Lake Elsinore City Council
September 24, 2024

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: August 20, 2024
Subject: Planning Application No. 2023-17 (Lakefront Plaza Revitalization) – Proposal for Exterior Building Façade and Related Site Improvements with a Request for Parking Reduction for an Existing Commercial Center on a 1.99-acre Site Located at 31681 and 31701 Riverside Drive
Applicant: Richard Leigh, Fluid and Fare
Recommendation

1. Find that the proposed project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1 Existing Facilities); and

2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2023-17 (COMMERCIAL DESIGN REVIEW NO. 2023-05) FOR EXTERIOR BUILDING FAÇADE AND

RELATED SITE IMPROVEMENTS WITH A PARKING REDUCTION FOR THE EXISTING LAKEFRONT PLAZA COMMERCIAL CENTER LOCATED AT 31681 AND 31701 RIVERSIDE DRIVE (APNS: 379-381-053 AND 379-381-054).

Project Location
The project site is an existing 1.99-acre commercial center located along Riverside Drive between Joy Street and Lincoln Street at 31681 and 31701 Riverside Drive. The project site encompasses Assessor Parcel Numbers (APNs) 379-381-053 and 379-381-054.

The commercial retail plaza was originally entitled in the mid-to-late 1980s and is now known as the Lakefront Plaza. The site is fully developed with an approximately 14,000-square-foot two- story commercial building and 12,000-square-foot one-story commercial building along with existing parking spaces and landscaping. Existing businesses at Lakefront Plaza include a mixture of religious institutions, commercial retail shops, and two restaurants.

PA No. 2023-17 (Lakefront Plaza Revitalization)

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Environmental Setting

EXISTING

LAND USE GENERAL PLAN ZONING
Project
Site Commercial General Commercial (GC) General Commercial (C-2) North Residential Medium Density Residential (MDR) Medium Density Residential (R-2) South Commercial Commercial Mixed Use (CMU) Commercial Mixed Use (CMU) East Commercial General Commercial (GC) General Commercial (C-2) West Commercial General Commercial (GC) General Commercial (C-2) Table 1: Environmental Setting
Project Description
Planning Application No. 2023-17 is a request for a Commercial Design Review (CDR No. 2023- 05) to remodel the existing exterior façade and interior renovations of the commercial buildings including the following proposed improvements:
•Demolish both structure’s existing storefront, roof membrane, and interior/exterior walls and doors to construct a new storefront façade with interior renovations including partition walls and restrooms;
•Demolish a small portion of the existing two-story building to reduce the building size from 13,837 square feet (sq. ft.) to 13,435 sq. ft.;
•Demolish the existing exterior stairwell attached to the two-story building and construct a new interior stairwell with an accessible chair lift;
•Construct a new 833-square-foot patio with a second story deck for the existing two- story building; and
•New commercial center identification signage, individual unit signage, and site improvements to the parking and landscaping.

The applicant is also requesting a reduction in the required number of parking spaces associated with the proposed remodeling and change in uses (refer to Attachment 5 for the Parking Study).

The proposed improvements are intended to accommodate a mix of new and existing retail, office, and restaurant tenant spaces. Notably, two new restaurant spaces will be added including a second story modern restaurant with a view of Lake Elsinore. The applicant has experience in opening and operating successful restaurants in neighboring cities including Temecula (1909 and Toast). The applicant is seeking to revitalize the existing center and bring new restaurant concepts to serve the Lake Elsinore community including visitors.

PA No. 2023-17 (Lakefront Plaza Revitalization)

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Analysis
The following analysis below provides a discussion of the proposed project’s consistency with the commercial development standards and requirements pursuant to the Lake Elsinore Municipal Code (LEMC) as well as the General Plan. In addition, the Design Review Committee, including Staff from Planning, Building and Safety, Fire, and Engineering Departments and the Elsinore Valley Municipal Water District, has reviewed the project and have included recommended conditions of approval to ensure compliance with adopted plans, policies, and regulations.

General Plan Consistency
The subject site has a General Plan Land Use designation of General Commercial (GC) and is located in the Lakeview District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 floor area ratio (FAR). The project is proposing to modify an existing multi-tenant commercial retail building with an existing 0.26 FAR. The proposed project includes changes in uses that will continue to be consistent with the intent of the GC Land Use designation. The proposed project improvements do not involve an expansion in square footage or FAR. Therefore, the project is consistent with the General Plan.

Municipal Code Consistency
The current zoning designation of the subject site is General Commercial (C-2). According to LEMC Section 17.124.020, all permitted uses of the Commercial Office (C-O) and the Neighborhood Commercial (C-1) district as contained within LEMC Sections 17.116.020 and

17.120.020 are also permitted uses in the C-2 zone. Restaurants and retail stores are considered permitted uses in the C-O and C-1 zones and as such, also permitted in the C-2 zone. The proposed remodel and exterior site improvements comply with the applicable development standards for the C-2 zone including building setbacks, height, and landscaping.

The proposed parking reduction request is consistent with the findings outlined in LEMC Section

17.148.030.D.1 and is discussed in detail in the Parking Analysis Section below. In addition, the project includes conditions of approval to address any future parking concerns.

Architectural Elevations
The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The commercial building exteriors would be modernized through a more rectangular form with asymmetrical walls and varying rooflines. The structure also employs recessed and pop-out walls to add additional architectural articulation and stone veneer will be employed throughout the structure to avoid long expanses of untreated open walls. The updated exterior consists of stucco in cool shades of white and gray with blue accents.

Furthermore, the proposed landscaping improvements complement the proposed building design, provide shade and break-up expanses of pavement.

PA No. 2023-17 (Lakefront Plaza Revitalization)

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Parking Analysis
LEMC Section 17.148.030.A requires one (1) space for each 250 sq. ft. of gross floor area for commercial uses in the C-2 zoning district. For restaurant uses, LEMC Section 17.148.030.E.13 requires one (1) space for each 45 sq. ft. of customer area plus one (1) space for each 200 sq. ft. of non-customer area. Notably, the applicant indicated that the proposed patio and second story deck will not be used as a dedicated dining area resulting in expanded customer capacity.

Accordingly, it was determined that such area should not be counted towards the customer area for purposes of calculating the parking requirement for the customer area. The proposed project would require 179 parking spaces based on the LEMC (refer to Parking Summary Table below).

SUITE TENANT NAME LAND

USE LEMC REQUIRED PARKING

REQUIRED

PARKING
STALLS
Building One
A Commercial Uses (TBD) Retail 1 Space Per 250 sq. ft. 11.9 B AP Beauty Supplies Retail 1 Space Per 250 sq. ft. 4.8 C/D 74 Cantina Mexican
Cuisine Restaurant
1 space for each 45 square feet of customer
area, plus 1 space for each 200 square feet
of non-customer area. Gross floor area
includes 40% customer area and 60% non-
customer area.

52.5 E/F All-Pro Engine and Mower
Supply Retail 1 Space Per 250 sq. ft. 82.6
Building Two
G/H Restaurant (TBD) Restaurant
1 space for each 45 square feet of customer
area, plus 1 space for each 200 square feet
of non-customer area. Gross floor area
includes 40% customer area and 60% non-
customer area.

22.9 I/J Aero Delivery, Inc. Retail 1 Space Per 250 sq. ft. 7.1 K Dreamcatchers
Photography Retail 1 Space Per 250 sq. ft. 3.0
L Commercial (TBD) Retail 1 Space Per 250 sq. ft. 2.9
M/N VIP Best Insurance Agency Retail 1 Space Per 250 sq. ft. 10.7 O Pizza Bowl Restaurant
1 space for each 45 square feet of customer
area, plus 1 space for each 200 square feet
of non-customer area. Gross floor area
includes 40% customer area and 60% non-
customer area.

21.5 P Restaurant TBD Restaurant
1 space for each 45 square feet of customer
area, plus 1 space for each 200 square feet
of non-customer area. Gross floor area
includes 40% customer area and 60% non-
customer area.

22.8 Q Commercial (TBD) Office 1 Space Per 250 sq. ft. 5.2 TOTAL PARKING REQUIRED PER LEMC1 179
TOTAL PARKING PROPOSED PER PARKING STUDY 135
Table 2: Parking Summary
1 Pursuant to LEMC Section 17.148.020.C, the number of parking spaces required resulting in a fractional number shall be rounded to the next higher whole number.

PA No. 2023-17 (Lakefront Plaza Revitalization)

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The project proposes to provide 135 parking spaces including six (6) accessible parking spaces.

As such, the applicant is requesting to reduce their required parking by 44 spaces. Per LEMC Section 17.148.030.D, a request to reduce the number of required parking spaces may be made to the Planning Commission concurrent with the design review of a commercial or industrial project or with a proposed change of use within a commercial or industrial building when the applicant determines that the actual number of needed parking spaces is less than that required by the code.

Based on the applicant’s parking study completed by K2 Traffic Engineering, Inc. (dated May 23, 2024) for the proposed project, the following findings are in accordance with LEMC Section

17.148.030.D for the requested parking reduction:

1. A parking study prepared by a traffic and parking consultant was submitted for this project and includes a shared parking analysis based on the mix of current and proposed land uses within the existing commercial plaza;

2. The shared parking analysis includes a Time-of-Day Factor Model for the proposed project based on the mix of land uses and square footages as identified on the site plan. This analysis is based on the principle that different land uses have different peak periods of parking demand throughout a given day (e.g., restaurants have peak demands during typical lunch and dinner times). Given the proposed mix of uses and their varying peak parking demand times, the shared parking analysis determined that they may be able to share a single pool of parking;

3. Furthermore, based on the results of the shared parking analysis, the proposed parking supply of 135 parking spaces including six (6) accessible spaces is projected to adequately accommodate peak parking demand at 12:00 P.M. on weekdays and 2:00 P.M. on weekends at the project site with a surplus of three (3) parking spaces;

4. Reduced parking will not affect the health, safety and welfare of the public because the parking study demonstrated a sufficient number of parking spaces would be provided.

Furthermore, the parking lot is designed to allow efficient on-site circulation and access for emergency vehicles; and

5. The project has been conditioned to ensure compliance with the findings and the intent of LEMC Section 17.148.030.D and to ensure that an adequate parking management plan will be implemented to ensure adequate parking spaces will be provided per code requirements should demand for parking increase on site (COA Nos. 13, 14, and 15).

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 CEQA Guidelines 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 PA No. 2023-17 (Lakefront Plaza Revitalization)

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expansion of use beyond that existing at the time of the lead agency’s determination. The project proposes to remodel an existing 13,837 sq. ft. two-story commercial building including a 402 sq. ft. reduction and exterior modifications. The project also proposes improvements to the existing 11,959 sq. ft. one-story commercial building fascia.

MSHCP Consistency
The proposed 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 existing commercial center. The subject property is not located in an MSHCP criteria cell and is not subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) JPR process. The project complies with all other applicable requirements of the MSHCP.

Public Notice
Notice of the hearing for this application has been published in the Press-Enterprise newspaper and mailed to property owners within 300 feet of the subject property. As of the writing of this report, no written comments concerning this application have been received by staff.

