HomeMy WebLinkAboutItem No. 28 - Request to Amend Pipe Dreamz's Development Agreement to Revise the Community Ben28)Request to Amend Pipe Dreamz's Development Agreement to Revise the Community
Benefit Fees
1.Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15301 (Existing Facilities); and
2.Introduce by title only and waive further reading of AN ORDINANCE OF THE CITY
COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING THE
DEVELOPMENT AGREEMENT AMENDMENT (DA-2025-08) FOR PIPE
DREAMZ LOCATED AT 31881 CORYDON ROAD, SUITE 160 AND 31875 CORYDON
ROAD, SUITE 120 (APN: 370-051-031 AND 370-051-008).
Page 1 of 3
REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Jason Simpson, City Manager
Prepared by:Damaris Abraham, Community Development Director
Date:August 26, 2025
Subject:Request to Amend Pipe Dreamz's Development Agreement to Revise the
Community Benefit Fees
Applicant:Tim Scalzo, Pipe Dreamz
Recommendation
1. Find that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15301 (Existing Facilities); and
2. Introduce by title only and waive further reading of AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING THE DEVELOPMENT
AGREEMENT AMENDMENT (DA-2025-08) FOR PIPE DREAMZ LOCATED AT 31881
CORYDON ROAD, SUITE 160 AND 31875 CORYDON ROAD, SUITE 120 (APN: 370-051-
031 AND 370-051-008).
Planning Commission Action
On July 15, 2025, the Planning Commission conducted a duly noticed Public Hearing at their
regular meeting and recommended approval of the Development Agreement (DA) to the City
Council with a 5-0 vote. Members of the public, including the cannabis business owner, were
present at the meeting and the item did not receive any public comments.
Project Location
Pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.156.040, cannabis businesses are
permitted only within the M-1 (Limited Manufacturing) and M-2 (General Manufacturing) zoning
districts. The subject cannabis business is located in the M-1 district at 31881 Corydon Road,
Suite 160 and 31875 Corydon Road, Suite 120, which are within the East Lake District
neighborhood.
PA 2020-88 (Pipe Dreamz DA Amendment)
Page 2 of 3
1
9
9
8
Background
The cannabis business, Pipe Dreamz, is requesting to amend their DA to revise the CBF and
establish a separate CBF rate for retail (e.g. storefront, delivery to customers) versus non-retail
(e.g. cultivation, distribution, manufacturing and testing laboratory) cannabis operations. The
proposed amendment also includes revisions to the definitions and general provisions. All other
terms and provisions of the previously adopted DA would remain unchanged and would still be
applicable.
The requested amendments are as a result of the City Council Cannabis Subcommittee’s
response to the cannabis business owners’ concerns with operating a viable and successful
cannabis business in the City.
Discussion
Since adopting the Cannabis Ordinance, other surrounding cities, as well as Riverside County,
have allowed cannabis uses within their jurisdiction, which has created a competitive market for
the cannabis businesses in Lake Elsinore. Due to the growing competition, stringent land use
regulations and permitting requirements, and costs associated with operating and managing a
cannabis business – the businesses have expressed concerns with their ability to remain in
operation.
The Cannabis Subcommittee reviewed these concerns and directed staff to amend the Cannabis
Ordinance and DAs to alleviate these issues while still ensuring compatible land uses and
protecting the general welfare and safety of the community.
The following is a summary of the proposed DA amendment:
•Revised CBF for Cannabis Retail: The CBF rate for cannabis retail would be capped at
$25 per square foot. Once it reaches this level, the 4% annual increase will no longer
apply.
•Revised CBF for Cannabis Non-Retail: The CBF rate for cannabis non-retail would be
reduced to $5 per square foot with no 4% annual increase.
•CBF Payments: Cannabis businesses would now have the option to pay their CBF
payments in 12 (monthly) equal payments instead of a lump sum payment annually (that
was due at the time of City business license renewal).
•Floor Area Definition: The definition of “floor area” is proposed to be revised to mean the
interior gross floor area square footage of a cannabis facility. In addition, the definition
would be clarified to distinguish between cannabis retail and non-retail business floor
areas. This revised definition is to create a clear delineation between the types of cannabis
uses within a cannabis facility for purposes of calculating a cannabis business’ revised
CBF.
•Floor Plan Exhibit(s): An updated floor plan exhibit of the cannabis facility would be
included to provide a clear delineation between the retail and non-retail floor areas.
The new CBF rates would become effective in 2025 and would not be retroactive.
PA 2020-88 (Pipe Dreamz DA Amendment)
Page 3 of 3
1
9
9
8
Any future changes to the cannabis facility’s floor plan layout would require an amendment to the
previously approved CUP subject to the Planning Commission’s review at a separate public
hearing. Any CUP amendment that would revise the DA floor plan exhibit would be formalized
through an Operating Memoranda pursuant to the terms of the cannabis business’ DA.
Environmental Determination
The proposed project is exempt from the California Environmental Quality Act (Cal. Pub. Res.
Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant
to Section 15301 (Class 1, Existing Facilities). Class 1 consists of the operation, repair,
maintenance, permitting, leasing, licensing, or minor alteration of existing public or private
structures, facilities, mechanical equipment, or topographical features, involving negligible or no
expansion of use beyond that existing at the time of the lead agency's determination. The
proposed project is an existing cannabis business that is operating in a fully developed site and
buildings. The proposed amendment to the business’ development agreement would not result in
new construction, additional square footage, or expansion of the existing uses.
Public Notice
Notice of the public hearing has been published in the Press-Enterprise newspaper and mailed
to property owners within 300 feet of the subject properties. As of the writing of this report, no
written comments concerning these applications have been received by staff.
Fiscal Impact
The time and costs related to the processing of this application have been covered by the
application fees paid by the applicants. No General Fund budgets have been allocated or used in
the processing of these applications.
Attachments
Attachment 1 – DA-2025-08 Ordinance
Exhibit A – DA Amendment Form
Attachment 2 – GIS Exhibits
Attachment 3 – Public Notice Materials
ORDINANCE No. 2025-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING THE DEVELOPMENT AGREEMENT AMENDMENT
(DA-2025-08) FOR PIPE DREAMZ LOCATED AT 31881 CORYDON ROAD,
SUITE 160 AND 31875 CORYDON ROAD, SUITE 120 (APN: 370-051-031 AND
370-051-008)
Whereas, Timothy Scalzo has filed an application with the City of Lake Elsinore (City)
requesting approval of Development Agreement (DA) No. 2025-08 (Attachment 2) to amend the
DA to revise the Community Benefit Fee (CBF) and establish a separate CBF rate for retail (e.g.
storefront, delivery to customers) versus non-retail (e.g. cultivation, distribution, manufacturing
and testing laboratory) cannabis operations. The proposed amendment also includes revisions to
the definitions and general provisions. The project is located at 31881 Corydon Road, Suite 160
and 31875 Corydon Road, Suite 120 (APN: 370-051-031 and 370-051-008);
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) 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 Chapter 19.12 (Development Agreements) of the Lake Elsinore
Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the
responsibility of reviewing and making a recommendation to the City Council (Council) whether
the development agreement is consistent with the City’s General Plan and whether to approve
the development agreement;
Whereas, on July 15, 2025, at a duly noticed public hearing, the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item, and adopted a resolution recommending that the Council approve
Development Agreement Amendment No. 2025-08; and
Whereas, on August 26, 2025, at a duly noticed Public Hearing, the Council has
considered the recommendation of the Commission as well as evidence presented by the
Community Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:
Section 1: That in accordance with the MSHCP, the Council 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.
