HomeMy WebLinkAboutItem No. 13 - Notice of Decision - Planning Application No. 2019-31
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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: October 14, 2025
Subject: Notice of Decision – Planning Commission Approval of Planning
Application No. 2019-31 (Blazed Utopia) for a Minor Industrial Design
Review with a Variance to Legalize an Unpermitted Storage Shed,
Construct an Attached Patio and Fire Riser Room, and Reduce the Rear
Yard Setback for an Existing Cannabis Business Located at 233 West
Minthorn Street
Applicant: Rahman & Associates
Recommendation
Receive and file the Notice of Decision for Planning Application No. 2019-31 approved by the
Planning Commission on September 16, 2025.
Background
Planning Application 2019-31 is a request for a Minor Industrial Design Review (IDR No. 2025-
04) to legalize an unpermitted storage shed and construct a new outdoor patio and fire riser room
for an existing cannabis business, Blazed Utopia. In addition, the project includes a request for a
Variance (VAR No. 2025-01) to reduce the required rear yard setback for the proposed accessory
structures. More specifically, the project requests approvals for the following:
• Unpermitted Storage Shed:
o Minor IDR to legalize the 392 square foot storage shed previously constructed
without an approved building permit
o Variance to reduce the rear yard setback from 15 feet to 3.5 feet
• Outdoor Patio:
o Minor IDR to allow construction of a new 373 square foot outdoor patio
o Variance to reduce the rear yard setback from 15 feet to 9.4 feet
PA 2019-31 (Blazed Utopia)
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• Fire Riser Room:
o Minor IDR to allow construction of a new 21 square foot fire riser room
No other building additions or changes in land use(s) are being requested as part of the Minor
IDR and Variance. The applicant has indicated that these additions for the accessory structures
are necessary to support the ongoing cannabis business, including its cultivation facility.
The applicant requested a variance due to the physical hardship based on the unique irregular
shaped lot, narrow depth of the lot, and grade difference in the topography that would preclude
them from having the same rights as the surrounding properties. Furthermore, the property is fully
developed with an industrial building that has been constructed and occupied which creates an
additional difficulty for the applicant to strictly comply with the rear yard setback.
The subject property is located on a 1.37-acre property that is at the northeasterly edge of West
Minthorn Street between the intersections of Spring Street and West Minthorn Street and Collier
Avenue and West Minthorn Street in the Limited Manufacturing District (M-1). The project site’s
address is 233 West Minthorn Street which includes Assessor Parcel Number (APN) 377-220-
024. The property contains an approximately 17,000 square-foot single-story industrial building
that is currently being used as a cannabis business with cultivation, manufacturing, and retail
uses.
On September 16, 2025, the Planning Commission , by a 3-2 vote, took the following actions:
1. Found that the proposed project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15303 (Class 3: New Construction or
Conversion of Small Structures) and Section 15305 (Class 5: Minor Alteration in Land Use
Limitations);
2. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING MINOR INDUSTRIAL DESIGN REVIEW NO. 2025-
04 TO LEGALIZE AN EXISTING 392 SQ. FT. ATTACHED STORAGE SHED AND
CONSTRUCT A NEW 373 SQ. FT. ATTACHED PATIO AND A 21 SQ. FT. FIRE RISER
ROOM LOCATED AT 233 WEST MINTHORN STREET (APN: 377-220-024); and
3. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING VARIANCE NO. 2025-01 TO ALLOW A
REDUCTION OF THE REQUIRED REAR YARD SETBACK FOR THE PROPOSED PATIO
FROM 15 FEET TO 9.4 FEET AND FROM 15 FEET TO 3.5 FEET FOR THE PROPOSED
STORAGE SHED LOCATED AT 233 WEST MINTHORN STREET (APN: 377-220-024).
Discussion
The Planning Commission voted 3-2 to approve the project with a modification to Condition of
Approval No. 10 at its regular meeting on September 16, 2025. The Commission specifically
requested a condition be revised or added to address the noncompliant signs currently installed
at the existing cannabis business. Condition of Approval No. 10 has been revised to require any
PA 2019-31 (Blazed Utopia)
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existing non-compliant and/or unpermitted signs to either be removed or brought into compliance
prior to the issuance of a building permit. No written or oral public comments were received.
The Planning Commission’s decision is final, and no action by the City Council is required unless
the City Council, by majority vote, elects to review and reconsider the Commission’s decision by
ordering the matter set for a future noticed public hearing according to Section 17.410.110.F of
the Lake Elsinore Municipal Code (LEMC), or the applicant or an interested person files a
complete appeal application within 15 days of this notice appearing on the City Council’s Agenda.
Fiscal Impact
The time and cost related to processing this application have been covered by fees paid for by
the applicant. No General Fund budgets have been allocated or used in the processing of this
application. Project approval does not fiscally impact the City’s General Fund. Mitigation to protect
the City fiscally have already been included in the Conditions of Approval.
Attachments
Attachment 1 – Planning Commission Staff Report
Exhibit A – Revised Conditions of Approval
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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:Planning Application No. 2019-31 (Blazed Utopia) – Minor Industrial Design
Review with Variance to Legalize an Unpermitted Storage Shed, Construct
an Attached Patio and Fire Riser Room, and Reduce the Rear Yard Setback
for an Existing Cannabis Business Located at 233 West Minthorn Street
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 15303 (Class 3: New Construction or
Conversion of Small Structures) and Section 15305 (Class 5: Minor Alteration in Land Use
Limitations);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING MINOR INDUSTRIAL DESIGN REVIEW NO.
