HomeMy WebLinkAbout08_019 PC ResolutionPC RESOLUTION NO. OS-19
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING PLANNING
APPLICATION NUMBERS PA07-0082 AND PA07-0342, A
MINOR CONDITIONAL USE PERMIT AND PUBLIC
CONVENIENCE OR NECESSITY APPLICATION TO
ALLOW THE TEMECULA VALLEY ELKS LODGE NO.
2801 TO CONDUCT MEETINGS AND TO SERVE
ALCOHOL FOR MEMBERS AND INVITED GUESTS IN AN
EXISTING BUILDING LOCATED AT 28061 DIAZ ROAD
(APN 921-040-006)
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On March 12, 2007 Paul Gonzalez (Temecula Valley Elks) ,filed Planning
Application No. PA07-0082 a Conditional Use Application in a manner in accord with the
City of Temecula General Plan and Development Code.
B. The Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law.
C. The Planning Commission, at a regular meeting, considered the
Application and environmental review on May 7, 2008, at a duly noticed public hearing
as prescribed by law, at which time the City staff and interested persons had an
opportunity to and did testify either in support or in opposition to this matter.
D. At the conclusion of the Commission hearing and after due consideration
of the testimony, the Commission approved Planning Application No. PA07-0082
subject to and based upon the findings set forth hereunder.
E. All legal preconditions to the adoption of the Resolution have occurred.
Section 2. Further Findings. The Planning Commission, in approving the
Application hereby finds, determines and declares that:
Conditional Use Permit (Code Section 17.04.010.E)
A. The proposed use is in conformance with the General Plan for Temecula
and with all applicable requirements of State law and other ordinances of the City;
The proposed conditional use request to establish a location where the Temecula
Valley Elks Lodge No. 2801 can conduct meetings and serve alcohol is
consistent with the goals and policies of the Land Use Element contained in the
General Plan. The proposed use is also consistent with the City of Temecula
Development Code in that it is an appropriate use for the Light Industrial zoning
district per Section 17.08.030 and provides the required parking per Section
17.24.040.
B. The proposed conditional use is compatible with the nature, condition and
development of adjacent uses, buildings and strucutres and the proposed condtional
use will not adversely affect the adjacent uses, buildings or structures;
The conditional use will not adversely affect the surrounding properties or uses.
It should be noted that the Veterans of Foreign Wars (VFW) have a post located
near the proposed Temecula Valley Elks Lodge and that the VFW engages in
activities similar to those of the Temecula Valley Elks.
The main entrance to a religious institution is located approximately 270 feet from
the proposed Elks Lodge. Staff has verified that this will not pose a problem since
both the proposed Elks Lodge and religious institution are located within the
same industrial zone. Per the City of Temecula Development Code (Section
17.10.020.8.3), businesses selling alcoholic beverages and requiring a
Conditional Use Permit are permitted to be located within 500 feet of a religious
institution if both the alcohol selling establishment and religious institution are
within the same commercial or industrial zone.
C. The site for this proposed conditional use is adequate in size and shape to
accommodate the yards, walls, fences, parking and loading facilities, buffer areas,
landscaping, and other development features prescribed in the Development Code and
required by the Planning Commission or City Council in order to integrate the use with
other uses in the neighborhood;
The existing building at the site adequately provides all improvements including
walls, fences, loading facilities, buffer area, landscaping and all other features as
required in the Development Code and by the Planning Commission in order to
integrate the use with uses in the immediate area. In addition, the Development
Code requires 68 parking spaces to satisfy the parking requirements. The
current site exceeds this requirement by providing 106 marked spaces.
D. The nature of the proposed conditional use is not detrimental to the health,
safety and general welfare of the community;
The proposed Conditional Use Permit has been reviewed by Building and Safety,
Fire, Public Works, Community Services and Police. These departments have
determined the Conditions of Approval will ensure that the health, safety, and
welfare of the community is maintained.