Ord. No. 2025-____
Page 2 of 4
3
9
4
1
3
2. The Project is consistent with the Riparian/Riverine Areas, Vernal Pools Guidelines, and
the Fuel Management Guidelines as the Project is wholly located within an existing
building and does not include any earth disturbing activities therefore Sections 6.1.2 or
6.3.1 of the MSHCP are not applicable.
3. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
and the Additional Survey Needs and Procedures 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 2: The Council hereby finds and determines that the Project is categorically
exempt from California Environmental Quality Act (Cal. Publ. Res. Code §§21000 et seq. “CEQA”)
and CEQA Guidelines (14. Cal. Code Regs. §§15000 et seq.), specifically pursuant to Section
15301 (Class 1 – Existing Facilities), because the proposed project is an existing cannabis
business that is operating within a fully developed site and building. The proposed amendment to
the business’ development agreement would not result in new construction, additional square
footage, or expansion of the existing use.
Section 3: That in accordance with California Planning and Zoning Law and the Section
19.12.080.B. of the LEMC, the Council makes the following findings regarding Development
Agreement Amendment No. 2025-08:
1. It is consistent with the objectives, policies, general land uses and programs specified in
the General Plan and any applicable specific plan.
The proposed development agreement amendment will continue to help offset the
potential costs incurred by the City associated with the establishment of a cannabis facility
within an industrial district. The project site’s General Plan Land Use designation is Limited
Industrial (LI). The proposed project is consistent the LI land use designation and with the
objectives, policies, general land uses and programs specified in the General Plan.
2. It is compatible with the uses authorized in, and the regulations prescribed for, the land
use district in which the real property is located.
The proposed development agreement amendment will continue to facilitate the
establishment of the cannabis facility within an existing industrial building. The cannabis
facility has been in operation which includes manufacturing and storage uses consistent
with other similar businesses within the Limited Industrial (LI) General Plan Land use
designation and the Limited Manufacturing (M-1) Zoning designation.
3. It is in conformity with public convenience, general welfare and good land use practices.
The existing cannabis facility has been operating in a manner that has not resulted in
negative impacts to the public and its general welfare. The proposed development
agreement amendment will ensure the cannabis facility continues to have beneficial
impacts to the surrounding community. Furthermore, the project has been reviewed and
Ord. No. 2025-____
Page 3 of 4
3
9
4
1
3
conditioned by all applicable City departments to reduce the potential for any adverse
effects.
4. It will not be detrimental to the health, safety and general welfare.
The proposed development agreement amendment will not be detrimental to the health,
safety, and general welfare of the community because the existing cannabis facility has
been operation without negative impacts or concerns. The development agreement
amendment will ensure the cannabis facility continues to operate in a safe manner.
Furthermore, the proposed project has been reviewed and conditioned by all applicable
City departments to reduce the potential for any adverse effects to the health, safety, and
general welfare.
5. It will not adversely affect the orderly development of property or the preservation of
property values;
The cannabis facility is an existing business that has been operation without land use
issues and has not caused adverse impacts for existing businesses and future
developments. The proposed development agreement amendment will ensure the
cannabis facility continues to operate as such.
6. It is consistent with the provisions of Government Code Sections 65864 through 65869.5.
The proposed development agreement amendment includes all mandatory provisions
required by Government Code § 65865.2 and does not include any provisions that are not
authorized by the Development Agreement Act.
Section 4: Approval. The City Council hereby approves the Development Agreement
Amendment No. 2025-08 attached hereto as Exhibit A with such modifications as approved by
the City Attorney. The Mayor and City Clerk are hereby authorized and directed to execute and
attest, respectively, the Development Agreement Amendment on behalf of the City of Lake
Elsinore. The City Clerk is directed to transmit the Development Agreement Amendment to the
County Recorder for recordation no later than ten (10) days after the adoption of this ordinance.
Section 5: Severability. If any provision of this Ordinance or its application is held invalid
by a court of competent jurisdiction, such invalidity shall not affect other provisions, sections, or
applications of the Ordinance which can be given effect without the invalid provision or application,
and to this end each phrase, section, sentence, or word is declared to be severable.
Section 6: Effective Date. This Ordinance shall become effective at 12:01 a.m. on the
thirty-first (31st) day after the date of adoption.
Section 7: Certification. The City Clerk shall certify to the passage of this Ordinance and
shall cause a synopsis of the same to be published according to law
PASSED, APPROVED, AND ADOPTED at a regular meeting of the City Council of the City of
Lake Elsinore, California, on this ____ day of _____________ 20___.
Ord. No. 2025-____
Page 4 of 4
3
9
4
1
3
Brian Tisdale,
Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that
Ordinance No. 2025-_ _ was introduced by the City Council of the City of Lake Elsinore,
California, at the Regular meeting of August 26, 2025, and adopted at the Regular meeting of
2025 and that the same was adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Candice Alvarez, MMC
City Clerk
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Attn: City Clerk
(Space Above Line For Recorder’s Use Only)
(Exempt from Recording Fees Per Gov. Code § 27383)
FIRST AMENDMENT TO
DEVELOPMENT AGREEMENT
BY AND BETWEEN THE
CITY OF LAKE ELSINORE
AND
TOES IN THE WEEDZ, INC.
Approved ___________ __, 2025
Ordinance No. 2025-_____
-1-
FIRST AMENDMENT TO
DEVELOPMENT AGREEMENT
BY AND BETWEEN THE CITY OF LAKE ELSINORE
AND TOES IN THE WEEDZ, INC.
This First Amendment to Development Agreement (“First Amendment”), dated for
identification only as of _________, 2025, is made by and between the City of Lake Elsinore, a
California municipal corporation (“City”), and TOES IN THE WEEDZ, INC., a California limited
liability company (“Developer”). This Amendment shall take effect on the “Amendment Effective
Date,” as this term is hereafter defined. City and Developer may each be referred to herein
individually as a “Party” or collectively as the “Parties.”
