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Menifee Planning Commission approves 7.07‑acre commercial subdivision with Dutch Bros drive‑through
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Summary
The Menifee City Planning Commission voted to approve a plot plan, conditional use permit and tentative map for a 7.07‑acre commercial subdivision that will accommodate a Dutch Bros drive‑through and an 8,200 sq ft multi‑tenant retail/restaurant building; staff added a security‑system condition and required access measures to prevent a landlocked parcel.
The Menifee City Planning Commission on Monday approved a plot plan (25077), conditional use permit (25078) and tentative map (25152) to subdivide a 7.07‑acre site into four commercial lots and allow a 1,025‑square‑foot quick‑serve coffee shop with a drive‑through and an 8,200‑square‑foot retail/restaurant building.
Associate Planner Desiree Mcgriff presented the project and recommended approval, saying the development meets the Economic Development Corridor land‑use designation and the site provides required services and access. "The applicant proposes to construct a 1,025 square foot quick serve coffee shop and an 8,200 square foot retail and restaurant building," Mcgriff said, and noted the project would provide ADA, EV and bicycle parking and exceed the city's 10% landscaping requirement.
Mcgriff told commissioners the coffee shop drive‑through was designed with stacking capacity to minimize peak‑hour impacts and staff recommended the project be found categorically exempt under CEQA Guidelines §15303 (new construction of small structures) and §15315 (minor land divisions). Mcgriff also said staff would add a condition requiring installation of a security system that had been omitted from the original conditions of approval.
City Assistant Engineer Steve Strapak flagged a correction on the parcel map related to an access notation over an adjacent Lot 4 that the applicant does not own. "We can't approve any map that doesn't have access," Strapak said, and staff added or amended a condition to ensure no parcel would be landlocked, consistent with the Subdivision Map Act.
Applicant and architect Gabriela Marks addressed commissioners and said the team would accept the conditions of approval and move forward. "We are ready to submit for building permits on Monday," Marks said. During public and commissioner questions, the applicant estimated typical peak drive‑through use at about 12 vehicles; staff had described stacking provisions intended for up to 24 vehicles to reduce peak‑hour impacts, and Marks characterized the site's stacking as adequate for 16 vehicles.
Commissioners sought and received clarification on access and turning movements. Community Development Director Orlando Hernandez explained Newport Road includes a raised median restricting movements to right‑in/right‑out for some approaches; westbound drivers would generally access the site via Winterhawk Lane and a connection through an adjacent driveway. Staff also said a deceleration lane on Newport Road would be provided to improve safety.
Commissioner Madrid moved to adopt the planning commission resolution approving the entitlements, and Vice Chair Knighton seconded. The commission voted to approve the motion; the clerk announced the motion passed.
The entitlements approved by the commission are subject to the conditions in the staff report (including the added security‑system condition and the parcel map access correction); future development and site‑specific design will return for permits and possible additional entitlements as parcels are entitled and developed.