2025-04 TO LEGALIZE AN EXISTING 392 SQ. FT. ATTACHED STORAGE SHED AND
CONSTRUCT A NEW 373 SQ. FT. ATTACHED PATIO AND A 21 SQ. FT. FIRE RISER
ROOM LOCATED AT 233 WEST MINTHORN STREET (APN: 377-220-024); and
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING VARIANCE NO. 2025-01 TO ALLOW A
REDUCTION OF THE REQUIRED REAR YARD SETBACK FOR THE PROPOSED PATIO
FROM 15 FEET TO 9.4 FEET AND FROM 15 FEET TO 3.5 FEET FOR THE PROPOSED
STORAGE SHED LOCATED AT 233 WEST MINTHORN STREET (APN: 377-220-024).
PA 2019-31 (Blazed Utopia – Variance)
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Project Location
The subject property is located on 1.37-acre property that is at the northeasterly edge of West
Minthorn Street between the intersections of Spring Street and West Minthorn Street and Collier
Avenue and West Minthorn Street in the Limited Manufacturing District (M-1). The project site’s
address is 233 West Minthorn Street which includes Assessor Parcel Number (APN) 377-220-
024. The property contains an approximately 17,000 square-foot single-story industrial building
that is currently being used as a cannabis business with cultivation, manufacturing, and retail
uses.
Environmental Setting
Table 1: Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project
Site
Light
Industrial
Business Professional (BP)Limited Manufacturing (M-1)
North Vacant/ I-15
Freeway
Spyglass Ranch Specific Plan (SP)Spyglass Ranch Specific Plan
(SP)
South Light
Industrial
Business Professional (BP)Limited Manufacturing (M-1)
East Residential Business Professional (BP)Limited Manufacturing (M-1)
West Light
Industrial
Business Professional (BP)Limited Manufacturing (M-1)
Background
On June 23, 2020, the City Council approved Planning Application No. 2019-31 by a 4-1 vote to
establish an approximately 17,000 square-foot cannabis business known as Blazed Utopia. The
project approval included:
•Industrial Design Review No. 2019-03 to construct one (1) industrial building;
•Conditional Use Permit No. 2019-08 to allow and operate a 17,037 square-foot cannabis
business; and
•Development Agreement No. 2019-03 to 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.
Project Description
Planning Application 2019-31 is a request for a Minor Industrial Design Review (IDR No. 2025-
04) to legalize an unpermitted storage shed and construct a new outdoor patio and fire riser room.
In addition, the project includes a request for a Variance (VAR No. 2025-01) to reduce the required
rear yard setback for the proposed accessory structures.
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More specifically, the project requests approvals for the following:
•Unpermitted Storage Shed:
o Minor IDR to legalize the 392 square foot storage shed previously constructed
without an approved building permit
o Variance to reduce the rear yard setback from 15 feet to 3.5 feet
•Outdoor Patio:
o Minor IDR to allow construction of a new 373 square foot outdoor patio
o Variance to reduce the rear yard setback from 15 feet to 9.4 feet
•Fire Riser Room:
o Minor IDR to allow construction of a new 21 square foot fire riser room
No other building additions or changes in land use(s) are being requested as part of the Minor
IDR and Variance. The applicant has indicated these additions for the accessory structures are
necessary to support the ongoing cannabis business, including its cultivation facility.
Analysis
The analysis below provides a discussion of the proposed project’s consistency with the General
Plan and the Lake Elsinore Municipal Code (LEMC) including the nonresidential development
standards and requirements. In addition, the Design Review Committee, including Staff from
Planning, Building and Safety, Fire, and Engineering Departments and the Elsinore Valley
Municipal Water District, have reviewed the project and have included recommended conditions
of approval to ensure compliance with adopted plans, policies, and regulations.
General Plan Consistency
The subject site has a General Plan Land Use designation of Business Professional (BP). The
BP land use designation provides office and administrative uses, light industrial, research and
development, office-based firms, including office support facilities, restaurants, medical clinics,
public and quasi-public uses, and similar and compatible uses with a maximum 0.45 floor area
ratio (FAR). The project proposes three (3) minor accessory structures to support an existing
cannabis business. The accessory structures would increase the total square footage of the
existing industrial building to 18,050 sq. ft. which would also increase the FAR to 0.30. Although
the accessory structures slightly increase the FAR, it would still be below the maximum FAR
allowed. Furthermore, the existing cannabis use was found consistent with the General Plan as
part of its original entitlement approval by City Council in 2020. Therefore, the project is consistent
with the General Plan.
Municipal Code
The current zoning designation of the subject site is Limited Manufacturing (M-1). Pursuant to
LEMC Section 17.156 Cannabis Uses are permitted in the M-1 zone. The existing cannabis use
was previously analyzed for consistency and compliance with the M-1 development standards.
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Staff reviewed the proposed plans for the accessory structures to ensure compliance with the
applicable M-1 development standards as contained in Lake Elsinore Municipal Code (LEMC)
Section 17.136. As shown in Table 2 below, the accessory structures comply with the applicable
development standards with the exception of the rear yard setback for the storage shed and
outdoor patio. The project applicant is requesting a variance to allow a reduction in the rear yard
setback for these two accessory structures. Refer to the section below for a detailed discussion
of the variance and staff’s justification to support it.
Table 2: Development Standards
Development Standard Required Proposed
Floor Area Ratio 0.45 FAR Maximum 0.30 FAR
Front Yard Setback 15 ft. Minimum
20 ft. Average
•Storage Shed: 124.5 ft.
•Fire Riser Room: 16.4 ft.
•Patio: 17.5 ft.