RECITALS
A.On September 8, 2020, pursuant to Ordinance No. 2020-1436, the City approved
and adopted that certain “Development Agreement by and between the City of Lake Elsinore and
“TOES IN THE WEEDZ, INC.,” which Development Agreement was recorded on October 13,
2022 in the Official Records of Riverside County, California as Instrument No. 2022-0427631 (the
“Development Agreement”).
B.In connection with the Developer Agreement, Developer acquired an equitable
interest in that certain real property located at (i) 31875 Corydon Street, Suite 120 in the City of
Lake Elsinore, County of Riverside, State of California, Assessor' s Parcel Number 370- 051- 008
(" Parcel I"), which is within a manufacturing zoning district; and (ii) 31881 Corydon Road, Suite
160 in the City of Lake Elsinore, County of Riverside, State of California, Assessor' s Parcel
Number 370- 051- 031 (" Parcel 2'), which is within a manufacturing zoning district (Parcel 1 and
Parcel 2 are collectively referred to as the " Site").The Site is more particularly described in the
Legal Description attached hereto as Exhibit A, and the Site is attached hereto as Exhibit B.
C.The total Cannabis Retail Business Floor Area (as defined below) is [ ] sq. ft. The
total Non-Retail Cannabis Business Floor Area (as defined below) is [ ] sq. ft. The Floor Plan
depicting the total floor area is attached hereto as Exhibit C.
D.Developer affirms that it has an equitable interest in the Site, evidenced by way of
a lease with the Property Owner of the Site, Donna Marie Ostermiller, as trustee of the Donna
Marie Ostermiller Separate Property Trust, and Timothy J. Scalzo, as successor trustee of the
Frederick Thomas Scalzo Separate Property Trust.
E.The Property Owner have provided notarized written consent to the terms of this
Amendment and the recordation thereof, attached hereto as Exhibit D.
F.Developer uses the Site for a Cannabis Business in accordance with California
Cannabis Laws and the LEMC, as each may be amended from time to time (the “Project”).
G.On June 24, 2025, the City Council approved Ordinance No. 2025-1503 amending
the Lake Elsinore Municipal Code (“LEMC”) Chapter 17.156 to: (i) streamline the regulation of
cannabis-related business; (ii) to limit the number of cannabis-related business in the City.
-2-
H.To strengthen the public planning process, encourage private participation in
comprehensive planning, and reduce the economic risk of development, the California Legislature
adopted Government Code section 65864 et seq. (the “Development Agreement Statute”), which
authorizes the City and an individual with an interest in real property to enter into a development
agreement that establishes certain development rights in real property that is subject to a
development agreement application.
I.Consistent with the requirements of the Development Agreement Statute, the City
adopted LEMC, Chapter 19.12 (“Development Agreement Ordinance”), authorizing the use of and
establishing the procedures and requirements for the consideration of development agreements
within the City along with amendments thereto. LEMC, Section 19.12.020, provides for
amendments to a development agreement “is the same as the procedure for entering into an
agreement in the first instance.” LEMC, Section 19.12.010 requires submittal of an application
along with information and supporting data as requested by the Director of Community
Development for consideration of any development agreement. Developer has satisfied this
requirement.
J.On _________ __, 2025, the City of Lake Elsinore Planning Commission held a
duly noticed public hearing to consider the application for this First Amendment and recommended
to the City Council approval of this Amendment.
K.On ___________ __, 2025, the City Council held a duly noticed public hearing to
consider this First Amendment and found and determined that this First Amendment: (a) is
consistent with the objectives, policies, general land uses, and programs specified in the City’s
General Plan and any applicable specific plan; (b) is compatible with the uses authorized in, and
the regulations prescribed for the Site and the surrounding area and will not adversely affect the
orderly development of the Site or the preservation of property values; (c) is in conformity with
public convenience, general welfare, and good land use practices; (d) will have an overall positive
effect on the health, safety and welfare of the residents of and visitors to the City; and (e)
constitutes a lawful, present exercise of the City’s police power and authority under the
Development Agreement Statute and Development Agreement Ordinance.
L.Based on the findings set forth in Recital __herein, the City Council entered into
this Amendment pursuant to and in compliance with the requirements of the Development
Agreement Statute and the Development Agreement Ordinance; and did, therefore, in approving
this Amendment introduce for first reading Ordinance No. 2025-___ (the “Enabling Ordinance”).
On __________ __, 2025, the City Council conducted the second reading of the Enabling
Ordinance, thereby approving this Amendment to become effective thirty (30) days after the
adoption thereof.
NOW, THEREFORE, in consideration of the mutual terms, obligations, promises,
covenants, and conditions contained herein and for other valuable consideration, the sufficiency
of which is hereby acknowledged, the Parties, and each of them, agree as follows:
SECTION 1. EXHIBITS
-3-
The Development Agreement has attached to it four exhibits designated alphabetically as
Exhibit A through Exhibit D. Exhibits A through D of the Development Agreement shall remain
in full force and effect except to the extent that the provisions of this Section 1 of the Second
Amendment modify those Exhibits.
The following documents are referred to in this Second Amendment, attached hereto and
incorporated herein by this reference:
Exhibit A Legal Description
Exhibit B Site Plan1
Exhibit C Floor Plan1
Exhibit D Property Owner’s Consent
1 The Approved Site Plan and Floor Plan exhibits are on file as a public record and available for
review at the City of Lake Elsinore’s City Clerk’s Office located at 130 South Main Street, Lake
Elsinore, CA 92530.
SECTION 2. REVISIONS TO DEFINITIONS
The words and phrases used in this Second Amendment as defined terms shall have the
meaning set forth in Section 2 of the Development Agreement, except as added and/or modified
below, which defined terms shall be applicable to both the Development Agreement and the
Second Amendment.
“Amendment Effective Date” means the later of: (i) the latest date of execution
shown on the signature page hereto; or (ii) the Effective Date of the Enabling Ordinance. The
Amendment Effective Date does not amend the Effective Date as defined in the Development
Agreement, nor does the Amendment Effective Date modify or change the “Term” or the “Term
Commencement Date.”
“Cannabis Business License” or “Cannabis Business Permit” means the City
license established and authorized by LEMC, Section 17.156.080, authorizing permissible
Cannabis Business activity, which can only be issued upon City approval of a conditional use
permit, development agreement, and Additional City Approvals for each proposed Cannabis
Business activity project.
“Conditional Use Permit” means Conditional Use Permit No. 2018-05 issued by
the City to Developer pertaining to Developer’s original development of the Project and any
subsequent amendments thereto. In the event that an amendment to the Conditional Use Permit
pertaining to the Suite G Site has not been issued to the Developer as of the Amendment Effective
Date, the City hereby reserves its discretion under the police power to approve, conditionally
approve, or deny the issuance of any amendment to the Conditional Use Permit.
