HomeMy WebLinkAboutItem No. 2 - Amend Blazed Utopia's Development Agreement2)Request to Amend Blazed Utopia'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.Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, APPROVE THE DEVELOPMENT
AGREEMENT AMENDMENT (DA-2025-09) FOR BLAZED UTOPIA LOCATED AT 233
WEST MINTHORN STREET (APN: 377-220-024).
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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:September 16, 2025
Subject:Request to Amend Blazed Utopia's Development Agreement to Revise the
Community Benefit Fees
Applicant:Rahman & Associates, LLC
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. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, APPROVE THE DEVELOPMENT AGREEMENT
AMENDMENT (DA-2025-09) FOR BLAZED UTOPIA LOCATED AT 233 WEST MINTHORN
STREET (APN: 377-220-024).
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 233 West Minthorn Street
and encompasses Assessor Parcel Number (APN) 377-220-024.
Background
On November 28, 2017, the City Council adopted Ordinance No. 1383 (Cannabis Ordinance) to
establish land use regulations and permitting requirements for cannabis businesses in LEMC
Section 17.156. The Cannabis Ordinance includes regulations such as, but not limited to, allowed
types of cannabis businesses, permitted zoning districts, location requirements, and maximum
number of cannabis business permits. In order to operate a cannabis business in the City, a
business must have an approved conditional use permit, City business license, and applicable
State license(s). The cannabis businesses also enter into a Development Agreement (DA) with
Blazed Utopia DA Amendment
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the City pursuant to LEMC Chapter 19.12 and Government Code Sections 65864 through
65869.5. The DAs provide a uniform approach to safeguard the City from certain known and
unknown impacts and costs on City infrastructure, services and neighborhoods related to the
establishment of cannabis related land uses. As such, the DAs include public benefits for the
community in the form of payment of Community Benefit Fees (CBF). Under the current terms of
the DA, the cannabis businesses are obligated to pay the CBF to the City annually and the fees
are assessed based on the floor area square footage for each business at $18 per square foot
with an annual four percent (4%) increase in the CBF rate.
Project Description
The cannabis business 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. More specifically, 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 the retail CBF rate reaches $25 per square foot, the 4% annual
increase will no longer be applicable.
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.
Blazed Utopia DA Amendment
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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.
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
building. 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.
Attachments
Attachment 1 – DA-2025-09 Resolution
Attachment 2 – DA Amendment Form
Attachment 3 – GIS Exhibits
Attachment 4 – Public Notice Materials
RESOLUTION NO. 2025-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, APPROVE THE DEVELOPMENT
AGREEMENT AMENDMENT (DA-2025-09) FOR BLAZED UTOPIA LOCATED AT 233
WEST MINTHORN STREET (APN: 377-220-024)
Whereas, Rahman & Associates, LLC., has filed an application with the City of Lake
Elsinore (City) requesting approval of Development Agreement (DA) No. 2025-09 (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 233 West
Minthorn Street (APN: 377-220-024);
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 has been delegated with the responsibility of
reviewing and making a recommendation to the City Council whether the development agreement
is consistent with the City’s General Plan and whether to approve the development agreement;
and
Whereas, on September 16, 2025, at a duly noticed Public Hearing, the Planning
Commission (Commission) considered evidence presented by the Community Development
Department and other interested parties with respect to this item and recommend the City Council
approve the development agreement amendment.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
Section 1: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1. The Project is not subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) JPR processes as it is not located within a Criteria Cell.
2. The Project 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.
PC Reso. No. 2025-____
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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 Commission hereby finds and determines that the Project is categorically
exempt from California Environmental Quality Act (Cal. Publ. Res. Code §§21000 et seq. “CEQA”)
and CEQA Guidelines (14. Cal. Code Regs. §§15000 et seq.), specifically pursuant to Section
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
19.12.070 (Planning Commission report) of the LEMC, the Commission makes the following
findings regarding Development Agreement No. 2025-09:
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
Business Professional (BP). The proposed project is consistent with the BP 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 Business Professional (BP) 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
conditioned by all applicable City departments to reduce the potential for any adverse
effects.
PC Reso. No. 2025-____
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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: Based upon the evidence presented, both written and testimonial, and the
above findings, the Commission hereby recommends that the Council find that the Project is
consistent with the MSHCP.
Section 5: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the Project, the Commission hereby recommends that the Council
approve Development Agreement No. 2025-09.
Section 6: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 16th day of September 2025.