Rear Yard Setback
(Adjacent to Right-of-Way)
15 ft. Minimum
20 ft. Average
•Storage Shed: 3.5 ft.*
•Fire Riser Room: 68.7 ft.
•Patio: 9.4 ft.*
Side Yard Setback
(Interior Lot Lines)
0 ft.•Storage Shed: 153 ft./224.3 ft.
•Fire Riser Room: 6.9 ft./394.8 ft.
•Patio: 7.9 ft.
Building Height 40 ft. Maximum •Storage Shed: 16 ft.
•Fire Riser Room: 8 ft.
•Patio: 16 ft.
* Variance requested to deviate from the rear yard setback for the storage shed and patio.
Architecture
The architectural design of the proposed accessory structures complies with the Nonresidential
Development Standards (Chapter 17.112) of the LEMC, and the exterior architecture, including
colors and materials, and has been designed to be harmonious and compatible with the existing
industrial structure.
Variance Request
Pursuant to LEMC Section 17.415.080, the approving authority may grant relief from the
applicable provision of the code for an applicant experiencing practical difficulties and/or
unnecessary physical hardships under certain circumstances because of certain physical
conditions related to the site, such as size, shape, dimensions, topography, or unique setting. The
applicant is requesting a variance due to the physical hardship based on the unique irregular
shaped lot, narrow depth of the lot, and grade difference in the topography that would preclude
them from having the same rights as the surrounding properties. Furthermore, the property is fully
developed with an industrial building that has been constructed and occupied which creates an
additional difficulty for the applicant to strictly comply with the rear yard setback.
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The surrounding M-1 zoned properties feature more symmetrically shaped lots that generally
have the same width and depth with a flat even grade throughout. As such, these properties are
able to comply with the development standards including all required setbacks. The wider depth
allows for more room to design a building that could comply with the requirements. In addition, an
even grade does not pose physical challenges to develop a lot because a flatter surface also
allows for more room to design.
In this case, the subject property has an irregular shaped lot that is asymmetrical and significantly
narrower on one side along the northwestern corner of the property. While the lot is wider
compared to the surrounding M-1 zoned properties, the overall depth of the lot is narrower than
the other properties. The property also has a grade difference with the rear of the lot at a higher
grade. Due to these physical characteristics that exist on the lot, the applicant’s design for the
accessory structures could not comply with the rear yard setback. In addition, the lot has been
maximized with a fully developed industrial building and other required onsite improvements
which leaves less area of the lot that is physically suitable for constructing the accessory
structures. The possible remaining areas on the lot are along the western side and rear of the
property, which are the areas the applicant is proposing to place the accessory structures. As
such, the applicant is proposing to deviate from the rear yard setbacks for the storage shed from
15 feet to 3.5 feet and for the outdoor patio area from 15 feet to 9.4 feet. All other setbacks for
the accessory structures are in compliance with the minimum requirements.
Granting the variance would not constitute a special privilege because staff have determined that
there are certain unique physical circumstances on the existing property that would preclude the
applicant from having the same development rights as the surrounding properties.
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 15303 (Class 3: New Construction or Conversion of Small Structures) and Section
15305 (Class 5: Minor Alteration in Land Use Limitations).
Class 3 consists of construction and location of limited numbers of new, small facilities or
structures. While Class 5 consists of minor alterations in land use limitations in areas with an
average slope of less than 20% which does not result in any changes in land use or density. The
project proposes the construction of three new accessory structures including a 373 sq. ft. patio,
392 sq. ft. storage shed, and 21 sq. ft. fire riser room. As such, the project is consistent with the
Class 3 exemption. The project also proposes to reduce rear yard setback from 15 feet to 3.5 feet
for the storage shed and from 15 feet to 9.4 feet for the proposed patio. The reduced rear yard
setback would not result in any changes in land use, density or create a new parcel; therefore,
the project is also consistent with the Class 5 exemption.
MSHCP Consistency
The project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The project site is completely disturbed and is developed with an
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existing industrial building. The project site is not located in a Criteria Cell and was not required
to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review
(JPR) processes. The project complies with all other applicable requirements of the MSHCP.
Public Notice
Notice of the public hearing has been published in the Press-Enterprise newspaper and mailed
to property owners within 600 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 - Variance Resolution
Attachment 2 - Minor Design Review Resolution
Attachment 3 - Conditions of Approval
Attachment 4 - GIS Exhibits
Attachment 5 - Design Review Package
Attachment 6 - Public Notice Package
RESOLUTION NO. 2025-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING VARIANCE NO. 2025-01 TO
ALLOW A REDUCTION OF THE REQUIRED REAR YARD SETBACK FOR
THE PROPOSED PATIO FROM 15 FEET TO 9.4 FEET AND FROM 15 FEET
TO 3.5 FEET FOR THE PROPOSED STORAGE SHED 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 Planning Application No. 2019-31, which includes a minor
Industrial Design Review (IDR No. 2025-04) to legalize an unpermitted 392 sq. ft. storage shed
and construct a 373 sq. ft. patio and a 21 sq. ft. fire riser room. The request also includes a
variance (VAR No. 2025-01) to reduce the proposed storage shed’s rear yard setback from 15 ft.
to 3.5 ft and the proposed patio’s rear yard setback from 15 ft. to 9.4 ft;
Whereas, the project is located on the northeasterly edge of West Minthorn Street on an
approximately 1.37-acre site at 233 West Minthorn Street and encompasses Assessor Parcel
Number 377-220-024;
Whereas, on June 23, 2020, the City Council approved Planning Application No. 2019-31
to establish an approximately 17,037 sq. ft. new cannabis business now known as Blazed Utopia;
Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell
undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process
to analyze the scope of the proposed development and establish a building envelope that is
consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives;
Whereas, pursuant to Section 17.415.080 (Variances), the Planning Commission
(Commission) has been delegated the responsibility of reviewing and approving, conditionally
approving, or denying this variance application; and
Whereas, on September 16, 2025, at a duly noticed Public Hearing, the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the project and its consistency with the
MSHCP prior to adopting Findings of Consistency with the MSHCP.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
PC Reso. No. 2025-____
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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 site is flat, heavily disturbed and devoid of vegetation and the site has been
fully developed for commercial uses. The project is proposing to construct three (3) new
accessory structures on already fully developed site. As such, the Riparian/Riverine Areas
and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as
set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow
Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4. The project is consistent with the Fuels Management Guidelines because the project site
is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5. The project has been conditioned to pay any applicable MSHCP Local Development
Mitigation fees.