Attachments
Attachment 1 – CDR Resolution
Attachment 2 – Conditions of Approval
Attachment 3 – GIS Exhibits
Attachment 4 – Design Review Package
Attachment 5 – Parking Study
Attachment 6 – Public Notice Package
RESOLUTION NO. 2024-

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2023-17 (COMMERCIAL DESIGN REVIEW NO. 2023-05) FOR EXTERIOR BUILDING FAÇADE AND RELATED SITE IMPROVEMENTS WITH A PARKING REDUCTION

FOR THE EXISTING LAKEFRONT PLAZA COMMERCIAL CENTER LOCATED AT 31681 AND 31701 RIVERSIDE DRIVE (APNS: 379-381-053 AND 379-381-054) Whereas, Richard Leigh, Fluid and Fare, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2023-17 (Commercial Design Review No. 2023-05) to make minor modifications related to existing building size and architectural elevations for the existing 13,837 sq. ft. two-story commercial building (13,435 sq. ft. after remodel). The project also proposes minor modifications related to the architectural elevations of the existing 11,989 sq. ft. one-story commercial building and other on-site modifications. The project site is located on a 1.99-acre site at 31681 and 31701 Riverside Drive (APNS: 379-381-053 and 379-381-054);
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 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has the responsibility of reviewing and approving, conditionally approving, or denying design review applications; Whereas, pursuant to Section 17.148.030.D.1. (Parking Study) of the LEMC, the Commission has the responsibility of reviewing and approving, conditionally approving, or denying parking reduction requests; and
Whereas, on August 20, 2024, 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:

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.

PC Reso. No. 2024-____

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6 2. The Project is consistent with the Riparian/Riverine Areas, Vernal Pools Guidelines, and the Fuel Management Guidelines as the Project is wholly located within an existing building and does not include any earth disturbing activities therefore Sections 6.1.2 or

6.3.1 of the MSHCP are not applicable.

3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines and the Additional Survey Needs and Procedures because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas.

4. The Project is consistent with the Fuels Management Guidelines because the Project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas.

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 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). 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 project proposes to remodel an existing 13,837 sq. ft. two-story commercial building including a 402 sq. ft. reduction and exterior modifications. The project also proposes improvements to the existing 11,959 sq. ft. one-story commercial building fascia.

Section 5: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding Commercial Design Review No. 2023-04:

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 subject site has a General Plan Land Use designation of General Commercial (GC) and is located in the Lake View District which allows retail, services, restaurants, professional and administrative offices, hotels, and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 floor area ratio (FAR). The project’s proposed changes in uses will continue to be consistent with the intent of the GC Land Use designation as well as the Lake View District Plan. The proposed project improvements do not involve an expansion in square footage that would increase the FAR. Furthermore, the project is consistent with the goal of General Plan Land Use Policy 1.3 since it proposes to establish new sit-down restaurant tenant spaces.

Therefore, the Project is consistent with the General Plan.

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6 The proposed project also complies with the intent of the C-2 zoning district because the proposed change in uses is permitted in the zone and the remodeling will help attract new businesses including restaurants to continue serving the residents and visitors of the City.

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 because the proposed new uses are compatible with the existing neighboring businesses which also include a variety of retail, commercial, and restaurants. The architectural design of the proposed buildings conforms to the Nonresidential Development Standards (Chapter

17.112) of the LEMC because it will modernize the Lakefront Plaza with a new improved façade including a new exterior color palette. Enhanced onsite landscaping has been provided thereby creating interest and varying vistas for the a pedestrian experience along abutting streets. The architecture has been designed to enhance the surrounding area. In addition, the project has been designed to ensure safe and efficient circulation is provided 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.

The Design Review Committee, including Staff from Planning, Building and Safety, Fire, and Engineering Departments and the Elsinore Valley Municipal Water District, has reviewed the project and have included recommended conditions of approval to ensure compliance with adopted plans, policies, and regulations. Furthermore, the project will be required to demonstrate compliance with the conditions of approval and other applicable design and development standard requirements pursuant to LEMC Section 17.415.050 during the plan check review process prior to the issuance of permit(s) for construction.

Section 6: That in accordance with Section 17.148.030.D of the LEMC, the Commission makes the following findings regarding Commercial Design Review No. 2023-05 for the parking reduction:

1. A parking study prepared by a traffic and parking consultant was submitted for this project and includes a shared parking analysis based on the mix of current and proposed land uses within the existing commercial plaza;

2. The shared parking analysis includes a Time-of-Day Factor Model for the proposed project based on the land uses and square footages as identified on the site plan. This analysis is based on the principle that different land uses have different peak periods of parking demand throughout a given day (e.g., restaurants have peak demands during typical lunch and dinner times). Given the proposed mix of uses and their varying peak parking demand times, the shared parking analysis determined that they may be able to share a single pool of parking;

3. Furthermore, based on the results of the shared parking analysis, the proposed parking supply of 135 parking spaces including six (6) accessible spaces is projected to adequately accommodate peak parking demand at 12:00 P.M. on weekdays and 2:00 P.M. on weekends at the project site with a surplus of three (3) parking spaces; PC Reso. No. 2024-____

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6 4. Reduced parking will not affect the health, safety and welfare of the public because the parking study demonstrated a sufficient number of parking spaces would be provided.

Furthermore, the parking lot is designed to allow efficient on-site circulation and access for emergency vehicles; and

5. The project has been conditioned to ensure compliance with the findings and the intent of LEMC Section 17.148.030.D and to ensure that an adequate parking management plan will be implemented to ensure adequate parking spaces will be provided per code requirements should demand for parking increase on site (COA Nos. 13, 14 and 15).

Section 7: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby finds that the project is consistent with the MSHCP.

Section 8: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the project, the Commission hereby approves Commercial Design Review No. 2023-05.

Section 9: This Resolution shall take effect immediately upon its adoption.

Passed and Adopted on this 20th day of August, 2024.

Jodi Peters, Chair
PC Reso. No. 2024-____

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6 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. 2024-__ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held August 20, 2024 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 11

CONDITIONS OF APPROVAL
PROJECT: PA 2023-17/CDR 2023-05
PROJECT NAME: Lakefront Plaza Revitalization
PROJECT LOCATION: APNs: 379-381-053 and 379-381-054
APPROVAL DATE:

EFFECTIVE DATE:

EXPIRATION DATE:

GENERAL

1.Planning Application No. 2023-17 (Commercial Design Review No. 2023-05) to make minor modifications related to existing building size and architectural elevations for the existing 13,837 sq. ft. two-story commercial building (13,435 sq. ft. after remodel). The project also proposes minor modifications related to the architectural elevations of the existing 11,989 sq. ft. one-story commercial building and other on-site modifications. The project site is an existing 1.99-acre commercial center (Lakefront Plaza) located along Riverside Drive between Joy Street and Lincoln Street at 31681 and 31701 Riverside Drive (APNs: 379- 381-053 and 379-381-054).

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 and CDR 2023- 05 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 CDR 2023-05 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 "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records.

PLANNING DIVISION

4.Commercial Design Review No. 2023-05 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 Lake Elsinore Municipal Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design PA 2023-17/ CDR 2023-05 PC: August 20, 2024
Conditions of Approval CC: TBD Applicant’s Initials: _____Page 2 of 11
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7 review granted pursuant to LEMC Section 17.415.050.I.2 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.

5.All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy.

6.All future development proposals shall be reviewed by the City on a project-by-project basis.

If determined necessary by the Community Development Director or designee, additional environmental analysis will be required.

7.Any proposed minor revisions to approved plans shall be reviewed and approved by the Community Development Director or designee. Any proposed substantial revisions to the approved plans shall be reviewed according to the provisions of the Municipal Code in a similar manner as a new application. Grading plan revisions shall be reviewed by the City Engineer.

8.Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m.

Construction activity shall not take place on Sunday, or any Legal Holidays.

9.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.

10.Graffiti shall be removed within 24 hours.

11.All materials and colors depicted on the approved 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.

12.The entire site shall be kept free from trash and debris at all times and in no event shall trash and debris remain for more than 24 hours.

13.In accordance with Section 17.148.030.D of the LEMC and the Shared Parking Analysis provided in the Parking Analysis, prepared by K2 Traffic Engineering, Inc., dated 05-23- 2024, the project shall provide 135 parking spaces including six ADA accessible spaces.

Per Section 17.148.030.D.1.i of the LEMC, the project shall provide additional parking spaces should the demand for parking increase on site. Where additional parking cannot be accommodated, the applicant shall be responsible for instituting parking solutions including but not limited to offering valet parking or securing off-site parking at adjacent lots via reciprocal access agreement(s) and/or shared parking agreement(s).

14.Prior to the issuance of a building permit, the applicant shall provide a parking management plan for staff’s review and approval.

PA 2023-17/ CDR 2023-05 PC: August 20, 2024
Conditions of Approval CC: TBD Applicant’s Initials: _____Page 3 of 11
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7 15.In accordance with Section 17.148.030.D.2 of the LEMC, the parking determination granting reduced parking requirements may be revoked at any time if there is evidence of insufficient on-site parking, i.e., “spill over” parking onto a public right-of-way or onto an adjacent lot(s).

Upon revocation of a parking determination approval, the applicant will be required to submit a new application for a parking determination or provide on-site parking per code requirements.

16.Proposed uses shall be limited to those identified in the floor plans for Buildings 1 and 2 (Sheets A1.0, B1.0, and B1.1) dated 08-08-23 (revised 04-17-24). In the event the applicant proposes to modify the floor plan, the modification shall be subject to review by the Community Development Director or his designee. Uses that require a Conditional Use Permit are subject to review by the Planning Commission.

17.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.

Prior to Issuance of Grading Permits/Building Permits

18.All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public streets. Any roof mounted central swamp coolers shall also be screened, and the Community Development Director, prior to issuance of building permit shall approve screening plan.

19.The project shall meet all requirements of the Elsinore Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards.

20.The property address (in numerals at least six inches high) shall be displayed near the entrance and be easily visible from the front of the subject property and public right-of-way.

21.The applicant shall construct trash enclosure(s) to match the colors, materials and design of the project architecture.

22.Prior to issuance of a building permit, the Final Landscaping / Irrigation Detail Plans shall be submitted to the Community Development Department with appropriate fees, for review and approval by the Community Development Director or designee. a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method.

PA 2023-17/ CDR 2023-05 PC: August 20, 2024
Conditions of Approval CC: TBD Applicant’s Initials: _____Page 4 of 11
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7 b. All planting areas shall be separated from paved areas with a six inch (6”) high and six inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape areas.
c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty- four inches (24”).
d. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines.
e. No required tree planting bed shall be less than 5 feet wide. f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks.
g. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines. i. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. j. Final landscape plan must be consistent with approved site plan. k. Final landscape plans to include planting and irrigation details and shall blend in with the existing shopping center.
l. Final landscape plans shall include drought tolerant planting consistent with Elsinore Valley Municipal Water District standards subject to plan check and approval by the City’s landscape plan check consultant.
m. No turf shall be permitted pursuant to LEMC Chapter 19.08: Water Efficient Landscape Requirements.

23.Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Community Development Director. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest.

24.The proposed location of on-site construction trailers shall be approved by the Community Development Director or designee. A cash bond of $1,000 shall be required for any construction trailers placed on the site and used during construction. Bonds will be released after removal of trailers and restoration of the site to an acceptable state, subject to approval of the Community Development Director or designee. Such trailer(s) shall be fully on private property and outside the public right of way.

25.Prior to building permit issuance, the applicant shall initiate and complete Covenants, Conditions and Restrictions (CC&Rs) which shall be approved by the City. All CC&R documents that address including, but not limited to, reciprocal easements, shall be submitted for review and approval by City Planning, Engineering and the City Attorney and upon City approval shall be recorded. Such documents shall include Covenants, Conditions and Restrictions (CC&Rs).
All landscaping, all drainage basins, and common areas including but not limited to parking areas and drive aisles, shall be maintained in accordance with the CC&Rs.
Provisions to restrict parking upon other than approved and developed parking PA 2023-17/ CDR 2023-05 PC: August 20, 2024
Conditions of Approval CC: TBD Applicant’s Initials: _____Page 5 of 11
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7 spaces shall be written into the CC&Rs for the project.