“Development Regulations” means the following regulations as they are in effect
as of the Effective Date and to the extent they govern or regulate the development of the Site, but
-4-
excluding any amendment or modification to the Development Regulations adopted, approved, or
imposed after the Effective Date that impairs or restricts Developer’s rights set forth in this
Agreement, unless such amendment or modification is expressly authorized by this Agreement or
is agreed to by Developer in writing: the City’s General Plan; any existing Specific Plan that
include the Site, and, to the extent not expressly superseded by this Agreement, all other land use
and subdivision regulations governing the permitted uses, density and intensity of use for obtaining
required City permits and approvals for development, and similar matters that may apply to
development of the Project on the Site during the Term of this Agreement that are set forth in Title
16 of the LEMC (Subdivisions), Title 17 of the LEMC (Zoning), except that Chapter 17.156 of
Title 17 shall be as amended by Ordinance No. 2025-___, and Title 19 of the LEMC
(Development). Notwithstanding the foregoing, the term “Development Regulations,” as used
herein, does not include any City ordinance, resolution, code, rule, regulation, or official policy
governing any of the following: (i) the conduct of businesses, professions, and occupations; (ii)
taxes and assessments; (iii) the control and abatement of nuisances; (iv) the granting of
encroachment permits and the conveyance of rights and interests which provide for the use of or
the entry upon public property; (v) the exercise of the power of eminent domain; or (vi) the
California Building Standards Codes.
“Cannabis Retail Business Floor Area” means interior gross floor area allocated
and dedicated to the retail operation of a Cannabis Retail Business and shall include but not limited
to reception or entrance lobby area for customer check-in, retail product storage room(s), office(s),
and other ancillary area(s) to support the retail operation (including cannabis delivery).
“Cannabis Non-Retail Business Floor Area” means interior gross floor area
allocated and dedicated to the cannabis non-retail operation(s) of a Cannabis Non-Retail Business,
such as cultivation, distribution, manufacturing, and/or testing laboratory, and shall include but
not limited to storage room(s) of finished and raw products, office(s), and other ancillary area(s)
to support the non-retail operation(s).
SECTION 3. REVISIONS TO GENERAL PROVISIONS
In order to update certain renumbering of the Lake Elsinore Municipal Code, subparts e
and f of Section 1.8 of the Development Agreement entitled Termination are hereby amended to
read as follows.
e. abandonment of the Developer’s Conditional Use Permit pursuant
to LEMC, Section 17.415.070(D), including the failure of the Developer to
commence operation of the Project on the Site within the time presented
following the approval of the Conditional Use Permit;
f. suspension or revocation of Developer’s Conditional Use Permit
pursuant to LEMC, Section 17.415.070(G);
In order to address the potential for Developer modifications to the square footage of area
allocated to the Cannabis Retail Business and/or Cannabis Non-Retail Business, Section 1.9(a) of
the Development Agreement entitled Operating Memoranda; Amendment of Agreement is hereby
amended to read as follows.
-5-
a. Operating Memoranda. The provisions of this Agreement require a close
degree of cooperation between the City and the Developer. The Development of
the Developer Property may demonstrate that clarifications to this Agreement and
the Existing Land Use Regulations are appropriate with respect to the details of
performance of the City and the Developer. To the extent allowable by law, the
Developer shall retain a certain degree of flexibility as provided herein with respect
to all matters, items and provisions covered in general under this Agreement, except
for those which relate to the (i) term; or (ii) permitted uses. When and if the
Developer finds it necessary or appropriate to make changes, adjustments or
clarifications to matters, items or provisions not enumerated in (i) through (ii)
above, the Parties shall effectuate such changes, adjustments or clarifications
through operating memoranda (the “Operating Memoranda”) approved by the
Parties in writing which reference this Section 1.9(a). Operating Memoranda are
not intended to constitute an amendment to this Agreement but mere ministerial
clarifications; therefore public notices and hearings shall not be required. The City
Manager shall be authorized, upon consultation with, and approval of, the
Developer, to determine whether a requested clarification may be effectuated
pursuant to this Section or whether the requested clarification is of such character
to constitute an amendment to this Agreement which requires compliance with the
provisions of Section 1.9(b) below. The Parties agree that proposed changes to the
Cannabis Retail Business Floor Area and/or the Cannabis Non-Retail Business
Floor Area may be addressed by way of an Operating Memoranda and shall
generally include and be evidenced by an updated Floor Plan (Exhibit C) reflecting
such changes.
SECTION 4. REVISIONS TO COMMUNITY BENEFITS FEE
Section 4.2 of the Development Agreement entitled Community Benefits Fee is hereby
amended to add the following subparts c and d:
c.Community Benefits Fee Upon the Amendment Effective Date.
Notwithstanding subparts (a) and (b) above, concurrent with the Amendment
Effective Date, and on each anniversary thereafter, Developer shall make payment
to the City pursuant to the following fee schedule:
All Cannabis Business
activities
$[insert rate as of 6/30/25] per square foot
of area allocated to the Cannabis Retail
Business with an annual 4% increase but
in no event to exceed $25 per square foot;
and
$5 per square foot of area allocated to
Cannabis Non-Retail Business with no
annual increase as provided in subpart d.
-6-
Developer may elect to make payments of the Community Benefit Fee due on the
Amendment Effective Date and each Adjustment Date (as defined herein) in up to
12 (monthly) equal installments, the first installment to be made on the Amendment
Effective Date or Adjustment Date, as applicable. Installment payment plans shall
be evidenced by separate agreements of the Parties.
d.Annual Increase. In order to account for the increasing cost of
providing City services, the Community Benefits Fee set forth in Section 4.2(c) for
any Cannabis Retail Business shall be increased annually commencing on each
anniversary of the Amendment Effective Date (each of which day shall be
continued to be referred to as an “Adjustment Date”) until said fee reaches $25 per
square foot of Floor Area. Each Adjustment Date shall be continued to be
numbered in sequence (e.g., Third Adjustment Date, Fourth Adjustment Date, etc.).