John Gray, Chairman
Attest:
___________________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
PC Reso. No. 2025-____
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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 September 16, 2025 and that the same was
adopted by the following vote:
AYES
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
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)
_______________ AMENDMENT TO
DEVELOPMENT AGREEMENT
BY AND BETWEEN THE
CITY OF LAKE ELSINORE
AND
___________________________________
Approved ___________ __, 2025
Ordinance No. 2025-_____
1.docx - 2-
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______________ AMENDMENT TO
DEVELOPMENT AGREEMENT
BY AND BETWEEN THE CITY OF LAKE ELSINORE
AND ________________________.
This _________ Amendment to Development Agreement (“Second Amendment”), dated
for identification only as of May 20, 2025, is made by and between the City of Lake Elsinore, a
California municipal corporation (“City”), and _______________, a California _______________
(“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 ___________, ______, pursuant to Ordinance No. 20__-_____, the City
approved and adopted that certain “Development Agreement by and between the City of Lake
Elsinore and _____________________,” which Development Agreement was recorded on
October 3, 2022 in the Official Records of Riverside County, California as Instrument No. 2022-
0416273 (the “Development Agreement”).
B.[If applicable] On ___________, ______, pursuant to Ordinance No. 20__-_____,
the City approved and adopted that certain, the City approved and adopted that certain “First
Amendment To Development Agreement by and between the City of Lake Elsinore and
_________________.,” which Development Agreement was recorded on December 1, 2022 in the
Official Records of Riverside County, California as Instrument No. 2022-0489050 (the “First
Amendment”).
C.In connection with the Developer Agreement [and the First Amendment],
Developer acquired an equitable interest in that certain real property located at
_______________________ in the City of Lake Elsinore, County of Riverside, State of California,
Assessor Parcel Number ______________, which is within a manufacturing zoning district (the
“Site”).
D.The Site is more particularly described in the Legal Description attached hereto as
Exhibit A, and the Site is attached hereto as Exhibit B.
E.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.
F.Developer affirms that it has an equitable interest in the Site, evidenced by way of
a lease with the Property Owner of the Site, [insert name].
G.The Property Owner have provided notarized written consent to the terms of this
Amendment and the recordation thereof, attached hereto as Exhibit D.
H.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”).
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I.On __________ __, 2025, the City Council approved Ordinance No. 2025-____
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.
J.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.
K.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.
L.On _________ __, 2025, the City of Lake Elsinore Planning Commission held a
duly noticed public hearing to consider the application for this __________ Amendment and
recommended to the City Council approval of this Amendment.
M.On ___________ __, 2025, the City Council held a duly noticed public hearing to
consider this ______ Amendment and found and determined that this ___________ 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.
N.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.
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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
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. ____-__ 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
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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
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;
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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.
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:
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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.
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
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(“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.
SECTION 5. ADDITIONAL PROVISIONS
5.1 Release. In consideration for this ______________ Amendment and the
provisions as set forth herein, and subject to the City Council approving/adopting this
______________ 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 ______________ Amendment may be executed in
counterparts, each of which so executed shall be deemed an original, and such counterparts
together shall constitute but one ______________ Amendment.
5.3 No Other Changes. Except as modified by this ______________
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
______________ Amendment and the original Development Agreement, the provisions of this
______________ Amendment shall control.
5.4 Recordation by City Clerk. Pursuant to Government Code Section 65868.5,
within ten (10) days of execution of this ______________ 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 ______________ Amendment shall be
binding upon, and the benefits of the agreement shall inure to, all successors in interest to the
Parties to the ______________ 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”
____________________________,
a ___________________
Date: By:
_______________, Its: ____________
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]
EXHIBIT D
PROPERTY OWNER’S CONSENT
[ATTACHED]
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 12562.5
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Planning Application No. 2019-031
DA-2025-09
General Plan Exhibit
BP - Business
Professional
F -
Floodway
GC -
General
Commercial
HDR -
High Density
Residential
LI - Limited
Industrial
P/I -
Public/Institutional
SP -
Specific
Plan
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Public/Institutional
HDR - High
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Zoning Exhibit
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Maxar
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 September 16, 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:
Development Agreement No. 2025-09 (Blazed Utopia): The proposed request is an amendment
to an approved Development Agreement for an existing cannabis business, Blazed Utopia, located
at 233 West Minthorn Street. The amendment is primarily to reduce the Community Benefit 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).
ALL INTERESTED PERSONS are invited to submit written information, express opinions, or
otherwise submit written evidence by email to jmatie@Lake-Elsinore.org.
If you wish to legally challenge any action taken by the City on the above matter, you may be
limited to raising only those issues you or someone else at the Public Hearing described in this
notice, or in written correspondence delivered to the City prior to or at the Public Hearing. If you
require accommodation to participate in a Public Hearing, please contact the Administrative
Secretary at (951) 848-0493. All Agenda materials are available for review on the City’s website
at www.lake-elsinore.org, the Friday before the Public Hearing.