BUILDING DIVISION
General Conditions

26.Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal.

27.Compliance with Code. All design components shall comply with applicable provisions of the 2022 edition of the California Building, Plumbing and Mechanical Codes: 2022 California Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code.

28.Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2022 California Green Building Standards.

29.Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of common area. e. Path of travel from public right-of-way to all public areas on site, such as club house, trach enclosure tot lots and picnic areas.

30.Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies. Please contact Sonia Salazar at [email protected] or 951-674-3124 X 277.

31.Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees.

32.Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work.

33.Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits.

34.Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance.

PA 2023-17/ CDR 2023-05 PC: August 20, 2024
Conditions of Approval CC: TBD Applicant’s Initials: _____Page 6 of 11
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7 35.House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed.

At Plan Review Submittal

36.Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work.
b. A precise grading plan to verify accessibility for the persons with disabilities. c. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer.

Prior to Issuance of Grading Permit(s)

37.Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval.

38.Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Asbestos report and lead base paint reports are required before demo permit will be issued.

Prior to Issuance of Building Permit(s)

39.Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division.

Prior to Beginning of Construction

40.Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction.

ENGINEERING DEPARTMENT

GENERAL

41.All new submittals for plan check or permit shall be made using the City’s online Citizen Self-Service Portal (CSSP).

42.All engineering plans shall be prepared by a licensed Civil Engineer using the City’s standard title block.

PA 2023-17/ CDR 2023-05 PC: August 20, 2024
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7 43.All landscaping within the public right-of-way shall be maintained by the property owner, owner’s association, firms contracted by the property owner’s association, or another maintenance entity approved by the City Council.

44.In accordance with the City’s Franchise Agreement for waste disposal and recycling, the applicant shall be required to contract with CR&R, Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated both during cleaning, demolition, clear and grubbing or all other phases of construction and during occupancy.

45.The site will accommodate all construction activity, building activity, vehicles, etc. No staging on public streets, or private property belonging to others shall be conducted without the written permission of the property owner.

46.Minimum good housekeeping and erosion and sediment control Best Management Practices (BMPs) shall be implemented.

FEES

47.Applicant shall pay all applicable permit application and Engineering assessed fees, including without limitation plan check, at the prevalent rate at time of payment in full.

48.Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent rate at time of payment in full. Fees are subject to change.

LAND DIVISION

49.Applicant shall submit and complete plan check review and approval approval a lot line adjustment for APN 379-381-054. The lot line adjustment shall be recorded prior to issuance of certificate of occupancy.

50.Applicant shall dedicate, in form of irrevocable offer, the right-of-way of Riverside Drive adjacent to the property for a total right-of-way of 60 feet from centerline to the project property line. Riverside Drive is classified as an Urban Arterial Highway in the City’s General Plan, where full-width is 120 feet and curb-to-curb width is 96 feet.

STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES

51.The project is responsible for complying with the Santa Ana Region National Pollutant Discharge Elimination System (NPDES) Permits as warranted based on the nature of development and/or activity.

IMPROVEMENTS

52.Project will be responsible for the following improvements:
Construction of commercial driveway approaches and ADA compliant curb ramps per California Department of Transportation and/or City of Lake Elsinore approved standards or a modified acceptable version to California Department of Transportation and City Engineer. Sidewalk construction incidental to driveway approach improvements shall be included.

PA 2023-17/ CDR 2023-05 PC: August 20, 2024
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7 53.Sight distance into and out at each project driveway shall comply with City Standard 125/126 or Caltrans standards. Project shall ensure above ground facilities are installed outside the line of sight of drivers.

54.Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area.

55.The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3).

56.A California licensed Civil Engineer shall prepare the improvement plans required for this project. Improvements shall be designed and constructed to City Standards and Codes (LEMC 12.04 and 16.34).

Permitting/Construction

57.An encroachment permit shall be obtained prior to any work on City right-of-way. The developer shall submit the permit application, required fees, and executed agreements, security and other required documentation prior to issuance. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any public right-of-way improvement construction activities.

58.An Encroachment Permit from the California Department of Transportation shall be obtained prior to any work within California Department of Transportation right of way.

Permit shall be obtained prior to issuance of City permits.

59.All compaction reports shall be submitted to the Engineering Department before final inspection of public works improvements will be scheduled and approved.

60.The project site shall implement full trash capture methods/devices approved by the Region Water Quality Control Board. This shall include installation of connector pipe screens on all onsite and offsite catch basins to which the project discharges.

61.All restaurants and commercial food handling facilities must provide an area for the washing/steam cleaning of equipment and accessories. The area must be self-contained, equipped with a grease trap, and properly connected to a sanitary sewer. If the wash area is located outdoors, it must be covered, paved have secondary containment, and be connected to the sanitary sewer or other appropriately permitted disposal facility. Plan Requirements: The Owner/Applicant shall incorporate these food facility requirements into project design and depict on plans, including detail plans as needed.

PRIOR TO BUILDING PERMIT

62.Any dedications shall be recorded with the recorded copy provided to the City prior to issuance of the building permit

63.All public improvement plans shall be completed and approved by the City Engineer.

PA 2023-17/ CDR 2023-05 PC: August 20, 2024
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7 PRIOR TO OCCUPANCY / FINAL APPROVAL

64.All Required lot line adjustment(s) shall be recorded with the recorded copy provided to the City prior to issuance of first occupancy.

65.All public improvements shall be constructed in accordance with the approved plans or as a condition of this development to the satisfaction of the City Engineer prior to issuance of first occupancy.

66.Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided.

67.In the event of the damage to City roads from hauling or other construction related activity, applicant shall pay full cost of restoring public roads to the baseline condition.

68.Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval.

69.Applicant shall submit documentation pursuant to City’s Security Release handout.

CITY OF LAKE ELSINORE FIRE MARSHAL

70.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) 671-3124 Ext. 225.

71.Prior to issuance of building permits, the applicant/developer shall provide the Office of the Fire Marshal with an approved site plan for Fire Lanes and Signage. (CFC 501.3)

72.Fire flow shall be determined by the building of the single largest square footage. The required fire flow is estimated to be 1500 GPM at 20 PSI for a 2-hour duration, per the 2022 California Fire Code.

73.Each parcel shall maintain independent access to the circulating roadway. Prior to first occupancy, reciprocal access agreements or dedicated access shall be established.

74.Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation, and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal.

DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services)

75.Prior to issuance of a grading permit, the applicant shall submit an application to the Department of Administrative Services to initiate the annexation process into the Community PA 2023-17/ CDR 2023-05 PC: August 20, 2024
Conditions of Approval CC: TBD Applicant’s Initials: _____Page 10 of 11
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7 Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public right-of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. The annexation process shall be completed prior to issuance of the first certificate of occupancy for the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services.

Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable.

PA 2023-17/ CDR 2023-05 PC: August 20, 2024
Conditions of Approval CC: TBD Applicant’s Initials: _____Page 11 of 11
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7 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 of the City of Lake Elsinore on _________. I also acknowledge that all Conditions shall be met as indicated.

Date:

Applicant’s Signature:

Print Name:

Address:

Phone Number:
0 310155
US Feet
±
Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2023-17
Commercial Design Review No. 2023-05
Aerial Map
Earthstar
Geographics
LEON
ST
BAZA
ST

ST CHARLES PL

BADALONA
ST

WASHINGTON ST

WALNUT DR
CANARY
CT

ORIOLE CT
LINNET
DR

FRASER DR
VIA
VALLE

PARKVIEW DR

QUAIL DR

SEDONA ST

ROBIN DR

VIA VALDEZ

FLANNERY ST

NASHLAND AVE

RAVEN DR

LINCOLN ST

JOY AVE

RIVERSIDE DR
Maxar
0 375187.5
US Feet
±
Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2017-17
Commercial Design Review No. 2023-05
Vicinity Map

BAZA ST

WASHINGTON ST
KANSAS
ST

ST CHARLES PL
ALVISO
ST

BADALONA ST

WALNUT DR

ORIOLE CT

SEDONA ST

ESTANCIA ST
LEON
ST

LINNET DR

VIA VALLE

RIVERSIDE DR

PARKVIEW
PL

ILLINOIS
ST

QUAIL DR

ROBIN DR
VIA

CORDOVA
FRASER
DR

WOODCREST
DR

FLANNERY ST

LAKE CREST DR

WISCONSIN ST

NASHLAND AVE

VIA VALDEZ

RAVEN DR

PARKVIEW DR

JOY AVE

LINCOLN ST

0 200100
US Feet
±
Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2023-17
Commercial Design Review No. 2023-05
General Plan Exhibit
CMU -
Commercial
Mixed Use
GC - General
Commercial
LMR -
Low-Medium
Residential
MDR - Medium
Density
Residential
P/I -
Public/Institutional
R -
Recreational
GC - General
Commercial
LMR -
Low-Medium
Residential HDR - High
Density
Residential

LINCOLN ST

LINNET DR
CANARY
CT

JOY AVE

QUAIL DR

ROBIN DR

RAVEN DR

NASHLAND AVE

RIVERSIDE DR

0 200100
US Feet
±
Coordinate System: NAD 1983 StatePlane California VI FIPS 0406 Feet Planning Application No. 2023-17
Commercial Design Review No. 2023-05
Zoning Exhibit
R3 - High
Density
Residential
R2 - Medium
Density
Residential
CMU -
Commercial
Mixed Use
C2 - General
Commercial
C2 - General
Commercial

LINCOLN ST

LINNET DR
CANARY
CT

JOY AVE

QUAIL DR

ROBIN DR

NASHLAND AVE

RAVEN DR

RIVERSIDE DR

CODE INFORMATION
ALL CONSTRUCTION TO COMPLY WITH:

LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF LAKEELSINORE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBEDAS FOLLOWS:

SITE DATAACCESSIBILITY GENERAL NOTES:

1. ACCESSIBILITY PLAN DISTINGUISHES BETWEEN ACCESSIBLE ANDINACCESSIBLE ELEMENTS AND NEW AND EXISTING ELEMENTS (CBC11B-402).

FIRE DEPARTMENT NOTES:

ADDRESS: 31681 & 31701 RIVERSIDE DRIVELAKE ELSINORE, CA 92530

1. CONSTRUCTION PERMITS FIRE DEPARTMENT REVIEW:SUBMITTAL OF CONSTRUCTION PLANS TO THE OFFICE OF THEFIRE MARSHAL FOR DEVELOPMENT, CONSTRUCTION,INSTALLATION, AND OPERATIONAL USE PERMITTING WILL BEREQUIRED. FINAL FIRE AND LIFE SAFETY CONDITIONS WILL BEADDRESSED WHEN THE OFFICE OF THE FIRE MARSHALREVIEWS THESE PLANS. THESE CONDITIONS WILL BE BASEDON OCCUPANCY, USE, CALIFORNIA BUILDING CODE (CBC),CALIFORNIA FIRE CODE, AND RELATED COS, WHICH ARE INEFFECT AT THE TIME OF BUILDING PLAN SUBMITTAL.

BUILDING CODE:PLUMBING CODE:ELECTRICAL CODE:
2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA ELECTRIC CODE PERMIT NUMBER:

APN:
2023-17PARCELS 1 AND 2 OF PARCEL MAP NO. 20208, IN THE CITY OF LAKEELSINORE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER PARCELMAP RECORDED IN BOOK 125, PAGE 46, OF PARCEL MAPS, IN THE OFFICEOF THE COUNTY RECORDER OF SAID COUNTY.