The annual increase shall not apply to the area allocated and dedicated to any
Cannabis Non-Retail Business. Each such annual increase in the Community
Benefits Fee shall be determined as follows:
Article 4 of the Development Agreement is hereby amended to add the following Section
4.5:
4.5 Tax Payment and Facility Payment Offset.
a. In the event that the voters of the City of Lake Elsinore approve a
Cannabis business tax or any percentage of gross receipts based fee, Developer
shall pay the amount established by any such measure or initiative (“Tax Payment”)
in accordance with any procedure so established by the City, provided, however,
that Developer shall be entitled to an offset, dollar for dollar, of such Tax Payment
against the Community Benefit Fee then owing or, alternatively, if the Community
Benefit Fee then owing is insufficient to fully satisfy the offset as provided herein,
such unsatisfied offset shall be a credit against the payment of any future
Community Benefit Fee until such offset is fully satisfied.
b. In the event that the voters of the City of Lake Elsinore or the City
Council approve a fee based on the square footage of premises where permitted
commercial cannabis activities, Developer shall pay the amount established thereby
(“Facility Payment”) in accordance with any procedure so established by the City,
provided, however, that Developer shall be entitled to an offset, dollar for dollar,
of such Facility Payment against the Community Benefit Fee then owing or,
alternatively, if the Community Benefit Fee then owing is insufficient to fully
satisfy the offset as provided herein, such unsatisfied offset shall be a credit against
the payment of any future Community Benefit Fee until such offset is fully
satisfied.
c. Imposition of a Tax Payment and/or a Facility Payment obligation
by the City or the voters of the City of Lake Elsinore shall not relieve Developer of
its obligation to pay the Community Benefit Fee except for the offset as set forth in
Sections 4.5.a, 4.5.b, 4.5.c, and 4.5.d above.
-7-
SECTION 5. ADDITIONAL PROVISIONS
5.1 Release. In consideration for this First Amendment and the provisions as
set forth herein, and subject to the City Council approving/adopting this First Amendment
Developer, on behalf of itself and its respective successors, assigns, officials, directors, officers,
employees, insurers, lenders, lien holders, attorneys, agents, and other representatives, do hereby
release the City as any and all claims, actions and causes of action, obligations, liabilities,
indebtedness, breaches of duty, claims for injunctive and other equitable relief, suits, liens, losses,
costs or expenses, including attorney’s fees, of any nature whatsoever, known or unknown, fixed
or contingent as of the Amendment Effective Date.
5.2 Counterparts. This First Amendment may be executed in counterparts, each
of which so executed shall be deemed an original, and such counterparts together shall constitute
but one First Amendment.
5.3 No Other Changes. Except as modified by this First Amendment, the terms
and conditions of the Original Development Agreement, remain in full force and effect and shall
be incorporated as a part of and interpreted as one integrated agreement covering the subjects
included therein. If there are any conflicts between the provisions of this First Amendment and
the original Development Agreement, the provisions of this First Amendment shall control.
5.4 Recordation by City Clerk. Pursuant to Government Code Section 65868.5,
within ten (10) days of execution of this First Amendment by the Parties, the City Clerk shall
record a copy with the Riverside County Recorder. Thereafter, pursuant to Government Code
Section 65868.5, the burdens of the First Amendment shall be binding upon, and the benefits of
the agreement shall inure to, all successors in interest to the Parties to the First Amendment.
[SIGNATURES ON NEXT PAGE]
-8-
IN WITNESS WHEREOF, the Parties have executed this ______________ Amendment
as of the dates set forth below.
“CITY”
CITY OF LAKE ELSINORE,
a municipal corporation
Date: By:
Mayor
ATTEST:
By:
Candice Alvarez, MMC, City Clerk
APPROVED AS TO FORM:
By:
David Mann, Acting City Attorney
“DEVELOPER”
TOES IN THE WEEDZ, INC.,
a California Corporation
Date: By:
Tim Scalzo, Its: CEO
STATE OF CALIFORNIA )
) §
County of )
On , before me, a
Notary Public, personally appeared who proved to me on
the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity
upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct
WITNESS my hand and official seal.
________________________________
Signature of Notary
(Affix seal here)
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
STATE OF CALIFORNIA )
) §
County of )
On , before me, a
Notary Public, personally appeared who proved to me on
the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity
upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct
WITNESS my hand and official seal.
________________________________
Signature of Notary
(Affix seal here)
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
STATE OF CALIFORNIA )
) §
County of )
On , before me, a
Notary Public, personally appeared who proved to me on
the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity
upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct
WITNESS my hand and official seal.
________________________________
Signature of Notary
(Affix seal here)
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
Page 1
EXHIBIT A
LEGAL DESCRIPTION
The real property referred to herein is situated in the County of Riverside, City of Lake Elsinore,
State of California, and is described as follows:
Page 1
EXHIBIT B
SITE PLAN
[TO BE INSERTED]
Page 1
EXHIBIT C
FLOOR PLAN
[Delineated to Show Cannabis Retail Business Area versus Non-Retail Area(s)]
[TO BE INSERTED]
Page 1
EXHIBIT D
PROPERTY OWNER’S CONSENT
[ATTACHED]
Page 2
PROPERTY OWNER’S CONSENT
__________________________, a California ________________, being the owner of the real
properties described in Exhibit A to this ____________ Amendment to Development Agreement
by and between the City of Lake Elsinore and ______________________, dated for identification
as of ________________, 2025 (the “________ Amendment”), do hereby consent to the
recordation of said ____________ Amendment in the Official Records of the County of Riverside.
____________________________,
a ___________________
Date: By:
_______________, Its: ____________
[notary required]
STATE OF CALIFORNIA )
) §
County of )
On , before me, a
Notary Public, personally appeared who proved to me on
the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity
upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct
WITNESS my hand and official seal.
________________________________
Signature of Notary
(Affix seal here)
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
STATE OF CALIFORNIA )
) §
County of )
On , before me, a
Notary Public, personally appeared who proved to me on
the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity
upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct
WITNESS my hand and official seal.
________________________________
Signature of Notary
(Affix seal here)
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
0 8040
US Feet
±
Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet
Planning Application No. 2020-88
DA No. 2025-08
Aerial Map
Earthstar
Geographics CORYDON STMaxar
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City Council of the City of Lake Elsinore, California, will hold
a Public Hearing on August 26, 2025, at the Lake Elsinore Cultural Center, 183 North Main Street,
Lake Elsinore, California, 92530, at 7:00 p.m., or as soon thereafter as the matter may be heard,
to consider the following:
Planning Application No. 2020-88 (Pipe Dreamz): The proposed request is an amendment to
an approved Development Agreement (DA-2025-08) for an existing cannabis business, Pipe
Dreamz, located at 31881 Corydon Road, Suite 160 and 31875 Corydon Road, Suite 120. The
amendment is primarily to reduce the Community Benefit Fund fees including establishing a
separate fee rate for retail and non-retail cannabis uses and allowing fees to be paid in monthly
payments. The amendment would not change the cannabis business approved land use(s) and
licenses(s).
The proposed project is exempt from California Environmental Quality Act (CEQA), pursuant to
California Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: CEQA) and the
CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15301
(Class 1: Existing Facilities).
PLANNING COMMISSION RECOMMENDATION: On July 15, 2025, at a duly noticed Public
Hearing, the Lake Elsinore Planning Commission by a 5-0 vote recommended that the City
Council approve the proposed amendment to the development agreement.
ALL INTERESTED PERSONS are invited to submit written information, express opinions or
otherwise submit written evidence by email to calvarez@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 City Clerks office at
(951) 674-3124, ext. 269. All Agenda materials are available for review on the Citys 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.
