13-acre lot (Lot 5 of TPM 38281) which is a portion of Assessor Parcel Number
377-020-014;
Whereas, on April 25, 2023, the City Council approved Planning Application No. 2021-34
to establish an approximately 57,000 sq. ft. new commercial center known as Evergreen
Commercial Development. The project’s approval included CDR No. 2021-17 to construct five (5)
new commercial buildings, CUP No. 2021-09 to allow a 4,116 sq. ft. car wash and 25 self-service
vacuum stations, CUP No. 2021-10 to allow a 3,000 sq. ft. quick-service restaurant with a drive-
through lane, Conditional Use Permit No. 2021-11 to establish a 4,088 sq. ft. convenience store,
fuel canopy with eight (8) pumps with concurrent sale of beer and wine for off-site consumption,
and CUP No. 2021-12 to allow a 3,000 sq. ft. quick-service restaurant with a drive-through lane;
Whereas, Conditional Use Permit (CUP) No. 2024-07 proposes to modify the previously
approved CUP No. 2021-12 to reduce the drive-through size from 3,000 sq. ft. to 980 sq. ft., allow
a 340 sq. ft. outdoor dining area, and expand the drive-through queue capacity from eight vehicles
to 19 vehicles;
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 of the LEMC provides that certain uses are desirable but
may have operational characteristics that disproportionately impact adjoining properties,
businesses, or residents. Accordingly, such uses require a more comprehensive review and
PC Reso. No. 2025-____
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approval procedure, including the ability to condition the project in order to mitigate significant
impacts;
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 June 17, 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 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. Section 6.1.2 of the MSHCP requires the assessment of a proposed project’s potential
impacts to riparian/riverine or vernal pool resources, and those species that depend on
such resources. Drainage 1, which traverses the eastern portion of the project site, meets
the criteria for riparian/riverine, as defined in the MSHCP. Phase 2 of the proposed project
would result in the permanent removal of Drainage 1, and approximately 0.52 acre (469
linear feet) of riparian/riverine area, including 0.09 acres of native riparian/riverine
vegetation (scale broom scrub). The portion of Drainage 1 that traverses the project site
comprises earthen bed and banks that exhibit natural hydrology and support native
vegetation that provide marginal foraging and breeding habitat for wildlife; however, this
resource is isolated and is no longer capable of functioning as contiguous habitat.
Vegetation both upstream and downstream of the project site consists almost exclusively
of ornamental vegetation (e.g., river red gum). While this vegetation may support nesting
birds, it provides little value as habitat for most indigenous wildlife, including those
considered special status or otherwise sensitive species. Incorporation of Mitigation
Measure BIO-1 (either from the Riverpark Mitigation Bank or Barry Jones Wetland
Mitigation Bank; applicable only during Phase 2 of the proposed Project), the payment of
development fees, and the implementation of appropriate Best Management Practices
outlined in MSHCP Appendix C (Dudek 2003) would ensure that the Project is consistent
with the provisions of the MSHCPAs 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.
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5. The project has been conditioned to pay any applicable MSHCP Local Development
Mitigation fees.
Section 3: The Commission has reviewed and analyzed the proposed project pursuant to
the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), and the LEMC and finds and determines that the proposed project is
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the GP and the LEMC.
Section 4: The Commission finds that no new environmental documentation is necessary
because all potentially significant effects have been adequately analyzed in an earlier adopted
Mitigated Negative Declaration (MND) (SCH # 2022090133). All potentially significant impacts
have been avoided or mitigated pursuant to the earlier MD and none of the conditions described
in Sectio 15162 exist. MND (SCH # 2022090133) was adopted in 2023 for the master Evergreen
Commercial Development. No substantial changes that require major revisions to the MD exist
and no new information of substantial importance that require revisions to the earlier MND exist.
Section 5: That in accordance with LEMC Section 17.415.070.C. Findings, the
Commission makes the following findings regarding CUP No. 2024-07:
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 project has a General Plan Land Use designation of General Commercial (GC) and
is located within the Business District. The GC Land Use designation provides for retail,
services, restaurants, professional and administrative offices, hotels and motels, mixed-
use projects, public and quasi-public uses, and similar and compatible uses with a
maximum 0.40 Floor Area Ratio (FAR). The project is proposing a one-story 980 sq. ft.
Dutch Bros drive-through coffee shop with a 0.02 FAR. The new business will support the
Business District in that it would progress Goal No. 1 of the Business District, “to
encourage its position as the industrial and commercial hub of the city” by providing an
additional commercial amenity in the district. Therefore, the Project is consistent with the
General Plan.
2. The proposed use will not be detrimental to the general health, safety, comfort or general
welfare of persons residing or working within the neighborhood of the proposed use or the
City, or injurious to property or improvements in the neighborhood or the City.
The proposed drive-through restaurant would not cause detrimental impacts to the existing
surrounding community because the design of the parking lot layout and circulation was
designed to allow multiple points of egress and ingress for both emergency and pedestrian
vehicles. The proposed business will be compatible with the surrounding uses which also
includes other retail commercial uses such as the Walmart Shopping Center and the
Costco Shopping Center. Furthermore, the project has also been conditioned as such to
avoid any potential impacts associated with the proposed use.
3. The site for the intended use is adequate in size and shape to accommodate the use, and
for all the yards, setbacks, walls or fences, landscaping, buffers and other features
required by this title.
PC Reso. No. 2025-____
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The proposed use and design have been analyzed and staff has determined that the site
is compatible and adequate in size and shape to accommodate the proposed use and
project design. The design meets all applicable sections of the LEMC including the
nonresidential development standards. As designed the project would not encroach on
any setback as prescribed by the LEMC and sufficient landscaping has been provided
throughout the site. Furthermore, the proposed use and design will complement the
existing commercial uses within the vicinity.
4. The site for the proposed use relates to streets and highways with proper design both as
to width and type of pavement to carry the type and quantity of traffic generated by the
subject use.
The proposed use is located within an existing built environment, inclusive of streets. The
existing streets are of adequate size to facilitate safe and convenient transportation to and
from the site. Further, the Engineering Division has reviewed the proposed project
including its potential traffic impacts and have included conditions of approval to ensure
safe on and offsite circulation is provided.
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 proposed project has been thoroughly reviewed and conditioned by all applicable City
departments thereby eliminating the potential for any adverse effects. Furthermore, the
project site abuts existing developed commercial properties that are compatible with the
proposed project including Costco, Walmart, Taco Bell, and other retail and restaurant
uses.
6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the subject project to ensure development of the property in accordance with
the objectives of this chapter and the planning district in which the site is located.
Pursuant to Section 17.415.070.B of the LEMC, the project was considered by the
Planning Commission at a duly noticed Public Hearing on June 17, 2025 and appropriate
and applicable conditions of approval have been included to protect the public health,
safety and general welfare. Further, compliance with the conditions of approval will be
reviewed during the plan check and inspection review process prior to commencing
operations.
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. 2024-07.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 17th day June, 2025.
John Gray, Chair
PC Reso. No. 2025-____
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Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held June 17, 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.
2024-05 FOR THE CONSTRUCTION OF A NEW 980 SQ. FT. DRIVE-THROUGH
DUTCH BROS COFFEE SHOP LOCATED ON LOT 5 OF TENTATIVE PARCEL
MAP NO. 38281 WITHIN THE EVERGREEN COMMERCIAL DEVELOPMENT (A
PORTION APN 377-020-014)
Whereas, Brianna Uy, Barghausen Consulting Engineers, Inc., has filed an application
with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2021-34
which includes Commercial Design Review (CDR No. 2024-05) to develop and operate a 980
square-foot drive-through Dutch Bros Coffee Shop with a 340 sq. ft. outdoor dining area and
amendment to Conditional Use Permit No. 2021-12 (CUP No. 2024-07) to modify the previously
approved drive-through operation;
Whereas, the project site is located south of Central Avenue/State Route 74 (SR-74) and
east of Cambern Avenue, which is within the retail center known as Evergreen Commercial
Development that is currently under construction. The entire Evergreen Commercial Development
is approximately 8.86-acres. The proposed Dutch Bros Coffee Shop will be located on an
approximately 1.13-acre lot (Lot 5 of TPM 38281) which is a portion of Assessor Parcel Number
377-020-014;
Whereas, on April 25, 2023, the City Council approved Planning Application No. 2021-34
to establish an approximately 57,000 sq. ft. new commercial center known as Evergreen
Commercial Development. The project’s approval included CDR No. 2021-17 to construct five (5)
new commercial buildings, CUP No. 2021-09 to allow a 4,116 sq. ft. car wash and 25 self-service
vacuum stations, CUP No. 2021-10 to allow a 3,000 sq. ft. quick-service restaurant with a drive-
through lane, Conditional Use Permit No. 2021-11 to establish a 4,088 sq. ft. convenience store,
fuel canopy with eight (8) pumps with concurrent sale of beer and wine for off-site consumption,
and CUP No. 2021-12 to allow a 3,000 sq. ft. quick-service restaurant with a drive-through lane;
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 17.415.060 (Minor Design Review), Section 17.410.070
(Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning
Commission (Commission) has been delegated the responsibility of reviewing and approving,
conditionally approving, or denying this minor design review application; and
Whereas, on June 17, 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.
PC Reso. No. 2025-____
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NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the project and its consistency with the
MSHCP prior to adopting Findings of Consistency with the MSHCP.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1. The project is not subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
2. Section 6.1.2 of the MSHCP requires the assessment of a proposed project’s potential
impacts to riparian/riverine or vernal pool resources, and those species that depend on
such resources. Drainage 1, which traverses the eastern portion of the project site, meets
the criteria for riparian/riverine, as defined in the MSHCP. Phase 2 of the proposed project
would result in the permanent removal of Drainage 1, and approximately 0.52 acre (469
linear feet) of riparian/riverine area, including 0.09 acres of native riparian/riverine
vegetation (scale broom scrub). The portion of Drainage 1 that traverses the project site
comprises earthen bed and banks that exhibit natural hydrology and support native
vegetation that provide marginal foraging and breeding habitat for wildlife; however, this
resource is isolated and is no longer capable of functioning as contiguous habitat.
Vegetation both upstream and downstream of the project site consists almost exclusively
of ornamental vegetation (e.g., river red gum). While this vegetation may support nesting
birds, it provides little value as habitat for most indigenous wildlife, including those
considered special status or otherwise sensitive species. Incorporation of Mitigation
Measure BIO-1 (either from the Riverpark Mitigation Bank or Barry Jones Wetland
Mitigation Bank; applicable only during Phase 2 of the proposed Project), the payment of
development fees, and the implementation of appropriate Best Management Practices
outlined in MSHCP Appendix C (Dudek 2003) would ensure that the Project is consistent
with the provisions of the MSHCPAs 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.
PC Reso. No. 2025-____
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Section 4: The Commission finds that no new environmental documentation is necessary
because all potentially significant effects have been adequately analyzed in an earlier adopted
Mitigated Negative Declaration (MND) (SCH # 2022090133). All potentially significant impacts
have been avoided or mitigated pursuant to the earlier MD and none of the conditions described
in Section 15162 exist. MND (SCH # 2022090133) was adopted in 2023 for the master Evergreen
Commercial Development. No substantial changes that require major revisions to the MD exist
and no new information of substantial importance that require revisions to the earlier MND exist.
Section 5: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Commercial Design Review No. 2024-05:
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 project has a General Plan Land Use designation of General Commercial (GC) and
is located within the Business District. The GC Land Use designation provides for retail,
services, restaurants, professional and administrative offices, hotels and motels, mixed-
use projects, public and quasi-public uses, and similar and compatible uses with a
maximum 0.40 Floor Area Ratio (FAR). The project is proposing a one-story 980 sq. ft.