MECHANICAL CODE: 2022 CALIFORNIA MECHANICAL CODE2. ACCESSIBLE ROUTES OF TRAVEL USING ------- OR EQUIVALENT SYMBOL(CBC 11B-206.2.1, CBC 11B-206.2.2):
379-381-053, 379-381-054

RIVERSIDE
ENERGY CODE:GREEN BUILDING:FIRE CODE:
2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA GREEN BUILDING CODE2022 CALIFORNIA FIRE CODE (2021 IFC) COUNTY:A. BETWEEN ALL BUILDING EXTERIOR GROUND-FLOOR EXITS AND THEPUBLIC WAY. FIRE HAZARD:

LOT SIZE:

NON-VHFHSZ*THE PROJECT SHALL COMPLY WITH THE DEVELOPMENT STANDARDSAS OUTLINED IN THE THE LEMC B. BETWEEN ACCESSIBLE PARKING SPACES AND BUILDING ORFACILITY ENTRANCES.

FOR CONVEYANCING PURPOSES ONLY: APN 379-381-053 (AFFECTS PARCEL1); 379-381-054 (AFFECTS PARCEL 2) EXISTING: 1.99 ACRES (86,834 S.F.)C.

D.

E.

BETWEEN PASSENGER LOADING ZONES AND BUILDING ORFACILITY ENTRANCES.BETWEEN PUBLIC STREETS OR SIDEWALKS AND BUILDING ORFACILITY ENTRANCES.BETWEEN PUBLIC TRANSPORTATION STOPS AND BUILDING ORFACILITY ENTRANCES.

BUILDING AREAS: BUILDING 1: 12,000 S.F. (EXISTING)BUILDING 2: 13,435 S.F. TOTAL (MODIFIED)(1ST FLOOR): 9,681 S.F.

2. 3.

4. FIRE FLOW SHALL BE DETERMINED BY THE BUILDING OF THESINGLE LARGEST SQUARE FOOTAGE. THE MINIMUM FIREFLOW WILL BE 1500 GPM AT 20 PSI FOR A 2-HOUR DURATION,PER THE 2022 CALIFORNIA FIRE CODE.

ASSURANCE NOTE:THIS LEGAL DESCRIPTION DESCRIBES THE SAME PROPERTY AS DESCRIBED THETITLE REPORT NO. NCS-1133997-ONT1 OF FIRST AMERICAN TITLE INSURANCECOMPANY BEARING AN EFFECTIVE DATE OF JUNE 2, 2022. (2ND FLOOR): 3,754 S.F.*1ST FLR PATIO (COMMON TENANT AREA): 833 S.F.*2ND FLR DECK (COMMON TENANT AREA): 833 S.F.PROPOSED TRASH ENCLOSURE: 287 S.F.

F. BETWEEN ACCESSIBLE BUILDINGS, FACILITIES, ELEMENTS, ANDSPACES ON THE SAME SITE.

PRIOR TO ISSUANCE OF BUILDING PERMITS, THEAPPLICANT/DEVELOPER SHALL PROVIDE THE OFFICE OF THEFIRE MARSHAL WITH ANA APPROVED SITE PLAN FOR FIRELANES AND SIGNAGE. (CFC 501.3) BUILDING HEIGHT: MAX HEIGHT: 45'-0"PROVIDED: ±25'-0"

3. ACCESSIBLE ROUTES SHALL COINCIDE WITH OR BE LOCATED IN THESAME AREA AS GENERAL CIRCULATION PATHS. (CBC 11B-206.3). CONSTRUCTION TYPE: EXISTING: V-B/NON-SPRINKLEREDPROPOSED: V-B/SPRINKLERED

4. WHERE MORE THAN ONE ROUTE OF TRAVEL IS PROVIDED, ALL ROUTESSHALL BE ACCESSIBLE. (CBC 11B-206.2.1).

EACH PARCEL SHALL HAVE INDEPENDENT ACCESS TO THECIRCULATING ROADWAY. SHARED ACCESS SHALL BEDOCUMENTED, AND RECIPROCAL ACCESS AGREEMENTS ORDEDICATED ACCESS SHALL BE ESTABLISHED.

OCCUPANCYS:

SPECIFIC PLAN:

LAND USE:

B

5. MINIMUM 48-INCH-WIDE WALK AND SIDEWALKS. (CBC 11B-403.5.1, CBC11B-406.6).

N/A
EXISTING: COMMERCIAL / RETAIL
EXISTING: C2 (GENERAL COMMERCIAL)

6. MAX RUNNING SLOPE OF EACH WALK AND SIDEWALK DOES NOTEXCEED 5% SLOPE UNLESS RAMP PROVIDED PER (CBC 11B-403.3).

ZONE:SURROUNDING LANDUSE AND ZONING:

NORTH: R1 (SINGLE FAMILY RESIDENTIAL)SOUTH: CMU (COMMERCIAL MIXED USE)EAST: C2 (GENERAL COMMERCIAL)WEST: C2 (GENERAL COMMERCIAL)

7. MAX 2.1% CROSS SLOPE OF EACH ACCESSIBLE ROUTE. (CBC 11B-503.3).8. ACCESSIBLE ROUTE SURFACES OF STABLE, FIRM, AND SLIP-RESISTANTMATERIAL. (CBC 11B-302.1). FAR COVERAGE:

LOT COVERAGE:
22,725 S.F. (26%)MODIFIED BUILDING 29,681 S.F. (1ST FLR)3,754 S.F. (2ND FLR)13,435 S.F. TOTAL

9. FOR WALKS WITH CONTINUOUS GRADIENTS, DIMENSION ON SITEACCESSIBILITY PLAN MINIMUM 5-FOOT-LONG LEVEL RESTRING AREAS ATMAXIMUM 400-FOOT INTERVALS. (CBC 11B-403.7).

BUILDING: 21,968 S.F. (26%)LANDSCAPING: 6,717 S.F. (8%)IMPERVIOUS: 58,149 S.F. (67%)TOTAL: 86,834 S.F. (100%)

10. FOR ABRUPT CHANGES IN LEVEL BETWEEN 1/4 INCH AND 1/2 INCH ONACCESSIBLE ROUTES, DETAIL MAXIMUM 50% BEVELED SLOPE PER CBCFIGURE 11B-303.3. (CBC 11B-303.3).

PARKING: *REFER TO PARKING STUDYEXISTING: 138 STALLSPROPOSED: 135 STALLS (INCLUDING 6 H.C.)

OWNER / APPLICANT
31681 RIVERSIDE DRIVE, LLCRICKY LEIGH28656 OLD TOWN FRONT STREETTEMECULA, CA 92590PHONE: (951) 294-1064E-MAIL: [email protected]

11. FOR ABRUPT CHANGES IN LEVEL GREATER THAN 1/2 INCH ONACCESSIBLE ROUTES, PROVIDE PEDESTRIAN RAMP PER (CBC 11B-303.4).12. ANY GRATES OR SIMILAR OPENINGS LOCATED ON ACCESSIBLE ROUTESAND DETAIL MAXIMUM 1/2-INCH SPACES PER CBC FIGURE 11B-302.3WITH ANY ELONGATED OPENINGS PLACED PERPENDICULAR TODOMINANT DIRECTION OF TRAVEL. (CBC 11B-302.3).

ARCHITECT / EXHIBIT PREPARER
EMPIRE DESIGN GROUP, INC.511 N MAIN STREETLAKE ELSINORE, CA 92530PHONE: (951) 696-1490CELL PHONE: (951) 809-7601E-MAIL: [email protected]: GREGORY HANN, ARCHITECT PARCEL 1P. M. 20208
SEPARATE SUBMITTALS1. UNIFORM SIGN PROGRAM
PROJECT DESCRIPTION:

13. AT ANY ACCESSIBLE ROUTE WITH ADJACENT VERTICAL DROPEXCEEDING 4 INCHES, DETAIL MINIMUM 6-INCH-HIGH WARNING CURB.(CBC 11B-303.5).

1. THE PROJECT INVOLVES (2) PARCELS.14. AT ANY WALK OR SIDEWALK WITH ADJACENT VERTICAL DROPEXCEEDING 30 INCHES, DETAIL MINIMUM 42-INCH-HIGH GUARDRAILWITH OPENINGS NOT ALLOWING PASSAGE OF 4-INCH-DIAMETERSPHERE. (CBC 1-13.1, CBC 1013.2).

2. BUILDINGS 1 AND 2 EXTERIOR FACADE IMPROVEMENTS CONSIST OF;NEW STUCCO, PAINT COLORS, FINISHES, AWNINGS & CANOPIES, ANDEXTERIOR BUILDING LIGHTING.2. BUILDING 1 INTERIOR IMPROVEMENTS CONSIST OF; A NEWAUTOMATIC SPRINKLER SYSTEM.15. AT ANY WALK ENTERING OR ADJOINING VEHICULAR WAYS WITHOUTCURB, RAILING, OR BARRIER SEPARATION, DETAIL CONTINUOUSDETECTABLE WARNING STRIP WITH 36-INCH (ABSOLUTE) DEPTH FORENTIRE LENGTH/WIDTH OF TRANSITION. (CBC 11B-247.1.2.5, CBC11B-705.1.2.5).

3. BUILDING 2 INTERIOR IMPROVEMENTS CONSIST OF; RELOCATING THEEXTERIOR STAIRCASE TO THE INTERIOR, ADA WHEELCHAIR LIFT,MULTI-STALL COMMON AREA RESTROOMS ON THE 2ND FLOOR,COMMON AREA PATIO DECK ON BOTH FLOORS, AND A NEWAUTOMATIC SPRINKLER SYSTEM.

PARCEL 2P. M. 20208

16. DETECTABLE WARNINGS REQUIRED SHALL COMPLY WITH THEFOLLOWING (CBC 11B-705):A. INCLUDING RAISED, TRUNCATED DOMES PER CBC FIGURE11B-705.1:

4. SITE IMPROVEMENTS CONSIST OF; A PATH OF TRAVEL TO PUBLIC RIGHTOF WAY AND THROUGHOUT THE EXISTING CENTER, A PROPOSEDTRASH ENCLOSURE, PARKING LOT CONFIGURATION, ADA PARKING,AC PAVING AND STRIPING, CONCRETE CURBS AND LANDSCAPESTEP-OUTS, NEW LANDSCAPING, NE SITE LIGHTING, AND MODIFIEDDRIVEWAY IMPROVEMENTS. · MINIMUM 0.9-INCH AND MAXIMUM 0.92-INCH BASE DIAMETER· MINIMUM 0.45-INCH AND MAXIMUM 0.47-INCH TOP DIAMETER· 0.20-INCH HEIGHT· MINIMUM 2.3-INCH AND MAXIMUM 2.4-INCH CENTER-TO-CENTERSPACING AND MINIMUM 0.65-INCH BASE-TO-BASE SPACINGEXCEPTION: MINIMUM 1.6-INCH AND MAXIMUM 2.4-INCHCENTER-TO-CENTER SPACING ACCEPTABLE FOR DOMES IN RADIALPATTERN.

5. LOT LINE ADJUSTMENT REQUIRED FOR THE PROPERTY BOUNDARY TOTHE SOUTHWEST AS IT CURRENTLY OVERLAPS THE BUILDING.SHEET INDEX:

17. CURB RAMPS AND FLARED SIDES SHALL NOT PROJECT INTO VEHICULARTRAFFIC LANES, PARKING STALLS, OR PARKING ACCESS AISLES. (CBC11B-406.5.1).