E. The decision to approve, conditionally approve, or deny the application for
a Conditional Use Permit is based on substantial evidence in view of the record as a
whole before the Planning Director, Planning Commission or City Council on appeal;
The project has been completely reviewed, as a whole, in reference to all
applicable codes and ordinances before the Planning Commission.
Public Convenience or Necessity (Code Section 17.10.020.6.5)
A. The proposed use is consistent with the General Plan and Development
Code;
The proposed Public Convenience or Necessity application allowing the
Temecula Valley Elks Lodge No. 2801 to serve alcohol is consistent with the
goals and policies of the Land Use Element contained in the General Plan. The
proposed use is also consistent with the City of Temecula Development Code in
that it is an appropriate use for the Light Industrial zoning district per Section
17.08.030 and provides the required parking per Section 17.24.040.
B. The proposed use is compatible with the nature, condition and
development of adjacent land uses;
As conditioned, the conditional use will not adversely affect the surrounding
properties and the applicant is not requesting to alter the exterior of the building
to allow for their proposed use. It should be noted that the Veterans of Foreign
Wars (VFW) have a post located near the proposed Temecula Valley Elks Lodge
and that the VFW engages in activities similar to those of the Elks. In addition,
all adjacent land uses are appropriate for a Light Industrial zoning district and no
residential uses are in close proximity.
The main entrance to a religious institution is located approximately 270 feet from
the proposed Elks Lodge. Staff has verified that this will not pose a problem
since both the proposed Elks Lodge and religious institution are located within
the same industrial zone. Per the City of Temecula Development Code (Section
17.10.020.8.3), businesses selling alcoholic beverages and requiring a
Conditional Use Permit are permitted to be located within 500 feet of a religious
institution if both the alcohol selling establishment and religious institution are
within the same commercial or industrial zone.
C. The proposed use will have an adverse effect on adjacent land uses;
As previously mentioned, the main entrance to a religious institution is located
approximately 270 feet from the proposed Elks Lodge. Staff has verified that this
will not pose a problem since both the proposed Elks Lodge and religious
institution are located within the same industrial zone. Per the City of Temecula
Development Code (Section 17.10.020.8.3), businesses selling alcoholic
beverages and requiring a Conditional Use Permit are permitted to be located
within 500 feet of a religious institution if both the alcohol selling establishment
and religious institution are within the same commercial or industrial zone.
D. The proposed use will result in an excessive number of similar
establishments in close proximity;
According to the California Department of Alcoholic Beverage Control, no other
club organizations seeking the sale of alcohol are contained within Census Tract
0432.15. For this reason, approval of the Public Convenience or Necessity
application will not result in an excessive number of similar establishments in
close proximity to the proposed Elks Lodge.
Section 3. Environmental Findings. The Planning Commission hereby makes
the following environmental findings and determinations in connection with the approval
of the Minor Conditional Use Permit:
A. In accordance with the California Environmental Quality Act, the proposed
project has been deemed to be categorically exempt from further environmental review
(Section 15301, Class 1 Existing Facilities).
According to the California Environmental Quality Act (CEQA Guidelines), the
key consideration in determining whether or not a project qualifies for the
"Existing Facilities" exemption is to determine if the project involves negligible or
no expansion of an existing use. The Temecula Valley Elks is a membership
club and membership clubs are a permitted use within a Light Industrial zone
upon the approval of a Minor Conditional Use Permit. In addition, the use will
take place in amulti-purpose area of the building and is considered to be
negligible expansion.
Section 4. Conditions. The Planning Commission of the City of Temecula
approves Planning Application No. PA07-0082, a Minor Conditional Use Permit to allow
the Temecula Valley Elks Lodge No. 2801 to conduct meetings with served alcohol for
members and invited guests in an existing building located at 28061 Diaz Road, subject
to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated
herein by this reference.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 7th day of May 2008.
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John Telesio, Chairman
ATTEST:
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Debbie Ubnoske, Secretary
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[SEAL]' .