Dutch Bros drive-through coffee shop with a 0.02 FAR. The new business will support the
Business District in that it would progress Goal No. 1 of the Business District, “to
encourage its position as the industrial and commercial hub of the city” by providing an
additional commercial amenity in the district. Therefore, the Project is consistent with the
General Plan. Therefore, the project is consistent with the General Plan.
The current zoning designation of the subject site is General Commercial (C-2), the intent
of the C-2 district is to provide appropriate locations consist with the General Plan to
accommodate a full range of retail stores, offices, personal and business service
establishments offering commodities and services scaled to meet the needs of the
residents of the entire city. The proposed project is a new drive-through establishment
situated in one of the city’s major commercial hubs and therefore, the project is consistent
with the C-2 zoning district.
2. The Project complies with the design directives contained in the LEMC and all applicable
provisions of the LEMC.
The project is appropriate to the site and surrounding developments. The architectural
design of the proposed buildings conforms to the Nonresidential Development Standards
(Chapter 17.112) of the LEMC. Sufficient setbacks and enhanced onsite landscaping have
been provided thereby creating interest and varying vistas as a person moves along
abutting streets. The architecture has been designed to achieve harmony and
compatibility with the surrounding area. The colors and materials proposed will assist in
blending the architecture into the existing landscape and are compatible with other colors
and materials used on other properties near the project site. In addition, safe and efficient
circulation has been achieved onsite.
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Section 17.415.050.
PC Reso. No. 2025-____
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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 June 17, 2025. The project,
as reviewed and conditioned by all applicable City divisions, departments and agencies,
will not have a significant effect on the environment. Further, compliance with the
conditions of approval will be reviewed during the plan check and inspection review
process prior to commencing operations.
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. 2024-05.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 17th day of June, 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 June 17, 2025 and that the same was
adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
Applicant’s Initials: _____ Page 1 of 4
CONDITIONS OF APPROVAL
PROJECT: PA 2021-34 (CDR 2024-05 & CUP 2024-07)
PROJECT NAME:Evergreen Commercial Development – Dutch Bros
PROJECT LOCATION:A Portion of APN: 377-020-014
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL CONDITIONS
1. The project proposes to develop and operate a 980 square-foot drive-through Dutch Bros
Coffee Shop with a 340 sq. ft. outdoor dining area (CDR No. 2024-05) and an amendment to
Conditional Use Permit No. 2021-12 (CUP No. 2024-07) to modify the previously approved
drive-through operation. The project site is located south of Central Avenue/State Route 74
(SR-74) and east of Cambern Avenue, which is within the retail center known as Evergreen
Commercial Development that is currently under construction. The entire Evergreen
Commercial Development is approximately 8.86-acres. The proposed Dutch Bros Coffee
Shop will be located on an approximately 1.13-acre lot (Lot 5 of TPM 38281) which is a portion
of Assessor Parcel Number 377-020-014.
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless
the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any
claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an
approval of the City, its advisory agencies, appeal boards, or legislative body concerning
approval, implementation and construction of CDR 2024-05 and CUP 2024-07, which action
is bought within the time period provided for in California Government Code Sections 65009
and/or 66499.37, and Public Resources Code Section 21167, including the approval,
extension or modification of CDR 2024-05 and CUP 2024-07 or any of the proceedings, acts
or determinations taken, done, or made prior to the decision, or to determine the
reasonableness, legality or validity of any condition attached thereto. The Applicant's
indemnification is intended to include, but not be limited to, damages, fees and/or costs
awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including
without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred
by Indemnitees in connection with such proceeding. The City will promptly notify the applicant
of any such claim, action, or proceeding against the City. If the project is challenged in court,
the City and the applicant shall enter into formal defense and indemnity agreement, consistent
with this condition.
3. Within 30 days of project approval, the applicant shall sign and complete an
“Acknowledgement of Conditions,” and shall return the executed original to the Community
Development Department for inclusion in the case records.
PLANNING DIVISION
4. Conditional Use Permit No. 2024-07 shall lapse and become void two years following the
date on which the conditional use permit became effective, unless one of the following: (1)
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
PA 2021-34/CDR 2024-05 & CUP 2024-07
Conditions of Approval PC Hearing: June 17, 2025
Applicant’s Initials: _____ Page 2 of 4
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of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore
Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section
17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall
run with the land and shall continue to be valid upon a change of ownership of the site or
structure, which was the subject of the Conditional Use Permit application.
5. Commercial Design Review No. 2024-05 shall lapse and become void two years following the
date on which the design review became effective, unless one of the following: (1) prior to the
expiration of two years, a building permit related to the design review is issued and
construction commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (1) and (2) of 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. An application for modification, expansion or other change in a Conditional Use Permit shall
be reviewed according to the provisions of the Section 17.415.070 of the LEMC, in a similar
manner as a new application
7. If operation of this use raises concerns related to parking, noise, traffic, or other impacts, at
the discretion of the Community Development Director, this Conditional Use Permit may be
referred back to the Planning Commission for subsequent review at a Public Hearing. If
necessary, the Commission may modify or add conditions of approval to mitigate such impacts
or may revoke said Conditional Use Permit.
8. The project shall comply with all the underlying conditions of approval for PA 2021-34 (TPM
38195, TPM 38281, CUP 2021-09, CUP 2021-10, CUP 2021-11, CUP 2021-12, CDR 2021-
17, PCN 2021-01, PCN 2021-02, and SIGN 2021-35) approved by the City Council on April
25, 2023.
9. All site improvements shall be constructed as indicated on the submitted plans. The applicant
shall meet all required development standards as indicated by the Commercial Design
Guidelines and the LEMC. Any other revisions to the approved site plan or building elevations
shall be subject to the review of the Community Development Director or his designee. All
plans submitted for Building Division Plan Check shall conform to the submitted plans.
10. All materials and colors depicted on the 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.
11. No individual signs are approved as part of this approval. The applicant or designee shall
submit an application for a sign permit, pay appropriate fees and receive approval from the
Community Development Department for any sign(s) installed at the project site consistent
with the sign program for the project.
12. The Applicant shall comply with all applicable City codes and ordinances.
13. The applicant will be required to provide a Queueing Management Plan prior to occupancy of
PA 2021-34/CDR 2024-05 & CUP 2024-07
Conditions of Approval PC Hearing: June 17, 2025
Applicant’s Initials: _____ Page 3 of 4
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the drive-through restaurant 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.
14. 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.
15. The applicant shall comply with all mitigation measures identified in the Mitigation Monitoring
& Reporting Program for the Mitigated Negative Declaration (Environmental Review No. 2021-
05; SCH # 2022090133) prepared for the project.
BUILDING DIVISION
16. The applicant shall meet all applicable Building Codes in effect at the time, including
requirements for the occupancy.
ENGINEERING DEPARTMENT
17. The project shall comply with all underlying conditions of approval for PA 2021-34 (TPM
38195, TPM 38281, CUP 2021-09, CUP 2021-10, CUP 2021-11, CUP 2021-12, CDR 2021-
17, PCN 2021-01, PCN 2021-02, and SIGN 2021-35) approved by the City Council on April
25, 2023.
18. Project is required to follow all City and State codes, Engineering standards, and regulations
applicable at the time of final engineering.
19. The project shall obtain formal approval of the Final Water Quality Management Plan
(FWQMP) prior to issuance of any grading permit.
20. Project is required to implement mitigation measures identified in the approved Traffic
Management Plan and Traffic Study referenced in the project’s approval documents.
CITY OF LAKE ELSINORE FIRE MARSHAL
21. The applicant/operator shall comply with all requirements of the Riverside County Fire
Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main
St., Lake Elsinore, CA 92530. Phone: (951) 395-1759.
PA 2021-34/CDR 2024-05 & CUP 2024-07
Conditions of Approval PC Hearing: June 17, 2025
Applicant’s Initials: _____ Page 4 of 4
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I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named Project and do hereby agree to accept and abide by all Conditions of Approval as
approved by the Planning Commission on ______________. I also acknowledge that all
Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
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General Plan Exhibit
BP - Business
Professional
CMU -
Commercial
Mixed Use
SP -
Specific Plan
GC - General
Commercial
HDR - High
Density
Residential
LDR - Low
Density
Residential
LDR -
Low Density
Residential
MDR -
Medium Density
Residential
MDR - Medium
Density Residential
SP -
Specific
Plan
GC -
General
Commercial
GC -
General
Commercial
CMU -
Commercial
Mixed UseSH-74I-
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CUP No. 2024-07, CDR No. 2024-05
Zoning Exhibit
C2 - General
Commercial
R3 - High
Density
Residential
C2 - General
Commercial
C2 - General
Commercial
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Residential
Estate
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Residential
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LEGENDPROJECT DATASCALE: 1"=20'PRELIMINARY NOT FOR CONSTRUCTION““”“””
2019 DBFranchising USA, LLC Dial 811Callbefore you dig.below.Know what'sCONSTRUCTION NOTES:ENGINEERGEOTECHNICALSURVEYOROWNERDEVELOPERPHONEREPRESENTATIVESUTILITY REPRESENTATIVESUTILITYLEGAL DESCRIPTION
DUTCH BROS COFFEE
992 SQ. FT.28281515' ROW15' SETBACKDUTCH BROS COFFEE
980 SQ. FT.1315.00CAMBERN AVENUEWWWWWWWOH
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OH
W
OH
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ACCESS
VICINITY MAPSITE
LOCAT
ION
LEGENDSCALE: 1"=20'PRELIMINARY NOT FOR CONSTRUCTION““”“””
2019 DBFranchising USA, LLC Dial 811Callbefore you dig.below.Know what'sPRELIMINARY ESTIMATED EARTHWORK QUANTITIES:AREA TO BE DISTURBED =CUT:FILL:NET:·····ACRESCYCY3000300 CY (CUT)0.56
1300132013001320-0+500+001+002+002+501300132013001320-0+500+001+002+002+50VICINITY MAPSITE
LOCAT
IONPRELIMINARY NOT FOR CONSTRUCTION““”“””
2019 DBFranchising USA, LLC Dial 811Callbefore you dig.below.Know what'sCROSS SECTION ACROSS SECTION B
SCALE: 3/8" = 1'-0"FLOOR PLAN10'3'2'1'A2.0““”“””SHEET NAME
:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA5803Dutch Bros Coffee - New Freestanding Store2550 - A1 PROTOTYPE
SEC CENTRAL AVE. & CAMBERN AVE.
LAKE ELSINORE, CA 92532
c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC
BLVD
.SANTA MONICA,
CAL
IFORNIA 90404PH 310 452-5533
FAX
310
450
-4742DATE: 08/26/2024NY:\Active Projects\Dutch Bros\24 - CA5803 SEC Central Ave. & Cambern Ave., Lake Elsinore, CA\Drawings\CA5803 - A2.0 - FLOOR PLAN - A1.dwg,8/26/2024 3:35:00 PM, belle REFERENCE FLOORPLAN3'-2"11'-3"3'-0"6'-10 1/2"5'-0"
SCALE: 1/4" = 1'-0"REAR ELEVATIONSCALE: 1/4" = 1'
-0
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"+24'-0"1AT.O. CANOPYPARAPET+12'-3"+20'-10 1/2
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AS
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IAMS
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IC MEDIUMSAND FINISH
; REVEALS
AS
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NICHIHAILLUMINATION
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INTED BLDG DB BLUE;
CAPFLASHING TO MATCH BLDG DB BLUEZONE 3 (3'-2" BASE)3STONE VENEERELDORADO STONECLIFFSTONE
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, BANFF SPRINGSNOTE: EXTERIOR DOORS TO BE PAINTED
PER A6.1A6.1REFERENCE FLOORPLAN““”“””SHEET NAME
:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA5803Dutch Bros Coffee - New Freestanding Store2550 - A1 PROTOTYPE
SEC CENTRAL AVE. & CAMBERN AVE.