AS 1.0AS 1.1AS 1.2A1.0A 2.0B 1.0

ARCHITECTURAL SITE PLANFUTURE PHASE SITE PLANEXISTING SITE PLAN

18. SURFACES OF CURB RAMPS AND FLARED SIDES SHALL BE STABLE, FIRMAND SLIP-RESISTANT. (CBC 11B-302.1, CBC 11B-405.4, CBC 11B-406.5.4).

BUILDING 1 - PROPOSED FLOOR PLANBUILDING 1 - PROPOSED EXTERIOR ELEVATIONSBUILDING 2 - PROPOSED 1ST FLOOR PLANBUILDING 2 - PROPOSED 2ND FLOOR PLANBUILDING 2 - PROPOSED EXTERIOR ELEVATIONSBUILDING 1 - EXISTING FLOOR PLANBUILDING 2 - EXISTING 1ST FLOOR PLANBUILDING 2 - EXISTING 2ND FLOOR PLANEXISTING BUILDING ELEVATIONS

19. PERPENDICULAR CURB RAMPS PER THE FOLLOWING (CBC 11B-406.2,CBC 11B-406.2.2):

B 1.1B 2.0
EXISTINGBUILDING 112,000 S.F.

A.B.C.

RAMP RUN WITH MAXIMUM 8.3% RUNNING SLOPE.RAMP RUN WITH MAXIMUM 2.1% CROSS SLOPE.WHERE PROVIDED, FLARED SIDES WITH MAXIMUM 10% SLOPE PERCBC FIGURE 11B-406.2.2.

AB 1.0AB 1.1AB 1.2AB 2.0MB 1.0SN 1.0
MATERIALS BOARDSIGNAGE PLAN (UNDER SEPARATE SUBMITTAL)20. LANDINGS SHALL BE PROVIDED AT THE TOP OF CURB RAMPS ANDBLENDED TRANSITIONS (SHOW ON PLANS). THE LANDING CLEAR LENGTHSHALL BE 48 INCHES (1219 MM) MINIMUM. THE LANDING CLEAR WIDTHSHALL BE AT LEAST AS WIDE AS THE CURB RAMP, EXCLUDING ANYFLARED SIDES, OR THE BLENDED TRANSITION LEADING TO THE LANDING.THE SLOPE OF THE LANDING IN ALL DIRECTIONS SHALL BE 1:48MAXIMUM. (CBC 11B-406.5.3).

PHOTOMETRICSHEET 1 SITE LIGHTING PHOTOMETRIC PLANLANDSCAPESHEET 1CONCEPTUAL LANDSCAPE PLAN B N
G H
B N

VICINITY MAP

A R C H I T E C T U RA LSITE PLAN

NOT TO SCALE
SITE AS 1.0

ARCHITECTURAL SITE PLAN

SITE DATAADDRESS: 31681 & 31701 RIVERSIDE DRIVELAKE ELSINORE, CA 92530APN: 379-381-053, 379-381-054PARKING: *REFER TO PARKING STUDYEXISTING: 138 STALLSPROPOSED: 135 STALLS (INCLUDING 4 H.C.)FUTURE PHASE: 123 STALLS (INCLUDING 4 H.C.)*IF AND WHEN RIVERSIDE DRIVE IS EXPANDED TO FULL-WIDTH, THE LANDLORDWILL BE REQUIRED TO REDUCE THE MAXIMUM NUMBER OF DINE-INRESTAURANTS TO THREE (3), INSTEAD OF THE CURRENT PROPOSED FOUR (4).(THIS IS DUE TO THE REDUCED PARKING DURING THE FUTURE PHASE.) MODIFIED BUILDING 29,681 S.F. (1ST FLR)3,754 S.F. (2ND FLR)13,435 S.F. TOTAL PARCEL 1P. M. 20208

QUAIL DRIVE
PARCEL 2P. M. 20208
EXISTINGBUILDING 111,959 S.F.

B N
G H
B N

VICINITY MAP

NOT TO SCALE

F U T U R E P H A S ESITE PLAN
SITE AS 1.1

FUTURE PHASE SITE PLAN

S 53°05'27" E 320.02'
EXISTING BUILDING 29,931 S.F. (1ST FLR)3,906 S.F. (2ND FLR)13,837 S.F. TOTAL PARCEL 1P. M. 20208
BASIS OF BEARINGS'S 53°05'27" E 814.55'
QUAIL DRIVE PARCEL 2P. M. 20208
EXISTINGBUILDING 111,959 S.F.

S 53°05'27" E 346.54' B N
G H
B N

EXI STI NGSITE PLAN
AS 1.2

EXISTING SITE PLAN

LEGEND

BUILDING DATA

UTILITYROOM
(P)FIRERISER
SUITE E/FRETAIL3,351 S.F.

SUITE C/DRESTAURANT4,414 S.F.CUSTOMER AREA = 2,118 S.F. (48%) SUITE ARETAIL2,987 S.F.

SUITE BRETAIL1,207 S.F.

B N
G H
B N
BUILDING 1 - P R O P O S E DF L O O R PLAN
BUILDING 1 - PROPOSED FLOOR PLAN
A 1.0

PROPOSED EAST ELEVATION

PROPOSED NORTH ELEVATION
B N
G H
B NPROPOSED PERSPECTIVE 1 PROPOSED PERSPECTIVE 2
BUILDING 1 - P R O P O S E DE X T E R I OR E L E V A T I ONS A 2.0

LEGEND

BUILDING DATA
SUITE ORESTAURANT1,810 S.F.CUSTOMER AREA 655 S.F. (36%) 2NDFLOORLOBBY
SUITE M / NOFFICE2,665 S.F.PROPOSED PATIO(COMMON TENANTAREA) SUITE G / HRESTAURANT1,925 S.F.CUSTOMER AREA 770 S.F. (40%) SUITE I / JRETAIL1,763 S.F.

SUITE KRETAIL743 S.F.

SUITE LRETAIL730 S.F.
833 S.F.
(P)FIRERISER
B N
G H
B N
BUILDING 2 - P R O P O S E D1ST F L O O R PLAN
BUILDING 2 - PROPOSED 1ST FLOOR PLAN
B 1.0

LEGEND

BUILDING DATA
SUITE PRESTAURANT1,917 S.F.CUSTOMER AREA 770 S.F. (40%) 2NDFLOORLOBBY
SUITE QOFFICE1,294 S.F.

PROPOSED DECK(COMMON TENANTAREA)833 S.F.

WOMENSR.R.

MENSR.R.

B N
G H
B N
BUILDING 2 - P R O P O S E D2ND F L O O R PLAN
BUILDING 2 - PROPOSED 2ND FLOOR PLAN
B 1.1

PROPOSED EAST ELEVATION

PROPOSED SOUTH ELEVATION

PROPOSED WEST ELEVATION
B N
G H
B N
BUILDING 2 - P R O P O S E DE X T E R I OR E L E V A T I ONS B 2.0
PROPOSED PERSPECTIVE 1 PROPOSED PERSPECTIVE 2

LEGEND

UTILITYROOM
SUITE E/FRETAIL3,351 S.F.

SUITE C/DRESTAURANT4,414 S.F.

SUITE ACHURCH2,987 S.F.

SUITE BRETAIL1,207 S.F.

B N
G H
B N
BUILDING 1 - EXISTINGF L O O R PLAN
BUILDING 1 - EXISTING FLOOR PLAN
AB 1.0

LEGEND
SUITE ORESTAURANT1,810 S.F.

SUITE M / NOFFICE2,665 S.F.

SUITE G /HCHURCH1,925 S.F.

SUITE I / JRETAIL1,763 S.F.

SUITE KRETAIL743 S.F.

SUITE LRETAIL730 S.F.

B N
G H
B N
BUILDING 2 - EXISTING1ST F L O O R PLANBUILDING 2 - EXISTING 1ST FLOOR PLAN AB 1.1

LEGEND
SUITE POFFICES3,754 S.F.

B N
G H
B N
BUILDING 2 - EXISTING2ND F L O O R PLANBUILDING 2 - EXISTING 2ND FLOOR PLAN AB 1.2

EXISTING BUILDING 1 EAST ELEVATION
EXISTING BUILDING 1 SOUTH ELEVATION
EXISTING BUILDING 2 EAST ELEVATION
B N
G H
B N

EXISTING BUILDINGE L E V A T I O N S
EXISTING BUILDING 2 NORTH ELEVATION
AB 2.0

TYPICAL FRONT ELEVATION
EXTERIOR FINISHES:

SHADING MATERIALS: WINDOWS LIGHTS
COLOR LEGEND:

RAILING:

B N
G H
B N

M A T E R I ALS B O A R D
MB 1.0

SIGNAGE SUMMARY
AB
RETAIL SIGNAGE CALCULATION: PER 17.196.180BUILDING 1 SIGNAGE FRONTAGE: 180 LINEAR FEETBUILDING 2 SIGNAGE FRONTAGE: 257 LINEAR FEETTOTAL BUILDING SIGNAGE FRONTAGE: 437 LINEAR FEET OPTION ASIGNAGE ALLOWED: 1 S.F. PER 1 LINEAR FOOT OF BUILDING SIGNAGE FRONTAGETOTAL BUILDING SIGNAGE ALLOWED = 437 S.F.TOTAL BUILDING SIGNAGE PROVIDED = 420 S.F.

MODIFIED BUILDING 29,681 S.F. (1ST FLR)3,754 S.F. (2ND FLR)13,435 S.F. TOTAL

OPTION B

ILLUMINATED STOREFRONT SIGN (PROPOSED)
A

AIL DRIVE
A B
EXISTINGBUILDING 112,000 S.F.

ILLUMINATED DOUBLEFACE MONUMENT SIGN (EXISTING) B N
G H
B N

S I G N A G E PLAN(UNDER S E P A R A T E S U B M I TTAL) SN 1.0

SIGNAGE PLAN

K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 235, Tus tin, CA 92780 T .714-832-2116 F.949-266-5875 Email: [email protected]

May 23, 2024

Gregory S. Hann, Architect
Empire Design Group, Inc.
511 N. Main Street
Lake Elsinore, CA 92530

Re: Parking Analysis- Lak e Elsinore Plaza Renovation 31701 & 31681 Riverside Drive, Lake Elsinore

Dear Gregory,

Per your request, we have prepared this parking analysis and fo r the renovation project of Lake Elsinore Plaza . This letter presents out method ologies and findings.

PROJECT INFORMATION
Lake Elsinore Plaza is an existing commercial center located at 31701 & 31681 Riverside Drive in the City of Lake Elsinore. The site consists of two existing commercial buildings: 11,959 sq. ft. in Building One and 13,435 sq. ft. in Building Two. Upon project completion, th e site will provide a total of 135 spaces, including six (6) accessible spaces. The proposed site plan is shown in Exhibit 1 .

This renovation and tenant impr ovement project includes aesthet ics improvements and functionality adjustments f or both buildings. The proposed floor plan for Building One is shown in Exhibit 2 . The proposed floor plan of Building Two for the ground and second floors are shown in Exhibits 3 and 4 , respectively.

According to the City of Lake Elsinore, the future widening of Riverside Drive may result in a loss of 13 parking spaces due to a required dedicat ion of 10-foot Right- of-Way along Riverside Drive to achieve the ultimate half-stree t width of 60 feet.

Such future widening is not a part of this development and does not concern this parking analysis. Nonetheless, t he future dedication of Right-o f-Way is illustrated in Exhibit 5 .