Candice Alavarez, MMC,
City Clerk
3512 14 Street
Riverside, California 92501
(951) 368-9229
cgonzales@scng.com
City of Lake Elsinore
130 South Main Street
Lake Elsinore, California 92530
Account Number:
Ad Order Number:
Customer's Reference/PO Number:
Publication:
5209153
0011750914
The Press-Enterprise
08/16/2025Publication Dates:
Total Amount:$360.96
Payment Amount:
Amount Due:
$0.00
$360.96
Notice ID:VEOv4ylNcZUNOV5g9ewI
Invoice Text:NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City Council of
the City of Lake Elsinore, California, will hold a Public Hearing on August 26, 2025, at
the Lake Elsinore Cultural Center, 183 North Main Street, Lake Elsinore, California,
92530, at 7:00 p.m., or as soon thereafter as the matter may be heard, to consider
the following: Planning Application No. 2020-88 (Pipe Dreamz): The proposed
request is an amendment to an approved Development Agreement (DA-2025-08) for
an existing cannabis business, Pipe Dreamz, located at 31881 Corydon Road, Suite
160, and 31875 Corydon Road, Suite 120. The amendment is primarily to reduce the
Community Benefit Fund fees, including establishing a separate fee rate for retail and
non-retail cannabis uses and allowing fees to be paid in monthly payments. The
amendment would not change the cannabis business’ approved land use(s) and
licenses(s). The proposed project is exempt from California Environmental Quality Act
(CEQA), pursuant to California Environmental Quality Act (Cal. Pub. Res. Code
§§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.)
pursuant to CEQA Guidelines Section 15301 (Class 1: Existing Facilities). PLANNING
COMMISSION RECOMMENDATION: On July 15, 2025, at a duly noticed Public
Hearing, the Lake Elsinore Planning Commission by a 5-0 vote recommended that
the City Council approve the proposed amendment to the development agreement.
ALL INTERESTED PERSONS are invited to submit written information, express
opinions or otherwise submit written evidence by email to calvarez@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 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: 0011750914
FILE NO. 0011750914
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:
08/16/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Date: August 16, 2025.
At: Riverside, California
______________
Signature
OWNE APN_D OWNERNAME
RADIUS 300'1
1
370-051-008 SCALZO-OSTERMILLER LP
SCALZO-OSTERMILLER LP
PROVENTURE
370-051-031
370-051-030
370-051-029
370-031-015
370-031-016
370-031-020
370-051-007
370-051-009
370-051-012
370-051-013
370-051-019
370-051-028
370-051-027
370-051-026
370-051-003
370-051-021
370-051-022
370-051-023
370-051-024
370-051-025
370-051-015
370-051-016
370-051-017
370-051-018
370-051-020
370-051-014
370-051-010
370-051-011
2
3 31881 140 TRUST DTD 11/27/20
ALESCO DEV CO4
4 ALESCO DEV CO
4 ALESCO DEV CO
4 ALESCO DEV CO
4 ALESCO DEV CO
4 ALESCO DEV CO
4 ALESCO DEV CO
4 ALESCO DEV CO
4 ALESCO DEV CO
5 31881 120 TRUST DTD 11/27/20
PAUL D BASSETT6
7 STEWART FAMILY TRUST DTD 06/27/16
STEWART FAMILY TRUST DTD 06/27/16
MARK ABUTRAB
7 37
8
9 DANIEL J BONELLI
10
11
12
13
14
15
16
17
18
19
M&E PROP
GILBERT ANTONIO ALBA
MICHAEL T AUGUSTINE
JOSHUA GRANT
GAR & ASSOC
19AARON DAVIS
HILZ FAMILY TRUST 11/8/1994
SHAWN A VIOLA 38 4GEORGE SADLER
4HOLDINGS CLEARWETHER
BLUE LAKE INDUSTRIAL CONDO OWNERS
ASSN
121720
21
370-051-032
370-051-006 18REALTY AMBER 13MYERS KATHLEEN A SEPARATE PROPERTY
REVOCABLE TRUST D
CLEARY MICHAEL M & KATHLYN L REV TRUST
AJG TRUST DTD 10/17/14
AJG TRUST DTD 10/17/14
IE REAL ESTATE HOLDING
JAMES W PRUITT
422
23
24
24
25
26
27
28
29
30
31
31
31
32
32
33
39
38
40
37
36
35
34
370-051-005
370-051-004
370-051-001
370-051-002
370-031-017
370-031-018
370-031-019
370-031-021
370-031-022
370-031-008
370-031-009
370-031-010
370-031-011
370-031-012
370-031-013
370-031-014
370-030-007
370-030-012
370-030-013
370-050-023
370-060-051
370-060-032
370-060-035
14
1 154 7
4 8MAKE GOOD DECISIONS TRUST 3/8/2019
PROP LCB 16 9 6BLUE LAKE INDUSTRIAL CONDO ASSN
ANITA SUILLINS 104020 5COLLETT ENTERPRISES
COLLETT ENTERPRISES
COLLETT ENTERPRISES
MICHAEL SCHEINKER
MICHAEL SCHEINKER
BARRY FAMILY HOLDINGS
EVMWD
41139
3
221
36PALO VERDE LAND DEV
EAU CLAIRE APARTMENTS
TRUST DTD 04
22 1423
ELSINORE VALLEY MUNICIPAL WATER DIST
SOUTHERN CALIFORNIA EDISON CO
WILDOMAR BESS BRP
4 725 2426
27 243031875 CORYDON ST STE 120
APN: 370-051-008
LEGAL DESC;UNIT E2 CM 148/177
431 28312931 3531881 CORYDON ST STE 160