FURTHER INFORMATION on this item may be obtained by contacting 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 2019-31 (Blazed Utopia - DA Amend) - Page 1 of 1
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:5209153
Ad Order Number:0011754090
Customer's Reference/PO Number:
Publication:The Press-Enterprise
Publication Dates:09/06/2025
Total Amount:$350.94
Payment Amount:$0.00
Amount Due:$350.94
Notice ID:wwm0UqeVCoqx8KhgbpdH
Invoice Text:[https://res.cloudinary.com/dgqq2xsfd/image/upload/enotice-
production/exports/1756845095058/image001.jpg] 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 September 16, 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: Development Agreement No. 2025-09 (Blazed Utopia): The proposed
request is an amendment to an approved Development Agreement for an existing
cannabis business, Blazed Utopia, located at 233 West Minthorn Street. The
amendment is primarily to reduce the Community Benefit 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). 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
PC NOPH PA 2019-31 (Blazed Utopia - DA Amend) - 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: 0011754090
FILE NO. 0011754090
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:
09/06/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Date: September 6, 2025.
At: Riverside, California
______________________________
Signature
NOTIFICATION PACKAGE
233 W Minthorn Ave Lake Elsinore Ca 92530
APNs 377-220-024
INCLUDES:
600' OWNER LIST
*expanded to incl. 30 unique min owners
600' RADIUS MAP
EXCEL FILE
NOTARIZED CERTIFICATION COUNT: 31
(duplicates consolidated)
PREPARED 08/25/2025
FILE #4883
4000 Barranca Pkwy #250, Irvine CA 92604
Local (949) 771-0051
orders@expressmapping.com
www.expressmapping.com
Toll Free (888) 990-MAPS
Affidavit of Notification List
Application No. _________________________________________________________________
Applicant Name _________________________________________________________________
Project Name/Location _________________________________________________________________
I certify that on _____________ day of _________________, 20___ , we prepared a notification list and
a radius map, including properties entirely and partially within __________ feet of the most exterior
boundaries of the property being considered in the above referenced project known as (Property
Address) _______________________________________________________. The property owner
names and addresses listed on the notification list, provided in an excel spreadsheet on a CD or external
hard drive, were taken from the latest records of the Riverside County Assessor. Such names are
recorded in the records of the Riverside County Assessor as being the present owner or owners of both
the subject property and the property/properties within the required mailing radius of the subject
property.
________________________________________ __________________________
Applicant/Representative Signature Date
This instrument was acknowledged before me on this __________ day of ____________ , 20 ____ , by
In witness whereof I hereunto set my hand and official seal.
________________________________________
Notary Public
My Commission expires on: _________________
Pursuant to Government Code Sections 65090-65096 notification lists shall be from the
most recent Accessor Tax rolls. In order for the application to be deemed complete
please return the completed, notarized affidavit to the assigned case planner at your
earliest convenience.
233 W Minthorn Ave Lake Elsinore Ca 92530
25th August 25
600
233 W Minthorn Ave Lake Elsinore Ca 92530
*Expanded to 600ft include 30 unique owners
08/25/2025
25th August 25
July 18 2026
377-220-003,19,21
Francis Vista Inv
1820 E Garry Ave #210
Santa Ana CA 92705
377-220-008
State Of California
P O Box 231
San Bernardino CA 92403
377-220-013
Bailey Annette & Gary Trust
Po Box 431
Sun City CA 92586
377-220-030,35,36
Gd Barnes Real Prop Co
7051 Avenida De Santiago
Anaheim CA 92807
377-220-037
Ra & B Dev
328 N State St