LAKE ELSINORE, CA 92532
c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC
BLVD
.SANTA MONICA,
CAL
IFORNIA 90404PH 310 452-5533
FAX
310
450
-4742DATE: 08/26/2024Y:\Active Projects\Dutch Bros\24 - CA5803 SEC Central Ave. & Cambern Ave., Lake Elsinore, CA\Drawings\CA5803 - A6.0 - BUILDING ELEVATIONS - A1.dwg,11/6/2024 1:09:15 PM, belle
TRASH ENCLOSURE PLANSCALE: 1/2" = 1'-0"1TS 3" x
2
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,WELD ALL JOINTS &GRIND SMOOTH(2) 6" DIA. PIPE GATEPOST FILL SOLID
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7'-0"4'-0"14'-8"4'-0"1'-4"TRASH ENCLOSUREPLAN/ ELEVATIONSA9.0““”“””SHEET NAME
:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA5803Dutch Bros Coffee - New Freestanding Store2550 - A1 PROTOTYPE
SEC CENTRAL AVE. & CAMBERN AVE.
LAKE ELSINORE, CA 92532
c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC
BLVD
.SANTA MONICA,
CAL
IFORNIA 90404PH 310 452-5533
FAX
310
450
-4742DATE: 08/26/2024
TRASH ENCLOSURE FRONT ELEVATIONSCALE: 1/2" = 1'-0"1TRASH ENCLOSURE REAR ELEVATIONSCALE: 1/2" = 1'-0"2TRASH ENCLOSURE SIDE ELEVATION
SCALE: 1/2" = 1'-0"3 3TRASH ENCLOSURE CANOPY- PLANSCALE: 1/2" = 1'-0"54TRASH ENCLOSURE TRELLIS SUPPORT DETAILSCALE: N.T.S.SIMPSON CC4"X4"
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METALTRASH ENCLOSURE MATERIALSIDMATERIALMANUFACTURER
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:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA5803Dutch Bros Coffee - New Freestanding Store2550 - A1 PROTOTYPE
SEC CENTRAL AVE. & CAMBERN AVE.
LAKE ELSINORE, CA 92532
c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC
BLVD
.SANTA MONICA,
CAL
IFORNIA 90404PH 310 452-5533
FAX
310
450
-4742DATE: 08/26/2024
STONE VENEER AT WAINSCOT & COLUMNS
ELDORADO STONE - CLIFFSTONE
COLOR: BANFF SPRINGS
EXTERIOR CEMENT PLASTER AT BUILDING,
CANOPY FASCIA & METAL AWNINGS
SHERWIN WILLIAMS - 8656-11295
COLOR: DUTCH BROS DARK GRAY
FIBER CEMENT SIDING AT TOWER
NICHIHA - ILLUMINATION AWP-1818
COLOR: DUTCH BROS BLUE
Dutch Bros Coffee CA5803
SEC Central Ave. & Cambern Ave.
Lake Elsinore, CA. 92532
WAINSCOT SILL
ELDORADO STONE - SNAPPED EDGE
COLOR: PEWTER
EXTERIOR CEMENT PLASTER AT BUILDING
SHERWIN WILLIAMS - 8656-12046
COLOR: DUTCH BROS LIGHT GRAY
DUTCH BROS COFFEE
980 SQ. FT.28281515' ROW15' SETBACKDUTCH BROS COFFEE950 SQ. FT.CAMBERN AVENUEWWWWWWWOH
W
OH
W
ACCESS
’VICINITY MAPSITE
LOCAT
IONSCALE: 1"=20'PRELIMINARY NOT FOR CONSTRUCTION““”“””
2019 DBFranchising USA, LLC Dial 811Callbefore you dig.below.Know what'sPROPERTY BOUNDARYPROPERTY BOUNDARYPROPERTY BOUNDARYMONUMENT SIGN
Kittelson & Associates, Inc.
TECHNICAL MEMORANDUM
February 11, 2025 Project# 31138
To: City of Lake Elsinore
130 S Main Street
Lake Elsinore, CA 92530
From: Kittelson & Associates, Inc
RE: Dutch Bros at Central Avenue and Cambern Avenue – Trip Generation Memorandum
This technical memorandum summarizes the trip generation estimates for the proposed Dutch Bros
coffee shop to be located at the southeast corner of Central Avenue and Cambern Avenue in Lake
Elsinore, California (“project”). These estimates are then compared against the overall development’s
approved trip generation to help the City determine whether supplemental traffic analyses are required.
PROJECT CONTEXT
The project site would consist of a 950-sf retail structure, 11 proposed vehicle parking stalls including one
ADA stall and four EV capable parking stalls, and a vehicle drive-through served by a single service
window. The drive-through has two lanes that converge at the service window and has been designed to
accommodate a queue of 16 vehicles at one time.
The proposed coffee shop is part of a larger commercial plaza development which will be constructed in
two phases. The project site will be developed as part of phase 2 which is anticipated to start construction
in 2025.
A more detailed site plan of the Dutch Bros development is provided in Appendix A.
PROJECT TRIP GENERATION
Trip generation for the Dutch Bros project uses a combination of the Institute of Transportation Engineers
(ITE) Trip Generation Manual 11th Edition and historical drive-through transaction data of four (4) existing
similar Dutch Bros. The similar Dutch Bros selected based on market service, layout, and traffic conditions
are at the following locations:
◼ 32690 Yucaipa Blvd, Yucaipa, CA 92399
◼ 81-776 Highway 111, Indio, CA 92201
◼ 44175 Jefferson St, La Quinta, CA 92253
◼ 2560 E Palmdale Blvd, Palmdale, CA 93550
These four locations were chosen because of their similar size and layout to the project (i.e. approximately
950 square feet, two drive-through lanes, and no indoor seating), market competition (i.e. multiple nearby
coffee shops and/or Dutch Bros), as well as the suburban-urban traffic context.
\750 The City Drive, Suite 410
Orange, CA 92868
P 714.468.1997
February 11, 2025 Queuing Technical Memorandum Project trip generation
Kittelson & Associates, Inc. Page 2
The ITE Trip Generation Manual was used to develop the proportional traffic inflow and outflow rates
experienced during weekday morning (AM) and afternoon (PM) peak hours and pass -by rate assumptions.
The hourly average historical Dutch Bros transaction data between April 1, 2023 and March 31, 2024 were
used to approximate the total inbound and outbound trips throughout an average weekday and
determine the weekday AM and PM peak hours.
The hourly historical transaction data for each location is provided in Appendix B.
Figure 1 visualizes the average historical transaction data across the similar Dutch Bros stores mentioned
prior. As shown in the figure, the average peak number of transactions between the stores during the AM
network peak period between 7:00 – 9:00 AM is 58, and the average during the PM network peak period
between 4:00 – 6:00 PM is 43 transactions. It was assumed that each transaction represents one vehicle,
although multiple transactions could occur within one vehicle.
Figure 1: Dutch Bros Daily Drive-Through Transactions Averaged Across All Locations
SOURCE: DUTCH BROS (2024)
Internal capture and pass-by trips are important to capture for the proposed coffee shop. Internal capture
trips are significant since their incorporation recognizes trips between different land uses within the same
development (such as residential, commercial, and recreational areas) which may not contribute to
external road traffic. Internal capture rates that were conservative and consistent with trip generation
estimates from the overall development were applied. A pass-by trip reduction of 75% for the AM Peak
Hour, PM Peak Hour, and daily traffic was applied, which is the average of the pass -by trip rates from ITE
Trip Generation Manual for Land Use 934: Fast-Food Restaurant with Drive-Through Window and Land
Use 938: Coffee/Donut Shop with Drive-Through Window and No Indoor Seating. This pass-by trip rate is
consistent with previous traffic studies conducted for Dutch Bros in Lake Elsinore.
The site anticipates having seven to nine employees on site throughout the day. At peak times, four of the
employees will be outside with one controlling traffic. These employees are on a shift schedule assumed
Drive Thro gh TransactionsHo r o Da
ee da D tch ros Transaction Data
February 11, 2025 Queuing Technical Memorandum alignment with Overall Development plans
Kittelson & Associates, Inc. Page 3
to commute to the site outside of typical AM and PM peak hours so they are not represented in the peak
hour but are represented in the daily calculations.
Table 1 presents the inbound/outbound patterns used in the analysis and Table 2 presents the resulting
trip generation estimates.
Table 1: Weekday Inbound and Outbound Rates for Trip Generation
Land Use Unit
AM Peak Hour PM Peak Hour Daily
In Out In Out In Out
Coffee/Donut Shop with Drive-Through
Window and No Indoor Seating
1000
SF
50% 50% 50% 50% 50% 50%
SOURCE: INSTITUTE OF TRAFFIC ENGINEERS TRIP GENERATION MANUAL, 11TH EDITION.
Table 2: Weekday Project Trip Generation Estimates
Trip Type
AM Peak Hour PM Peak Hour Daily
In Out Total In Out Total In Out Total
Primary Trips 7 12 19 8 6 14 114 114 228
Internal Capture1 28 8 36 12 18 30 246 245 491
Pass-By Trips2 23 38 61 23 19 42 342 343 685
Total Trips3 58 58 116 43 43 86 702 702 1,404
Note:
1 Internal capture rates consistent with the overall development trip generation estimates were utilized.
2 A pass-by trip rate of 75% for AM Peak Hour, PM Peak Hour and Daily Traffic.
3 Total inbound/outbound trip generation estimates are the average hourly historical transaction data across similar Dutch Bros sites.
SOURCE: DUTCH BROS (2024), COMPILED BY KITTELSON & ASSOCIATES, INC (2025)
ALIGNMENT WITH OVERALL DEVELOPMENT PLANS
This section eval ates the proposed co ee shop’s alignment with the overall development’s trip
generation for the lot as provided in the approved corresponding traffic study. The overall development
anticipated and planned for two quick service restaurants that combine up to 3,871-sf. Table 3
summarizes the AM Peak Hour, PM Peak Hour, and Daily trip generation estimates for Dutch Bros and the
approved land use.
The approved traffic study trip generation summary table has been provided in Appendix C.
As demonstrated from the table, the proposed coffee shop will remain within the approved trip
generation during the AM and PM peak hours. The daily trip generation is expected to increase by 29
vehicles per day. The daily traffic has less effect on operations of the adjacent roadway network compared
to peak hours, and 29 trips (averaging approximately 2 vehicles per operating hour) is considered to have
February 11, 2025 Queuing Technical Memorandum alignment with Overall Development plans
Kittelson & Associates, Inc. Page 4
negligible impacts on traffic operations but the overall development could look for ways to offset this
difference.