Section 3: The Commission has reviewed and analyzed the proposed project pursuant to
the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), and the LEMC and finds and determines that the proposed project is
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the GP and the LEMC.
Section 4: The Commission finds the project is exempt from the 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 15303 (Class 3: New Construction or Conversion of Small Structures)
and Section 15305 (Class 5: Minor Alteration in Land Use Limitations).
Section 5: That in accordance with Section 17.415.080.F of the LEMC, the Commission
makes the following findings regarding Variance No. 2025-01:
1. Adequate conditions and safeguards pursuant to LEMC, Section 17.172.050 have been
incorporated into the approval of the variance to ensure development of the property in
accord with the objectives of the General Plan and the purpose of the planning district in
which the site is located.
Appropriate and applicable conditions of approval have been included to protect the public
health, safety and general welfare. Further, compliance with the conditions of approval will
be reviewed during the plan check and inspection review process prior to commencing
construction and operations.
2. There are special circumstances, pursuant to the purpose of Chapter 17.415.080 of the
LEMC, applicable to the subject property which do not apply generally to other properties
in the neighborhood, and, therefore, granting of the variance shall not constitute a grant
of special privilege inconsistent with the limitations upon other properties in the vicinity
and district in which the subject property is located.
PC Reso. No. 2025-____
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Granting the variance would not constitute a special privilege because there are certain
unique physical circumstances on the existing property that would preclude the applicant
from having the same development rights as the surrounding industrial zoned properties.
These physical circumstances include unique irregular shaped lot, narrow depth of the lot,
and grade difference in the topography. Furthermore, the property is fully developed with
an industrial building that has been constructed and occupied which creates an additional
difficulty for the applicant to strictly comply with the rear yard setback. The other
surrounding M-1 zoned properties feature more symmetrically shaped lots that generally
have the same width and depth with a flat even grade throughout. As such, these
properties are able to comply with the development standards including all required
setbacks unlike the subject property.
3. In approving the variance, any reductions authorized from the strict interpretation of the
zoning ordinance represents the minimum deviation from this code necessary to fulfill the
purpose of this chapter and enable reasonable development of the property.
The proposed variance would reduce the rear yard setback in order to allow the applicant
to reasonably develop the remaining areas of the property. These additional accessory
structures are necessary to continue supporting the cannabis business including its
cultivation facility. However, the accessory structures would still be required to maintain
the reduced minimum rear yard setback granted by the variance. The variance would not
outright remove the rear yard setback requirement or result in a zero-lot line setback.
4. Granting of the variance will not constitute a grant of special privileges inconsistent with
the limitations upon other properties in the vicinity and zone district in which the property
is situated.
Granting the variance would not constitute a special privilege because there are certain
unique physical circumstances on the existing property unlike the other properties within
the vicinity with the same zone that do not have the same physical hardships and could
develop their property consistently with the industrial zone development standards and
requirements contained in the LEMC. Because of the physical hardships, it would preclude
the applicant from having the same development rights as the surrounding industrial
zoned properties.
Section 6: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the project, the Commission hereby approves Variance No. 2025-01.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 16th day of September, 2025.
John Gray, Chair
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Attest:
_____________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Community Development Director of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2025-__ was adopted by the Planning Commission of the City
of Lake Elsinore, California, at a regular meeting held September 16, 2025 and that the same was
adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Community Development Director
RESOLUTION NO. 2025-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING MINOR INDUSTRIAL DESIGN REVIEW
NO. 2025-04 TO LEGALIZE AN EXISTING 392 SQ. FT. ATTACHED STORAGE
SHED AND CONSTRUCT A NEW 373 SQ. FT. ATTACHED PATIO AND A 21 SQ.
FT. FIRE RISER ROOM 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 Planning Application No. 2019-31, which includes a minor
Industrial Design Review (IDR No. 2025-04) to legalize an unpermitted 392 sq. ft. storage shed
and construct a 373 sq. ft. patio and a 21 sq. ft. fire riser room. The request also includes a
variance (VAR No. 2025-01) to reduce the proposed storage shed’s rear yard setback from 15 ft.
to 3.5 ft and the proposed patio’s rear yard setback from 15 ft. to 9.4 ft;
Whereas, the project is located on the northeasterly edge of West Minthorn Street on an
approximately 1.37-acre site at 233 West Minthorn Street and encompasses Assessor Parcel
Number 377-220-024;
Whereas, on June 23, 2020, the City Council approved Planning Application No. 2019-31
to establish an approximately 17,037 sq. ft. new cannabis business now known as Blazed Utopia;
Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell
undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process
to analyze the scope of the proposed development and establish a building envelope that is
consistent with the MSHCP criteria;
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives;
Whereas, pursuant to Section 17.415.060 (Minor Design Review), Section 17.410.070
(Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning
Commission (Commission) has been delegated the responsibility of reviewing and approving,
conditionally approving, or denying this minor design review application; and
Whereas, on September 16, 2025, at a duly noticed Public Hearing, the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the project and its consistency with the
MSHCP prior to adopting Findings of Consistency with the MSHCP.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
PC Reso. No. 2025-____
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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 site is flat, heavily disturbed and devoid of vegetation and the site has been
fully developed for commercial uses. The project is proposing to construct three (3) new
accessory structures on already fully developed site. As such, the Riparian/Riverine Areas
and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable.