APPROVED
NRL 6/4/24
Parking Analysis for Lake Elsinore Plaza May 23, 2024
31701 & 31681 Riverside Drive, Lake Elsinore Page 2 of 4

K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tus tin, CA 92780 T .714-832-2116 F.949-266-5875 Email: [email protected]

EXISTING AND FUTURE TENANTS
Rhema Word Ministries in Suite A and Encouragement Church in Su ites G/H will move out and not renew their leases. All other existing tenants a r e e x p e c t e d t o remain in place. The complete list of existing tenants and vaca nt units is shown in Exhibit 6 .

Upon project completion, Suite A will be repurposed for retail use, and Suite G/H will be repurposed for restaurant use. Suite P is currently a v acant office on the second floor of Building Two will be split into two units for r estaurant use (1,917 sq. ft. in Suite P) and office use (1,295 sq. ft. in Suite Q). The list of future tenants and proposed uses can be found in Exhibit 7 .

PARKING CALCULATION
According to Lake Elsinore Municipal Code, the parking requirem ent for commercial uses including office and retail is one parking spac e for 250 square feet of gross floor area. The parking requirement for restaurant and o t h e r e a t i n g , drinking, and food establishments is one space for each 45 squa re feet of customer area, plus one space for each 200 square feet of non-customer a rea. Parking calculation of existing and future tenants can be found in E x h i b i t s 6 a n d 7, respectively.

TIME-OF-DAY FACTOR
The study applied shared parking methodology with time-of-day f actors derived from the published data of “ Shared Parking, Third Edition ” by Urban Land Institute (ULI). Time-of-day factors are applied future tenants and vacan t units to determine the hourly parking demands for weekday and weekend, as shown in Exhibit 8 . The projected peak parking utilizati on of future tenants and vacant units is 61 spaces on weekday at 12:00 PM and 58 space s on weekends at 2:00 PM.

Parking Analysis for Lake Elsinore Plaza May 23, 2024
31701 & 31681 Riverside Drive, Lake Elsinore Page 3 of 4

K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tus tin, CA 92780 T .714-832-2116 F.949-266-5875 Email: [email protected]

PARKING SURVEY
In order to observe actual parkin g usage by existing tenants, t he study conducted field observations at the subject commercial center on Thursday , December 12, 2023 and Saturday, December 14, 2023. P arked vehicles were coun ted hourly during the business hours from 11 AM to 7 PM. It is noted that Encoura gement Church (Suite G/H) and Rhema Word Minis tries (Suite A) are not open at the time of survey.

Based on our observations, parking usage in the weekends is app arently higher than the typical weekday. Peak parki ng took place on weekdays at 7 P M with 32 spaces occupied, and Saturday at 6 PM with 75 spaces occupied among th e capacity of 135 spaces. The peak parking usage was equivalent to 56% of the par king capacity.

Complete survey can be found in Appendix A .

EMPIRICAL PARKING DEMAND
The empirical parking demands of existing and future tenants, i ncluding vacant units, for weekday and weekend are illustrated in E x h i b i t s 9 & 1 0 , respectively.

The empirical peak parking dema nd at the subject plaza is antic ipated to be 83 spaces on weekday at 7:00 PM, and 132 spaces on Saturday at 6:0 0 PM. As a worst case scenario, the project site is anticipated to have an empir ical parking surplus of three (3) spaces as shown in Table 1 .

Table 1. Empirical Parking Demand
Peak Parking Usage
Parking
Demand
Parking
Percentage Note
Existing Tenants 75 56% Peak parking at 6 PM Saturday
Additional Demand 57 42%
Restaurant, Retail, and Office Uses by
future tenants a nd vacant units
Overall Empirical Demand 132 98%
Parking Capacity 135 100%
Parking Surplus + 3

Parking Analysis for Lake Elsinore Plaza May 23, 2024
31701 & 31681 Riverside Drive, Lake Elsinore Page 4 of 4

K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tus tin, CA 92780 T .714-832-2116 F.949-266-5875 Email: [email protected]

PARKING SUFFICIENCY
Upon project completion, the site will provide a total of 135 p arking spaces, including six (6) ADA accessible spaces, sufficient to accommod ate the empirical parking demand of all uses with a parking surplus of three spac es. The project is not expected to result in parki ng overflow onto public streets.

Regards,

K2 Traffic Engineering, Inc.

Jende Kay Hsu, P.E., T.E.

California License # TR2285

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EXHIBIT 1. PROPOSED SITE PLAN
68,7($
5(7$,/

6)
6
68,7(%
5(7$,/
6)
6
68,7(&'
5(67$85$17
6)
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5,6(5
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/$.((/6,125(3/$=$
 5,9(56,'('5
352326('67)/2253/$1
/(*(1'
6,7('$7$

EXHIBIT 2. FLOOR PLAN - BUILDING ONE

SUITE G / H

RESTAURANT
1,925 S.F.

CUSTOMER AREA 770 S.F. (40%)
23 S

SUITE I/ J
RETAIL
1,470 S.F.
7 S

SUITE K
RETAIL
743 S.F.
3 S

SUITE L
RETAIL
730 S.F.
3 S

SUITE M / N
RETAIL
2,665 S.F.
11 S

SUITE O

RESTAURANT
1,810 S.F.

CUSTOMER AREA 655 S.F. (36%)
15 S + 4 S
TENANT
COMMON
SPACE
(833 S.F.)
FIRE
RISER

LOBBY AREA
(338 S.F.)
PROPOSED BUILDING 2

FIRST FLOOR PLAN
B 1.0
BN
GH
BN
LAKE ELSINORE, CA 92530

LAKE ELSINORE PLAZA
31701 & 31681 RIVERSIDE DR.

PROPOSED 1ST FLOOR PLAN
LEGEND
1 2
3/29/2024 11:40:20 AM, design
EXHIBIT 3. FLOOR PLAN- BUILDING TWO, 1ST FLOOR

SUITE P

RESTAURANT
1,917 S.F.

CUSTOMER AREA 770 S.F. (40%)

SUITE Q
OFFICE
1,294 S.F.
(COMMON

TENANT AREA)
543 S.F.

PROPOSED DECK
(COMMON TENANT
AREA)
833 S.F.

MENS
R.R.

WOMENS
R.R.
2ND
FLOOR
LOBBY
BUILDING 2 - PROPOSED
2ND FLOOR PLAN
B 1.1
BN
GH
BN
LAKE ELSINORE, CA 92530

LAKE ELSINORE PLAZA
31701 & 31681 RIVERSIDE DR.

BUILDING 2 - PROPOSED 2ND FLOOR PLAN
LEGEND

BUILDING DATA
EXHIBIT 4. FLOOR PLAN- BUILDING TWO, 2ND FLOOR
SUITE ARETAIL2,987 S.F.
12 S
SUITE BRETAIL1,207 S.F.
5 S

SUITE C/DRESTAURANT
4,414 S.F.

CUSTOMER AREA = 2,118 S.F. (48%)
47 S + 8 S
SUITE E/FRETAIL3,351 S.F.
14 S

UTILITYROOM

FIRERISER

EXISTING
BUILDING 1
11,595 S.F.

SUITE G / H

RESTAURANT
1,925 S.F.

CUSTOMER AREA 770 S.F. (40%)
23 S

SUITE I/ JRETAIL
1,470 S.F.
7 S

SUITE K
RETAIL
743 S.F.
3 S

SUITE LRETAIL
730 S.F.
3 S

SUITE M / N
RETAIL
2,665 S.F.
11 S

SUITE O

RESTAURANT
1,810 S.F.

CUSTOMER AREA 655 S.F. (36%)
15 S + 4 S

TENANTCOMMON
SPACE(833 S.F.)
FIRE
RISER

LOBBY AREA
(338 S.F.)
EXISTING BUILDING 2
9,681 S.F. (1ST FLR)
3,754 S.F. (2ND FLR)
13,435 S.F. TOTAL
PARCEL 2
P.M. 20208
PARCEL 1
P.M. 20208

QUAIL DRIVE

RIVERSIDE DRIVE
100' WIDE PUBLIC ROAD
CL
60' WIDE PUBLIC ROAD
CL

QUAIL DRIVE

FUTURE PHASE

SITE PLAN
AS 1.1

FUTURE PHASE SITE PLAN

VICINITY MAP

SITE DATA
PARKING:

BN
GH
BN
LAKE ELSINORE, CA 92530

LAKE ELSINORE PLAZA
31701 & 31681 RIVERSIDE DR.

NOT TO SCALE
SITE
EXISTING: 138 STALLS
PROPOSED: 135 STALLS (INCLUDING 4 H.C.)
FUTURE PHASE: 123 STALLS (INCLUDING 4 H.C.)
2 *IF AND WHEN RIVERSIDE DRIVE IS EXPANDED TO FULL-WIDTH, THE LANDLORD

WILL BE REQUIRED TO REDUCE THE MAXIMUM NUMBER OF DINE-IN RESTAURANTS TO THREE (3), INSTEAD OF THE CURRENT PROPOSED FOUR (4). (THIS IS DUE TO THE REDUCED PARKING DURING THE FUTURE PHASE.) ADDRESS: 31681 & 31701 RIVERSIDE DRIVE
LAKE ELSINORE, CA 92530
APN: 379-381-053, 379-381-054
EXHIBIT 5. FUTURE SITE PLAN (AFTER LAND DEDICATION)
Exhibit 6. List of Existing Tenants
Prepared 5/23/2024
Suite Tenant Name Use
GFA
(Sq. Ft.) Business Hours Parking Ratio
Req'd
Parking

BUILDING ONE
A Rhema World Ministries Church 2,987 Worship Services on Sunday See Note 2 46.9 B AP Beauty Supplies Retail 1,207 9 am - 6 pm, daily. Closed Tuesday 1 per 250 sf 4.8 C/D 74 Cantina Mexican Cuisine Restaurant 4,414 M-F 10am- 11pm; Sat, Sun: 10am- 11:30pm See Note 1 52.5 E/F All-Pro Engine & Mower Supply Retail 3,351 M-F 7:30am- 5pm 1 per 250 sf 13.4 Building One Total 11,959 Sub-Total 117.6

BUILDING TWO
G/H Encouragement Church Church 1,925 Worship Services on Sunday See Note 2 30.3 I/J Aero Delivery, Inc. Retail 1,763 24/7 1 per 250 sf 7.1 K Dreamcatchers Photography Retail 743 M-W 9am - 5:30pm, Sat, Sun 9am-2pm 1 per 250 sf 3.0 L Vacant Retail 730 N/A 1 per 250 sf 2.9
M/N VIP Best Insurance Agency Office 2,665 M-F, 10:30 am - 5:30 pm 1 per 250 sf 10.7 O Pizza Bowl Restaurant 1,810 Wed-Mon, 11 am - 9 pm, Tue, 3 - 9 pm See Note 1 21.5 P Vacant Office 3,754 N/A 1 per 250 sf 15.0
Building Two Total 13,390 Sub-Total 90.5
Overall Leasable Space 25,349 Overall Parking Demand 208.1 Round Up 209
Current church tenants in Suites A & G/H will not renew leases as shown in green Vacant units are shown in orange
Note 1: One space for each 45 square feet of customer area, plus one space for each 200 square feet of non-customer area. Gross floor area includes 40% customer area and 60% non- customer area.