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STATE OF CALIFO(2~NIA )
COUNTY OF RIVcRSIDE )ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby
certify that the forgoing PC Resolution No. 08-19 was duly and regularly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof held on
the 7th day of May 2008, by the following vote:
AYES:
NOES:
4 PLANNING COMMISSIONERS: Carey, Chiniaeff, Harter, Telesio
0
ABSENT: 1
ABSTAIN: 0
PLANNING COMMISSIONERS None
PLANNING COMMISSIONERS Guerriero
PLANNING COMMISSIONERS None
Debbie Ubnoske, Secretary
EXHIBIT A
FINAL CONDITIONS OF APPROVAL
SCANNED: .~~I L/d F
G DRIVE: .7 /L~
PERMITS PL US: y/, ~~
INITIALS:
PLANNER:
ACCEPTANCE OF CONDITIONS OF APPROVAL
I, Paul Gonzalez, understand that Planning Application No. PA07-0082 has been approved
with Conditions of Approval which are set forth in Exhibit A. I have read the Conditions of
Approval contained in PC Resolution No. 08-19 and understand them. Through signing
this ACCEPTANCE OF CONDITIONS OF APPROVAL, I agree and commit to the City of
Temecula that I will implement and abide by the Conditions of Approval, including any
indemnification requirements imposed by those conditions.
M ~-~ ~ ,200 ~
DATE
EXHIBIT A
CITY OF TEMECULA
FINAL CONDITIONS OF APPROVAL
Planning Application No.: PA07-0082
Project Description: Planning Application Numbers PA07-0082 and PA07-0342, a Minor
Conditional Use Permit and Public Convenience or Necessity
Application to allow the Temecula Valley Elks Lodge No. 2801 to
conduct meetings and to serve alcohol (Type 51) for members and
invited guests in an existing building located at 28061 Diaz Road
Assessor's Parcel No.: 921-040-006
MSHCP Category: Industrial
DIF Category: Industrial
TUMF Category: Industrial
Approval Date: May 7, 2008
Expiration Date: May 7, 2010
PLANNING DEPARTMENT
Within 48 Hours of the Approval of This Project
The applicant/developer shall deliver to the Planning Department a cashier's check or
money order made payable to the County Clerk in the amount ofSixty-Four Dollars ($64.00)
for the County administrative fee, to enable the City to file the Notice of Exemption as
provided under Public Resources Code Section 21152 and California Code of Regulations
Section 15062. If within said 48-hour period the applicanUdeveloper has not delivered to
the Planning Department the check as required above, the approval for the project granted
shall be void by reason of failure of condition (Fish and Game Code Section 711.4(c)).
2. The applicant shall review and sign the Acceptance of Conditions of Approval document
that will be provided by the Planning Department staff and return the document with an
original signature to the Planning Department.
General Requirements
3. The applicant and owner of the real property subject to this condition shall hereby agree to
indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own
selection from any and all claims, actions, awards, judgments, or proceedings against the
City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly,
from any action in furtherance of and the approval of the City, or any agency or
instrumentality thereof, advisory agency, appeal board or legislative body including actions
approved by the voters of the City, concerning the Planning Application. The City shall be
deemed for purposes of this condition, to include any agency or instrumentality thereof, or
any of its elected or appointed officials, officers, employees, consultants, contractors, legal
counsel, and agents. City shall promptly notify both the applicant and landowner of any
claim, action, or proceeding to which this condition is applicable and shall further cooperate
fully in the defense of the action. The City reserves the right to take any and all action the
City deems to be in the best interest of the City and its citizens in regards to such defense.
The permittee shall obtain City approval for any modifications or revisions to the approval of
this project.
This approval shall be used within two years of the approval date; otherwise, it shall become
null and void. By use is meant the beginning of substantial construction contemplated by
this approval within the two year period, which is thereafter diligently pursued to completion,
or the beginning of substantial utilization contemplated by this approval.