Table 3: Overall Development Trip Generation
Land Use Unit
AM Peak Hour PM Peak Hour Daily
In Out Total In Out Total Total
Approved Trip Generation
Fast-Food Restaurant with
Drive-Through Window
3,871
SF
79 76 155 66 61 127 1,824
Internal Capture1 (38) (11) (49) (19) (25) (44) (632)
Pass-By (49% AM; 50% PM/Daily) (20) (20) (40) (18) (18) (36) (596)
Subtotal 21 45 66 29 18 47 596
Proposed Trip Generation
Phase 1: Pollo Campero
(Confirmed by Client)
2,580
SF
53 51 104 44 40 84 1,215
Internal Capture1 (25) (7) (32) (13) (16) (29) (421)
Pass-By (49% AM; 50% PM/Daily) (14) (22) (36) (16) (12) (28) (397)
Subtotal 14 22 36 15 12 27 397
Phase 2: Dutch Bros Coffee
Shop
950
SF
58 58 116 43 43 86 1,404
Internal Capture1 (28) (8) (36) (12) (18) (30) (246)
Pass-By (75% AM/PM/Daily)2 (23) (38) (61) (23) (19) (42) (685)
Subtotal 7 12 19 8 6 14 228
Net Difference
(Approved – Proposed)
341
SF
0 11 11 6 0 6 (29)
Note:
1 Internal capture rates are consistent with the overall development trip generation estimates.
2 Pass-by trip rates are consistent with previous traffic studies for Dutch Bros in Lake Elsinore.
SOURCE: URBAN CROSSROADS (2022); KITTELSON & ASSOCIATES, INC (2025)
APPENDIX APreliminary Site Plan
DUTCH BROS COFFEE
980 SQ. FT.28282815GROCERY -43,050 SF15' ROW15' SETBACKDUTCH BROS COFFEE
950 SQ. FT.CAMBERN AVENUEWWWWWWWOH
W
OH
W
OH
W
ACCESS
VICINITY MAPSITE
LOCAT
ION
LEGENDPROJECT DATASCALE: 1"=20'PRELIMINARY NOT FOR CONSTRUCTION““”“””
2019 DBFranchising USA, LLC Dial 811Callbefore you dig.below.Know what'sCONSTRUCTION NOTES:ENGINEERSURVEYOROWNERDEVELOPERPHONEREPRESENTATIVESUTILITY REPRESENTATIVESUTILITYLEGAL DESCRIPTION
APPENDIX BDutch Bros Historical Transaction Data
DUTCH BROS TRANSACTION DATA (APRIL 1, 2023 THROUGH MARCH 31, 2024)Average of Guests (Order)Column LabelsLAXPalm Springs - SoCal DesertYucaipaIndioLa QuintaPalmdaleAM Peak HourRow LabelsCA4501CA3702CA3703CA3903In Out Total In Out Total In Out Total01.01.01.058 58 116 43 43 86 702 702 1,40411.01.0* took the hourly average transactions across the similar site locations during the associated peak period21.01.0** added 32 trips to the Daily Trip Generation Estimates to account for commuting worker traffic31.01.041.11.11.21.11.2515.715.116.914.915.6629.029.133.222.828.5748.346.662.745.150.7851.356.373.149.957.7947.247.161.147.250.71049.142.055.046.348.11150.141.552.348.548.11249.741.248.850.447.51345.938.349.349.845.81449.139.548.347.646.11554.640.250.247.548.21643.533.546.546.242.41739.832.838.540.537.91834.729.831.038.033.41930.925.426.532.828.92028.824.422.929.226.32123.420.919.123.521.72212.317.711.510.614.6233.01.32.11.21.4AVG ACROSS ALL LOCATIONSWeekdayPM Peak Hour Daily58430102030405060700 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23Drive-Through TransactionsHour of DayWeekday Dutch Bros Transaction Data
APPENDIX COverall Development Trip Generation
Central & Cambern Retail Traffic Analysis
13782-06 TA Report REV2
44
TABLE 4-1: PROJECT TRIP GENERATION SUMMARY
As shown in Table 4-1, the proposed Project is anticipated to generate a total of 4,818 trip-ends
per day with 316 AM peak hour trips and 449 PM peak hour trips.
ITE Weekday
Land Use 1 Code Units2 In Out Total In Out Total Daily
Supermarket 850 TSF 2.29 1.53 3.82 4.71 4.53 9.24 106.78
Fast-Food Restaurant with Drive-Through Window 934 TSF 20.50 19.69 40.19 16.99 15.68 32.67 470.95
Automated Car Wash3 948 TUN N/A N/A N/A 38.75 38.75 77.50 775.00
Super Convenience Market/Gas Station 960 VFP 14.04 14.04 28.08 11.48 11.48 22.96 230.52
Land Use 1 Quantity Units2 In Out Total In Out Total Daily
Phase 1
Super Convenience Market/Gas Station 16 VFP 225 225 450 184 184 368 3,688
Internal Capture: -8 -29 -37 -19 -15 -34 -342
Pass-By (76% AM/PM/Daily):-149 -149 -298 -125 -125 -250 -2,804
Retail Subtotal:68 47 115 40 44 84 542
Fast-Food Restaurant with Drive-Through Window 3.000 TSF 61 59 120 51 47 98 1,414
Internal Capture: 0 0 0 0 0 0 0
Pass-By (49% AM; 50% PM/Daily): -30 -30 -60 -24 -24 -48 -708
Restaurant Subtotal:31 29 60 27 23 50 706
Automated Car Wash Tunnel 1 TUN 0 0 0 39 39 78 776
Phase 1 Total:99 76 175 106 106 212 2,024
Project Buildout
Supermarket 43.050 TSF 99 66 165 203 195 398 4,598
Internal Capture: -6 -21 -27 -14 -11 -24 -284
Pass-By (36% PM/Daily):0 0 0 -68 -68 -136 -1,554
Super Convenience Market/Gas Station 16 VFP 225 225 450 184 184 368 3,688
Internal Capture: -5 -17 -22 -11 -8 -20 -198
Pass-By (76% AM/PM/Daily):-158 -158 -316 -131 -131 -262 -2,804
Fast-Food Restaurant with Drive-Through Window 3.871 TSF 79 76 155 66 61 127 1,824
Internal Capture: -38 -11 -49 -19 -25 -44 -632
Pass-By (49% AM; 50% PM/Daily): -20 -20 -40 -18 -18 -36 -596
Automated Car Wash Tunnel 1 TUN 0 0 0 39 39 78 776
Project Buildout Subtotal:176 140 316 231 218 449 4,818
1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017).
2 DU = Dwelling Units; TSF = thousand square feet; TUN = Tunnels VFP = Vehicle Fueling Position
3 Daily rate is not readily available in the ITE Trip Generation Manual, Tenth Edition (2017). As such, the daily rate is assumed to be 10 times the PM
peak hour rate.
AM Peak Hour PM Peak Hour
AM Peak Hour PM Peak Hour
Kittelson & Associates, Inc.
TECHNICAL MEMORANDUM
November 7, 2024 Project# 31138
To: City of Lake Elsinore
130 S Main Street
Lake Elsinore, CA 92530
From: Kittelson & Associates, Inc
RE: Dutch Bros at Central Avenue and Cambern Avenue – Queuing Memorandum
This technical memorandum evaluates on-site circulation, site access, and queuing scenarios for the
proposed Dutch Bros coffee shop to be located at the southeast corner of Central Avenue and Cambern
Avenue in Lake Elsinore, California (“project”).
PROJECT CONTEXT
The project site would consist of a 950-sf retail structure, 11 proposed vehicle parking stalls including one
ADA stall and four EV capable parking stalls, and a vehicle drive-through served by a single service
window. The drive-through has two lanes that converge at the service window and is designed to
accommodate a queue of 16 vehicles at one time.
The proposed coffee shop is part of a larger commercial plaza development which will be constructed in
two phases. The project site will be developed as part of phase 2 which is anticipated to start construction
in 2025.
A more detailed site plan of the Dutch Bros development is provided in Appendix A.
SITE PERFORMANCE ANALYSES
The existing roadway conditions and proposed site plan were assessed to determine if on-site safety or
operational improvements were necessary due to an increase in traffic from the project.
Site Access and On-Site Circulation
When reviewing the proposed site access and on-site circulation, the following details were noted:
◼ Parking. Generally, parking would not be regularly needed by customers since it is primarily a drive -
through operation. While the site has some designated spaces for the lot, shared parking is also
provided in the commercial plaza where the project is to be located. The amount of parking within
the commercial plaza is assumed to suffice for any walk-up customers and employees.
◼ Sight Distance. Sight distance from the drive-through entrance and exit were assessed, and no
anticipated issues were found. The site plan confirms that there would not be any landscaping or
other installations obstructing sightlines. Visibility from where vehicles exit near the service window
\750 The City Drive, Suite 410
Orange, CA 92868
P 714.468.1997
November 7, 2024 Queuing Technical Memorandum Site Performance Analyses
Kittelson & Associates, Inc. Page 2
area allows for adequate monitoring of approaching cyclists, pedestrians, or vehicles in the parking
aisles. The site plan provides adequate throat depth to allow vehicles to enter the parking area and
determine the appropriate drive through lane.
◼ Driveway Impacts. The site plan depicts driveways east and west of the project site. Project-related
traffic that enters through the east driveway can only queue up to two vehicles before affecting the
ingress/egress operations of this driveway. However, based on existing l and uses and its connection
to the Interstate 15 freeway, majority of project traffic is expected to come from Central Avenue and
thus utilize the driveway west of the project site. Therefore, minimal impacts to the driveway are
anticipated. However, it is still recommended for Dutch Bros staff to monitor the situation and guide
vehicles to the appropriate driveway on an as-needed basis.
◼ Adequacy of Pedestrian Facilities. Pedestrian access to the site would include sidewalks as
proposed for the overall commercial plaza development, crosswalks and walkways along the project
frontage that would facilitate pedestrian access from Cambern Avenue to the project site.
◼ Bicycle Accessibility. There are no existing bicycle facilities on Cambern Avenue or Central Avenue.
Therefore, bicyclists would need to use vehicle travel lanes or sidewalks along Cambern Avenue to
access the project site.
◼ Accessibility from Adjacent Transit Stops. The nearest bus stop to the project is approximately 600
feet from the project along Central Avenue and serves Route 9 of the Riverside Transit Agency. Riders
who get off at this stop would not need to cross any intersection and can access the project site
using sidewalks. The next closest bus stop is approximately 700 feet from the project site along
Central Avenue and serves Route 9 as well. Riders would need to cross a signalized intersection
(Central Avenue / Cambern Avenue intersection) to access the project site. Sidewalks will be provided
from the bus stops to the project site.
Site Queuing, Safety, and Operations
Queuing at coffee shop drive-throughs often are where potential impacts to the roadway network occur.
To estimate the potential queueing conditions and how often it may affect public right -of-way, an M/M/1
queuing model was used. This model assumes that customer arrivals and service times are random and
requires the average arrival and service rates as inputs. Using historical transaction data from similar
Dutch Bros stores, 68 and 80 vehicles per hour were used as conservative average arrival and service r ates,
respectively, for the proposed store.
From the model, it was determined that there is approximately a 5% probability that the number of
vehicles waiting to be served will be longer than 18 vehicles, as shown in Figure 1. The drive-through can
accommodate up to 16 vehicles and the additional two vehicles would spill into the adjacent parking aisle.
The Dutch Bros parcel is at the corner of of the commercial center’s parking lot and the parking aisle that
would be blocked by queues is not expected to be parking that is high demand from other uses within
the center. Therefore, it is expected that queues would not have much affect on the flow or access to
parking, even during the highest 5% of demand times. However, it is recommended for Dutch Bros to
implement the following strategies upon reaching 75% of drive-through capacity (approximately 12
vehicles) to manage queues as efficiently and effectively as possible:
◼ Dutch Bros staff takes orders and payments from and makes deliveries to the queued drive -through
lanes to minimize the wait time at the service window. The site plan includes a queue exit lane
November 7, 2024 Queuing Technical Memorandum Site Performance Analyses
Kittelson & Associates, Inc. Page 3
adjacent to the pick-up window. This is an important queue length management feature because it
allows vehicles that receive their fulfilled orders prior to reaching the pick-up window to exit out of
the queue early, thereby reducing the overall length of the queue.
◼ Dutch Bros staff can place signage to guide non-Dutch Bros customer vehicles away from the drive-
through entrance and act as temporary traffic control personnel who can effectively manage queues
and prevent blockage situations.
◼ Parking on site can be used as waiting areas for vehicles that make large orders. This is an important
operations factor that provides the ability to remove vehicles with long order fulfillment times from
the queue and provide a significant positive effect on the overall queue length.