APN:370-051-031
LEGAL DESC;UNIT H6 CM 148/177
32
32
33
34DATE: 6/11/2025
CONTACT: DAVID L. NOLA
PHONE : (949)903-6919
M Map Prepared by:L G ´Leon Mapping & GIS Services
15031 Chatsworth St, Ste 17
Mission Hills, CA 91345
818-235-7649
leonmapping@hotmail.com 0 50 100 200 300Feet
Page 1 of 1
RADIUS 300' OWNERS LIST
31881 CORYDON ST UNIT 160 & 31875 CORYDON UNT 120 APN 370-051-031& 370-051-008
OWNERAPN OWNERNAME MAIL_ADDRESS MAIL_CITY SITE_ADDRESS
1
1
2
3
4
4
4
4
4
4
4
4
4
5
6
7
7
8
9
370-051-008 SCALZO-OSTERMILLER LP
370-051-031 SCALZO-OSTERMILLER LP
370-051-030 PROVENTURE
PO BOX 1660 SAN JUAN CAPISTRA, CA 92693 31875 CORYDON ST 120
SAN JUAN CAPISTRA, CA 92693 31881 CORYDON ST 160PO BOX 1660
25111 CEDAR RIDGE CT
3225 MCLEOD DR #777
15821 VENTURA BLVD #665
15821 VENTURA BLVD #665
15821 VENTURA BLVD #665
15821 VENTURA BLVD #665
15821 VENTURA BLVD #665
15821 VENTURA BLVD #665
15821 VENTURA BLVD #665
15821 VENTURA BLVD #665
15821 VENTURA BLVD #665
3225 MCLEOD DR #777
18491 AVENIDA DE CAMELIA
130 AVENIDA BARCELONA
130 AVENIDA BARCELONA
33549 CEDAR CREEK LN
30254 SKIPPERS WAY DR
21385 HODAN HILL CT
26222 AVENIDA BONACHON
25800 BUFFALO CIR
WILDOMAR, CA 92595
LAS VEGAS, NV 89121
ENCINO, CA 91436
31881 CORYDON ST 150
31881 CORYDON ST 140
31885 CORYDON ST 110
31885 CORYDON ST 120
31885 CORYDON ST 160
31875 CORYDON ST 110
31875 CORYDON ST 130
31875 CORYDON ST 160
31875 CORYDON ST 170
31877 CORYDON ST 150
31881 CORYDON ST 130
31881 CORYDON ST 120
31881 CORYDON ST 110
31883 CORYDON ST 130
31879 CORYDON ST 110
31879 CORYDON ST 120
31879 CORYDON ST 130
31879 CORYDON ST 140
31879 CORYDON ST 150
31877 CORYDON ST 110
31877 CORYDON ST 120
31877 CORYDON ST 130
31877 CORYDON ST 140
31877 CORYDON ST 160
31875 CORYDON ST 180
31875 CORYDON ST 140
31875 CORYDON ST 150
370-051-029 31881 140 TRUST DTD 11/27/20
370-031-015 ALESCO DEV CO
370-031-016 ALESCO DEV CO ENCINO, CA 91436
370-031-020 ALESCO DEV CO ENCINO, CA 91436
370-051-007 ALESCO DEV CO ENCINO, CA 91436
370-051-009 ALESCO DEV CO ENCINO, CA 91436
370-051-012 ALESCO DEV CO ENCINO, CA 91436
370-051-013 ALESCO DEV CO ENCINO, CA 91436
370-051-019 ALESCO DEV CO ENCINO, CA 91436
370-051-028 ALESCO DEV CO ENCINO, CA 91436
370-051-027 31881 120 TRUST DTD 11/27/20
370-051-026 PAUL D BASSETT
LAS VEGAS, NV 89121
MURRIETA, CA 92562
SAN CLEMENTE, CA 92672
SAN CLEMENTE, CA 92672
LAKE ELSINORE, CA 92532
CANYON LAKE, CA 92587
MURRIETA, CA 92562
MISSION VIEJO, CA 92691
MENIFEE, CA 92584
370-051-003 STEWART FAMILY TRUST DTD 06/27/16
370-051-021 STEWART FAMILY TRUST DTD 06/27/16
370-051-022 MARK ABUTRAB
370-051-023 DANIEL J BONELLI
10 370-051-024 M&E PROP
11 370-051-025 GILBERT ANTONIO ALBA
12 370-051-015 MICHAEL T AUGUSTINE
13 370-051-016 JOSHUA GRANT
14 370-051-017 GAR & ASSOC
25111 CEDAR RIDGE CT
1551 HACKETT AVE
WILDOMAR, CA 92595
LONG BEACH, CA 90815
MENIFEE, CA 9258415 370-051-018 AARON DAVIS 25820 BETH DR
16 370-051-020 HILZ FAMILY TRUST 11/8/1994
17 370-051-014 SHAWN A VIOLA
18 370-051-010 GEORGE SADLER
19 370-051-011 HOLDINGS CLEARWETHER
20 370-051-032 ASSN
30284 CLEAR WATER DR
31875 CORYDON ST #180
31875 CORYDON ST #140
PO BOX 1976
CANYON LAKE, CA 92587
LAKE ELSINORE, CA 92530
LAKE ELSINORE, CA 92530
FALLBROOK, CA 92088
WOODLAND HILLS, CA 91364
MENIFEE, CA 92586
21021 VENTURA BLVD #300
29826 HAUN RD #30521 370-051-006 REALTY AMBER 31883 CORYDON ST 160
MYERS KATHLEEN A SEPARATE PROPERTY
22 370-051-005 REVOCABLE TRUST D 20902 CORTNER AVE
22190 SAN JOAQUIN DR
32126 CABERNET PL
32126 CABERNET PL
32295 MISSION TRL #425
22400 SKY BREEZE CT
22461 VILLAGE WAY DR
LAKEWOOD, CA 90715
CANYON LAKE, CA 92587
WILDOMAR, CA 92595
WILDOMAR, CA 92595
LAKE ELSINORE, CA 92530
MURRIETA, CA 92562
31883 CORYDON ST 150
31883 CORYDON ST 140
31883 CORYDON ST 110
31883 CORYDON ST 120
31885 CORYDON ST 130
31885 CORYDON ST 140
31885 CORYDON ST 150
31885 CORYDON ST 170
23 370-051-004 TRUST
24 370-051-001 AJG TRUST DTD 10/17/14
24 370-051-002 AJG TRUST DTD 10/17/14
25 370-031-017 IE REAL ESTATE HOLDING
26 370-031-018 JAMES W PRUITT
27 370-031-019 3/8/2019 CANYON LAKE, CA 92587
28 370-031-021 PROP LCB 23905 CLINTON KEITH #114-369 WILDOMAR, CA 92595
29 370-031-022 BLUE LAKE INDUSTRIAL CONDO ASSN
30 370-031-008 ANITA SUILLINS
21021 VENTURA BLVD #300
32841 ALDERBROOK RD
2960 N RADIANT STAR RD
2960 N RADIANT STAR RD
2960 N RADIAN STAR RD
33109 CHEYENNE CIR
33109 CHEYENNE CIR
27680 BENIGNI AVE
WOODLAND HILLS, CA 91364
WILDOMAR, CA 92595