The Director of Planning may, upon an application being filed within 30 days prior to
expiration, and for good cause, grant a time extension of up to 3 one-year extensions of
time, one year at a time.
A separate building permit shall be required for all signage. A Sign Program may be
required.
The development of the premises shall substantially conform to the approved site plan and
elevations contained on file with the Planning Department.
9. Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Planning Director. If it is determined that the landscaping is not being
maintained, the Planning Director 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.
10. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These
shall be clearly labeled on site plan.
11. Parking for the project shall be shared across the site, including parking spaces in all lots
that are a part of the project. If the project involves multiple lots, the applicant shall submit
to the Planning Department a copy of a recorded Reciprocal Use Agreement, which
provides for cross-lot access and parking across all lots.
12. Regular hours of operation shall be between 6:00 p.m. and 10:00 p.m., Monday, Tuesday,
Wednesday, Thursday, Friday, and Saturday each week. (Amended at May 7, 2008
Planning Commission Meeting).
13. The applicant shall comply with their Statement of Operations dated December 27, 2007, on
file with the Planning Department, unless superseded by these Conditions of Approval.
14. This Conditional Use Permit may be revoked pursuant to Section 17.03.080 of the City's
Development Code.
15. The City, its Planning Director, Planning Commission, and City Council retain and reserve
the right and jurisdiction to review and modify this Conditional Use Permit (including the
Conditions of Approval) based on changed circumstances. Changed circumstances
include, but are not limited to, the modification of business, a change in scope, emphasis,
size of nature of the business, and the expansion, alteration, reconfiguration or change of
use. The reservation of right to review any Conditional Use Permit granted or approved or
conditionally approved hereunder by the City, its Planning Director, Planning Commission
and City Council is in addition to, and not in-lieu of, the right of the City, its Planning
Director, Planning Commission, and City Council to review, revoke or modify any
Conditional Use Permit approved or conditionally approved hereunder for any violations of
the conditions imposed on such Conditional Use Permit or for the maintenance of any
nuisance condition or other code violation thereon.
16. Prior to an employee selling alcohol from this facility, the alcohol licensee or employer for
the facility shall ensure that the employee has received Licensee Education on Alcohol and
Drugs (L.E.A.D.) training from the California Department of Alcoholic Beverage Control.
17. An 8.5" x 11" (or larger) sign listing local transportation service providers and corresponding
telephone numbers shall be posted at a conspicuous location within the building.
Information to assist in the compilation of this sign may be obtained through the Temecula
Valley Chamber of Commerce (951-676-5090).
18. The applicant shall comply with all regulations stipulated by the California Department of
Alcoholic Beverage Control.
19. The applicant must obtain all appropriate permits before performing any alteration to the
interior or exterior of the structure.
Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit
20. Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a minimum
height of 80 inches from the bottom of the sign to the parking space finished grade, or
centered at a minimum height of 36 inches from the parking space finished grade, ground,
or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the off-
street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously
stating the following:
"Unauthorized vehicles parked in designated accessible spaces not
displaying distinguishing placards or license plates issued for
persons with disabilities may be towed away at owner's expense.
Towed vehicles may be reclaimed by telephoning (951) 696-3000."
21. In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least
three square feet in size.
22. All site improvements including but not limited to parking areas and striping shall be
installed.
23. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
OUTSIDE AGENCIES
24. The applicant shall comply with the letter attached sent by the County of Riverside
Department of Environmental Health dated April 16, 2008.
BUILDING AND SAFETY DEPARTMENT
General Requirements
25. All design components shall comply with applicable provisions of the 2007 edition of the
California Building, Plumbing and Mechanical Codes; 2007 California Electrical Code;
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access
Regulations, and the Temecula Municipal Code.
26. Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance No. 655 for the regulation of light pollution. All streetlights and other outdoor
lighting shall be shown on electrical plans submitted to the Department of Building and
Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon
adjoining property or public rights-of-way.
27. Obtain all building plans and permit approvals prior to commencement of any construction
work.