3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines
as set forth in MSHCP Section 6.1.3 and the Additional Survey Needs and Procedures as
set forth in MSHCP Section 6.3.2 because the project is not located within any Narrow
Endemic Plant Species Survey Areas or Critical Species Survey Areas.
4. The project is consistent with the Fuels Management Guidelines because the project site
is not within or adjacent to any MSHCP Criteria Cell or conservation areas.
5. The project has been conditioned to pay any applicable MSHCP Local Development
Mitigation fees.
Section 3: The Commission has reviewed and analyzed the proposed project pursuant to
the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), and the LEMC and finds and determines that the proposed project is
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the GP and the LEMC.
Section 4: The Commission finds the project is exempt from the 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 15303 (Class 3: New Construction or Conversion of Small Structures)
and Section 15305 (Class 5: Minor Alteration in Land Use Limitations).
Section 5: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Minor Industrial Design Review No. 2025-04:
1. The project, as approved, will comply with the goals and objectives of the General Plan
and the zoning district in which the project is located.
The project has a General Plan Land Use designation of Business Professional (BP) and
is located within the Limited Manufacturing (M-1) zoning district. The BP land use
designation and M-1 zoning district provides for office and administrative uses, light
industrial, research and development, office-based firms, including office support facilities,
restaurants, medical clinics, public and quasi-public uses, and similar and compatible uses
with a maximum 0.45 floor area ratio (FAR). The project proposes three (3) minor
accessory structures to support an existing cannabis business. The accessory structures
would increase the total square footage of the existing industrial building to 18,050 sq. ft.
which would also increase the FAR to 0.30. Although the accessory structures slightly
increase the FAR, it would still be below the maximum FAR allowed. Furthermore, the
existing cannabis use was found consistent with the General Plan and the M-1 zoning
district as part of its original entitlement approval by City Council in 2020. Therefore, the
project is consistent with the goals and objectives of the General Plan and the zoning
district in which the project is located.
PC Reso. No. 2025-____
Page 3 of 4
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2. The Project complies with the design directives contained in the LEMC and all applicable
provisions of the LEMC.
The project is appropriate to the site and surrounding developments. The architectural
design of the proposed accessory structures conform to the Nonresidential Development
Standards (Chapter 17.112) of the LEMC. Sufficient setbacks and enhanced onsite
landscaping have been provided thereby creating interest and varying vistas as a person
moves along abutting streets. The architecture has been designed to achieve harmony
and compatibility with the surrounding area and the existing industrial building. In addition,
safe and efficient circulation has been achieved onsite.
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Section 17.415.050.
Pursuant to Section 17.415.050.E of the LEMC, the project was considered by the
Planning Commission at a duly noticed Public Hearing held on September 16, 2025. The
project, as reviewed and conditioned by all applicable City divisions, departments and
agencies, will not have a significant effect on the environment. Further, compliance with
the conditions of approval will be reviewed during the plan check and inspection review
process prior to commencing operations.
Section 6: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the project, the Commission hereby approves Industrial Design Review
No. 2025-04.
Section 7: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 16th day of September 2025.
John Gray, Chair
Attest:
_____________________________
Damaris Abraham,
Community Development Director
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
PC Reso. No. 2025-____
Page 4 of 4
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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
Applicant’s Initials: _____ Page 1 of 4
CONDITIONS OF APPROVAL
PROJECT: PA 2019-31 (CDR-2025-04 & VAR-2025-01)
PROJECT NAME:Blazed Utopia – Variance and Minor IDR
PROJECT LOCATION:233 West Minthorn Street (APN: 377-220-024)
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL CONDITIONS
1. The project proposes to legalize a 392 sq. ft. storage shed and construct a 373 sq. ft. patio
and 21 sq. ft. fire riser room (IDR No. 2025-04) and a Variance (VAR No. 2025-01) request to
reduce the proposed storage shed’s rear yard setback from 15 ft. to 3.5 ft. and the proposed
patio’s rear yard setback from 15 ft. to 9.4 ft. The project is located on the northeasterly edge
of Minthorn Street on a 1.37-acre site at 233 West Minthorn Street and encompasses
Assessor Parcel Number (APN) 377-220-024.
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless
the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any
claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an
approval of the City, its advisory agencies, appeal boards, or legislative body concerning
approval, implementation and construction of IDR 2025-04 and VAR 2025-01, which action is
bought within the time period provided for in California Government Code Sections 65009
and/or 66499.37, and Public Resources Code Section 21167, including the approval,
extension or modification of IDR 2025-04 and VAR 2025-01 or any of the proceedings, acts
or determinations taken, done, or made prior to the decision, or to determine the
reasonableness, legality or validity of any condition attached thereto. The Applicant's
indemnification is intended to include, but not be limited to, damages, fees and/or costs
awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including
without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred
by Indemnitees in connection with such proceeding. The City will promptly notify the applicant
of any such claim, action, or proceeding against the City. If the project is challenged in court,
the City and the applicant shall enter into formal defense and indemnity agreement, consistent
with this condition.
