REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Jason Simpson, City Manager
Prepared by:Damaris Abraham, Community Development Director Date:July 8, 2025
Subject: Notice of Decision - Planning Commission Approval of Planning Application No. 2021-34 (Evergreen/Dutch Bros) for a Commercial Design Review and Amendment to Conditional Use Permit No. 2021-12 for a New 980 Sq. Ft.
Drive-through Dutch Bros Coffee Shop on an approximately 1.13-Acre Site Located South of Central Avenue (SR-74) and east of Cambern Avenue within the Evergreen Commercial Development
Applicant: Brianna Uy, Barghausen Consulting Engineers, LLC Recommendation
Receive and file the Notice of Decision for Planning Application No. 2021-34 approved by the Planning Commission on June 17, 2025.
Background
On April 25, 2023, the City Council approved Planning Application No. 2021-34 to establish an approximately 57,000 sq. ft. new commercial center known as Evergreen Commercial Development. The project’s approval included:
•CDR No. 2021-17 to construct five (5) new commercial buildings •CUP No. 2021-09 to allow a 4,116 sq. ft. car wash and 25 self-service vacuum stations •CUP No. 2021-10 to allow a 3,000 sq. ft. quick-service restaurant with a drive-through lane •CUP No. 2021-11 to establish a 4,088 sq. ft. convenience store, fuel canopy with eight (8) pumps with concurrent sale of beer and wine for off-site consumption •CUP No. 2021-12 to allow a 3,000 sq. ft. quick-service restaurant with a drive-through lane The applicant is requesting approval for a Commercial Design Review (CDR No. 2024-05) to construct a new 980 sq. ft. drive-through Dutch Bros Coffee Shop as well as an amendment to CUP No. 2021-12 (CUP No. 2024-07) to modify the previously approved drive-through site layout and circulation.
PA 2021-34 (Evergreen – Dutch Bros)
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The project proposes the construction of a one-story 980 sq. ft. drive-through Dutch Bros Coffee Shop with a walk-up ordering window and related improvements, including:
•Drive-through queuing capacity for 19 vehicles
•340 sq. ft. outdoor dining area
•Related site improvements, including directional signage, 13 new parking spaces, and new landscape/hardscape
The CUP amendment would reduce the approved drive-through building size from 3,000 sq. ft. to 980 sq. ft. and modify the site layout by expanding the approved one-lane drive-through with an eight (8) vehicle queuing capacity to a two-lane drive-through with a 19-vehicle queuing capacity.
The modification also includes the addition of a 340-square-foot outdoor dining area.
The project site is located south of Central Avenue/State Route 74 (SR-74) and east of Cambern Avenue, within the retail center known as Evergreen Commercial Development, which is currently under construction. Other planned retail businesses within the center include Stater Bros., 7- Eleven, and Pollo Campero. The entire Evergreen Commercial Development is an approximately
8.86-acre site located within the C-2 – General Commercial District. The proposed Dutch Bros Coffee Shop will be located on approximately a 1.13-acre lot (Lot 5 of TPM 38281), which is a portion of Assessor Parcel Number 377-020-014.
On June 17, 2025 the Planning Commission by a 4-0 vote took the following actions:
1. Found that pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15162, the proposed project would not have a significant effect on the environment and no new environmental documentation is necessary because all potentially significant effects have been adequately analyzed in a previously adopted Mitigated Negative Declaration (MND) (SCH No. 2022090133);
2. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING AMENDMENT TO CONDITIONAL USE PERMIT NO. 2021-12 (CUP 2024-07) TO MODIFY THE PREVIOUSLY APPROVED
DRIVETHROUGH OPERATION FOR DUTCH BROS COFFEE SHOP LOCATED ON LOT 5 OF TENTATIVE PARCEL MAP NO. 38281 WITHIN THE EVERGREEN COMMERCIAL DEVELOPMENT (A PORTION OF APN 377-020-014); and
3. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2024-05 FOR THE CONSTRUCTION OF A NEW 980 SQ. FT. DRIVE-THROUGH DUTCH BROS COFFEE SHOP LOCATED ON LOT 5 OF TENTATIVE PARCEL MAP NO. 38281 WITHIN THE EVERGREEN COMMERCIAL DEVELOPMENT (A PORTION OF APN 377-020-014).
Discussion
The Planning Commission voted 4-0 (with one commissioner abstaining) to approve the project at its regular meeting on June 17, 2025. No written or oral public comments were received. Only the applicant attended the hearing.
PA 2021-34 (Evergreen – Dutch Bros)
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The Planning Commission’s decision is final, and no action by the City Council is required unless the City Council, by majority vote, elects to review and reconsider the Commission’s decision by ordering the matter set for a future noticed public hearing according to Section 17.410.110.F of the Lake Elsinore Municipal Code (LEMC), or the applicant or an interested person files a complete appeal application within 15 days of this notice appearing on the City Council’s Agenda.
Fiscal Impact
The time and cost related to processing this application have been covered by fees paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application. Project approval does not fiscally impact the City’s General Fund. Mitigation to protect the City fiscally have already been included in the Conditions of Approval.
Attachments
Attachment 1 – Planning Commission Staff Report
Community Development