Note 2: One space per each three seats, or one space per 21 sq. ft. of assembly floor area. Church assembly area estimated at 35% of the gross floor area Exhibit 7. List of Future Tenants
Prepared 5/23/2024
Suite Tenant Name Proposed Use
GFA
(Sq. Ft.) Business Hours Parking Ratio
Req'd
Parking

BUILDING ONE
A Commercial TBD Retail 2,987 TBD 1 per 250 sf 11.9
B AP Beauty Supplies Retail 1,207 9 am - 6 pm, daily. Closed Tuesday 1 per 250 sf 4.8 C/D 74 Cantina Mexican Cuisine Restaurant 4,414 M-F 10am- 11pm; Sat, Sun: 10am- 11:30p m See Note 1 52.5 E/F All-Pro Engine & Mower Supply Retail 3,351 M-F 7:30am- 5pm 1 per 250 sf 13.4 Building One Total 11,959 Sub-Total 82.6

BUILDING TWO
G/H Restaurant TBD Restaurant 1,925 TBD See Note 1 22.9 I/J Aero Delivery, Inc. Retail 1,763 24/7 1 per 250 sf 7.1 K Dreamcatchers Photography Retail 743 M-W 9am - 5:30pm, Sat, Sun 9am-2pm 1 per 250 sf 3.0 L Commercial TBD Retail 730 TBD 1 per 250 sf 2.9
M/N VIP Best Insurance Agency Office 2,665 M-F, 10:30 am - 5:30 pm 1 per 250 sf 10.7 O Pizza Bowl Restaurant 1,810 Wed-Mon, 11 am - 9 pm, Tue, 3 - 9 pm See Note 1 21.5 P Restaurant TBD Restaurant 1,917 TBD See Note 1 22.8
Q Commercial TBD Office 1,294 TBD 1 per 250 sf 5.2
Building Two Total 12,847 Sub-Total 96
Overall Leasable Space 24,806 Overall Parking Demand 178.7 Round Up 179
New tenants in Suites A & G/H replacing church uses are shown in green Vacant units are shown in orange
Note 1: One space for each 45 square feet of customer area, plus one space for each 200 square feet of non-customer area. Gross floor area includes 40% customer area and 60% non-customer area.

Note 2. Current Suite P will be converted into Suites P and Q plus a common space of 543 sq. ft.

Exhibit 8. Time-of-Day Factors for Future Tenants and Vacant Units 11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM

WEEKDAY
90% 100% 90% 50% 45% 45% 75% 80% 80%
41 46 41 23 21 21 34 37 37
60% 75% 100% 100% 95% 85% 85% 85% 90%
9 1 11 51 51 41 31 31 31 3
100% 85% 85% 95% 95% 85% 60% 25% 15%
544554311
55 61 60 43 40 38 50 51 51

WEEKEND
65% 85% 90% 95% 95% 90% 95% 100% 95%
30 39 41 43 43 41 43 46 43
90% 95% 100% 100% 95% 90% 80% 75% 70%
13 14 15 15 14 13 12 11 10
0% 0% 0% 0% 0% 0% 0% 0% 0%
000000000
43 53 56 58 57 54 55 57 53
1 Restaurant use includes Suites G/H and P
2 Retail use includes Suites A and L
3 Office use includes Suite Q
4 Hourly demand is rounded up to the next whole number
Hourly Demand 4
Use
GFA
(Sq. Ft.)
Maximum
Parking
Demand
Office 3 5.2
Office 3 5.2
Resturant 1 45.7
Retail 2 14.8
3,842
3,717
1,294
3,842
3,717
1,294

WEEKEND TOTAL

WEEKDAY TOTAL
Resturant
1 45.7
Retail 2 14.8
80 100
120
140 Demand
Exhibit 9. Project Parking Demand - Thursday
Project
Existing Tenant 31701 Riverside Drive, Lake Elsinore
K2 Traffic Engineerng, Inc.

Survey: Thursday 12/14/2023
Capacity = 135
Overal Parking
Demand = 83
0 20
40 60
11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM
Parking
D
Time
Existing Tenant
Peak Parking =32
at 7 PM
Future Tenant = 51
at 7 PM
80 100
120
140 Demand
Exhibit 10. Project Parking Demand - Saturday
Project
Existing Tenant 31701 Riverside Drive, Lake Elsinore
K2 Traffic Engineerng, Inc.

Survey: Saturday 12/16/2023
Capacity = 135
Future Tenant = 57
at 6 PM
Overal Parking
Demand = 132
0 20
40 60
11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM
Parking
D
Time
Existing Tenant
Peak Parking =75
at 6 PM
P6643 Lake Elsinore Plaza Parking Date: 12/14/2023
31701 Riverside Drive, Lake Elsinore Day: Thursday
By: Danny C.

Area A B C D E F G Total
Capacity 15 15 20 25 20 12 28 135
Handicap
Included 0101300 5
1 1 : 0 0 A M 0006310 1 0
1 2 : 0 0 P M 0117110 1 1
1 : 0 0 P M 0416611 1 9
2 : 0 0 P M 0436710 2 1
3 : 0 0 P M 0323610 1 5
4:00 PM 1 6 1 3 5 1 0 17
APPENDIX A. PARKING SURVEY - THURSDAY
4:00 PM 1 6 1 3 5 1 0 17
5 : 0 0 P M 0333810 1 8
6 : 0 0 P M 2723910 2 4
7 : 0 0 P M 1 1 4 34910 3 2 *
Existing peak demand occurred at 7:00 PM MAX = 32
K2 Traffic Engineering, Inc.

P6643 Lake Elsinore Plaza Parking Date: 12/16/2023
31701 Riverside Drive, Lake Elsinore Day: Saturday
By: Danny C.

Area A B C D E F G Total
Capacity 15 15 20 25 20 12 28 135
Handicap
Included 0101300 5
1 1 : 0 0 A M 0208610 1 7
1 2 : 0 0 P M 0019710 1 8
1 : 0 0 P M 0028610 1 7
2 : 0 0 P M 1045410 1 5
3 : 0 0 P M 1012310 8
4:00 PM 1 2 3 1 3 1 0 11
APPENDIX A. PARKING SURVEY - SATURDAY
4:00 PM 1 2 3 1 3 1 0 11
5 : 0 0 P M 37 1 1 5810 3 5
6 : 0 0 P M 5 1 51 61 91 9 1 0 7 5 *
7 : 0 0 P M 4 1 51 81 71 9 1 0 7 4
Existing peak demand occurred at 6:00 PM MAX = 75
K2 Traffic Engineering, Inc.

APPENDIX A. PARKING SURVEY MAP

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 August 20, 2024, 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. 2023-17 (Lakefront Plaza Revitalization): A request by Richard Leigh, Fluid and Fare, requesting approval of Commercial Design Review (CDR No. 2023-05) for exterior building and related site improvements for the existing Lakefront Plaza commercial center.

Proposed improvements include a new façade for the existing buildings, new landscaping, and a small reduction in square footage. No new square footage or new buildings are proposed. The proposed request also includes a parking reduction. The project site is located on an approximately 1.99-acre site within the General Commercial (C-2) District at 31681 and 31701 Riverside Drive (APNs: APNS: 379-381-053 & 379-381-054).

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 [email protected].

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) 674-3124 ext. 297. 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 [email protected] or (951) 674-3124, ext. 916.

Damaris Abraham,
Community Development Director

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: 0011685906
FILE NO. 0011685906

PROOF OF PUBLICATION
I am a citizen of the United States. I
am over the age of eighteen years and
not party to or interested in the above-
entitled matter. I am an authorized
representative of THE PRESS-
ENTERPRISE, a newspaper of general
circulation, printed and published daily
in the County of Riverside, and which
newspaper has been adjudicated a
newspaper of general circulation by the
Superior Court of the County of
Riverside, State of California, under
date of April 25, 1952, Case Number
54446, under date of March 29, 1957,
Case Number 65673, under date of
August 25, 1995, Case Number
267864, and under date of September
16, 2013, Case Number RIC 1309013;
that the notice, of which the annexed is
a printed copy, has been published in
said newspaper in accordance with the
instructions of the person(s) requesting
publication, and not in any supplement
thereof on the following dates, to wit:
08/10/2024
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.

Date: August 10, 2024.

At: Riverside, California
______________
Signature
PC NOPH PA 2023-14 (Lakefront Plaza) - Page 1 of 1

Laura Emerson 05-24-2024
Laura Emerson
Laura Emerson
Employee Express Mapping
4000 Barranca Pkwy #250, Irvine CA 92604
949-771-0051
05/24/2024

379-120-001 379-120-009 379-120-012

WESSELINK FAMILY TRUST DATED LAKE PARK RV RESORT
900 SKOKIE BLVD
NORTHBROOK IL 60062

FOODMAKER INC
26400 LA ALAMEDA #207
MISSION VIEJO CA 92691
26400 LA ALAMEDA #207
MISSION VIEJO CA 92691
379-132-020 379-132-021 379-132-022

SAUL DELACRUZ
16525 JOY ST
LAKE ELSINORE CA 92530
ZHENG JING 2014 TRUST
20739 LYCOMING ST #84
DIAMOND BAR CA 91789

STEVE J THOMPSON
34217 MAZARINE DR
TEMECULA CA 92592
379-132-023 379-132-024 379-132-025

GERMANIA CELAYA
16533 JOY ST

VERONICA MENDOZA
16537 JOY ST

P THANGARATRAM D LALANI
35 LONG VIEW RD
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530 COTO DE CAZA CA 92679 379-132-031 379-132-032 379-132-033

ARAMPATH GUNAWARDHANA
4521 CAMPUS DR #377
IRVINE CA 92612

STEVE THOMPSON
34217 MAZARINE DR
TEMECULA CA 92592

WHYTNE GUSTAFSON
16547 JOY ST
LAKE ELSINORE CA 92530
379-132-034 379-132-035 379-171-046

STEVEN S REDEN
3763 EL LADO DR
GLENDALE CA 91208

CIRCLE K STORES INC
255 E RINCON #100
CORONA CA 92879

CARLOS DELAPUENTE
15047 EUREKA ST
LAKE ELSINORE CA 92530
379-171-047 379-171-048 379-171-049

JORGE RAMOS
3588 RAVEN DR
LAKE ELSINORE CA 92530

MARTIN CORTES
18670 CHIPPEWA RD
LAKE ELSINORE CA 92532

WARREN D GADDY
4642 KIMBERWICK CIR
IRVINE CA 92604
379-171-050 379-171-051 379-171-052

NORINE E MAY
29880 LONGHORN DR
CANYON LAKE CA 92530

RICARDO P AVALOS
3568 RAVEN DR
LAKE ELSINORE CA 92530

LYSAH COLEMAN
3560 RAVEN DR
LAKE ELSINORE CA 92530
379-171-053 379-171-054 379-171-055

WEI LIANG
1005 HOLIDAY DR
WEST COVINA CA 91791

DANIEL CALAS
772 ROBIN DR
LAKE ELSINORE CA 92530
FLORES FAMILY TRUST 10/3/2023
16919 BELL AVE
LAKE ELSINORE CA 92530
379-171-056 379-171-084 379-171-085

ANGEL S GUTIERREZ JOSE
782 ROBIN DR
LAKE ELSINORE CA 92530

BROOKSTONE LANDING INC
171 B AVENIDA VAQUERO
SAN CLEMENTE CA 92672

BROOKSTONE LANDING INC
171 B AVENIDA VAQUERO
SAN CLEMENTE CA 92672
379-180-005 379-192-004 379-192-023

TOM CHEN TOM CHEN YAN HOEUNG
15155 CAMPHOR WAY
LAKE ELSINORE CA 92530
15155 CAMPHOR WAY
LAKE ELSINORE CA 92530
15155 CAMPHOR WAY
LAKE ELSINORE CA 92530