3. Within 30 days of project approval, the applicant shall sign and complete an
“Acknowledgement of Conditions,” and shall return the executed original to the Community
Development Department for inclusion in the case records.
PLANNING DIVISION
4. Variance No. 2025-01 shall lapse and become void two years following the date on which the
design review became effective, unless one of the following: (1) prior to the expiration of two
years, a building permit related to the variance is issued and construction commenced and
diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant
has applied for and has been granted an extension of the variance approval pursuant to
subsections (1) and (2) of LEMC, Section 17.415.080.H.1.b. Notwithstanding conditions to the
contrary, a variance granted pursuant to LEMC Section 17.415.080 shall run with the land for
this two-year period, subject to any approved extensions, and shall continue to be valid upon
PA 2019-31/CDR 2025-04 & VAR 2025-01
Conditions of Approval PC Hearing: September 16, 2025
Applicant’s Initials: _____ Page 2 of 4
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a change of ownership of the site, which was the subject of the design review application.
5. Minor Industrial Design Review No. 2025-04 shall lapse and become void two years following
the date on which the design review became effective, unless one of the following: (1) prior to
the expiration of two years, a building permit related to the design review is issued and
construction commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (1) and (2) of LEMC, Section
17.415.050.I.1. Notwithstanding conditions to the contrary, a design review granted pursuant
to LEMC Section 17.415.080.M shall run with the land for this two-year period, subject to any
approved extensions, and shall continue to be valid upon a change of ownership of the site,
which was the subject of the design review application.
6. If operation of this use raises concerns related to parking, noise, traffic, or other impacts, at
the discretion of the Community Development Director, this Conditional Use Permit may be
referred back to the Planning Commission for subsequent review at a Public Hearing. If
necessary, the Commission may modify or add conditions of approval to mitigate such impacts
or may revoke said Conditional Use Permit.
7. The project shall comply with all the underlying conditions of approval for PA 2019-31 (IDR-
2019-03, CUP-2019-08, and DA 2019-03 ) approved by the City Council on June 23, 2020.
8. All site improvements shall be constructed as indicated on the submitted plans. The applicant
shall meet all required development standards as indicated by the Commercial Design
Guidelines and the LEMC. Any other revisions to the approved site plan or building elevations
shall be subject to the review of the Community Development Director or his designee. All
plans submitted for Building Division Plan Check shall conform to the submitted plans.
9. All materials and colors depicted on the plans shall be used. If the applicant wishes to modify
any of the approved materials or colors depicted on the plans, the applicant shall submit a
proposal setting forth the modifications for review by the Community Development Director or
his designee.
10. No individual signs are approved as part of this approval. The applicant or designee shall
submit an application for a sign permit, pay appropriate fees and receive approval from the
Community Development Department for any sign(s) installed at the project site consistent
with the sign program for the project.
11. The Applicant shall comply with all applicable City codes and ordinances.
12. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms,
to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to revoke
or modify all approvals herein granted, deny or further condition issuance of all future building
permits, deny revoke, or further condition all certificates of occupancy issued under the
authority of approvals herein granted; record a notice of violation on the property title; institute
and prosecute litigation to compel their compliance with said conditions or seek damages for
their violation.
BUILDING DIVISION
PA 2019-31/CDR 2025-04 & VAR 2025-01
Conditions of Approval PC Hearing: September 16, 2025
Applicant’s Initials: _____ Page 3 of 4
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13. The applicant shall meet all applicable Building Codes in effect at the time, including
requirements for the occupancy.
CITY OF LAKE ELSINORE FIRE MARSHAL
14. The applicant/operator shall comply with all requirements of the Riverside County Fire
Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main
St., Lake Elsinore, CA 92530. Phone: (951) 395-1759.
PA 2019-31/CDR 2025-04 & VAR 2025-01
Conditions of Approval PC Hearing: September 16, 2025
Applicant’s Initials: _____ Page 4 of 4
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I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named Project and do hereby agree to accept and abide by all Conditions of Approval as
approved by the Planning Commission on ______________. I also acknowledge that all
Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
0 15075
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General Plan Exhibit
BP - Business
Professional
GC - General
Commercial
LI - Limited
Industrial
SP - Specific Plan
SP -
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P/I -
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P/I -
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CDR-2025-04 & VAR-2025-01
Zoning Exhibit
M1 - Limited
Manufacturing
M1 - Limited
Industrial
PI -
Public/Institutional
C2 - General
Commercial
R3 - High
Density
Residential
R3 - High
Density
Residential
R3 - High
Density
Residential
SP -
Specific
Plan
MHD - Medium
High Density
Residential
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F - Floodway