It should be noted that accurately estimating total latent demand is difficult due to various factors. These
factors include the location, type, convenience, and pricing of competing opportunities in the area, as well
as the traffic volume on adjacent streets and the socioeconomic characteristics of the nearby population
and employment areas.
Queuing data at Apple Valley, Indio, and La Quinta Dutch Bros locations from a separate traffic study is
provided in Appendix B to corroborate the queuing model results.
November 7, 2024 Queuing Technical Memorandum Site Performance Analyses
Kittelson & Associates, Inc. Page 4
Figure 1: 95th Percentile Queuing Scenario
SOURCE: KITTELSON AND ASSOCIATES (2024); SITE PLAN IS DRAWN BY BARGHAUSEN CONSULTING ENGINEERS (2024)
APPENDIX ASite Plan
DUTCH BROS COFFEE
980 SQ. FT.28282815GROCERY -43,050 SF15' ROW15' SETBACKDUTCH BROS COFFEE
950 SQ. FT.CAMBERN AVENUEWWWWWWWOH
W
OH
W
OH
W
ACCESS
VICINITY MAPSITE
LOCAT
ION
LEGENDPROJECT DATASCALE: 1"=20'PRELIMINARY NOT FOR CONSTRUCTION““”“””
2019 DBFranchising USA, LLC Dial 811Callbefore you dig.below.Know what'sCONSTRUCTION NOTES:ENGINEERSURVEYOROWNERDEVELOPERPHONEREPRESENTATIVESUTILITY REPRESENTATIVESUTILITYLEGAL DESCRIPTION
APPENDIX BQueuing Data
LOCATION: Dutch Bros, 21690 Bear Valley Rd DAY: Tuesday
CITY: Apple Valley DATE: 2/1/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
5:00 1 0 0 1
5:05 2 0 0 2
5:10 0 0 0 0
5:15 0 0 0 0
5:20 0 0 0 0
5:25 1 0 0 1
5:30 3 1 0 4
5:35 4 1 0 5
5:40 3 0 0 3
5:45 2 0 0 2
5:50 3 0 0 3
5:55 2 0 0 2
6:00 1 0 0 1
6:05 1 0 0 1
6:10 4 0 0 4
6:15 1 0 0 1
6:20 1 1 0 2
6:25 3 1 0 4
6:30 4 1 0 5
6:35 3 2 0 5
6:40 4 3 0 7
6:45 4 3 0 7
6:50 6 3 0 9
6:55 5 4 0 9
7:00 5 2 0 7
7:05 6 5 0 11
7:10 6 9 0 15
7:15 5 7 0 12
7:20 5 9 0 14
7:25 4 7 0 11
7:30 5 4 0 9
7:35 6 6 0 12
7:40 6 8 0 14
7:45 6 4 0 10
7:50 3 2 0 5
7:55 2 4 0 6
8:00 6 9 0 15
8:05 5 9 0 14
8:10 5 9 1 15
8:15 6 9 0 15
8:20 6 6 0 12
8:25 6 5 0 11
8:30 5 6 0 11
8:35 5 6 0 11
8:40 5 3 0 8
8:45 5 7 0 12
8:50 5 7 0 12
8:55 5 3 0 8
9:00 5 1 0 6
9:05 3 1 0 4
9:10 2 4 0 6
9:15 4 4 0 8
9:20 5 6 0 11
9:25 4 5 0 9
9:30 4 3 0 7
9:35 5 2 0 7
9:40 4 5 0 9
9:45 5 5 0 10
9:50 6 5 0 11
9:55 5 1 0 6
10:00 3 1 0 4
10:05 3 2 0 5
10:10 4 3 0 7
10:15 4 2 0 6
10:20 3 2 0 5
10:25 4 4 0 8
10:30 5 5 0 10
10:35 4 3 0 7
10:40 1 2 0 3
10:45 3 2 0 5
10:50 3 2 0 5
10:55 4 0 0 4
11:00 2 1 0 3
11:05 2 2 0 4
11:10 2 2 0 4
11:15 4 2 0 6
11:20 3 1 0 4
11:25 3 0 0 3
DRIVE THRU SURVEY
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 21690 Bear Valley Rd DAY: Tuesday
CITY: Apple Valley DATE: 2/1/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
11:30 1 1 0 2
11:35 0 1 0 1
11:40 0 5 0 5
11:45 4 3 0 7
11:50 1 3 0 4
11:55 3 4 0 7
12:00 3 1 0 4
12:05 3 0 0 3
12:10 3 2 0 5
12:15 4 2 0 6
12:20 3 2 0 5
12:25 4 0 0 4
12:30 3 1 0 4
12:35 0 3 0 3
12:40 2 2 0 4
12:45 3 0 0 3
12:50 0 0 0 0
12:55 2 2 0 4
13:00 3 1 0 4
13:05 3 1 0 4
13:10 2 2 0 4
13:15 3 3 0 6
13:20 4 0 0 4
13:25 5 4 0 9
13:30 2 0 0 2
13:35 1 3 0 4
13:40 4 4 0 8
13:45 5 5 0 10
13:50 4 3 0 7
13:55 2 3 0 5
14:00 4 3 0 7
14:05 3 2 0 5
14:10 2 0 0 2
14:15 3 0 0 3
14:20 4 2 0 6
14:25 5 3 0 8
14:30 5 4 0 9
14:35 4 2 0 6
14:40 0 7 0 7
14:45 4 4 0 8
14:50 4 0 0 4
14:55 4 3 0 7
15:00 4 7 0 11
15:05 5 5 0 10
15:10 3 4 0 7
15:15 4 4 0 8
15:20 2 3 0 5
15:25 4 3 0 7
15:30 2 2 0 4
15:35 4 3 0 7
15:40 1 1 0 2
15:45 1 0 0 1
15:50 1 0 0 1
15:55 2 2 0 4
16:00 3 7 0 10
16:05 2 3 0 5
16:10 4 1 0 5
16:15 3 1 0 4
16:20 0 2 0 2
16:25 2 3 0 5
16:30 2 3 0 5
16:35 2 1 0 3
16:40 2 0 0 2
16:45 1 2 0 3
16:50 4 4 0 8
16:55 3 5 0 8
17:00 3 4 0 7
17:05 5 0 0 5
17:10 3 2 0 5
17:15 2 0 0 2
17:20 0 0 0 0
17:25 3 0 0 3
17:30 1 1 0 2
17:35 2 0 0 2
17:40 0 0 0 0
17:45 2 0 0 2
17:50 1 2 0 3
17:55 2 3 0 5
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 21690 Bear Valley Rd DAY: Tuesday
CITY: Apple Valley DATE: 2/1/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
18:00 3 4 0 7
18:05 3 3 0 6
18:10 3 3 0 6
18:15 1 1 0 2
18:20 1 0 0 1
18:25 1 1 0 2
18:30 2 2 0 4
18:35 3 0 0 3
18:40 2 0 0 2
18:45 1 1 0 2
18:50 1 0 0 1
18:55 1 0 0 1
19:00 1 0 0 1
19:05 3 1 0 4
19:10 3 2 0 5
19:15 3 4 0 7
19:20 1 4 0 5
19:25 2 2 0 4
19:30 2 1 0 3
19:35 3 0 0 3
19:40 2 1 0 3
19:45 2 0 0 2
19:50 2 0 0 2
19:55 2 0 0 2
20:00 2 1 0 3
20:05 1 0 0 1
20:10 1 0 0 1
20:15 0 4 0 4
20:20 3 0 0 3
20:25 2 0 0 2
20:30 2 1 0 3
20:35 3 1 0 4
20:40 4 1 0 5
20:45 4 0 0 4
20:50 2 0 0 2
20:55 1 0 0 1
21:00 0 0 0 0
21:05 1 1 0 2
21:10 3 0 0 3
21:15 1 0 0 1
21:20 0 0 0 0
21:25 1 0 0 1
21:30 0 1 0 1
21:35 2 0 0 2
21:40 1 0 0 1
21:45 1 1 0 2
21:50 2 0 0 2
21:55 1 0 0 1
22:00 0 0 0 0
22:05 0 0 0 0
22:10 0 0 0 0
22:15 0 0 0 0
22:20 0 0 0 0
22:25 0 0 0 0
22:30 0 0 0 0
22:35 0 0 0 0
22:40 0 0 0 0
22:45 0 0 0 0
22:50 0 0 0 0
22:55 0 0 0 0
23:00 0 0 0 0
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 21690 Bear Valley Rd DAY: Saturday
CITY: Apple Valley DATE: 1/29/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
5:00 1 0 0 1
5:05 1 0 0 1
5:10 0 0 0 0
5:15 1 0 0 1
5:20 0 0 0 0
5:25 1 0 0 1
5:30 0 0 0 0
5:35 1 0 0 1
5:40 3 0 0 3
5:45 2 0 0 2
5:50 1 0 0 1
5:55 1 0 0 1
6:00 1 0 0 1
6:05 0 0 0 0
6:10 0 0 0 0
6:15 1 0 0 1
6:20 2 1 0 3
6:25 2 0 0 2
6:30 3 1 0 4
6:35 2 1 0 3
6:40 2 1 0 3
6:45 3 1 0 4
6:50 2 0 0 2
6:55 2 0 0 2
7:00 2 1 0 3
7:05 2 1 0 3
7:10 2 1 0 3
7:15 2 1 0 3
7:20 2 1 0 3
7:25 2 0 0 2
7:30 3 1 0 4
7:35 3 2 0 5
7:40 4 6 0 10
7:45 4 6 0 10
7:50 5 3 0 8
7:55 4 3 0 7
8:00 5 6 0 11
8:05 4 4 0 8
8:10 4 4 0 8
8:15 3 3 0 6
8:20 2 3 0 5
8:25 3 1 0 4
8:30 2 2 0 4
8:35 4 2 0 6
8:40 4 4 0 8
8:45 5 3 0 8
8:50 5 5 0 10
8:55 4 8 0 12
9:00 6 7 0 13
9:05 5 5 0 10
9:10 5 2 0 7
9:15 4 3 0 7
9:20 4 4 0 8
9:25 4 4 0 8
9:30 4 2 0 6
9:35 3 3 0 6
9:40 3 3 0 6
9:45 3 3 0 6
9:50 6 5 0 11
9:55 5 5 0 10
10:00 5 8 0 13
10:05 5 6 0 11
10:10 4 7 0 11
10:15 4 10 0 14
10:20 4 7 0 11
10:25 6 8 0 14
10:30 5 8 0 13
10:35 4 10 0 14
10:40 6 6 0 12
10:45 5 10 2 17
10:50 6 7 1 14
10:55 6 7 0 13
11:00 6 6 0 12
11:05 5 7 0 12
11:10 5 10 1 16
11:15 6 8 2 16
11:20 6 9 4 19
11:25 6 8 5 19
DRIVE THRU SURVEY
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 21690 Bear Valley Rd DAY: Saturday
CITY: Apple Valley DATE: 1/29/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
11:30 6 8 7 21
11:35 5 11 6 22
11:40 6 8 3 17
11:45 5 7 0 12
11:50 5 9 0 14
11:55 6 8 0 14
12:00 6 9 1 16
12:05 5 9 0 14
12:10 4 6 0 10
12:15 5 8 0 13
12:20 5 10 1 16
12:25 6 8 3 17
12:30 6 7 0 13
12:35 5 5 0 10
12:40 6 7 0 13
12:45 6 8 4 18
12:50 6 9 6 21
12:55 6 8 6 20
13:00 6 9 3 18
13:05 6 10 5 21
13:10 6 11 5 22
13:15 7 10 4 21
13:20 5 9 4 18
13:25 6 8 1 15
13:30 6 8 0 14
13:35 5 6 0 11
13:40 5 2 0 7
13:45 6 2 0 8
13:50 6 2 0 8
13:55 6 5 0 11
14:00 4 3 0 7
14:05 4 3 0 7
14:10 4 2 0 6
14:15 5 0 0 5
14:20 5 1 0 6
14:25 6 0 0 6
14:30 5 2 0 7
14:35 6 5 0 11
14:40 6 3 0 9
14:45 6 4 0 10
14:50 5 1 0 6
14:55 3 0 0 3
15:00 5 1 0 6
15:05 6 3 0 9
15:10 5 6 0 11
15:15 4 6 0 10
15:20 5 6 0 11
15:25 6 8 0 14
15:30 5 10 5 20
15:35 5 8 0 13
15:40 6 8 3 17
15:45 6 6 0 12
15:50 6 0 0 6
