HomeMy WebLinkAboutReso 2025-17 - CDR 2024-05- PA 2021-34 - Dutch Bros EvergreenRESOLUTION NO. 2025-17
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.
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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.
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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 c onsistent 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.
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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. 2025-17 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: Commissioners Devor and Pease; Vice Chair Carroll; and Chair Gray
NOES: None
ABSTAIN: Commissioner Peters
ABSENT: None
Damaris Abraham
Community Development Director
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