28. Show all building setbacks.
29. Provide disabled access from the public way to the main entrance of the building.
30. Provide van accessible parking located as close as possible to the main entry.
31. Show path of accessibility from parking to furthest point of improvement.
At Plan Review Submittal
32. Provide electrical plan including load calculations and panel schedule, plumbing schematic
and mechanical plan applicable to scope of work for plan review.
33. Provide precise grading plan at plan check submittal to check accessibility for persons with
disabilities.
Prior to Permit Issuance
34. Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
FIRE PREVENTION
General Requirements
35. Final fire and life safety conditions will be addressed when building plans are reviewed by
the Fire Prevention Bureau. These conditions will be based on occupancy, use, the
California Building Code (CBC), California Fire Code (CFC), and related codes which are in
force at the time of building plan submittal.
36. The applicant shall comply with the requirements of the Fire Code permit process and
update any changes in the items and quantities approved as part of their Fire Code permit.
These changes shall be submitted to the Fire Prevention Bureau for review and approval
per the Fire Code and is subject to inspection (CFC Appendix Chapter 1).
Prior to Issuance of Building Permits
37. Fire alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets
of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau.
The fire alarm system is required to have a dedicated circuit from the house panel. A
notification device will be required to be added to the suite (City Ordinance 15.16.020
Section G, 903.4.4).
Prior to Issuance of Certificate of Occupancy
38. A "Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of six feet in
height and be located to the right side of the fire riser sprinkler room (CFC 506).
POLICE DEPARTMENT
General Requirements
39. Applicant has applied for a Type 51 License (Club). A Type 51 license authorizes the sale
of beer, wine and distilled spirits, to members and guests only, for consumption on the
premises where sold (no off-sale privileges). Food Service is not required. Minors are
allowed on the premises and TYPE 58, (Catering Authorization -Form ABC-218) through
the Riverside District Office of Alcoholic Beverage Control. Authorizes Type 47, 48, 51, 52,
57 and 78 licensees, and catering businesses that qualify under Section 24045.12 to sell
beer, wine and distilled spirits for consumption at conventions, sporting events, trade
exhibits, picnics, social gatherings or similar events. Type 47, 48 and 57 licensees may
cater alcoholic beverages at any ABC-approved location in the State. Type 51 and 52
licensees may only cater alcoholic beverages at their licenses premises. All licensees
wishing to cater alcoholic beverages must obtain prior written authorization from the Police
Department of each event. At all approved events, the licensee may exercise only those
privileges authorized by the licensee's license and shall comply with all provisions of the
ABC Act pertaining to the conduct of on-sale premises and violation of those provisions may
be grounds for suspension or revocation of the licensee's license or permit, or both, as
though the violation occurred on the licensed premises (Section 23399 and Rule 60.5
California Code of Regulations).
40. Applicant will comply with Ordinance 97-07, 0.14.010 Temecula Municipal Code series.
41. Identification will be verified utilizing one of the following: (a) valid California driver's license;
(b) valid California identification card; (c) valid military identification card
(active/reserve/retired/dependent); (d) valid driver's license from any of the 50 States or
Territories of the United States; (e) valid U.S. Passport; (f) valid government issued
identification card issued by a Federal, State, and County or City agency.
42. As noted above, only a valid government issued identification card issued by a Federal,
State, County or City agency is acceptable, providing it complies with 25660 Business and
Profession Code, (B&P) which includes the following requirements: (a) name of person; (b)
date of birth; (c) physical description; (d) photograph; (e) currently valid (not expired).
43. Licensees may not sell, give, or deliver alcohol (by the drink or by the package) between
2:00 a.m. and 6:00 a.m. of the same day. No person may knowingly purchase alcohol
between 2:00 a.m. and 6:00 a.m. (Section 25631 B&P Code). Licensees may not permit
patrons or employees to consume alcohol between 2:00 a.m. and 6:00 a.m. of the same day
(even if someone bought the drinks before 2:00 a.m. Section 25632 B&P). Some ABC
licenses have special conditions (restrictions) as to hours of sale that are stricter that the
law. Those licenses are marked "Conditional" (23805 B&P).