Hemet CA 92543
377-231-028,29,31;232-05
City Of Lake Elsinore
130 S Main St
Lake Elsinore CA 92530
377-231-032,232-08,10
Riverside County Flood Cont
1995 Market St
Riverside CA 92501
377-231-040
Zaher Azzawi
9176 Whirlaway Ct
Rancho Cucamonga CA 91737
377-232-006,7,9
Af Properties Llc
Po Box 1854
Santa Ana CA 92702
377-241-001,18
Elisa F Reyes
522 N Riley St
Lake Elsinore CA 92530
377-241-003
County Of Riverside
P O Box 1180
Riverside CA 92502
377-241-004,19
M&d Prop
1095 Montecito Dr
Corona CA 92879
377-241-005-9,12,16
Minthorn Prop
202 Minthorn St
Lake Elsinore CA 92530
377-241-021
Iron Works Advance
945 W Markham St
Perris CA 92571
377-242-003
James F Kelly
520 Spring St
Lake Elsinore CA 92530
377-242-004,5
Kenneth M Chaffin
15073 Heather Ln
Lake Elsinore CA 92530
377-242-006,7
Matt Allan Trout
17843 Glen Hollow Way
Riverside CA 92504
377-242-013
Vice Trust Agreement Dtd 02/07/12
109 Flint St
Lake Elsinore CA 92530
377-242-018,30
Trientje Vandervalk
509 N Main St
Lake Elsinore CA 92530
377-242-020
Gregory Scott Hann
511 Main St
Lake Elsinore CA 92530
377-242-021
Realty Income Trust 6
P O Box 711
Dallas TX 75221
377-242-022
Neejee
16245 Stonehill Ct
Lake Elsinore CA 92530
377-242-023
Spring St Owner North
449 S Beverly Dr
Beverly Hills CA 90212
377-242-028,29
Lumos 401k Trust Dtd
2618 San Miguel #503
Newport Beach CA 92660
377-243-001
Boussicaos Anastasios A Utd 6/3/2015
31515 Sunnungdale Dr
Temecula CA 92592
377-243-024
Yulupa Investments
4130 Cover St
Long Beach CA 90808
377-250-005
Weldon Andrew Page
2301 E Santa Fe #5
Fullerton CA 92831
377-250-006
Jack A Agler
2106 San Anseline
Long Beach CA 90815
377-250-012
Angelina Contreras Solis
131 W Minthorn St
Lake Elsinore CA 92530
377-250-013
M Gillen
401 B St #900
San Diego CA 92101
377-350-028
Glass Ranch Asli V Spy
923 N Pennsylvania Ave
Winter Park FL 32789
APN Name Address
377-220-003,19,21 Francis Vista Inv 1820 E Garry Ave #210
377-220-008 State Of California P O Box 231
377-220-013 Bailey Annette & Gary Trust Po Box 431
377-220-030,35,36 Gd Barnes Real Prop Co 7051 Avenida De Santiago
377-220-037 Ra & B Dev 328 N State St
377-231-028,29,31;232-05 City Of Lake Elsinore 130 S Main St
377-231-032,232-08,10 Riverside County Flood Cont 1995 Market St
377-231-040 Zaher Azzawi 9176 Whirlaway Ct
377-232-006,7,9 Af Properties Llc Po Box 1854
377-241-001,18 Elisa F Reyes 522 N Riley St
377-241-003 County Of Riverside P O Box 1180
377-241-004,19 M&d Prop 1095 Montecito Dr
377-241-005-9,12,16 Minthorn Prop 202 Minthorn St
377-241-021 Iron Works Advance 945 W Markham St
377-242-003 James F Kelly 520 Spring St
377-242-004,5 Kenneth M Chaffin 15073 Heather Ln
377-242-006,7 Matt Allan Trout 17843 Glen Hollow Way
377-242-013 Vice Trust Agreement Dtd 02/07/12 109 Flint St
377-242-018,30 Trientje Vandervalk 509 N Main St
377-242-020 Gregory Scott Hann 511 Main St
377-242-021 Realty Income Trust 6 P O Box 711
377-242-022 Neejee 16245 Stonehill Ct
377-242-023 Spring St Owner North 449 S Beverly Dr
377-242-028,29 Lumos 401k Trust Dtd 2618 San Miguel #503
377-243-001 Boussicaos Anastasios A Utd 6/3/2015 31515 Sunnungdale Dr
377-243-024 Yulupa Investments 4130 Cover St
377-250-005 Weldon Andrew Page 2301 E Santa Fe #5
377-250-006 Jack A Agler 2106 San Anseline
377-250-012 Angelina Contreras Solis 131 W Minthorn St
377-250-013 M Gillen 401 B St #900
377-350-028 Glass Ranch Asli V Spy 923 N Pennsylvania Ave
City State Zip
Santa Ana CA 92705
San Bernardino CA 92403
Sun City CA 92586
Anaheim CA 92807
Hemet CA 92543
Lake Elsinore CA 92530
Riverside CA 92501
Rancho Cucamonga CA 91737
Santa Ana CA 92702
Lake Elsinore CA 92530
Riverside CA 92502
Corona CA 92879
Lake Elsinore CA 92530
Perris CA 92571
Lake Elsinore CA 92530
Lake Elsinore CA 92530
Riverside CA 92504
Lake Elsinore CA 92530
Lake Elsinore CA 92530
Lake Elsinore CA 92530
Dallas TX 75221
Lake Elsinore CA 92530
Beverly Hills CA 90212
Newport Beach CA 92660
Temecula CA 92592
Long Beach CA 90808
Fullerton CA 92831
Long Beach CA 90815
Lake Elsinore CA 92530
San Diego CA 92101
Winter Park FL 32789