POST FALLS, ID 83854
POST FALLS, ID 83854
POST FALL, ID 83854
MENIFEE, CA 92584
31887 CORYDON ST 110
31887 CORYDON ST 120
31887 CORYDON ST 130
31887 CORYDON ST 140
31887 CORYDON ST 150
31887 CORYDON ST 160
31887 CORYDON ST 170
31 370-031-009 COLLETT ENTERPRISES
31 370-031-010 COLLETT ENTERPRISES
31 370-031-011 COLLETT ENTERPRISES
32 370-031-012 MICHAEL SCHEINKER
32 370-031-013 MICHAEL SCHEINKER
33 370-031-014 BARRY FAMILY HOLDINGS
39 370-030-007 EVMWD
MENIFEE, CA 92584
MENIFEE, CA 92585
P O BOX 3000 LAKE ELSINORE, CA 92531
SAN DIEGO, CA 92116
TEMECULA, CA 92592
38 370-030-012 PALO VERDE LAND DEV 4452 PARK BLVD #103
43801 CORONADO DR40 370-030-013 EAU CLAIRE APARTMENTS
CASTELLON NOEL A & RUTH S FAMILY
37 370-050-023 LIVING TRUST DTD 04
20590 CEREAL ST
25014 RIVERVIEW LN MURRIETA, CA 92562
LAKE ELSINORE, CA 92531
POMONA, CA 91768
31885 CORYDON ST
33751 MISSION TRL36 370-060-051 ELSINORE VALLEY MUNICIPAL WATER DIST P O BOX 3000
35 370-060-032 SOUTHERN CALIFORNIA EDISON CO
34 370-060-035 WILDOMAR BESS BRP
LEON MAPPING & GIS SERVICES
S INNOVATION WAY 2ND FL
1360 POST OAK BLVD #400
15031 CHATSWORTH ST # 17
HOUSTON, TX 77056
MISSION HILLS, CA 91345
DAVID L. NOLA 2915 RED HILL AVE. UNIT C103 COSTA MESA, CA 92627
Page 1 of 1
OWNERAPN OWNERNAME MAIL_ADDRESS MAIL_CITY
1
2
3
4
5
6
7
8
9
370-051-008 SCALZO-OSTERMILLER LP
370-051-030 PROVENTURE
PO BOX 1660 SAN JUAN CAPISTRA, CA 92693
WILDOMAR, CA 92595
LAS VEGAS, NV 89121
ENCINO, CA 91436
25111 CEDAR RIDGE CT
3225 MCLEOD DR #777
15821 VENTURA BLVD #665
3225 MCLEOD DR #777
18491 AVENIDA DE CAMELIA
130 AVENIDA BARCELONA
33549 CEDAR CREEK LN
30254 SKIPPERS WAY DR
21385 HODAN HILL CT
26222 AVENIDA BONACHON
25800 BUFFALO CIR
370-051-029 31881 140 TRUST DTD 11/27/20
370-031-015 ALESCO DEV CO
370-051-027 31881 120 TRUST DTD 11/27/20
370-051-026 PAUL D BASSETT
LAS VEGAS, NV 89121
MURRIETA, CA 92562
SAN CLEMENTE, CA 92672
LAKE ELSINORE, CA 92532
CANYON LAKE, CA 92587
MURRIETA, CA 92562
MISSION VIEJO, CA 92691
MENIFEE, CA 92584
370-051-003 STEWART FAMILY TRUST DTD 06/27/16
370-051-022 MARK ABUTRAB
370-051-023 DANIEL J BONELLI
10 370-051-024 M&E PROP
11 370-051-025 GILBERT ANTONIO ALBA
12 370-051-015 MICHAEL T AUGUSTINE
13 370-051-016 JOSHUA GRANT
14 370-051-017 GAR & ASSOC
25111 CEDAR RIDGE CT
1551 HACKETT AVE
WILDOMAR, CA 92595
LONG BEACH, CA 90815
MENIFEE, CA 9258415 370-051-018 AARON DAVIS 25820 BETH DR
16 370-051-020 HILZ FAMILY TRUST 11/8/1994
17 370-051-014 SHAWN A VIOLA
18 370-051-010 GEORGE SADLER
19 370-051-011 HOLDINGS CLEARWETHER
20 370-051-032 ASSN
30284 CLEAR WATER DR
31875 CORYDON ST #180
31875 CORYDON ST #140
PO BOX 1976
CANYON LAKE, CA 92587
LAKE ELSINORE, CA 92530
LAKE ELSINORE, CA 92530
FALLBROOK, CA 92088
WOODLAND HILLS, CA 91364
MENIFEE, CA 92586
21021 VENTURA BLVD #300
29826 HAUN RD #30521 370-051-006 REALTY AMBER
MYERS KATHLEEN A SEPARATE PROPERTY
22 370-051-005 REVOCABLE TRUST D 20902 CORTNER AVE
22190 SAN JOAQUIN DR
32126 CABERNET PL
LAKEWOOD, CA 90715
CANYON LAKE, CA 92587
WILDOMAR, CA 92595
LAKE ELSINORE, CA 92530
MURRIETA, CA 92562
23 370-051-004 TRUST
24 370-051-001 AJG TRUST DTD 10/17/14
25 370-031-017 IE REAL ESTATE HOLDING
26 370-031-018 JAMES W PRUITT
27 370-031-019 3/8/2019
32295 MISSION TRL #425
22400 SKY BREEZE CT
22461 VILLAGE WAY DR CANYON LAKE, CA 92587
28 370-031-021 PROP LCB 23905 CLINTON KEITH #114-369 WILDOMAR, CA 92595
29 370-031-022 BLUE LAKE INDUSTRIAL CONDO ASSN
30 370-031-008 ANITA SUILLINS
21021 VENTURA BLVD #300
32841 ALDERBROOK RD
2960 N RADIANT STAR RD
33109 CHEYENNE CIR
27680 BENIGNI AVE
WOODLAND HILLS, CA 91364
WILDOMAR, CA 92595
POST FALLS, ID 83854
MENIFEE, CA 92584
31 370-031-009 COLLETT ENTERPRISES
32 370-031-013 MICHAEL SCHEINKER
33 370-031-014 BARRY FAMILY HOLDINGS
39 370-030-007 EVMWD
MENIFEE, CA 92585
P O BOX 3000 LAKE ELSINORE, CA 92531
SAN DIEGO, CA 92116
TEMECULA, CA 92592
38 370-030-012 PALO VERDE LAND DEV 4452 PARK BLVD #103
43801 CORONADO DR40 370-030-013 EAU CLAIRE APARTMENTS
CASTELLON NOEL A & RUTH S FAMILY
37 370-050-023 LIVING TRUST DTD 04 25014 RIVERVIEW LN MURRIETA, CA 92562
LAKE ELSINORE, CA 92531
POMONA, CA 91768
36 370-060-051 ELSINORE VALLEY MUNICIPAL WATER DIST P O BOX 3000
35 370-060-032 SOUTHERN CALIFORNIA EDISON CO
34 370-060-035 WILDOMAR BESS BRP
LEON MAPPING & GIS SERVICES
S INNOVATION WAY 2ND FL
1360 POST OAK BLVD #400
15031 CHATSWORTH ST # 17
HOUSTON, TX 77056
MISSION HILLS, CA 91345
DAVID L. NOLA 2915 RED HILL AVE. UNIT C103 COSTA MESA, CA 92627