15:55 4 2 0 6
16:00 3 0 0 3
16:05 2 0 0 2
16:10 3 2 0 5
16:15 4 3 0 7
16:20 3 2 0 5
16:25 0 2 0 2
16:30 4 2 0 6
16:35 4 0 0 4
16:40 4 0 0 4
16:45 1 3 0 4
16:50 6 3 0 9
16:55 5 2 0 7
17:00 5 5 0 10
17:05 5 5 0 10
17:10 6 5 0 11
17:15 5 4 0 9
17:20 4 3 0 7
17:25 5 1 0 6
17:30 3 1 0 4
17:35 1 0 0 1
17:40 1 0 0 1
17:45 0 0 0 0
17:50 3 1 0 4
17:55 2 1 0 3
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 21690 Bear Valley Rd DAY: Saturday
CITY: Apple Valley DATE: 1/29/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
18:00 2 5 0 7
18:05 4 2 0 6
18:10 4 3 0 7
18:15 5 2 0 7
18:20 4 2 0 6
18:25 2 2 0 4
18:30 3 0 0 3
18:35 4 1 0 5
18:40 4 1 0 5
18:45 4 0 0 4
18:50 0 0 0 0
18:55 0 0 0 0
19:00 0 4 0 4
19:05 2 1 0 3
19:10 1 0 0 1
19:15 1 0 0 1
19:20 0 4 0 4
19:25 3 1 0 4
19:30 1 0 0 1
19:35 1 1 0 2
19:40 0 0 0 0
19:45 2 1 0 3
19:50 3 0 0 3
19:55 1 2 0 3
20:00 2 2 0 4
20:05 3 1 0 4
20:10 4 0 0 4
20:15 4 2 0 6
20:20 4 1 0 5
20:25 4 0 0 4
20:30 3 0 0 3
20:35 2 0 0 2
20:40 0 0 0 0
20:45 0 1 0 1
20:50 0 0 0 0
20:55 1 0 0 1
21:00 1 1 0 2
21:05 3 2 0 5
21:10 3 1 0 4
21:15 1 0 0 1
21:20 3 0 0 3
21:25 2 0 0 2
21:30 1 1 0 2
21:35 3 0 0 3
21:40 2 0 0 2
21:45 0 0 0 0
21:50 0 0 0 0
21:55 0 0 0 0
22:00 1 0 0 1
22:05 1 0 0 1
22:10 3 0 0 3
22:15 2 0 0 2
22:20 2 0 0 2
22:25 1 0 0 1
22:30 1 0 0 1
22:35 1 1 0 2
22:40 2 1 0 3
22:45 2 0 0 2
22:50 1 0 0 1
22:55 0 0 0 0
23:00 0 0 0 0
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 44‐175 Jefferson St DAY: Tuesday
CITY: La Quinta DATE: 2/1/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
5:00 0 0 0 0
5:05 0 0 0 0
5:10 0 0 0 0
5:15 0 0 0 0
5:20 1 0 0 1
5:25 1 0 0 1
5:30 2 0 0 2
5:35 2 0 0 2
5:40 2 0 0 2
5:45 0 0 0 0
5:50 2 0 0 2
5:55 3 0 0 3
6:00 4 0 0 4
6:05 4 0 0 4
6:10 1 1 0 2
6:15 0 2 0 2
6:20 1 1 0 2
6:25 2 0 0 2
6:30 2 0 0 2
6:35 1 1 0 2
6:40 5 4 0 9
6:45 0 6 0 6
6:50 3 3 0 6
6:55 0 4 0 4
7:00 1 3 0 4
7:05 1 4 0 5
7:10 0 5 0 5
7:15 2 5 0 7
7:20 1 8 0 9
7:25 2 8 1 11
7:30 1 8 0 9
7:35 1 9 0 10
7:40 3 9 0 12
7:45 4 7 0 11
7:50 2 4 0 6
7:55 4 7 2 13
8:00 4 8 1 13
8:05 4 6 0 10
8:10 0 9 0 9
8:15 1 8 0 9
8:20 0 9 0 9
8:25 1 7 0 8
8:30 4 5 0 9
8:35 3 2 0 5
8:40 3 3 0 6
8:45 4 4 0 8
8:50 1 3 0 4
8:55 2 3 0 5
9:00 2 3 0 5
9:05 0 5 0 5
9:10 3 5 0 8
9:15 3 7 0 10
9:20 0 7 0 7
9:25 2 3 0 5
9:30 2 1 0 3
9:35 3 4 0 7
9:40 1 1 0 2
9:45 2 4 0 6
9:50 3 5 0 8
9:55 3 5 0 8
10:00 3 4 0 7
10:05 3 6 0 9
10:10 2 4 0 6
10:15 1 0 0 1
10:20 0 2 0 2
10:25 0 1 0 1
10:30 1 0 0 1
10:35 1 6 0 7
10:40 4 4 0 8
10:45 2 3 0 5
10:50 1 1 0 2
10:55 2 4 0 6
11:00 2 6 0 8
11:05 3 6 0 9
11:10 3 10 1 14
11:15 2 3 0 5
11:20 2 1 0 3
11:25 1 3 0 4
DRIVE THRU SURVEY
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 44‐175 Jefferson St DAY: Tuesday
CITY: La Quinta DATE: 2/1/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
11:30 0 3 0 3
11:35 0 1 0 1
11:40 1 2 0 3
11:45 2 2 0 4
11:50 0 3 0 3
11:55 2 2 0 4
12:00 2 1 0 3
12:05 1 2 0 3
12:10 1 2 0 3
12:15 0 6 0 6
12:20 2 4 0 6
12:25 3 3 0 6
12:30 1 0 0 1
12:35 1 3 0 4
12:40 1 2 0 3
12:45 0 2 0 2
12:50 2 3 0 5
12:55 0 1 0 1
13:00 2 3 0 5
13:05 0 3 0 3
13:10 1 3 0 4
13:15 2 3 0 5
13:20 2 3 0 5
13:25 0 4 0 4
13:30 3 6 0 9
13:35 2 4 0 6
13:40 1 2 0 3
13:45 1 1 0 2
13:50 2 1 0 3
13:55 1 0 0 1
14:00 1 2 0 3
14:05 2 5 0 7
14:10 3 5 0 8
14:15 4 6 0 10
14:20 4 4 0 8
14:25 4 3 0 7
14:30 1 4 0 5
14:35 2 3 0 5
14:40 2 4 0 6
14:45 4 3 0 7
14:50 2 5 0 7
14:55 1 1 0 2
15:00 0 1 0 1
15:05 2 2 0 4
15:10 0 5 0 5
15:15 0 3 0 3
15:20 1 1 0 2
15:25 0 3 0 3
15:30 2 2 0 4
15:35 3 3 0 6
15:40 3 6 0 9
15:45 2 3 0 5
15:50 1 4 0 5
15:55 1 2 0 3
16:00 2 1 0 3
16:05 1 1 0 2
16:10 2 1 0 3
16:15 1 4 0 5
16:20 1 2 0 3
16:25 3 3 0 6
16:30 0 4 0 4
16:35 4 3 0 7
16:40 2 2 0 4
16:45 2 4 0 6
16:50 1 3 0 4
16:55 2 2 0 4
17:00 2 2 0 4
17:05 0 5 0 5
17:10 1 1 0 2
17:15 1 0 0 1
17:20 1 1 0 2
17:25 1 2 0 3
17:30 1 3 0 4
17:35 2 1 0 3
17:40 2 3 0 5
17:45 2 3 0 5
17:50 3 2 0 5
17:55 3 2 0 5
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 44‐175 Jefferson St DAY: Tuesday
CITY: La Quinta DATE: 2/1/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
18:00 3 3 0 6
18:05 2 3 0 5
18:10 1 3 0 4
18:15 2 2 0 4
18:20 3 2 0 5
18:25 3 3 0 6
18:30 1 2 0 3
18:35 2 3 0 5
18:40 3 4 0 7
18:45 4 4 0 8
18:50 3 3 0 6
18:55 2 1 0 3
19:00 0 1 0 1
19:05 2 2 0 4
19:10 2 0 0 2
19:15 1 1 0 2
19:20 1 1 0 2
19:25 1 0 0 1
19:30 2 2 0 4
19:35 2 0 0 2
19:40 2 0 0 2
19:45 3 1 0 4
19:50 3 2 0 5
19:55 4 2 0 6
20:00 1 1 0 2
20:05 2 0 0 2
20:10 1 1 0 2
20:15 1 3 0 4
20:20 2 2 0 4
20:25 2 1 0 3
20:30 1 0 0 1
20:35 0 0 0 0
20:40 0 1 0 1
20:45 0 1 0 1
20:50 1 0 0 1
20:55 1 0 0 1
21:00 1 0 0 1
21:05 2 1 0 3
21:10 2 1 0 3
21:15 2 2 0 4
21:20 3 2 0 5
21:25 1 1 0 2
21:30 0 1 0 1
21:35 0 0 0 0
21:40 0 1 0 1
21:45 1 2 0 3
21:50 2 0 0 2
21:55 2 0 0 2
22:00 0 0 0 0
22:05 0 0 0 0
22:10 0 0 0 0
22:15 0 0 0 0
22:20 0 0 0 0
22:25 0 0 0 0
22:30 0 0 0 0
22:35 0 0 0 0
22:40 0 0 0 0
22:45 0 0 0 0
22:50 0 0 0 0
22:55 0 0 0 0
23:00 0 0 0 0
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 44‐175 Jefferson St DAY: Saturday
CITY: La Quinta DATE: 1/29/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
5:00 0 0 0 0
5:05 1 0 0 1
5:10 1 0 0 1
5:15 0 0 0 0
5:20 0 0 0 0
5:25 1 0 0 1
5:30 1 0 0 1
5:35 2 1 0 3
5:40 1 0 0 1
5:45 1 0 0 1
5:50 2 0 0 2
5:55 1 0 0 1
6:00 0 0 0 0
6:05 1 0 0 1
6:10 0 0 0 0
6:15 0 0 0 0
6:20 2 1 0 3
6:25 1 2 0 3
6:30 2 0 0 2
6:35 1 1 0 2
6:40 1 0 0 1
6:45 1 1 0 2
6:50 1 0 0 1
6:55 1 3 0 4
7:00 2 1 0 3
7:05 1 1 0 2
7:10 0 1 0 1
7:15 2 3 0 5
7:20 2 2 0 4
7:25 1 0 0 1
7:30 2 3 0 5
7:35 4 6 0 10
7:40 3 9 0 12
7:45 1 10 0 11
7:50 2 7 0 9
7:55 3 7 0 10
8:00 0 5 0 5
8:05 2 2 0 4
8:10 2 3 0 5
8:15 3 3 0 6
8:20 3 5 0 8
8:25 3 3 0 6
8:30 4 5 0 9
8:35 3 4 0 7
8:40 4 7 0 11
8:45 4 8 0 12
8:50 4 9 2 15
8:55 5 7 0 12
9:00 4 8 0 12
9:05 3 8 0 11
9:10 3 4 0 7
9:15 4 7 1 12
9:20 3 9 2 14
9:25 4 7 0 11
9:30 4 4 0 8
9:35 3 4 0 7
9:40 2 1 0 3
9:45 3 4 0 7
9:50 3 8 2 13
9:55 3 7 6 16
10:00 4 8 7 19
10:05 4 8 8 20
10:10 3 9 5 17
10:15 4 8 3 15
10:20 3 10 7 20
10:25 3 7 3 13
10:30 4 8 0 12
10:35 3 8 0 11
10:40 5 8 0 13
10:45 3 8 0 11
10:50 2 9 2 13
10:55 3 7 3 13
11:00 3 8 0 11
11:05 3 8 2 13
11:10 3 8 7 18
11:15 3 8 6 17
11:20 3 9 6 18
11:25 3 10 6 19
DRIVE THRU SURVEY
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 44‐175 Jefferson St DAY: Saturday
CITY: La Quinta DATE: 1/29/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
11:30 3 8 5 16
11:35 4 10 0 14
11:40 3 7 0 10
11:45 2 4 0 6
11:50 3 4 0 7
11:55 1 1 0 2
12:00 3 3 0 6
12:05 2 6 0 8
12:10 3 5 0 8
12:15 4 4 0 8
12:20 3 6 0 9
12:25 2 4 0 6
12:30 3 5 0 8
12:35 3 5 0 8
12:40 0 8 0 8
12:45 3 5 0 8
12:50 3 4 0 7
12:55 0 0 0 0
13:00 1 4 0 5
13:05 4 6 0 10
13:10 3 6 0 9
13:15 3 5 0 8
13:20 2 2 0 4
13:25 2 4 0 6
13:30 3 4 0 7
13:35 3 8 0 11
13:40 3 5 0 8
13:45 2 2 0 4
13:50 2 1 0 3
13:55 2 4 0 6
14:00 3 5 0 8
14:05 3 4 0 7
14:10 3 5 0 8
14:15 3 7 1 11
14:20 3 6 0 9
14:25 3 9 1 13
14:30 3 9 3 15
14:35 3 8 4 15
14:40 3 10 0 13
14:45 3 9 0 12
14:50 3 10 6 19
14:55 3 9 8 20
15:00 3 7 1 11
15:05 3 9 1 13
15:10 3 8 2 13
