HomeMy WebLinkAboutItem No. 2 - Staff Report - PA 2021-34 - Evergreen Dutch Bros
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REPORT TO PLANNING COMMISSION
To: Honorable Chair and Members of the Planning Commission
From: Damaris Abraham, Community Development Director
Prepared by: 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).
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Project Location
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
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o 340 sq. ft. outdoor dining area
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.
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Development Standard Required Proposed
Front Yard Setback 20 ft. 54.83 ft.
Building Height 45 ft. (Maximum) 40 ft.
Landscape improvements
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.
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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
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.
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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
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