379-192-025 379-381-006 379-381-007
TOM CHEN 3600 NASHLAND TRUST UTD 3580 NASHLAND TRUST UTD 15155 CAMPHOR WAY
LAKE ELSINORE CA 92530
427 E 17TH ST #744
COSTA MESA CA 92627
427 E 17TH ST #F
COSTA MESA CA 92627
379-381-008 379-381-009 379-381-010

IGMIDIO YARANON
3581 NASHLAND AVE #D
LAKE ELSINORE CA 92530
3438 NASHLAND TRUST UTD 3541 NASHLAND TRUST UTD
427 E 17TH ST #F
COSTA MESA CA 92627
427 E 17TH ST #F
COSTA MESA CA 92627
379-381-011 379-381-012 379-381-019

ALICE YARANON
3581 NASHLAND AVE #D
LAKE ELSINORE CA 92530

IGMIDIO R YARANON
3581 NASHLAND AVE #D
LAKE ELSINORE CA 92530

LAKE FRONT PARK VIEW PLAZA
P O BOX 217
MONTEREY PARK CA 91754
379-381-023 379-381-024 379-381-025

WARREN D GADDY
4642 KIMBERWICK CIR
IRVINE CA 92604

JOSE D ROMERO
562 QUAIL DR
LAKE ELSINORE CA 92530

EDWARD THANGARATNAM
35 LONG VIEW RD
TRABUCO CANYON CA 92679
379-381-026 379-381-027 379-381-028
WHITE FAMILY REVOCABLE 2020 SILVINO NEGRETE
15923 GEORGIA AVE
PARAMOUNT CA 90723

SILVINO NEGRETE
15923 GEORGIA AVE
PARAMOUNT CA 90723
654 S OAK TREE DR
COVINA CA 91723
379-381-029 379-381-030 379-381-031

LAURO T VASQUEZ
348 LAURA LAKE DR
LAKE ELSINORE CA 92530

GUI ZHU CHEN
592 QUAIL DR
LAKE ELSINORE CA 92530

GOLDEN BLACK
1101 CALIFORNIA AVE #201A
CORONA CA 92881
379-381-045 379-381-046 379-381-047

ALFONSO BARAJAS
534 QUAIL DR
LAKE ELSINORE CA 92530

WEI LIANG
1005 HOLIDAY DR
WEST COVINE CA 91791
WHITE FAMILY REVOCABLE 2020
654 S OAK TREE DR
COVINA CA 91723
379-381-048 379-381-049 379-381-050

FELIX ROCHA LUNA
522 QUAIL DR

RICHARD GALL
514 QUAIL DR

MOISES FERREYRA
512 QUAIL DR
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530 379-381-051 379-381-053 379-381-054

DAVID K KIDD BARRON
504 QUAIL DR
LAKE ELSINORE CA 92530
31681 RIVERSIDE DRIVE LLC
28656 OLD TOWN FRONT ST
TEMECULA CA 92590
31681 RIVERSIDE DRIVE LLC
28656 OLD TOWN FRONT ST
TEMECULA CA 92590
379-382-025 379-382-026 379-382-027

MARIA APARICIO
595 QUAIL DR
LAKE ELSINORE CA 92530
LEUNG FAMILY TRUST 2007 DATED MS BORROWER TAH
1508 BROOKHOLLOW DR
SANTA ANA CA 92705
1605 S FREMONT AVE
ALHAMBRA CA 91803

379-382-028 379-382-029 379-382-030

TRINIDAD GUTIERREZ
583 QUAIL DR

ELY I CASTILLO RON
575 QUAIL DR

KAYLA MARIE RAMIREZ
553 QUAIL DR
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530 379-382-031 379-382-032 379-382-033

ESTELA ELIZABETH MACHADO GOMEZ LIVING TRUST
543 QUAIL DR

GISELA GUTIERREZ
535 QUAIL DR545 QUAIL DR
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530LAKE ELSINORE CA 92530 379-382-034 379-382-035 379-382-036

EDWARD THANGARATNAM
35 LONG VIEW RD

FRANCISCO RAMIREZ
525 QUAIL DR

SURAWEERA SHANTHA &
11 LAS FIERAS
TRABUCO CANYON CA 92679 LAKE ELSINORE CA 92530 RANCHO SANTA MARG CA 92688 379-382-037 379-382-038 379-382-039

PEREZ JORGE & EVA PEREZ LAURIE K SAFREED
513 QUAIL DR

LYNDA M KRISKO
505 QUAIL DR515 QUAIL DR
LAKE ELSINORE CA 92530 LAKE ELSINORE CA 92530LAKE ELSINORE CA 92530

1 APN Name Address City State Zip
379-120-001 Wesselink Family Trust
379-120-009 Lake Park Rv Resort
379-120-012 Foodmaker Inc
379-132-020 Saul Delacruz
26400 La Alameda #207
900 Skokie Blvd
26400 La Alameda #207
16525 Joy St
20739 Lycoming St #84
34217 Mazarine Dr
16533 Joy St
Mission Viejo
Northbrook
Mission Viejo
Lake Elsinore
Diamond Bar
Temecula
Lake Elsinore
Lake Elsinore
Coto De Caza
Irvine
CA
IL
92691
60062
92691
92530
91789
92592
92530
92530
92679
92612
92592
92530
91208
92879
92530
92530
92532
92604
92530
92530
92530
91791
92530
92530
92530
92672
92672
92530
92530
92530
92530
92627
92627
92530
92627
92627
92530
92530
91754
92604
92530
92679
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
379-132-021 Zheng Jing 2014 Trust
379-132-022 Steve J Thompson
379-132-023 Germania Celaya
379-132-024 Veronica Mendoza
379-132-025 P Thangaratram D Lalani
379-132-031 Arampath Gunawardhana
379-132-032 Steve Thompson
379-132-033 Whytne Gustafson
379-132-034 Steven S Reden
379-132-035 Circle K Stores Inc
379-171-046 Carlos Delapuente
379-171-047 Jorge Ramos
379-171-048 Martin Cortes
379-171-049 Warren D Gaddy
379-171-050 Norine E May
379-171-051 Ricardo P Avalos
379-171-052 Lysah Coleman
379-171-053 Wei Liang
16537 Joy St
35 Long View Rd
4521 Campus Dr #377
34217 Mazarine Dr
16547 Joy St
Temecula
Lake Elsinore
Glendale3763 El Lado Dr
255 E Rincon #100
15047 Eureka St
3588 Raven Dr
18670 Chippewa Rd
4642 Kimberwick Cir
29880 Longhorn Dr
3568 Raven Dr
3560 Raven Dr
1005 Holiday Dr
772 Robin Dr
16919 Bell Ave
Corona
Lake Elsinore
Lake Elsinore
Lake Elsinore
Irvine
Canyon Lake
Lake Elsinore
Lake Elsinore
West Covina
Lake Elsinore
Lake Elsinore
Lake Elsinore
San Clemente
San Clemente
Lake Elsinore
Lake Elsinore
Lake Elsinore
Lake Elsinore
Costa Mesa
Costa Mesa
Lake Elsinore
Costa Mesa
Costa Mesa
Lake Elsinore
Lake Elsinore
Monterey Park
Irvine
379-171-054 Daniel Calas
379-171-055 Flores Family Trust 10/3/2023
379-171-056 Angel S Gutierrez Jose
379-171-084 Brookstone Landing Inc
379-171-085 Brookstone Landing Inc
379-180-005 Tom Chen
379-192-004 Tom Chen
379-192-023 Yan Hoeung
379-192-025 Tom Chen
379-381-006 3600 Nashland Trust Utd 04/14/2020 427 E 17th St #744 379-381-007 3580 Nashland Trust Utd 04/14/2020 427 E 17th St #F 782 Robin Dr
171 B Avenida Vaquero
171 B Avenida Vaquero
15155 Camphor Way
15155 Camphor Way
15155 Camphor Way
15155 Camphor Way
379-381-008 Igmidio Yaranon
379-381-009 3438 Nashland Trust Utd 04/14/2020 427 E 17th St #F 3581 Nashland Ave #D
379-381-010 3541 Nashland Trust Utd 4/14/20
379-381-011 Alice Yaranon
379-381-012 Igmidio R Yaranon
379-381-019 Lake Front Park View Plaza Inc
379-381-023 Warren D Gaddy
427 E 17th St #F
3581 Nashland Ave #D
3581 Nashland Ave #D
P O Box 217
4642 Kimberwick Cir
562 Quail Dr379-381-024 Jose D Romero
379-381-025 Edward Thangaratnam
Lake Elsinore
Trabuco Canyon35 Long View Rd
3880

2 379-381-026 White Family Revocable 2020 Trust 654 S Oak Tree Dr Covina CA CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
91723
90723
90723
92530
92530
92881
92530
91791
91723
92530
92530
92530
92530
92590
92590
92530
91803
92705
92530
92530
92530
92530
92530
92530
92679
92530
92688
92530
92530
92530
379-381-027 Silvino Negrete
379-381-028 Silvino Negrete
379-381-029 Lauro T Vasquez
379-381-030 Gui Zhu Chen
15923 Georgia Ave
15923 Georgia Ave
348 Laura Lake Dr
592 Quail Dr
Paramount
Paramount
Lake Elsinore
Lake Elsinore
379-381-031 Golden Black 1101 California Ave #201A Corona 379-381-045 Alfonso Barajas 534 Quail Dr Lake Elsinore
West Covine
Covina
Lake Elsinore
Lake Elsinore
Lake Elsinore
Lake Elsinore
379-381-046 Wei Liang 1005 Holiday Dr
654 S Oak Tree Dr
522 Quail Dr
379-381-047 White Family Trust
379-381-048 Felix Rocha Luna
379-381-049 Richard Gall 514 Quail Dr
379-381-050 Moises Ferreyra
379-381-051 David K Kidd Barron
379-381-053 31681 Riverside Drive Llc
379-381-054 31681 Riverside Drive Llc
379-382-025 Maria Aparicio
512 Quail Dr
504 Quail Dr
28656 Old Town Front St Temecula
28656 Old Town Front St Temecula
595 Quail Dr Lake Elsinore
Alhambra
Santa Ana
379-382-026 Leung Family Trust
379-382-027 Ms Borrower Tah
379-382-028 Trinidad Gutierrez
379-382-029 Ely I Castillo Ron
379-382-030 Kayla Marie Ramirez
379-382-031 Estela Elizabeth Machado Pineda
379-382-032 Gomez Living Trust
379-382-033 Gisela Gutierrez
379-382-034 Edward Thangaratnam
379-382-035 Francisco Ramirez
379-382-036 Suraweera Shantha & Bernadette
379-382-037 Perez Jorge & Eva Perez
379-382-038 Laurie K Safreed
379-382-039 Lynda M Krisko
1605 S Fremont Ave
1508 Brookhollow Dr
583 Quail Dr
575 Quail Dr
553 Quail Dr
545 Quail Dr
543 Quail Dr
535 Quail Dr
35 Long View Rd
525 Quail Dr
Lake Elsinore
Lake Elsinore
Lake Elsinore
Lake Elsinore
Lake Elsinore
Lake Elsinore
Trabuco Canyon
Lake Elsinore
11 Las Fieras
515 Quail Dr
513 Quail Dr
Rancho Santa Marg CA
Lake Elsinore
Lake Elsinore
Lake Elsinore
CA
CA
CA505 Quail Dr
3880