15:15 4 8 5 17
15:20 3 9 2 14
15:25 3 9 2 14
15:30 3 9 0 12
15:35 4 5 0 9
15:40 3 8 0 11
15:45 3 6 0 9
15:50 3 6 0 9
15:55 4 7 0 11
16:00 2 7 0 9
16:05 1 2 0 3
16:10 1 2 0 3
16:15 2 2 0 4
16:20 3 3 0 6
16:25 1 5 0 6
16:30 3 2 3 8
16:35 3 7 0 10
16:40 3 7 0 10
16:45 3 6 0 9
16:50 4 9 0 13
16:55 3 3 0 6
17:00 2 0 0 2
17:05 1 3 0 4
17:10 2 2 0 4
17:15 3 5 0 8
17:20 3 2 0 5
17:25 1 1 0 2
17:30 1 1 0 2
17:35 1 2 0 3
17:40 2 4 0 6
17:45 1 5 0 6
17:50 2 2 0 4
17:55 1 1 0 2
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 44‐175 Jefferson St DAY: Saturday
CITY: La Quinta DATE: 1/29/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
18:00 0 2 0 2
18:05 1 1 0 2
18:10 1 1 0 2
18:15 2 3 0 5
18:20 3 3 0 6
18:25 1 2 0 3
18:30 1 0 0 1
18:35 1 0 0 1
18:40 1 2 0 3
18:45 1 2 0 3
18:50 1 2 0 3
18:55 1 1 0 2
19:00 1 3 0 4
19:05 1 4 0 5
19:10 1 3 0 4
19:15 2 3 0 5
19:20 2 2 0 4
19:25 3 3 0 6
19:30 3 4 0 7
19:35 1 2 0 3
19:40 2 0 0 2
19:45 2 0 0 2
19:50 2 0 0 2
19:55 0 0 0 0
20:00 1 2 0 3
20:05 1 1 0 2
20:10 1 0 0 1
20:15 1 0 0 1
20:20 2 5 0 7
20:25 1 3 0 4
20:30 0 1 0 1
20:35 1 0 0 1
20:40 1 0 0 1
20:45 1 2 0 3
20:50 2 1 0 3
20:55 1 2 0 3
21:00 1 3 0 4
21:05 1 2 0 3
21:10 1 0 0 1
21:15 2 0 0 2
21:20 2 3 0 5
21:25 2 0 0 2
21:30 2 0 0 2
21:35 2 2 0 4
21:40 1 3 0 4
21:45 2 4 0 6
21:50 1 3 0 4
21:55 0 2 0 2
22:00 1 0 0 1
22:05 1 0 0 1
22:10 1 1 0 2
22:15 2 2 0 4
22:20 2 4 0 6
22:25 3 6 0 9
22:30 2 5 0 7
22:35 2 1 0 3
22:40 0 0 0 0
22:45 0 0 0 0
22:50 0 0 0 0
22:55 0 0 0 0
23:00 0 0 0 0
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 81‐776 CA 111 DAY: Tuesday
CITY: Indio DATE: 2/1/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
5:00 0 0 0 0
5:05 0 0 0 0
5:10 0 0 0 0
5:15 1 0 0 1
5:20 0 0 0 0
5:25 0 0 0 0
5:30 3 1 0 4
5:35 1 1 0 2
5:40 1 0 0 1
5:45 1 0 0 1
5:50 2 0 0 2
5:55 2 0 0 2
6:00 1 0 0 1
6:05 2 0 0 2
6:10 3 0 0 3
6:15 2 1 0 3
6:20 3 1 0 4
6:25 3 0 0 3
6:30 3 2 0 5
6:35 2 2 0 4
6:40 1 6 0 7
6:45 3 5 0 8
6:50 1 3 0 4
6:55 1 4 0 5
7:00 2 2 0 4
7:05 2 1 0 3
7:10 1 2 0 3
7:15 2 5 0 7
7:20 1 5 0 6
7:25 1 7 0 8
7:30 2 6 0 8
7:35 3 7 1 11
7:40 3 10 2 15
7:45 3 8 4 15
7:50 3 11 1 15
7:55 2 9 0 11
8:00 3 8 0 11
8:05 2 6 0 8
8:10 3 2 0 5
8:15 3 8 3 14
8:20 3 8 0 11
8:25 3 10 1 14
8:30 3 8 0 11
8:35 3 9 0 12
8:40 3 7 0 10
8:45 3 4 0 7
8:50 2 3 0 5
8:55 2 2 0 4
9:00 3 1 0 4
9:05 2 7 0 9
9:10 3 7 0 10
9:15 3 7 0 10
9:20 1 1 0 2
9:25 2 1 0 3
9:30 2 0 0 2
9:35 3 2 0 5
9:40 3 2 0 5
9:45 1 1 0 2
9:50 1 2 0 3
9:55 2 0 0 2
10:00 1 2 0 3
10:05 1 1 0 2
10:10 1 0 0 1
10:15 2 1 0 3
10:20 3 2 0 5
10:25 3 3 0 6
10:30 2 2 0 4
10:35 1 1 0 2
10:40 2 0 0 2
10:45 3 1 0 4
10:50 2 1 0 3
10:55 3 4 0 7
11:00 3 3 0 6
11:05 3 4 0 7
11:10 3 7 0 10
11:15 2 4 0 6
11:20 3 1 0 4
11:25 3 1 0 4
DRIVE THRU SURVEY
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 81‐776 CA 111 DAY: Tuesday
CITY: Indio DATE: 2/1/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
11:30 2 2 0 4
11:35 3 3 0 6
11:40 3 2 0 5
11:45 1 3 0 4
11:50 3 3 0 6
11:55 0 1 0 1
12:00 1 0 0 1
12:05 2 1 0 3
12:10 3 2 0 5
12:15 2 2 0 4
12:20 0 0 0 0
12:25 0 0 0 0
12:30 3 2 0 5
12:35 1 1 0 2
12:40 1 1 0 2
12:45 1 2 0 3
12:50 2 2 0 4
12:55 2 4 0 6
13:00 1 2 0 3
13:05 1 1 0 2
13:10 2 2 0 4
13:15 2 1 0 3
13:20 0 1 0 1
13:25 3 2 0 5
13:30 1 2 0 3
13:35 1 2 0 3
13:40 2 1 0 3
13:45 1 2 0 3
13:50 2 2 0 4
13:55 0 0 0 0
14:00 1 1 0 2
14:05 1 0 0 1
14:10 1 0 0 1
14:15 0 0 0 0
14:20 1 0 0 1
14:25 1 0 0 1
14:30 2 0 0 2
14:35 0 0 0 0
14:40 0 0 0 0
14:45 2 1 0 3
14:50 1 0 0 1
14:55 1 0 0 1
15:00 2 0 0 2
15:05 1 2 0 3
15:10 1 0 0 1
15:15 0 0 0 0
15:20 0 0 0 0
15:25 2 0 0 2
15:30 1 0 0 1
15:35 0 1 0 1
15:40 0 3 0 3
15:45 1 2 0 3
15:50 1 0 0 1
15:55 0 0 0 0
16:00 1 3 0 4
16:05 3 3 0 6
16:10 2 0 0 2
16:15 0 0 0 0
16:20 3 0 0 3
16:25 1 1 0 2
16:30 2 1 0 3
16:35 0 0 0 0
16:40 2 0 0 2
16:45 3 0 0 3
16:50 1 1 0 2
16:55 1 0 0 1
17:00 2 3 0 5
17:05 2 2 0 4
17:10 1 4 0 5
17:15 2 0 0 2
17:20 1 1 0 2
17:25 3 2 0 5
17:30 2 1 0 3
17:35 0 2 0 2
17:40 2 0 0 2
17:45 3 0 0 3
17:50 3 2 0 5
17:55 3 2 0 5
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 81‐776 CA 111 DAY: Tuesday
CITY: Indio DATE: 2/1/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
18:00 2 1 0 3
18:05 2 1 0 3
18:10 1 0 0 1
18:15 2 0 0 2
18:20 0 0 0 0
18:25 2 0 0 2
18:30 3 1 0 4
18:35 3 2 0 5
18:40 2 0 0 2
18:45 1 0 0 1
18:50 2 0 0 2
18:55 1 0 0 1
19:00 1 0 0 1
19:05 3 0 0 3
19:10 2 0 0 2
19:15 2 0 0 2
19:20 1 0 0 1
19:25 2 1 0 3
19:30 2 2 0 4
19:35 2 2 0 4
19:40 1 0 0 1
19:45 1 0 0 1
19:50 1 0 0 1
19:55 1 4 0 5
20:00 2 2 0 4
20:05 2 2 0 4
20:10 3 1 0 4
20:15 2 0 0 2
20:20 2 0 0 2
20:25 2 1 0 3
20:30 3 2 0 5
20:35 2 3 0 5
20:40 1 1 0 2
20:45 2 0 0 2
20:50 3 0 0 3
20:55 1 0 0 1
21:00 0 0 0 0
21:05 1 0 0 1
21:10 1 0 0 1
21:15 1 0 0 1
21:20 1 0 0 1
21:25 3 1 0 4
21:30 2 2 0 4
21:35 0 1 0 1
21:40 2 0 0 2
21:45 2 0 0 2
21:50 2 3 0 5
21:55 2 2 0 4
22:00 2 2 0 4
22:05 1 1 0 2
22:10 0 0 0 0
22:15 0 0 0 0
22:20 2 0 0 2
22:25 2 1 0 3
22:30 2 2 0 4
22:35 2 0 0 2
22:40 2 0 0 2
22:45 1 1 0 2
22:50 3 0 0 3
22:55 1 0 0 1
23:00 0 0 0 0
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 81‐776 CA 111 DAY: Saturday
CITY: Indio DATE: 1/29/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
5:00 0 0 0 0
5:05 0 0 0 0
5:10 1 0 0 1
5:15 2 0 0 2
5:20 1 0 0 1
5:25 2 0 0 2
5:30 1 0 0 1
5:35 1 0 0 1
5:40 0 0 0 0
5:45 0 0 0 0
5:50 0 0 0 0
5:55 1 0 0 1
6:00 1 0 0 1
6:05 1 0 0 1
6:10 0 0 0 0
6:15 1 0 0 1
6:20 2 1 0 3
6:25 2 2 0 4
6:30 2 2 0 4
6:35 2 0 0 2
6:40 2 2 0 4
6:45 2 2 0 4
6:50 3 1 0 4
6:55 2 2 0 4
7:00 2 1 0 3
7:05 2 0 0 2
7:10 2 1 0 3
7:15 2 0 0 2
7:20 0 0 0 0
7:25 1 0 0 1
7:30 3 1 4
7:35 3 3 0 6
7:40 3 6 0 9
7:45 3 7 0 10
7:50 2 9 0 11
7:55 3 8 0 11
8:00 2 8 0 10
8:05 2 7 0 9
8:10 2 4 0 6
8:15 2 3 0 5
8:20 2 0 0 2
8:25 2 0 0 2
8:30 1 0 0 1
8:35 2 0 0 2
8:40 2 0 0 2
8:45 2 3 0 5
8:50 2 2 0 4
8:55 2 6 0 8
9:00 1 8 0 9
9:05 3 8 0 11
9:10 2 6 0 8
9:15 3 8 0 11
9:20 3 7 0 10
9:25 3 7 0 10
9:30 3 7 0 10
9:35 2 5 0 7
9:40 2 4 0 6
9:45 2 1 0 3
9:50 1 2 0 3
9:55 3 3 0 6
10:00 2 4 0 6
10:05 3 4 0 7
10:10 3 4 0 7
10:15 2 5 0 7
10:20 2 4 0 6
10:25 0 4 0 4
10:30 2 7 0 9
10:35 3 2 0 5
10:40 2 3 0 5
10:45 2 4 0 6
10:50 3 4 0 7
10:55 3 2 0 5
11:00 2 2 0 4
11:05 2 3 0 5
11:10 3 4 0 7
11:15 3 2 0 5
11:20 3 1 0 4
11:25 2 0 0 2
DRIVE THRU SURVEY
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 81‐776 CA 111 DAY: Saturday
CITY: Indio DATE: 1/29/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
11:30 3 4 0 7
11:35 3 11 0 14
11:40 2 12 0 14
11:45 1 10 0 11
11:50 1 6 0 7
11:55 2 2 0 4
12:00 1 2 0 3
12:05 2 4 0 6
12:10 2 4 0 6
12:15 3 2 0 5
12:20 2 3 0 5
12:25 3 7 0 10
12:30 2 8 0 10
12:35 2 6 0 8
12:40 3 5 0 8
12:45 1 2 0 3
12:50 2 6 0 8
12:55 3 6 0 9
13:00 1 2 0 3
13:05 2 2 0 4
13:10 1 2 0 3
13:15 2 0 0 2
13:20 1 0 0 1
13:25 3 0 0 3
13:30 2 3 0 5
13:35 3 1 0 4
13:40 3 1 0 4
13:45 3 0 0 3
13:50 1 0 0 1
13:55 2 4 0 6
14:00 1 2 0 3
14:05 3 5 0 8
14:10 3 5 0 8
14:15 3 4 0 7
14:20 3 3 0 6
14:25 3 3 0 6
14:30 3 2 0 5
14:35 3 3 0 6
14:40 3 0 0 3
14:45 2 2 0 4
14:50 3 4 0 7
14:55 3 6 0 9