44. Police officers, sheriff's deputies and ABC investigators are sworn law enforcement officers
(peace officers) with powers of arrest. Whether in plainclothes or uniform, peace officers
have the legal right to visit and inspect any licensed premises at any time during business
hours without a search warrant or probable cause. This includes inspecting the bar and
back bar, storeroom, office, closed or locked cabinets, safes, kitchen, or any other area
within the licensed premises. It is legal and reasonable for licensees to exclude the public
from some areas of the premises. However, licensees cannot and must not deny entry to,
resist, delay, obstruct, or assault a peace officer (Sections 25616, 25753, and 25755 B&P;
148 and 241 (b) PC).
45. Licensees may not permit their licensed premises to become a disorderly house. A
disorderly house is a licensed outlet (on or off sale) that: (a) disturbs neighbors with noise,
loud music, loitering, littering, vandalism, urination or defecation, graffiti, etc; and/or (b) has
many ongoing crimes inside such as drunks, fights, assaults, prostitution narcotics, etc. The
licensed premise includes the parking lot (Section 25601 B&P; 316 PC).
46. On-sale licensees who offer entertainment must abide by the following rules: (1) no
licensee shall permit any person to perform acts of or acts which simulate; (a) sexual
intercourse, masturbation, sodomy, bestiality, oral copulation, flagellation or any sexual acts
which are prohibited by law, (b) the touching, caressing or fondling on the breast, buttocks,
anus or genitals, (c) the displaying of the pubic hair, anus, vulva or genitals; and, (2) Subject
to the provisions of subdivision (1) hereof, entertainers whose breasts and/or buttocks are
exposed to view shall perform only upon a stage at least 18 inches above the immediate
floor level and removed at least six feet from the nearest patron. No licensee shall permit
any person to remain in or upon the licensed premises who exposes to public view any
portion of his or her genitals or anus (Rule 143.3 CCR. Also violates sections 311.6 PC if
conduct is "obscene," e.g. intercourse, sodomy, masturbation, etc.).
47. Based upon the type of events, there are no requirements for additional police officers to be
present.
48. Applicant will ensure no loitering occurs on or adjacent to its premises during hours of
operation.
49. Applicant will ensure sufficient lighting is provided for customers during hours of darkness if
hours of operation extend into the night.
50. Applicant will be responsible for any cost incurred by the Police Department if additional
officers are required because of traffic problems/congestion, public disturbance orwhere the
need for police presence is required.
ENV HERLTH, MURRIETR Fax:9516006181 Rpr 16 2008 16:38 P. 02
COUNTY OF RIVERSIDE • COMMUNITY HEALTH
DEPARTMENT OF ENVIRONMENTAL
City of Temecula
Planning Department
c/o Eric Jones
PO BOX 9033
Temecula, CA 92589-9033
16 Apri12008
RE: PA07.0082
AGENCY
HEALTH
The Department of Environmental Health (DEH) has received and reviewed the PA07-
0082 for the Conditional Use Permit (CUP) to authorise s minor CUP for the operation of
the Temecula Valley Elks to conduct meetings and alcohol at 28061 Diaz Road. The
structure is one story and totals 30,000 sq fl, The space leased by the Elks is 3,000 sq ft
of the 30,000 sq ft.,, under the applicant; Temecula Valley Elks Lodge
The planning application gives the APN as 921.040-004.
Food vending or restaurant use of the portrait shall require food plan check compliance by
the County of Riverside DEH. Please call Honnie Dierking, Supervising RES at
951.461.0284 within 24 hotus of the City's receipt fax of these conditions.
[f you have any questions, please do not hesitate to call me at 951.600,6180
Sincerely,
,r /, ~
Gregor Dellenbach, REHS
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