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4# $&'8'.12/'062.#04# $&'8'12/'065+0%SECTION UNIT 1 2118 SQ. FTSECTION UNIT 2,3,4 4342 SQ. FTSECTION UNIT 5,6,7,8 8553 SQ FTSECTION UNIT 9 2024 SQ. FTTOTAL BUILDING AREA 17,037 SQ. FTPORT COVEREDDELIVERY AREA 1,013 SQ. FTTOTAL AREA INCLUDING COVERED PORT =18,050 SQ. FT%+8+.'0)+0''4 #2'%1'0)+0''4+0),#.#.4#*/#00146*5#06#('8+56#%#ÄÄ,+/"#2'%1'0)+0''4+0)%1/233 WEST MINTHORN STREET Lake Elsinore, CA 92530#20 ÄÄ2412'46;190'450#/' 4# $&'8'.12/'065+0%2*10'ÄÄ
,+/ 241,'%6 2#Ä%72Ä+&4Ä&#Ä241,'%60#/' 4CJOCP..%241,'%6.1%#6+10 .#-''.5+014'#20 ÄÄ
ÄÄ $+..51+.5'0)+0''4 '#46*564#6#56'2*'0/211.'2')'4'/+0)610#8'6'/#%7.#%#ÄÄLEGAL DESCRIPTIONThe land referred to herein is situated in the State of California, County of Riverside,City of Lake Elsinore and described as follows:Lot 1 through 10, inclusive in Block 2, Wall and Starbirds Resubdivision, as shown by Mapon File in Book 10, Page 492 of Maps, Records of San Diego County, California.Together with that portion of Spring Street vacated by Resolution No. 87-67, recorded onNovember 30, 1987 As Instrument No. 338201 of Official Records.Excepting therefrom that portion of said land conveyed to the State of California forhighway purposes, byDeeds recorded January 10th, 1957, in Book 2022, Page 180 Official Records ofRiverside County, California, and January 17, 1980, as Instrument No. 1111030 f OfficialRecords of Riverside County, California.Also excepting therefrom any portion of said land lying within County Highway.APN: 377-220-024
SURVEYING AND MAPPINGDELTASOURCE BENCHMARK: USGS BENCHMARKDX3779 DESCRIBED BY CALIFORNIA DIV OFHIGHWAYS 1973 (RH) STATION IS ON THENORTHWEST EL ON THE HILL 700 FT +- NORTHOF THE INTERSECTION OF POTTERY STREETAND SCRIVNER STREET ELEVATION =1463.3FEET(NAVD88) EL=1463.3 FT.BENCH MARK:NORT
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Scale: 1/4"=1'ATTACHED WATER TANK SHEDA
Scale: 1/4"=1'ATTACHED EMPLOYEE CANOPYA
Scale: 1/4"=1'DETACHED EMPLOYEE CANOPYAScale: 1/4"=1'COLOR BOARDAScale: 1/4"=1'DETACHED WATER TANK SHEDAScale: 1/4"=1'DETACHED FIRE RISER ROOM A
Scale: 1/4"=1'DETACHED WATER TANK SHEDA
Scale: 1/4"=1'DETACHED EMPLOYEE CANOPYA
Scale: 1/4"=1'DETACHED EMPLOYEE CANOPYAScale: 1/4"=1'COLOR BOARDAScale: 1/4"=1'DETACHED WATER TANK SHEDAScale: 1/4"=1'DETACHED FIRE RISER ROOM A
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:
Planning Application No. 2019-31 (Blazed Utopia Variance): The proposed project is a request
by Rahman & Associates, LLC, requesting approval of a minor Commercial Design Review (CDR
No. 2025-04) to permit an unpermitted 392 sq. ft. storage shed, and construct a new 373 sq. ft.
attached patio and a 21 sq. ft. fire-riser room for an existing 17,037 sq. ft. industrial building. The
storage shed is to support the existing cannabis business’ (Blazed Utopia) cultivation use, and the
outdoor patio is for an employee break area. The project also requests approval of a Variance
(VAR No. 2025-01) to reduce the required rear-yard setback for the proposed patio from 15 ft. to
9.4 ft. and from 15 ft. to 3.5 ft. for the storage shed due to site constraints. The project site is
located at 233 West Minthorn Street at the northeasterly edge of Minthorn Street. (APN: 377-220-
024)
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 15303
(Class 3: New Construction or Conversion of Small Structures) and Section 15305 (Class 5: Minor
Alteration in Land Use Limitations).
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 - Variance) - 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:0011754120
Customer's Reference/PO Number:
Publication:The Press-Enterprise
Publication Dates:09/06/2025
Total Amount:$400.48
Payment Amount:$0.00
Amount Due:$400.48
Notice ID:6l3MDBsiOZ5qKo4AQZM2
Invoice Text:[https://res.cloudinary.com/dgqq2xsfd/image/upload/enotice-
production/exports/1756849230602/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: Planning Application No. 2019-31 (Blazed Utopia Variance): The proposed
project is a request by Rahman & Associates, LLC, requesting approval of a minor
Commercial Design Review (CDR No. 2025-04) to permit an unpermitted 392 sq. ft.
storage shed, and construct a new 373 sq. ft. attached patio and a 21 sq. ft. fire-riser
room for an existing 17,037 sq. ft. industrial building. The storage shed is to support
the existing cannabis business’ (Blazed Utopia) cultivation use, and the outdoor patio
is for an employee break area. The project also requests approval of a Variance (VAR
No. 2025-01) to reduce the required rear-yard setback for the proposed patio from 15
ft. to 9.4 ft. and from 15 ft. to 3.5 ft. for the storage shed due to site constraints. The
project site is located at 233 West Minthorn Street at the northeasterly edge of
Minthorn Street. (APN: 377-220-024) 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 15303 (Class 3: New
Construction or Conversion of Small Structures) and Section 15305 (Class 5: Minor
Alteration in Land Use Limitations). ALL INTERESTED PERSONS are invited to
PC NOPH PA 2019-31 (Blazed Utopia - Variance) - 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: 0011754120
FILE NO. 0011754120
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
Applicant’s Initials: _____ Page 1 of 4
CONDITIONS OF APPROVAL
PROJECT: PA 2019-31 (CDR-2025-04 & VAR-2025-01)
PROJECT NAME: Blazed Utopia – Variance and Minor IDR
PROJECT LOCATION: 233 West Minthorn Street (APN: 377-220-024)
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL CONDITIONS
1. The project proposes to legalize a 392 sq. ft. storage shed and construct a 373 sq. ft. patio
and 21 sq. ft. fire riser room (IDR No. 2025-04 ) and a Variance (VAR No. 2025-01) request to
reduce the proposed storage shed’s rear yard setback from 15 ft. to 3.5 ft. and the proposed
patio’s rear yard setback from 15 ft. to 9.4 ft. The project is located on the northeasterly edge
of Minthorn Street on a 1.37-acre site at 233 West Minthorn Street and encompasses
Assessor Parcel Number (APN) 377 -220 -024 .