15:00 3 5 0 8
15:05 3 5 0 8
15:10 3 1 0 4
15:15 1 1 0 2
15:20 2 0 0 2
15:25 1 2 0 3
15:30 0 0 0 0
15:35 2 0 0 2
15:40 2 1 0 3
15:45 0 0 0 0
15:50 0 0 0 0
15:55 2 3 0 5
16:00 3 2 0 5
16:05 1 3 0 4
16:10 1 2 0 3
16:15 3 0 0 3
16:20 2 2 0 4
16:25 2 1 0 3
16:30 1 1 0 2
16:35 0 0 0 0
16:40 1 1 0 2
16:45 2 1 0 3
16:50 0 0 0 0
16:55 2 1 0 3
17:00 1 0 0 1
17:05 0 0 0 0
17:10 1 2 0 3
17:15 2 2 0 4
17:20 1 2 0 3
17:25 0 1 0 1
17:30 1 0 0 1
17:35 0 0 0 0
17:40 2 4 0 6
17:45 3 4 0 7
17:50 2 2 0 4
17:55 1 1 0 2
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
LOCATION: Dutch Bros, 81‐776 CA 111 DAY: Saturday
CITY: Indio DATE: 1/29/2022
TIME PickUp Window
To Order Board
Order Board
to DT Entrance
DT Entrance
into Street TOTAL
DRIVE THRU SURVEY
18:00 0 0 0 0
18:05 2 1 0 3
18:10 1 4 0 5
18:15 2 6 0 8
18:20 2 2 0 4
18:25 1 0 0 1
18:30 3 0 0 3
18:35 3 0 0 3
18:40 2 2 0 4
18:45 3 0 0 3
18:50 1 0 0 1
18:55 2 1 0 3
19:00 3 2 0 5
19:05 3 2 0 5
19:10 3 3 0 6
19:15 2 0 0 2
19:20 2 2 0 4
19:25 2 1 0 3
19:30 0 0 0 0
19:35 2 1 0 3
19:40 2 1 0 3
19:45 2 1 0 3
19:50 1 0 0 1
19:55 1 3 0 4
20:00 2 2 0 4
20:05 2 1 0 3
20:10 1 0 0 1
20:15 0 0 0 0
20:20 2 1 0 3
20:25 3 2 0 5
20:30 2 3 0 5
20:35 3 4 0 7
20:40 2 6 0 8
20:45 3 5 0 8
20:50 2 7 0 9
20:55 3 5 0 8
21:00 3 3 0 6
21:05 3 2 0 5
21:10 2 2 0 4
21:15 1 1 0 2
21:20 2 1 0 3
21:25 1 1 0 2
21:30 0 1 0 1
21:35 2 0 0 2
21:40 0 0 0 0
21:45 2 1 0 3
21:50 1 2 0 3
21:55 1 0 0 1
22:00 3 1 0 4
22:05 2 2 0 4
22:10 3 2 0 5
22:15 2 2 0 4
22:20 2 1 0 3
22:25 2 2 0 4
22:30 2 2 0 4
22:35 2 0 0 2
22:40 3 4 0 7
22:45 2 2 0 4
22:50 2 1 0 3
22:55 2 0 0 2
23:00 0 0 0 0
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951‐268‐6268
Traffic Management Plan and Site
Summary
Property Management Team
CA5803 - Lake Elsinore
SEC Central Ave & Cambern Ave
WEST
Operator: TBD
Coach: TBD
Construction Manager: John Caglia
CRED Coordinator: Christina Bennett
Regional Activation Coach: TBD
Timing Standards
45 seconds per car (at window). Speed timings conducted weekly in addition to
a quarterly company wide evaluation.
Speed, Quality, Service
Escape Lane
An escape lane permits customers to leave the line as soon as their
drinks are delivered by a drink runner.
Peak Hours
DB will staff an additional traffic controller
during peak hours as needed.
Off-Site Operations
DB always evaluates the need of off-duty police officer support
during our grand opening period.
Off duty police officers provide off-site support during business
hours as determined necessary by DB leadership. Their job is to
safely direct customer vehicles to and from a location. Prevent
vehicles from blocking critical drives or otherwise restricting
traffic flow (off-site).
Staffing Model
Schedules are written a minimum of 1-2 weeks in advance
(in accordance with state and local guidelines) based on
gross sales, trends, local events, and weather.
Speed, Quality, Service
Speed, Quality, Service
Line Buster (LB)
Job Duty: Increase speed of the customers experience
by taking orders while ensuring 2’ gap between cars. Ensuring
when the line pulls forward the customers moves forward.
Drink Runner (DR)
Job Duty: Deliver completed drinks to the customer in
line before reaching the window. Ensuring escape lane is
used to minimize service time.
Outside Traffic Management
Dutch Bros Traffic Controller (DBTC)
Job Duty: Direct traffic in and out of location. Ensuring vehicles
from blocking critical drives or otherwise restricting traffic flow (on-site).
Training and FAQ’s
Full Shop Meetings:
●Monthly meetings in which all shop personnel are required to
attend. Discuss traffic plans and new commitments in detail.
Pre-Shift Huddles:
●Before each shift (morning, noon, night) the crew goes over
updates, important communication, issues, and ensures
strategy is set for the shift
Promotional Days / Major Holidays / Sticker Days:
●Dutch will determine if needed and hire a Third-Party Traffic
Control Company to come in when the Stacking could possibly
be an issue.
Evolving Traffic Plan:
●The Grand Opening plan will be utilized whenever necessary
to mitigate traffic congestion that may occur from our new
shop opening. We reserve the right to adjust the plan as
conditions dictate, and expect that after the initial community
response, our traffic patterns will settle to a predictable level
within the first 90 days of operation.
Directional Signage Examples
Grand Opening Staffing Plan
Standard Operations Staffing Plan
Grand Opening Signage Plan
Standard Operations Signage Plan
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 June 17, 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. 2021-34 (Evergreen – Dutch Bros): The proposed project is a request
by Brianna Uy, Barghausen Consulting Engineers, LLC, requesting approval of Commercial
Design Review (CDR No. 2024-05) and Conditional Use Permit No. (CUP No. 2024-07) to develop
and operate a 987 sq. ft. drive-through Dutch Bros coffee shop and a modification to Conditional
Use Permit No. 2021-12 to allow the expanded drive-through operation. The project site is located
south of Central Avenue/State Route 74 (SR-74) and east of Interstate 15 (I-15; APNs: 377-020-
014, 016, - 017, 018, and 019).
Pursuant to CEQA Guidelines Section 15162, no new environmental documentation is necessary
because all potentially significant effects have been adequately analyzed in an earlier Addendum
Mitigated Negative Declaration (MND) (SCH# 2022090133) and none of the conditions described
in Section 15162 exist. MND (SCH# 2022090133) was adopted on April 25, 2023. No substantial
changes that require major revisions to the MND exist and no new information of substantial
importance that require revisions to the earlier MND exist.
ALL INTERESTED PERSONS are invited to submit written information, express opinions or
otherwise submit written evidence by email to jmatie@Lake-Elsinore.org.
If you wish to legally challenge any action taken by the City on the above matter, you may be
limited to raising only those issues you or someone else at the Public Hearing described in this
notice, or in written correspondence delivered to the City prior to or at the Public Hearing. If you
require accommodation to participate in a Public Hearing, please contact the Administrative
Secretary at (951) 674-3124 ext. 297. All Agenda materials are available for review on the City’s
website at www.lake-elsinore.org the Friday before the Public Hearing.
FURTHER INFORMATION on this item may be obtained by contacting Carlos Serna, Associate
Planner in the Planning Division at cserna@lake-elsinore.org or (951) 824-7415.
Damaris Abraham,
Community Development Director
PC NOPH PA 2021-34 (Evergreen - Dutch Bros) - 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: 0011739034
FILE NO. 0011739034
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:
06/06/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Date: June 6, 2025.
At: Riverside, California
______________________________
Signature