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless
the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any
claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an
approval of the City, its advisory agencies, appeal boards, or legislative body concerning
approval, implementation and construction of IDR 2025-04 and VAR 2025-01, which action is
bought within the time period provided for in California Government Code Sections 65009
and/or 66499.37, and Public Resources Code Section 21167, including the approval,
extension or modification of IDR 2025-04 and VAR 2025 -01 or any of the proceedings, acts
or determinations taken, done, or made prior to the decision, or to determine the
reasonableness, legality or validity of any condition attached thereto. The Applicant's
indemnification is intended to include, but not be limited to, damages, fees and/or costs
awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including
without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred
by Indemnitees in connection with such proceeding. The City will promptly notify the applicant
of any such claim, action, or proceeding against the City. If the project is challenged in court,
the City and the applicant shall enter into formal defense and indemnity agreement, consistent
with this condition.
3. Within 30 days of project approval, the applicant shall sign and complete an
“Acknowledgement of Conditions,” and shall return the executed original to the Community
Development Department for inclusion in the case records.
PLANNING DIVISION
4. Variance No. 2025-01 shall lapse and become void two years following the date on which the
design review became effective, unless one of the following: (1) prior to the expiration of two
years, a building permit related to the variance is issued and construction commenced and
diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant
has applied for and has been granted an extension of the variance approval pursuant to
subsections (1) and (2) of LEMC, Section 17.415.080.H.1.b. Notwithstanding conditions to the
contrary, a variance granted pursuant to LEMC Section 17.415.080 shall run with the land for
this two-year period, subject to any approved extensions, and shall continue to be valid upon
PA 2019-31 /CDR 2025-04 & VAR 2025-01 PC Hearing: September 16, 2025
Conditions of Approval CC Receive & File: October 14, 2025
Applicant’s Initials: _____ Page 2 of 4
a change of ownership of the site, which was the subject of the design review application.
5. Minor Industrial Design Review No. 2025-04 shall lapse and become void two years following
the date on which the design review became effective, unless one of the following: (1) prior to
the expiration of two years, a building permit related to the design review is issued and
construction commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (1) and (2) of LEMC, Section
17.415.050.I.1. Notwithstanding conditions to the contrary, a design review granted pursuant
to LEMC Section 17.415.080.M shall run with the land for this two -year period, subject to any
approved extensions, and shall continue to be valid upon a change of ownership of the site,
which was the subject of the design review application.
6. If operation of this use raises concerns related to parking, noise, traffic, or other impacts, at
the discretion of the Community Development Director, this Conditional Use Permit may be
referred back to the Planning Commission for subsequent review at a Public Hearing. If
necessary, the Commission may modify or add conditions of approval to mitigate such impacts
or may revoke said Conditional Use Permit.
7. The project shall comply with all the underlying conditions of approval for PA 2019-31 (IDR-
2019-03, CUP-2019-08, and DA 2019-03 ) approved by the City Council on June 23, 2020.
8. All site improvements shall be constructed as indicated on the submitted plans. The applicant
shall meet all required development standards as indicated by the Commercial Design
Guidelines and the LEMC. Any other revisions to the approved site plan or building elevations
shall be subject to the review of the Community Development Director or his designee. All
plans submitted for Building Division Plan Check shall conform to the submitted plans.
9. All materials and colors depicted on the plans shall be used. If the applicant wishes to modify
any of the approved materials or colors depicted on the plans, the applicant shall submit a
proposal setting forth the modifications for review by the Community Development Director or
his designee.
10. No individual signs are approved as part of this approval. The applicant or designee shall
submit an application for a sign permit, pay appropriate fees and receive approval from the
Community Development Department for any sign(s) installed at the project site consistent
with the sign program for the project. Any existing non-compliant and/or unpermitted
signs shall either be removed or brought into compliance prior to the issuance of a
building permit. Signs shall conform to the standards set forth in Chapter 17.196 of the
LEMC. (Revised at the Planning Commission Hearing on September 16, 2025)
11. The Applicant shall comply with all applicable City codes and ordinances.
12. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms,
to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to revoke
or modify all approvals herein granted, deny or further condition issuance of all future building
permits, deny revoke, or further condition all certificates of occupancy issued under the
authority of approvals herein granted; record a notice of violation on the property title; institute
and prosecute litigation to compel their compliance with said conditions or seek damages for
their violation.
PA 2019-31 /CDR 2025-04 & VAR 2025-01 PC Hearing: September 16, 2025
Conditions of Approval CC Receive & File: October 14, 2025
Applicant’s Initials: _____ Page 3 of 4
BUILDING DIVISION
13. The applicant shall meet all applicable Building Codes in effect at the time, including
requirements for the occupancy.
CITY OF LAKE ELSINORE FIRE MARSHAL
14. The applicant/operator shall comply with all requirements of the Riverside County Fire
Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main
St., Lake Elsinore, CA 92530. Phone: (951) 395-1759.
PA 2019-31 /CDR 2025-04 & VAR 2025-01 PC Hearing: September 16, 2025
Conditions of Approval CC Receive & File: October 14, 2025
Applicant’s Initials: _____ Page 4 of 4
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named Project and do hereby agree to accept and abide by all Conditions of Approval as
approved by the Planning Commission on ______________. I also acknowledge that all
Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number: