PC11-069Resolution No. PC11-069
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE
RECOMMENDING APPROVAL TO THE CITY COUNCIL OF PLOT PLAN #2009-171
FOR PACIFIC MOBILE STRUCTURES
Whereas, on March 28, 2007, the applicant, Pacific Mobile Structures Inc. filed
an application for a modular office building and modular home storage facility with the
County of Riverside, and,
Whereas, in July 2009, the project was transferred to the City of Menifee for
processing; and,
Whereas, on February 8, 2011, the Planning Commission held a duly noticed
public hearing on Plot Plan No. 2009-171, considered public testimony and materials in
the staff report and accompanying documents, which hearing was publicly noticed by a
publication in the newspaper of general circulation, an agenda posting, and notice to
property owners within 600 feet of the project site boundaries.
Whereas, at the February 8, 2011 Planning Commission public hearing, the
Commission found that:
1. The proposed use conforms to all the requirements of the General Plan and all
applicable requirements of State law, the ordinances of Riverside County as
adopted by the City of Menifee and any new ordinances adopted by the City.
2. The project site is designated Light Industrial (LI) on the Sun City/Menifee Valley
Area Plan.
3. The proposed use, modular office and storage facility, is a permitted use in the
Light Industrial (LI) designation.
4. The project site is surrounded by properties which are designated Light Industrial
(LI) to the north, south, east and west.
5. The proposed zoning for the subject site is Manufacturing Service Commercial
(M-SC).
6. The proposed use, modular office and storage facility, is a permitted use, in the
Manufacturing Service Commercial (M-SC) zone.
7. The proposed use, modular office and storage facility, is consistent with the
development standards set forth in the Manufacturing Service Commercial (M-
SC) zone.
8. The project site is surrounded by properties which are zoned Rural Residential
(R-R) to the north, south and west; Manufacturing Service Commercial (M-SC) to
the east; One -Family Dwellings — 10,000 sq. ft. minimum (R-1-10,000) to the
south; and One -Family Dwellings (R-1) to the east.
9. The public's health, safety, and general welfare are protected through project
design.
4843-9194-7784.1
Resolution No. PC11-069
Plot Plan # 2009-171
10. The proposed project is compatible with the present and future logical
development of the area.
11. The plan considers the location and need for dedication and improvement of
necessary streets and sidewalks, including the avoidance of traffic congestion
and takes into account topographical and drainage conditions, including the need
for dedication and improvements of necessary structures as a part thereof.
12. This project is not located within a Criteria Area of the Multi -Species Habitat
Conservation Plan.
13. An Environmental Assessment was prepared for the proposed project as revised.
The Environmental Assessment determined that although the proposed project
could have a significant effect on the environment, the impacts have been
mitigated so there will not be a significant effect. A Mitigated Negative
Declaration was prepared.
NOW, THEREFORE, the Planning Commission of the City of Menifee resolves
and orders as follows:
1. The Findings set out above are true and correct.
2. Environmental Assessment No. 41029 is recommended to the City Council for
adoption.
3. Change of Zone No. 7409 is recommended for approval.
4. Contingent upon the approval of Change of Zone No. 7409, Plot Plan #2009-171
for the Pacific Mobile Structures office and storage facility is recommended for
approval to the City Council, subject to the Conditions of Approval as set forth in
Exhibit 1" to this Resolution and as approved by the Planning Commission on
February 8, 2011.
PASSED, APPROVED AND ADOPTED this 8th day of F ruary 2011, by the
following vote:
Chris Thomas, Chair
Attest:
Jennifer Allen,
Planning Commission Secretary
4843-9194-7784.1
EXHIBIT 66
1"
Conditions of Approval for Plot Plan No. 2009-171
"Pacific Mobile Structures Office and Storage"
Section I: Conditions applicable to All Departments
Section II: Planning Conditions of Approval
Section III: Engineering/Grading/Transportation
Conditions of Approval
Section IV: Riverside County Flood Control District
Conditions of Approval
Section V: Riverside County Fire Department Conditions
of Approval
Section VI: Riverside County Environmental Health
Conditions of Approval
Section VII: Riverside County Environmental Programs
Department Conditions of Approval
Conditions of Approval for Plot Plan No. 2009-171 1 of 46
Section I:
Conditions Applicable to all
Departments
Conditions of Approval for Plot Plan No. 2009-171 2 of 46
General Conditions
Definitions. The words identified in the following list that appear in all
capitals in the attached conditions of Plot Plan No. 2009-171 shall be
henceforth defined as follows:
APPROVED EXHIBIT A = Site Plan for Plot Plan No. 2009-171, dated
October 18, 2010.
APPROVED EXHIBIT B = Elevations for Plot Plan No. 2009-171, dated
October 18, 2010.
APPROVED EXHIBIT C = Floor Plans for Plot Plan No. 2009-171, dated
October 18, 2010.
APPROVED EXHIBIT G = Grading Plan for Plot Plan No. 2009-171, dated
October 18, 2010.
APPROVED EXHIBIT L = Conceptual Landscaping and Fencing Plans for
Plot Plan No. 2009-171, dated October 18, 2010.
APPROVED EXHIBIT M = Colors and Material Board for Plot Plan No.
2009-171, dated October 18, 2010.
Project Description Plot Plan No. 2009-171. The use hereby permitted is
for the construction and operation of a modular building sales office and
storage facility. The project includes a 1,792 sq. ft. modular office building,
39,706 sq. ft. of landscaping and 147,591 sq. ft. of open space for storage.
The project site also includes 11 parking spaces. The hours of operation for
the sales office are 8:OOam to 5:OOpm. The project site is located north of
McLaughlin Road, east of Murrieta Road and west of Hull Road. — APN: 331-
020-005
2. Indemnification. The developer/applicant shall indemnify, protect, defend,
and hold harmless, the City and County and any agency or instrumentality
thereof, and/or any of its officers, employees and agents (collectively the
"City and County") from any and all claims, actions, demands, and liabilities
arising or alleged to arise as the result of the applicant's performance or
failure to perform under this Plot Plan or the City's and County's approval
thereof, or from any proceedings against or brought against the City or
County, or any agency or instrumentality thereof, or any of their officers,
employees and agents, to attack, set aside, void, annul, or seek monetary
damages resulting from an action by the City or County, or any agency or
instrumentality thereof, advisory agency, appeal board or legislative body
including actions approved by the voters of the City, concerning
Environmental Assessment No. 40129 and Plot Plan No. 2009-171 (County
Case No. 22670), and Change of Zone No. 7409.
3. 90 Days to Protest. The project developer has 90 days from the date of
approval of these conditions to protest, in accordance with the procedures set
forth in Government Code Section 66020, the imposition of any and all fees,
Conditions of Approval for Plot Plan No. 2009-171 3 of 46
dedications, reservations and/or other exactions imposed on this project as a
result of this approval or conditional approval of this project.
4. Newly Incorporated City. The City of Menifee is a new City incorporated
on October 1, 2008; the City is studying and adopting its own ordinances,
regulations, procedures, processing and development impact fee structure.
In the future the City of Menifee will identify and put in place various
processing fees to cover the reasonable cost of the services provided. The
City may identify and fund mitigation measures under CEQA through
development impact fees. Such fees may include but are not limited to
processing fees for the costs of providing planning services when
development entitlement applications are submitted, which fees are
designed to cover the full cost of such services, and development impact
fees to mitigate the impact of the development proposed on public
improvements. To the extent that Menifee may develop future financing
districts to cover the costs of maintenance of improvements constructed by
development, Developer agrees to petition for formation of, annexation to or
inclusion in any such financing district and to pay the cost of such formation,
annexation or inclusion.
The developer acknowledges it is on notice of the current development fees
and understands that such fees will apply at the levels in effect at the time
the fee condition must be met as specified herein.
5. Mitigation Monitoring and Reporting Plan. The developer shall comply
with the mitigation monitoring and reporting plan ("MMRP") which is attached
and incorporated as part of these conditions of approval.
6. Causes for Revocation. In the event the use hereby permitted under this
permit, a) is found to be in violation of the terms and conditions of this permit,
b) is found to have been obtained by fraud or perjured testimony, or c) is
found to be detrimental to the public health, safety or general welfare, or is a
public nuisance, this permit shall be subject to the revocation procedures.
7. Business License. Every person conducting a business within the City of
Menifee, as defined in Menifee Municipal Code, Chapter 5.01, shall obtain a
business license. For more information regarding business registration,
contact the City Clerk.
8. Expiration. This approval shall be used within two (2) years of the approval
date; otherwise, it shall become null and void and of no effect whatsoever.
By use is meant the beginning of substantial construction contemplated by
this approval within a two (2) year period which is thereafter diligently
pursued to completion or to the actual occupancy of existing buildings or land
under the terms of the authorized use. Prior to the expiration of the two year
period, the permittee may request a one (1) year extension of time in which
to begin substantial construction or use of this permit. Should the time period
established by any of the extension of time requests lapse, or should all three
one-year extensions be obtained and no substantial construction or use of
this plot plan be initiated within five (5) years of the effective date of the
issuance of this plot plan, this plot plan shall become null and void.
Conditions of Approval for Plot Plan No. 2009-171 4 of 46
Section II:
Planning
Conditions of Approval
Conditions of Approval for Plot Plan No. 2009-171 5 of 46
General Conditions
1. Comply with Ordinances. The development of these premises shall comply
with the standards of Riverside County Ordinance No. 348 (hereinafter
Ordinance No. 348), as adopted by the City of Menifee, City of Menifee Municipal
Code and all other applicable ordinances and State and Federal codes and
regulations.
The development of the premises shall conform substantially with that as
shown on APPROVED EXHIBIT A, unless otherwise amended by these
conditions of approval.
2. Phases. Construction of this project may be done progressively in phases
provided a plan is submitted with appropriate fees to the Planning Department
and approved prior to issuance of any building permits.
3. Outside Lighting. Any outside lighting shall be hooded and directed so as not to
shine directly upon adjoining property or public rights -of -way.
4. Colors and Materials. Building colors and materials shall be in substantial
conformance with those shown on APPROVED EXHIBIT M.
5. Land Division Required. Prior to the sale of any individual structure as shown
on APPROVED EXHIBIT A, a land division (Tentative Parcel Map No. 35621)
shall be recorded in accordance with Riverside County Ordinance No. 460
(hereinafter Ordinance No. 460), and any other pertinent ordinance.
6. No Second Floor. No tenant improvement permit, or any other building permit,
shall be granted for any second story, second floor, mezzanine, or interior
balcony unless a plot plan, conditional use permit, public use permit, substantial
conformance or a revised permit is approved by the Planning Department
pursuant to Section 18.12 of Ordinance No. 348 in order to assure adequate
parking remains within the property. Only a one story building was approved as
part of this permit and reviewed for parking standards.
7. No Outdoor Advertising. No outdoor advertising display, sign or billboard (not
including on -site advertising or directional signs) shall be constructed or
maintained within the property subject to this approval.
8. No Signs. No signs are approved pursuant to this project approval. Prior to the
installation of any on -site advertising or directional signs, a signing plan shall be
submitted to and approved by the Planning Department pursuant to the
requirements of Section 18.30 (Planning Department review only) of Ordinance
No. 348.
9. Reclaimed Water. The permit holder shall install purple pipes and connect to a
reclaimed water supply for landscape watering purposes when secondary or
reclaimed water is made available to the site.
10. No Permanent Occupancy. No permanent occupancy shall be permitted within
the property approved under this plot plan as a principal place of residence. No
Conditions of Approval for Plot Plan No. 2009-171 6 of 46
person, shall use the premises as a permanent mailing address nor be entitled to
vote using an address within the premises as a place of residence.
11. Exterior Noise Levels. Exterior noise levels produced by any use allowed under
this permit, including, but not limited to, any outdoor public address system, shall
not exceed 55 db(A), 10-minute Leq, between the hours of 10:00 p.m. to 7:00
a.m., and 65 db(A), 10-minute Leq, at all other times as measured at any
residential, hospital, school, library, nursing home or other similar noise sensitive
land use. In the event noise exceeds this standard, the permittee or the
permittee's successor -in -interest shall take the necessary steps to remedy the
situation, which may include discontinued operation of the facilities.
12. Hours of Construction. Construction activities shall not occur between the
hours of 6:00 pm and 6:30am (June through September) and 6:00 pm and
7:00am (October through May) consistent with Riverside County Ordinance No.
847 as adopted by the City of Menifee or subsequent City Ordinance.
13. Rules for Construction Activities. The project proponent shall comply with all
SCAQMD established minimum requirements for construction activities to reduce
fugitive dust and PM10 emissions.
Any construction equipment using direct internal combustion engines shall use
diesel fuel with a maximum of 0.05 percent sulfur and a four -degree retard.
Construction operations affecting off -site roadways shall be scheduled by
implementing traffic hours and shall minimize obstruction of through traffic lanes.
On -site heavy equipment used during construction shall be equipped with diesel
particulate filters unless it is demonstrated that such equipment is not available or
its use is not cost -competitive.
14. SCAQMD Rule 402. The project will comply with existing SCAQMD Rule 402
which prohibits a person from discharging any source quantities of air
contaminants or other material which cause injury, nuisance, or annoyance to
any considerable number of persons or to the public.
15. Greenhouse Gases:
a. Energy Efficiency. The project is required to incorporate enhanced
energy efficiency standards to minimize energy consumption and
compliance with Measure XVI. The project must exceed 2005 Title 24
Building Energy Efficiency minimum requirements by a minimum of 14% or
meet/exceed 2008 Title 24 minimum requirements.
b. Low or Non-VOC Paints. Only low- and non-VOC containing paints,
sealants, adhesives and solvents shall be utilized in the construction of this
project.
16. No Idling. To reduce diesel truck emissions, the project has been conditioned to
install signs in loading areas stating "The driver of a diesel -fueled motor vehicle
with a gross vehicle weight rating (GVWR) greater than 10,000 pounds is
Conditions of Approval for Plot Plan No. 2009-171 7 of 46
prohibited from idling the vehicle's primary engine for more than five (5) minutes
at any location and may not operate a diesel fueled auxiliary power system (APS)
for more than 5 minutes at any location within 100 feet of a restricted area
(residences). Electrical connections have been provided for your use. The
minimum penalty for an idling violation is $300.00. To report a violation please
contact 1800-END-SMOG".
Electrical Hook-ups. Electrical hook-ups for diesel trucks shall be
provided.
GEOLOGY
17. Geologic Report 2138. The project shall comply with County Geologic Report
No. 2183 submitted for this project, prepared by Global Geo-Engineering, Inc.
and entitled: "Geotechnical Investigation Report, Proposed Branch Office, Pacific
Mobile Structure, Inc., Murrieta Road, Sun City, California", dated October 12,
2007. In addition, Global Geo-Engineering, Inc., prepared "response to County
of Riverside Review Comments, Proposed Branch Office Pacific Mobile
Structure, Inc., Murrieta Road, Sun City, California", dated January 25, 2010 and
"2nd Response to County of Riverside Review Comments, Proposed Branch
Office, Pacific Mobile Structure, Inc., Murrieta Road, Sun City, California", dated
February 12, 2010.
These documents are herein incorporated as a part of GEO02183.
GEO02183 concluded:
1. The closest known active fault is the Elsinore Fault, located
approximately 10 miles west-southwest of the subject property.
2. Surface fault rupture or fissuring is not likely to occur on this property.
3. The potential for liquefaction is considered to be very low.
4. The potential for rock falls, landslides or debris flows is negligible.
5. Subsidence is considered to be negligible.
6. The effects of seiches and tsunamis are expected to occur at the site.
GEO02183 recommended:
1. The potentially collapsible soils are recommended to be removed and
replaced with compacted fill to a depth of one foot below the bottom of
the deepest footing and three feet below the slab -on -grade.
2. The design recommendation in report should be reviewed during the
grading phase when soil conditions in the excavations become
exposed.
ARCHEOLOGY
18. Human Remains. If human remains are encountered, State Health and Safety
Code Section 7050.5 states that no further disturbance shall occur until the
Riverside County Coroner has made the necessary findings as to origin. Further,
pursuant to Public Resource Code Section 5097.98(b) remains shall be left in
place and free from disturbance until a final decision as to the treatment and
Conditions of Approval for Plot Plan No. 2009-171 8 of 46
disposition has been made. If the Riverside County Coroner determines the
remains to be Native American, the Native American Heritage Commission shall
be contacted within 24 hours. Subsequently, the Native American Heritage
Commission shall identify the "most likely descendant" within 48 hours. The most
likely descendant shall then make recommendations and engage in consultation
concerning the treatment of the remains as provided in Public Resources Code
Section 5097.98.
19. Inadvertent Archeological Find. If during ground disturbance activities, unique
cultural resources are discovered that were not assessed by the archaeological
report(s) and/or environmental assessment conducted prior to project approval,
the following procedures shall be followed. Unique cultural resources are defined,
for this condition, as being multiple artifacts in close association with each other,
but may include fewer artifacts if the area of the find is determined to be of
significance due to its sacred or cultural importance in consultation with the
applicable Native American tribal representative.
1) All ground disturbance activities within 100 feet of the discovered cultural
resources shall be halted until a meeting is convened between the
developer, the archaeologist, the Native American tribal representative
and the Community Development Director to discuss the significance of
the find.
2) At the meeting, the significance of the discoveries shall be discussed and
after consultation with the Native American tribal representative and the
archaeologist, a decision shall be made, with the concurrence of the
Community Development Director, as to the appropriate mitigation
(documentation, recovery, avoidance, etc.) for the cultural resources.
3) Grading of further ground disturbance shall not resume within the area of
the discovery until an agreement has been reached by all parties as to
the appropriate mitigation.
LANDSCAPING
20. Interim Landscaping. Graded but undeveloped land shall be maintained in a
condition so as to prevent a dust and/or blow sand nuisance and shall be either
planted with interim landscaping or provided with other wind and water erosion
control measures as approved by the Planning Department and the South Coast
Air Quality Management District (SCAQMD).
21. Viable Landscaping. All plant materials within landscaped areas shall be
maintained in a viable growth condition throughout the life of this plot plan. To
ensure that this occurs, the Planning Department shall require inspections prior
to final inspection and at six month and twelve month intervals.
22. Maintenance of Landscaping. All landscaping, and similar improvements not
properly maintained by a property owners association or individual property
owners must be annexed into a Lighting and Landscape District, or other
mechanism as determined by the City of Menifee.
Conditions of Approval for Plot Plan No. 2009-171 9 of 46
FEES:
23. Processing Fees for Subsequent Submittals. Any subsequent submittals
required by these conditions of approval, including but not limited to grading plan,
building plan, elevations, or mitigation monitoring review, shall be reviewed on an
hourly basis (research fee), or other such review fee as may be in effect at the
time of submittal, as required by Riverside County Ordinance No. 671
(hereinafter Ordinance No. 671) adopted by the City or a subsequent ordinance.
Each submittal shall be accompanied with a letter clearly indicating which
condition or conditions the submittal is intended to comply with.
Prior to Issuance of Grading Permit
24. Construction Noise. The project developer shall implement noise reduction
measures during grading.
a. During all Project site grading, all construction equipment, fixed or
mobile, shall be equipped with properly operating and maintained
mufflers, consistent with the manufactures' standards.
b. All stationary construction equipment shall be placed so that entitled
noise is directed away from the nearest sensitive receptor.
c. During construction, equipment staging areas shall be located in areas
that will create the greatest distance between construction -related noise
sources and noise sensitive receptors.
d. Haul truck deliveries shall be limited to the hours of 7:00 am and 7:00
pm, unless otherwise restricted by City staff.
25. Fugitive Dust Control. The project developer shall implement fugitive dust
control measures in accordance with Southern California Air Quality
Management District (SCAQMD) Rule 403. The project developer shall include
in construction contracts the control measures required under Rule 403 at the
time of development, including the following:
a. The construction area and vicinity (500-foot radius) must be swept
(preferably with water weepers) and watered at least twice daily. Site
wetting must occur often enough to maintain a 10 percent surface soil
moisture content throughout all earth moving activities. All unpaved
construction areas shall be wetted at least twice daily during
construction, and temporary dust covers shall be used to reduce dust
emissions and meet SCAQMD District Rule 403. Wetting could
reduce fugitive dust by as much as 50%.
b. Water active grading sites and unpaved surfaces at least three times
daily;
c. All paved roads, parking and staging areas must be watered at least
once every two hours of active operations;
d. Site access points must be swept/washed within thirty minutes of
visible dirt deposition;
Conditions of Approval for Plot Plan No. 2009-171 10 of 46
e. Sweep daily (with water sweepers) all paved parking areas and
staging areas;
f. Onsite stockpiles of debris, dirt or rusty material must be covered or
watered at least twice daily;
g. Cover stockpiles with tarps or apply non -toxic chemical soil binders;
h. All haul trucks hauling soil, sand and other loose materials must either
be covered or maintain two feet of freeboard;
i. All inactive disturbed surface areas must be watered on a daily basis
when there is evidence of wind drive fugitive dust;
j. Install wind breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds
exceed 25 mph;
I. Suspend grading activity when winds (instantaneous gusts) exceed 15
miles per hour over a 30-minute period or more, so as to prevent
excessive amounts of dust;
m. All haul trucks must have a capacity of no less than twelve and three-
quarter (12.75) cubic yards;
n. All loads shall be secured by trimming, watering or other appropriate
means to prevent spillage and dust;
o. Traffic speeds on unpaved roads must be limited to 15 miles per hour;
p. Provide daily clean-up of mud and dirt carried onto paved streets from
the site;
q. Install wheel washers for all exiting trucks, or wash off the tires or
tracks of all trucks and equipment leaving the site;
r. All materials transported off -site shall be either sufficiently watered or
securely covered to prevent excessive amount of dust;
s. Operations on any unpaved surfaces must be suspended during first
and second stage smog alerts; and,
t. An information sign shall be posted at the entrance to each
construction site that identifies the permitted construction hours and
provides a telephone number to call and receive information about the
construction project or to report complaints regarding excessive
fugitive dust generation. Any reasonable complaints shall be rectified
within 24 hours of their receipt.
Conditions of Approval for Plot Plan No. 2009-171 11 of 46
26. Mitigation Monitoring. The permittee shall prepare and submit a written report
to the Community Development Director demonstrating compliance with those
conditions of approval and mitigation measures of this Plot Plan and EA which
must be satisfied prior to the issuance of a grading permit. The Community
Development Director may require inspection or other monitoring to ensure such
compliance.
PALEONTOLOGY
27. Paleontologist Required. This site is mapped in the County's General Plan as
having a high potential for paleontological resources (fossils). Proposed project
site grading/earthmoving activities could potentially impact this resource. Hence:
PRIOR TO ISSUANCE OF GRADING PERMITS:
1. The applicant shall retain a qualified paleontologist approved by the City
of Menifee to create and implement a project -specific plan for
monitoring site grading/earthmoving activities (project paleontologist).
2. The project paleontologist retained shall review the approved
development plan and shall conduct any pre -construction work
necessary to render appropriate monitoring and mitigation requirements
as appropriate. These requirements shall be documented by the project
paleontologist in a Paleontological Resource Impact Mitigation Program
(PRIMP). This PRIMP shall be submitted to the Planning Department
for review and approval prior to issuance of a Grading Permit.
Information to be contained in the PRIMP, at a minimum and in addition to
other industry standard and Society of Vertebrate Paleontology standards,
are as follows
A. The project paleontologist shall participate in a pre -construction project
meeting with development staff and construction operations to ensure an
understanding of any mitigation measures required during construction, as
applicable.
B. Paleontological monitoring of earthmoving activities will be conducted on
an as -needed basis by the project paleontologist during all earthmoving
activities that may expose sensitive strata. Earthmoving activities in areas
of the project area where previously undisturbed strata will be buried but
not otherwise disturbed will not be monitored. The project paleontologist or
his/her assign will have the authority to reduce monitoring once he/she
determines the probability of encountering fossils has dropped below an
acceptable level.
C. If the project paleontologist finds fossil remains, earthmoving activities
will be diverted temporarily around the fossil site until the remains have
been evaluated and recovered. Earthmoving will be allowed to proceed
through the site when the project paleontologist determines the fossils have
been recovered and/or the site mitigated to the extent necessary.
Conditions of Approval for Plot Plan No. 2009-171 12 of 46
D. If fossil remains are encountered by earthmoving activities when the
project paleontologist is not onsite, these activities will be diverted around
the fossil site and the project paleontologist called to the site immediately to
recover the remains.
E. If fossil remains are encountered, fossiliferous rock will be recovered
from the fossil site and processed to allow for the recovery of smaller fossil
remains. Test samples may be recovered from other sampling sites in the
rock unit if appropriate.
F. Any recovered fossil remains will be prepared to the point of identification
and identified to the lowest taxonomic level possible by knowledgeable
paleontologists. The remains then will be curated (assigned and labeled
with museum* repository fossil specimen numbers and corresponding fossil
site numbers, as appropriate; places in specimen trays and, if necessary,
vials with completed specimen data cards) and catalogued, an associated
specimen data and corresponding geologic and geographic site data will be
archived (specimen and site numbers and corresponding data entered into
appropriate museum repository catalogs and computerized data bases) at
the museum repository by a laboratory technician. The remains will then be
accessioned into the museum* repository fossil collection, where they will
be permanently stored, maintained, and, along with associated specimen
and site data, made available for future study by qualified scientific
investigators.
* The County of Riverside must be consulted on the repository/museum to
receive the fossil material prior to being curated.
G. A qualified paleontologist shall prepare a report of findings made during
all site grading activity with an appended itemized list of fossil specimens
recovered during grading (if any). This report shall be submitted to the
Planning Department for review and approval prior to building final
inspection as described elsewhere in these conditions .
All reports shall be signed by the project paleontologist and all other
professionals responsible for the report's content (eg. Professional
Geologist, Professional Engineer, etc.), as appropriate. Two wet -signed
original copies of the report shall be submitted directly to the Planning
Department along with a copy of this condition and the grading plan for
appropriate case processing and tracking.
FEES
28. Stephen's Kangaroo Rat Fee. Prior to the issuance of a grading permit, the
applicant shall comply with the provisions of Riverside County Ordinance No. 663
(hereinafter Ordinance No. 663), which generally requires the payment of the
appropriate fee set forth in that ordinance. The amount of the fee required to be
paid may vary depending upon a variety of factors, including the type of
development application submitted and the applicability of any fee reduction or
exemption provisions contained in Ordinance No. 663. Said fee shall be
calculated on the approved development project which is anticipated to be 4.77
Conditions of Approval for Plot Plan No. 2009-171 13 of 46
acres (gross) in accordance with APPROVED EXHIBIT NO. A. If the
development is subsequently revised, this acreage amount may be modified in
order to reflect the revised development project acreage amount. In the event
Ordinance No. 663 is rescinded, this condition will no longer be applicable.
However, should Ordinance No. 663 be rescinded and superseded by a
subsequent City mitigation fee ordinance, payment of the appropriate fee set
forth in that ordinance shall be required.
29. Processing Fees. Prior to issuance of grading permits, the Planning Department
shall determine if the deposit based fees for Plot Plan No. 2009-171 are in a
negative balance. If so, any outstanding fees shall be paid by the
applicant/developer.
Prior to Issuance of Building Permit
30. Dark Sky Ordinance. All street lights and other outdoor lighting shall be shown
on electrical plans submitted to the Department of Building and Safety and the
Planning Department for plan check approval and shall comply with the
requirements of Menifee Municipal Code Chapter 6.01, the "Dark Sky
Ordinance", and the General Plan.
31. Lighting Hooded. Any outside lighting shall be hooded and directed so as not
to shine directly upon adjoining property or public rights -of -way.
32. Elevations. Elevations of all buildings and structures submitted for building plan
check approval shall be in substantial conformance with the elevations shown on
APPROVED EXHIBIT B.
33. Roof Mounted Equipment Plans. Roof -mounted equipment shall be shielded
from ground view. All building plans shall show all roof -mounted equipment and
methods for screening and shall be submitted to the Planning Department for
review and approval prior to building permit issuance. Screening material shall
be subject to Planning Department approval. Planning staff will verify that all
roof -mounted equipment has been screened in compliance with the approved
plans prior to final occupancy.
34. Floor Plans. Floor plans shall be in substantial conformance with that shown on
APPROVED EXHIBIT C.
35. Waste Management Clearance. A clearance letter from Riverside County
Waste Management District shall be provided to the Planning Department
verifying submittal of a Waste Recycling Plan (WRP) to the Waste Management
Department for approval.
36. Mitigation Monitoring. The permittee shall prepare and submit a written report
to the Community Development Director demonstrating compliance with those
conditions of approval and mitigation measures of this plot plan and EA which
must be satisfied prior to the issuance of a building permit.
The Community Development Director may require inspection or other
monitoring to ensure such compliance.
Conditions of Approval for Plot Plan No. 2009-171 14 of 46
37. Building Plans. Building plans shall be submitted for plan review and approval
to the Building and Safety Department prior to building permit issuance. The
plans shall contain the following:
a. Precise Grading Plan showing an accessible path to the main
entrance from the right-of-way.
b. Site plan showing van accessible parking, signage and path of
travel to the main entrance.
c. Plan shall be noted that the modular building shall comply with the
California Building Code.
d. Plans for the installation of on -site sewer, gas and electric.
e. Plans signed by an appropriately registered structural engineer for
the permanent foundation system.
FEES:
38. Fees. Prior to issuance of building permits, the Planning Department shall
determine if the deposit based fees for project are in a negative balance. If so,
any outstanding fees shall be paid by the applicant/developer.
39. Perris Union School District. Impacts to the Perris Union High School District
shall be mitigated in accordance with California State law.
40. Romoland School District. Impacts to the Romoland School District shall be
mitigated in accordance with California State law.
LANDSCAPING
41. Landscaping Plan. The developer shall submit three (3) sets of Final
Landscaping and Irrigation Plans to the Planning Department for review and
approval. Said plan shall be submitted to the Department in the form of a plot
plan application pursuant to Ordinance No. 348, Section 18.30.a.(1) (Plot Plans
not subject to the California Environmental Quality Act and not subject to review
by any governmental agency other than the Planning Department), along with the
current fee. The plan shall be in compliance with APPROVED EXHIBIT L,
Menifee Municipal Code Chapter 15.04 and the conditions of approval. The plan
shall show all common open space areas. The plan shall address all areas and
conditions of the project requiring landscaping and irrigation to be installed
including, but not limited to, (slope planting, common area and/or park
landscaping). The plan shall show all common open space areas. Emphasis
shall be placed on using plant species that are drought tolerant and which have
low water usage. Landscaping and Irrigation Plot Plans shall be prepared
consistent with Menifee Municipal Code Chapter 15.04 (as adopted and any
amendments thereto), the Riverside County Guide to California Landscaping,
Eastern Municipal Water District requirements and Ordinance No. 348, Section
18.12. Landscaping plans for areas that are totally within the road right-of-way
shall be submitted to the Engineer Department only. Slope Landscaping plans for
slopes exceeding 3 feet in height shall be submitted to the Engineering
Department. NOTES: The Landscape plot plan may include the requirements of
any other minor plot plan required by the subdivision conditions of approval.
However, minor plot plan conditions of approval shall be cleared individually.
Conditions of Approval for Plot Plan No. 2009-171 15 of 46
The irrigation plan shall be in compliance with Section 18.12 of Ordinance No.
348, and include a rain shut-off device which is capable of shutting down the
entire system. In addition, the plan will incorporate the use of in -line check
valves, or sprinkler heads containing check valves to prohibit low head drainage.
If the above mentioned landscaping plans do not include shading and parking
landscaping, prior to issuance of building permits, three (3) copies of a Shading,
Parking, Landscaping, and Irrigation Plan shall be submitted to and approved by
the Planning Department. The location, number, genus, species, and container
size of plants shall be shown. Plans shall meet all applicable requirements of
Menifee Municipal Code Chapter 15.04 (as adopted and any amendments
thereto), the Riverside County Guide to California Friendly Landscaping, Eastern
Municipal Water District requirements and Ordinance No. 348, Sections 18.12,
and 19.300 through 19.304 and as specified herein. The irrigation plan shall
include a smart controller capable of adjusting watering schedule based on
weather data. In addition, the plan will incorporate the use of in -line check valves,
or sprinkler heads containing check valves to prohibit low head drainage.
A six inch high curb with a twelve (12) inch wide walkway shall be constructed
along planters on end stalls adjacent to automobile parking areas. Public parking
areas shall be designed with permanent curb, bumper, or wheel stop or similar
device so that a parked vehicle does not overhang required sidewalks, planters,
or landscaped areas.
42. Landscape Inspections. Prior to issuance of building permits, the permit holder
shall open a Landscape Deposit Based Fee case and deposit the prevailing
deposit amount to cover the Six Month and One Year Landscape Inspections.
The amount of hours for the Six Month and One Year Landscape Inspections will
be determined by the Planning Department's Landscape personnel prior to
approval of the requisite Minor Plot Plan for Planting and Irrigation.
43. Specimen Trees. Landscaping plans shall incorporate the use of specimen (24"
box or greater) canopy trees along streets and within the parking areas. All trees
and shrubs shall be drawn to reflect the average specimen size at 15 years of
age. All trees shall be double -staked and secured with non -wire ties.
44. Performance Securities. Performance securities, in amounts to be determined
by the Planning Department to guarantee the installation of plantings, irrigation
system, walls and/or fences, in accordance with the approved plan, shall be filed
with the Planning Department. Securities may require review by City Attorney
and other staff. Permit holder is encouraged to allow adequate time to ensure
that securities are in place. The performance security may be released one year
after structural final, inspection report, and the One -Year Post Establishment
report confirms that the planting and irrigation components have been adequately
installed and maintained. A cash security shall be required when the estimated
cost is $2,500.00 or less.
Conditions of Approval for Plot Plan No. 2009-171 16 of 46
Prior to Final Inspection
45. Roof Mounted Equipment. Prior to final occupancy, Planning staff will verify
that all roof -mounted equipment has been screened in compliance with the
approved plans.
46. Trash Enclosures. One (1) trash enclosure which is adequate to enclose a
minimum of two (2) bins shall be located as shown on the APPROVED EXHIBIT
A, and shall be constructed prior to the issuance of occupancy permits. The
enclosure shall be a minimum of six (6) feet in height and shall be made with
masonry block and a solid gate which screens the bins from external view.
Additional enclosed area for collection of recyclable materials shall be located
within, near or adjacent to each trash and rubbish disposal area. The recycling
collection area shall be a minimum of fifty percent (50%) of the area provided for
the trash/rubbish enclosures or as approved by the City. All recycling bins shall
be labeled with the universal recycling symbol and with signage indicating to the
users the type of material to be deposited in each bin.
47. Parking. Parking for this project was determined on the basis of Ordinance No.
348, Section 18.12. a.(2).b):
A minimum of 11 parking spaces shall be provided as shown on the
APPROVED EXHIBIT A, unless otherwise approved by the Planning
Department. The parking area shall be surfaced with asphaltic concrete,
concrete, or porous paving, to current standards as approved by the
Department of Building and Safety.
A minimum of one (1) accessible parking space for persons with disabilities
shall be provided consistent with ADA requirements and as approved by
the City Engineering Department. The location of ADA parking and paths
of travel will be finalized on the final site plan of the proposed project. Each
parking space reserved for persons with disabilities 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 not displaying distinguishing placards or license
plates issued for physically handicapped persons may be towed away at
owner's expense. Towed vehicles may be reclaimed at _ or by
telephoning _."
In addition to the above requirements, the surface of each parking space
shall have a surface identification sign duplicating the symbol of
accessibility in blue paint of at least 3 square feet in size.
Conditions of Approval for Plot Plan No. 2009-171 17 of 46
48. Bicycle Racks. Bicycle racks with a minimum of 2 spaces shall be provided in
convenient locations to facilitate bicycle access to the project area as shown on
APPROVED EXHIBIT A. The bicycle racks shall be shown on project
landscaping and improvement plans submitted for Planning Department
approval, and shall be installed in accordance with those plans.
49. Phasing. If the project has been phased, all facilities meant to serve the current
phase of development shall be installed in a usable condition. Project
landscaping may not all be deferred until the final phase.
50. Condition Compliance. The Planning Department shall verify that the
Development Standards of this approval and all other preceding conditions have
been complied with prior to any use allowed by this permit.
51. Mitigation Monitoring. The permit holder shall prepare and submit a written
report to the Planning Department demonstrating compliance with all remaining
conditions of approval and mitigation measures of this permit and EA. The
Community Development Director may require inspection or other monitoring to
ensure such compliance.
52. Waste Management Clearance. Prior to issuance of an occupancy permit, the
applicant shall provide a clearance letter from Riverside County Waste
Management verifying compliance with the approved Waste Recycling Plan.
53. Fencing. Fencing shall comply with APPROVED EXHIBIT A. The approved
Exhibit A shows 6-foot high wrought iron on the north, south and west property
lines and existing chain link fencing on the east property line (rear of the lot,
fencing installed and shared with adjacent property).
PALEONTOLOGICAL
54. Paleontological Monitoring Report. Prior to final inspection, the applicant shall
submit to the Planning Department, two (2) copies of the Paleontology Monitoring
Report. The report shall be certified by a professional paleontologist listed
Riverside County's Paleontology Consultant List.
LANDSCAPING
55. Landscape Inspection. The permit holder's landscape architect responsible for
preparing the Landscaping and Irrigation Plans shall arrange for an Installation
Inspection with the Planning Department at least fifteen (15) working days prior
to final Inspection of the structure or issuance of occupancy permit, whichever
occurs first. Upon successful completion of the Installation Inspection and
compliance, both the Planning Department's Landscape Inspector and the permit
holder's landscape architect shall execute a Certificate of Completion that shall
be submitted to the Planning Department and the Department of Building and
Safety.
56. Landscape Installation. All required landscape planting and irrigation shall have
been installed in accordance with approved Landscaping, Irrigation, and Shading
Conditions of Approval for Plot Plan No. 2009-171 18 of 46
Plans, Menifee Municipal Code Chapter 15.04 (as adopted and any amendments
thereto), Eastern Municipal Water District requirements and the Riverside County
Guide to California Landscaping. All landscape and irrigation components shall
be in a condition acceptable to the Planning Department. The plants shall be
healthy and free of weeds, disease or pests. The irrigation system shall be
properly constructed and determined to be in good working order.
FEES
57.Ordinance No. 659 Fee. Prior to the issuance of either a certificate of
occupancy or prior to building permit final inspection, the applicant shall comply
with the provisions of Riverside County Ordinance No. 659 (hereinafter
Ordinance No. 659), as adopted by the City which requires the payment of the
appropriate fee set forth in the Ordinance. Ordinance No. 659 has been
established to set forth policies, regulations and fees related to the funding and
construction of facilities necessary to address the direct and cumulative
environmental effects generated by new development projects described and
defined in this Ordinance, and it establishes the authorized uses of the fees
collected.
The amount of the fee for commercial or industrial development shall be
calculated on the basis of the "Project Area," as defined in the Ordinance,
which shall mean the net area, measured in acres, from the adjacent road
right-of-way to the limits of the project development. The Project Area for
Plot Plan No. 2009-171 has been calculated to be 4.63 net acres.
In the event Ordinance No. 659 is rescinded, this condition will no longer be
applicable. However, should Ordinance No. 659 be rescinded and
superseded by a subsequent City mitigation fee ordinance, payment of the
appropriate fee set forth in that ordinance shall be required.
58. Open Space Fee. Prior to the issuance of a certificate of occupancy, or upon
building permit final inspection prior to use or occupancy for cases without final
inspection or certificate of occupancy (such as an SMP), whichever comes first,
the applicant shall comply with the provisions of Riverside County Ordinance No.
810 (hereinafter Ordinance No. 810), which requires the payment of the
appropriate fee set forth in the Ordinance.
The amount of the fee will be based on the "Project Area" as defined in the
Ordinance and the aforementioned Condition of Approval.
The Project Area for Plot Plan No. 2009-171 is calculated to be 4.63 net
acres.
In the event Ordinance No. 810 is rescinded, this condition will no longer be
applicable. However, should Ordinance No. 810 be rescinded and
superseded by a subsequent mitigation fee ordinance, payment of the
appropriate fee set forth in that ordinance shall be required.
Conditions of Approval for Plot Plan No. 2009-171 19 of 46
59. Fees. Prior to issuance of occupancy/final inspections, the Planning Department
shall determine if the deposit based fees for project are in a negative balance. If
so, any outstanding fees shall be paid by the applicant/developer.
Conditions of Approval for Plot Plan No. 2009-171 20 of 46
Section III:
Enqineerinq/Transportation/
Gradinq Conditions of Approval
Conditions of Approval for Plot Plan No. 2009-171 21 of 46
General Conditions:
60. General Grading Conditions - All grading shall conform to the latest edition of
the Uniform Building Code, City General Plan, Ordinance 457 and all other
relevant laws, rules and regulations governing grading in the City Ordinance 457
requires a grading permit prior to clearing, grubbing, or any top soil disturbances
related to construction grading notice: Operators of construction projects are
required to comply with the National Pollutant Discharge Elimination System
(NPDES) Construction Permit from the State Water Resources Control Board
(SWRCB). The Construction Permit requirement applies to this project and the
applicant may obtain compliance by electronically submitting a Notice of Intent
(NOI) and monitoring plan for the construction site. For additional information and
to obtain a copy of the NPDES state construction permit, contact SWRCB.
61. Erosion Control - Graded but undeveloped land shall provide, in addition to
erosion control planting, any drainage facilities deemed necessary to control or
prevent erosion. Erosion and sediment control BMPs are required year round in
compliance with the State Water Resources Control Board (SWRCB) General
Construction Permit. Temporary erosion control measures shall be implemented
immediately following rough grading to prevent deposition of debris onto
downstream properties or drainage facilities. Plans showing these measures
shall be submitted to the City for review. Landscape plans, required for
manufactured slopes greater than 3 feet in vertical height, are to be signed by a
registered landscape architect and bonded per the requirements of Ordinance
457.
62. Dust Control - During the actual grading, all necessary measures to control dust
shall be implemented by the applicant in accordance with AQMD requirements. A
watering device shall be present and in use at the project site during all grading
operations.
63. Drainage Grade - Minimum drainage grade shall be 1% except on portland
cement concrete where 0.50% shall be the minimum. Please show direction of
drainage patterns on the site with direction arrows and respective percent
gradient.
64. Slope Setbacks - Observe slope setbacks per Section 2907, figure 29-1 Section
7011, and figure 70-1 of the Uniform Building Code.
65. General Introduction - Improvements such as grading, filling, over excavation
and recompaction, and base or paving which require a grading permit are subject
to the included City Grading conditions of approval.
66. Grading Permit for Clearing and Grubbing - Ordinance 457 requires a grading
permit prior to clearing, grubbing, or any top soil disturbances related to
construction grading.
Conditions of Approval for Plot Plan No. 2009-171 22 of 46
67. 2:1 Maximum Slope - Graded slopes shall be limited to a maximum steepness
ratio of 2:1 (horizontal to vertical) unless otherwise approved.
68. Paving Inspections - The applicant/applicant shall be responsible for obtaining
the paving inspections required by Ordinance 457.
69. Water Mains and Hydrants - All water mains and fire hydrants providing
required fire flows shall be constructed in accordance with the appropriate
sections of Riverside County Ordinance No. 460 and/or No. 787, subject to the
approval .by Eastern Municipal Water District and the Riverside County Fire
Department.
70. Sewer Lines — All sewer line alignments shall be designed such that the
manholes are aligned with the center of lanes or on the lane line and in
accordance with Ordinances 460/461 and Eastern Municipal Water District
standards.
71. Development Access - Access to the development shall be limited to Murrieta
Road by means of one commercial driveway. The driveway is permitted for
ingress and egress.
72. Encroachment Permits — All work to be performed in City, State, or local
agency right-of-way shall obtain all required encroachment permits and
clearances prior to commencement of work.
73. Concrete Work — All concrete work including curbs, gutters, sidewalks,
driveways, cross gutters, catch basins, manholes, vaults, etc. shall be
constructed with concrete having a 24 day strength of 3,250 psi.
74. Murrieta Road — Murrieta Road shall be constructed per Std. No. 94 Mod partial
width (6" curb and gutter, 32' of improvements, and 18' landscaped parkway with
a 5' sidewalk).
75. Driveways — Commercial driveway approaches shall be constructed per Std. No.
207A with adequate radius to accommodate truck turning movements.
76. Assessment Districts - Should this project lie within any assessment/benefit
district, the applicant shall, prior to issuance of a building permit, make
application for and pay for their reapportionment of the assessments or pay the
unit fees in the benefit district unless said fees are deferred to building permit.
77. Ordinances 460/461 - With respect to the conditions for tentative exhibits, the
applicants shall provide all street improvements, street improvement plans and/or
road dedications set forth herein in accordance with Ordinance 460 and
Riverside County Road Improvement Standards (Ordinance 461). It is
understood that the exhibit correctly shows acceptable centerline elevations, all
Conditions of Approval for Plot Plan No. 2009-171 23 of 46
existing easements, traveled ways, and drainage courses with appropriate Q's.
These Ordinances and all conditions of approval are essential parts and a
requirement occurring in one is as binding as though occurring in all. All
questions regarding the true meaning of the conditions shall be referred to the
City Engineer.
78. Dry Utility Installations - Electrical power, telephone, communication, street
lighting, and cable television lines shall be placed underground in accordance
with Ordinance 460 and 461, or as approved by the Engineering Department.
This also applies to existing overhead lines which are 33.6 kilovolts or below
along the project frontage and between the nearest poles offsite in each direction
of the project site.
79. ADA Compliance — ADA path of travel shall be designed at the most convenient
accesses and the shortest distance to the buildings in accordance with ADA
design standards and to the satisfaction of the City Engineer and City Building
Official.
80. Written Permission for Off -site. Written permission shall be obtained from the
affected property owner(s) should any grading and/or facilities need to be
installed outside of the project boundaries. A copy of the written authorization
shall be submitted to the City for review and approval prior to grading permit
issuance or within six months of Project approval, whichever occurs first.
81. Performance Security — Prior to grading permit issuance, the applicant shall
post performance security with the City Engineering Department for grading,
landscaping, erosion control, street improvements, water, sewer, and survey
monuments.
82. Import/Export - In instances where a grading plan involves import or export,
prior to obtaining a grading permit, the applicant shall have obtained approval for
the import/export location from the City Engineering Department. Additionally, if
either location was not previously approved by an Environmental Assessment,
prior to issuing a grading permit a Grading Environmental Assessment shall be
submitted to the City Engineering Department for review and comment and to the
Menifee City Engineer for approval. A haul route must be submitted and
approved by the Engineering department prior to grading operations.
83. Geotechnical/Soils Reports - Geotechnical soils reports, required in order to
obtain a grading permit, shall be submitted to the City Engineering Department
for review and approval prior to issuance of a grading permit. All grading shall be
in conformance with the recommendations of the geotechnical/soils reports as
approved by the City. The geotechnical/soils, compaction and inspection reports
will be reviewed in accordance with the Riverside County Geotechnical
Guidelines for Review of Geotechnical and Geologic Reports. A pregrading
meeting, certifications, approvals and inspection procedures will be implemented
per the City Building and Safety Grading Inspection process.
Conditions of Approval for Plot Plan No. 2009-171 24 of 46
84. Offsite Grading Easements - Prior to the issuance of a grading permit, it shall
be the sole responsibility of the applicant to obtain any and all proposed or
required easements and/or permissions necessary to perform the grading herein
proposed. A notarized agreement and recorded documents shall be submitted to
the Engineering Department.
85. Plan Submittals - Three (3) copies of the improvement plans, grading plans and
any other necessary documentation along with supporting hydrologic and
hydraulic calculations shall be submitted to the City Engineering Department for
review. The plans shall receive City approval prior to issuance of grading permits.
All submittals shall be date stamped by the engineer and include the appropriate
plan check deposits. All large format plans shall be bulk folded to 8"x12". A CD of
all items shall be submitted with each plan check. A scanned image of the final
approved improvement plans shall be provided to the City. ACAD files 2004 or
later are required for all final maps upon approval.
86. Offsite Drainage - Offsite drainage facilities shall be located within dedicated
drainage easements obtained from the affected property owner(s). Document(s)
shall be recorded and a copy submitted to the City prior to issuance of grading
permits or within six months of Project approval, whichever occurs first. If the
developer cannot obtain such rights, the project shall be redesigned to eliminate
the need for the easement.
87. Site Drainage - Positive drainage of the site shall be provided at 1 % minimum
slope, and water shall not be allowed to pond behind or flow over and cut and fill
slopes. Where water is collected in a common area and discharged, protection of
the native soils shall be provided by planting erosion resistant vegetation, as the
native soils are susceptible to erosion by running water. Maximum inclination of
all cut and fill slopes shall be 2 horizontal to 1 vertical. Final determination of the
foundation characteristics of soils within on -site development areas shall be
performed by a geotechnical engineer. Prior to issuance of grading permits, a
seismic refraction survey shall be conducted to evaluate the rippability
characteristics of the bedrock on -site indicating the approximate rippability of the
bedrock materials at various depths for grading purposes.
88. Storm Flows - The 10 year storm flow shall be contained within the curb and the
100 year storm flow shall be contained within the street right of way. When either
of these criteria is exceeded, additional drainage facilities shall be installed. The
property shall be graded to drain to the adjacent street or an adjacent outlet.
Drainage facilities outletting sump conditions shall be designed to convey the
tributary 100 year storm flows. Additional emergency escape shall also be
provided.
89. WQMP - In compliance with Santa Ana Region and San Diego Region Regional
Water Quality Control Board Orders, and Beginning January 1, 2005, projects
submitted within the western region of the unincorporated area of Riverside
County for discretionary approval will be required to comply with the Water
Quality Management Plan for Urban Runoff (WQMP). The WQMP addresses
post -development water quality impacts from new development and
Conditions of Approval for Plot Plan No. 2009-171 25 of 46
redevelopment projects. The WQMP requirements will vary depending on the
project's geographic location (Santa Ana, Santa Margarita or Whitewater River
watersheds). The WQMP provides detailed guidelines and templates to assist
the developer in completing the necessary studies. These documents are
available on-line at: www.floodcontro1.co.riverside.ca.us under Programs and
Services, Stormwater Quality.
To comply with the WQMP a developer must submit a "Project Specific" WQMP.
This report is intended to:
a) Identify potential post -project pollutants and hydrologic impacts
associated with the development;
b) Identify proposed mitigation measures (BMPs) for identified impacts
including site design, source control and treatment control post -
development BMPs; and
c) Identify sustainable funding and maintenance mechanisms for the
aforementioned BMPs. A template for this report is included as 'exhibit A'
in the WQMP. A final Project Specific WQMP must be approved by the
City prior to issuance of building or grading permits.
Projects requiring Project Specific WQMPs are required to submit a
PRELIMINARY Project Specific WQMP along with the land -use application
package. The format of the PRELIMINARY report shall mimic the
format/template of the final report but can be less detailed. For example, points a,
b & c above must be covered, rough calculations supporting sizing must be
included, and footprint/locations for the BMPs must be identified on the tentative
exhibit. Detailed drawings will not be required. This preliminary project specific
WQMP must be approved by the City prior to issuance of recommended
conditions of approval.
The developer has submitted a report that meets the criteria for a preliminary
project specific WQMP. The report will need significant revisions to meet the
requirements of a final project specific WQMP. Also, it should be noted that if
401 certification is necessary for the project, the Water Quality Control Board may
require additional water quality measures.
Prior to grading permit issuance or within eight months of Project approval,
whichever occurs first a copy of the project specific WQMP shall be submitted to
the City for review and approval. All BMP features shall be shown on the grading
plans.
A Final WQMP shall be submitted for review and approval by the City
Engineering Department for all ongoing drainage facilities and maintenance. The
Final WQMP shall conform to the latest requirements set forth by the Regional
Water Quality Control Board.
90. Perpetuate and Coordinate Drainage - The property's grading shall be
designed in a manner that perpetuates the existing natural drainage patterns with
respect to tributary drainage area, outlet points and outlet conditions; otherwise,
a drainage easement shall be obtained from the affected property owners for the
release of concentrated or diverted storm flows. A copy of the recorded drainage
easement shall be submitted to the City for review.
Conditions of Approval for Plot Plan No. 2009-171 26 of 46
Development of this property shall be coordinated with development of adjacent
properties to ensure that watercourses remain unobstructed and stormwaters are
not diverted from one watershed to another. This may require the construction of
temporary drainage facilities or offsite construction and grading. A drainage
easement shall be obtained from the affected property owners for the release of
concentrated or diverted storm flows. A copy of the recorded drainage easement
shall be submitted to the City for review.
91. Flood Hazard Report - Plot Plan 22670 is a proposal to develop an
approximately 4.7-acre site for the commercial purpose of modular building
sales. Development of the site includes an office building and shop with a
majority of the site left for the storage of the constructed modular buildings. The
site is located in the City of Menifee on the east side of Murrieta Road north of
McLaughlin Road. Resolving drainage and flooding problems in this area is
difficult due to the very flat topography combined with a lack of drainage
infrastructure. The construction of Romoland MDP Line A and the connecting
laterals would greatly improve most flooding and drainage situations associated
with development in this area. While each individual development has its' own
drainage issues and concerns, the District would typically recommend that high
density developments in this area (Tracts, Condominiums, Shopping Centers,
Industrial Parks and any development in the flood plain) wait until those regional
flood control facilities required to protect the development and the surrounding
properties are constructed or to construct the necessary lateral(s) from the
development site to Line A and additionally construct Line A from this connection
point to the San Jacinto River. Low density developments (projects that propose
impervious surfaces purely for access and a single structure for operational
purposes) located outside of the floodplain limits may be able to develop with
some floodproofing measures. These types of developments will have a minimal
impact on the watershed. The District would consider the minimal amount of
impervious surface on this 4.7-acre lot and the proposed land use for PP 22670
as low density. The topography of the area is very flat with a mild northeasterly
slope. Due to the lack of drainage infrastructure in the area, the site may be
subject to sheet flow flooding. In order to prevent flood damage, the office
building shall be floodproofed by elevating the finished floor a minimum of 18-
inches about the highest adjacent ground. The shop and storage area may still
be subject to flood damage. Asphalt pavement is proposed for the parking area
and the access driveway and fire lane. Except for the landscaping around the
perimeter, gravel is proposed for the remainder of site. While Exhibit A indicates
the maximum gravel thickness is 8-inches, the District recommends a minimum
gravel thickness of 4-inches. A preliminary project -specific Water Quality
Management Plan (WQMP) was submitted which proposes grass -lined swales
along the northerly and easterly property line to mitigate the development's water
quality impact. The WQMP indicates the 1-foot deep swales have a bottom width
of 1-foot with 7:1 sideslopes. The District recommends the bottom width of the
swales be a minimum of 6-foot wide with sideslopes no steeper than 4:1. Due to
the minimal impervious surface proposed along with the extensive gravel surface
proposed throughout the majority of the site, this development is not required to
mitigate for increased runoff. Should additional impervious areas be proposed in
the future, mitigation for increased runoff should be considered. This site is
located within the boundaries of the Line A sub -watershed of the
Conditions of Approval for Plot Plan No. 2009-171 27 of 46
Homeland/Romoland Area Drainage Plan (ADP) for which drainage fees have
been established.
92. NPDES Compliance — This project requires a National Pollutant Discharge
Elimination System (NPDES) Construction General Permit from the State Water
Resources Control Board. Clearance for grading shall not be given until the
district and the City Engineering Department has determined that the project has
complied with the current Regional Water Quality Control Board requirements
regarding the NPDES Construction General Permit. The applicant shall file a
Notice of Intent electronically with the EPA and provide a copy of this document
to the Engineering Department. The applicant shall provide the City Engineering
Department evidence of compliance with the requirement to obtain a construction
permit from the State Water Resource Control Board (SWRCB). The applicant
operator can comply by submitting a "Notice of Intent" (NO[), develop and
implement a Storm Water Pollution Prevention Plan (SWPPP) and a monitoring
program and reporting plan for the construction site. For additional information
and to obtain a copy of the NPDES State Construction Permit contact the
SWRCB. Additionally, at the time the City adopts, as part of any ordinance,
regulations specific to the NPDES, this project shall comply with them.
93. SWPPP Required - The applicant shall provide written proof of compliance with
the California Regional Water Quality Control Board, Santa Ana Region's
Watershed -wide waste discharge requirements as follows: The management and
maintenance of the project site shall be in accordance with the projects approved
Storm Water Pollution Prevention Plans (SWPPPs), Monitoring Programs, and
Post Construction Management Plans to include the following best management
practices (BMPs) to reduce storm water pollution: The Applicant shall provide
educational materials to the facility manager and employees on good
housekeeping practices which contribute to the protection of storm water quality.
These educational materials shall be provided by the Riverside County Flood
Control and Water Conservation District and shall be distributed by the property
applicant. These materials shall address good housekeeping practices
associated with the site's land use and or uses (e.g., good housekeeping
practices for office, or industrial land use). Employers at this site shall adapt
these materials for training their employees in good housekeeping practices
(BMP N1 & N13); Only pesticide applicators who are certified by the State of
California as Qualified Applicators or who are directly supervised by a Qualified
Applicator shall apply pesticides to common area landscaping. The applicator
shall apply all pesticides in strict accordance with pesticide application laws as
stated in the California Food and Agricultural Code. Fertilizer shall be applied to
area landscaping in accordance with the manufacturer's recommendations.
Application to hardscape surfaces shall be avoided (BMP N3); The'catch basins',
more particularly described on approved Exhibit A shall be inspected and, if
necessary, cleaned by the applicants no later than October 15th of each year.
"ONLY RAIN IN THE DRAIN' and 'NO DUMPING' stencils shall be repainted as
necessary to maintain legibility (BMP N4 & S12); The property applicant shall
keep the area free of litter. Litter receptacles shall be emptied at least once a
month. Where improper disposal of trash has occurred, the operator shall take
corrective action within forty-eight hours of discovery (BMP N5); The 'water
quality inlets, oil/water separators and trash racks' shall be inspected and, if
Conditions of Approval for Plot Plan No. 2009-171 28 of 46
necessary, cleaned by the operator no later than October 15th of each year
(BMP S4 & S13). The driveways and parking lots shall be swept by the property
applicant at least once a year and shall be swept no later than October 15th of
each year (BMP N6); The property applicant shall keep loading docks in a clean
and orderly condition through a regular program of sweeping, litter control, and
the immediate cleanup of spills and broken containers. In accordance with the
Riverside County Ordinance No. 754, Establishing Storm Water/Urban Runoff
Management and Discharge Controls, illicit discharges and non -storm water
discharges (e.g., wash water) from loading docks to storm water drains shall not
be allowed (BMP N12); The property applicant shall maintain an up-to-date list
identifying the party or parties responsible for the implementation and
maintenance of each of the BMPs described herein. The list shall include the
party's name, organization, address, a phone number at which the party may be
reached 24 hours a day, and a description of the party's responsibility for
implementation and maintenance of a particular BMP (BMP N14).
94. BMP Maintenance. This project proposes BMP facilities that will require
maintenance by public agency or commercial property owner association. To
ensure that the public is not unduly burdened with future costs, prior to final
approval or recordation of this case, the City will require an acceptable financial
mechanism be implemented to provide for maintenance of treatment control
BMPs in perpetuity. This may consist of a mechanism to assess individual
benefiting property owners, or other means approved by the City. The site's
treatment control BMPs must be shown on the project's improvement plans -
either the street plans, grading plans, or landscaping plans. The type of
improvement plans that will show the BMPs will depend on the selected
maintenance entity.
The BMP maintenance plan shall contain provisions for all treatment controlled
BMPs to be inspected, and if required, cleaned no later than October 15 each
year. Required documentation shall identify the entity that will inspect and
maintain all structural BMPs within the project boundaries. A copy of all
necessary documentation shall be submitted to the City for review and approval
prior to the issuance of occupancy permits.
Prior to Building Permit Issuance:
95. Grading Conditions - The property applicant shall obtain a grading permit and
approval to construct from the City Engineering Department. The applicant's civil
engineer shall provide the standard City of Menifee rough grade certification form
prior to issuance of building permit for each building. The applicant's
geotechnical engineer shall submit compaction reports with 90% and 95% or
better prior to building permit issuance.
96. Rough Grade Certification — The applicant's civil engineer shall provide the
standard City of Menifee rough grade certification form.
97. BMP Installation. Prior to final occupancy or within twelve months of Project
approval, whichever occurs first, all structural BMPs described in the project -
specific WQMP shall be constructed and installed in conformance with approved
Conditions of Approval for Plot Plan No. 2009-171 29 of 46
plans and specifications. It shall be demonstrated that the applicant is prepared
to implement all non-structural BMPs described in the approved project specific
WQMP and that copies of the approved project -specific WQMP are available for
the future owners/occupants. The City will not release occupancy permits for any
portion of the project exceeding 80% of the project area prior to the completion of
these tasks.
98. No Building Permit without Grading Permit - Prior to issuance of any building
permit, the property applicant shall obtain a grading permit and/or approval to
construct from the City Engineering Department.
99. Conform to Elevations/Geotechnical Compaction - Rough Grade Elevations
of all building pads and structure pads submitted for grading plan check approval
shall be in substantial conformance with the elevations shown on the approved
Grading Plans. The appropriate Engineer -of -Record Rough Grade Certification
shall be submitted for verification/acceptance to the City Engineering
Department. The appropriate Engineer -of -Record Compaction Testing
Certification meeting compliance with the approved project geotechnical/soils
report shall be submitted for verification/acceptance to the City Engineering
Department.
100.Improvement Plans - Improvement plans for the required improvements must
be prepared and shall be based upon a design profile extending a minimum of
300 feet beyond the project boundaries at a grade and alignment as approved by
the City Engineering Department. Completion of road improvements does not
imply acceptance for maintenance by the City. A copy of the improvement plans,
grading plans, BMP improvement plans and any other necessary documentation
along with supporting hydrologic and hydraulic calculations shall be submitted to
the City for review. The plans must receive City approval prior to the issuance of
grading permits or within six months of Project approval, whichever occurs first.
All submittals shall be date stamped by the engineer and include the appropriate
plan check fee deposit.
101.Signing and Striping Plan - A signing and striping plan conforming to all
requirements, conditions, and provisions of the CAMUTCD is required for this
project. The applicant shall be responsible for any additional paving required to
implement the striping plan. Traffic signing and striping shall be performed by
City forces with all incurred costs borne by the applicant, unless otherwise
approved by the City Engineer.
102.Street Light Plan - A street light plan is required for this project. Street lighting
shall be designed in accordance with Street Light Specification Chart found in
Specification Section 22 of Ordinance 461. For projects within SCE boundaries
use County of Riverside Ordiance 461, Standard No's 1000 or 1001.
103. Murrieta Road. - Right-of-way shall be dedicated as a Secondary Highway per
Riverside County Standard No. 94 (64'/100').
Conditions of Approval for Plot Plan No. 2009-171 30 of 46
Prior to Certificate of Occupancy:
104.Fees - Applicant shall pay fees as applicable into the regional transportation
funding programs for off -site improvements. The regional transportation funding
programs include the Transportation Uniform Mitigation Fee (TUMF) the Traffic
Signal Mitigation Fees, and the Development Impact Fees (DIF).
105. Landscape in Right -of -Way. Landscaping within public road right-of-way shall
comply with Engineering Department standards and Ordinance 461 and shall
require approval by the Engineering Department. Landscaping plans shall be
designed and submitted to the Engineering Department. Landscaping plans shall
be submitted on standard City Plan sheet format (24" X 36"). Landscaping plans
shall be submitted with the street improvement plans. Line of sight lines and
restricted use areas shall be shown on the landscape plans per Std. No. 821 and
1101. Assurance of continuous maintenance is required for an application for
annexation into a Landscaping and Lighting Maintenance District by contacting
the Transportation Department at (951) 955-6829.
106. Landscape and Lighting Maintenance District (LLMD) - The applicant shall
submit to the City or its designee, the Transportation Department L&LMD
Administrator the following:
1. Completed Engineering Department application
2. (2)Sets of street lighting plans approved by Engineering Department.
3. Appropriate fees for annexation.
4. "Streetlight Authorization" form from SCE, IID or other electric provider.
107. Landscape and Lighting Maintenance District (LLMD) - Prior to issuance of
an occupancy permit the project proponent shall complete annexation to
Landscaping and Lighting Maintenance District No. 89-1-Consolidated for
maintenance of traffic signals within public road rights -of -way for the required
traffic signal(s).
108. Street Sweeping. Owner shall cause property to be annexed into CSA152 or
similar district or mechanism for NPDES BMP of street sweeping, as approved
by the City Engineer.
109. Conform to Elevations - Final Grade Elevations of all building finish floors and
structure finish floors submitted for grading plan check approval shall be in
substantial conformance with the elevations shown on the approved Grading
Plans. The appropriate Engineer -of -Record Final Grade Certification shall be
submitted for verification/acceptance to the City Engineering Department.
110. Final Grade Certification — The applicant's civil engineer shall provide the
standard City of Menifee final grade certification form prior to certificate of
occupancy of each building.
111.Street Lights — Installation- Install street lights along the streets associated with
the development in accordance with the standards of County Ordinances 460
and 461 and County procedures and design guidelines.
Conditions of Approval for Plot Plan No. 2009-171 31 of 46
112. Streetlight Authorization. Prior to OCCUPANCY, the project proponent shall
submit to Engineering Department Permits the following:
1) "Streetlight Authorization" form approved by the L&LMD Administrator.
2) Letter establishing interim energy account from SCE, or other electric
provider
113. Install Street lights. Install streetlights along the streets associated with
development in accordance with the approved street lighting plan and
standards of Ordinances 460 and 461.
Street light annexation into L&LMD or similar mechanism as approved by the
Engineering Department shall be completed.
It shall be the responsibility of the Developer to ensure that street lights are
energized along the streets associated with this development where the
developer is seeking Building Final Inspection (Occupancy).
114. Plant and Irrigated Slopes - Plant and irrigate all slopes greater than or equal
to 3' in vertical height with grass or ground cover. Slopes that exceed 15' in
vertical height are to be provided with shrubs and/or trees per County
Ordinance 457.
115. Street Improvements - Prior to issuance of certificate of occupancy, project
applicant shall construct half -width road improvements including all signing and
striping on Murrieta Road with transitions to existing roadway.
Prior to Building Final Inspection or within 12 Months of Project Approval
116. BMP Education. The developer shall distribute environmental awareness
education materials on general good housekeeping practices that contribute to
protection of storm water quality to all initial users. The developer may obtain
NPDES Public Educational Program materials from the District's NPDES
Section by either the District's website www.floodcontro1.co.riverside.ca.us, e-
mail fcnpdes@co.riverside. ca. us, or the toll free number 1-800-506-2555.
Please provide Project number, number of units and location of development.
Note that there is a five-day minimum processing period requested for all
orders.
The developer must provide to the City's PLAN CHECK Department a
notarized affidavit stating that the distribution of educational materials to the
tenants is assured prior to the issuance of occupancy permits or within twelve
months of Project approval, whichever occurs first.
117. BMP Maintenance and Inspections. The BMP maintenance plan shall
contain provisions for all treatment controlled BMPs to be inspected, and if
required, cleaned no later than October 15 each year. Required documentation
shall identify the entity that will inspect and maintain all structural BMPs within
the project boundaries. A copy of all necessary documentation shall be
submitted to the City for review and approval prior to the issuance of
Conditions of Approval for Plot Plan No. 2009-171 32 of 46
occupancy permits or within twelve months of Project approval, whichever
occurs first.
Conditions of Approval for Plot Plan No. 2009-171 33 of 46
Section IV:
Riverside County Flood Control
District Conditions of Approval
Conditions of Approval for Plot Plan No. 2009-171 34 of 46
General Conditions
118. Flood Hazard Report. Plot Plan 22670 is a proposal to develop an
approximately 4.7-acre site for the commercial purpose of modular building
sales. Development of the site includes an office building and shop with a
majority of the site left for the storage of the constructed modular buildings. The
site is located in the City of Menifee on the east side of Murrieta Road north of
McLaughlin Road. Resolving drainage and flooding problems in this area is
difficult due to the very flat topography combined with a lack of drainage
infrastructure. The construction of Romoland MDP Line A and the connecting
laterals would greatly improve most flooding and drainage situations associated
with development in this area. While each individual development has its' own
drainage issues and concerns, the District would typically recommend that high
density developments in this area (Tracts, Condominiums, Shopping Centers,
Industrial Parks and any development in the flood plain) wait until those regional
flood control facilities required to protect the development and the surrounding
properties are constructed or to construct the necessary lateral(s) from the
development site to Line A and additionally construct Line A from this connection
point to the San Jacinto River. Low density developments (projects that propose
impervious surfaces purely for access and a single structure for operational
purposes) located outside of the floodplain limits may be able to develop with
some floodproofing measures. These types of developments will have a minimal
impact on the watershed. The District would consider the minimal amount of
impervious surface on this 4.7-acre lot and the proposed land use for PP 22670
as low density. The topography of the area is very flat with a mild northeasterly
slope. Due to the lack of drainage infrastructure in the area, the site may be
subject to sheet flow flooding. In order to prevent flood damage, the office
building shall be floodproofed by elevating the finished floor a minimum of 18-
inches about the highest adjacent ground. The shop and storage area may still
be subject to flood damage. Asphalt pavement is proposed for the parking area
and the access driveway and fire lane. Except for the landscaping around the
perimeter, gravel is proposed for the remainder of site. While Exhibit A indicates
the maximum gravel thickness is 8-inches, the District recommends a minimum
gravel thickness of 4-inches. A preliminary project -specific Water Quality
Management Plan (WQMP) was submitted which proposes grass -lined swales
along the northerly and easterly property line to mitigate the development's water
quality impact. The WQMP indicates the 1-foot deep swales have a bottom width
of 1-foot with 7:1 sideslopes. The District recommends the bottom width of the
swales be a minimum of 6-foot wide with sideslopes no steeper than 4:1. Due to
the minimal impervious surface proposed along with the extensive gravel surface
proposed throughout the majority of the site, this development is not required to
mitigate for increased runoff. Should additional impervious areas be proposed in
the future, mitigatin for increased runoff should be considered. This site is located
within the boundaries of the Line A sub -watershed of the Homeland/Romoland
Area Drainage Plan (ADP) for which drainage fees have been established.
119. Elevate Finished Floor. The finished floor of the office building shall be
elevated 18-inches above the highest adjacent ground. Any mobile
home/premanufactured building shall be placed on a permanent foundation.
Conditions of Approval for Plot Plan No. 2009-171 35 of 46
120. Perpetuate and Coordinate Drainage. The property's grading shall be
designed in a manner that perpetuates the existing natural drainage patterns with
respect to tributary drainage area, outlet points and outlet conditions; otherwise,
a drainage easement shall be obtained from the affected property owners for the
release of concentrated or diverted storm flows. A copy of the recorded drainage
easement shall be submitted to the District for review.
Development of this property shall be coordinated with development of adjacent
properties to ensure that watercourses remain unobstructed and stormwaters are
not diverted from one watershed to another. This may require the construction of
temporary drainage facilities or offsite construction and grading. A drainage
easement shall be obtained from the affected property owners for the release of
concentrated or diverted storm flows. A copy of the recorded drainage easement
shall be submitted to the District for review.
121. WQMP. In compliance with Santa Ana Region and San Diego Region Regional
Water Quality Control Board Orders, and Beginning January 1, 2005, projects
submitted within the western region of the unincorporated area of Riverside
County for discretionary approval will be required to comply with the Water
Quality Management Plan for Urban Runoff (WQMP). The WQMP addresses
post -development water quality impacts from new development and
redevelopment projects. The WQMP requirements will vary depending on the
project's geographic location (Santa Ana, Santa Margarita or Whitewater River
watersheds). The WQMP provides detailed guidelines and templates to assist
the developer in completing the necessary studies. These documents are
available on-line at: www.floodcontro1.co.riverside.ca.us under Programs and
Services, Stormwater Quality.
To comply with the WQMP a developer must submit a "Project Specific" WQMP.
This report is intended to a) identify potential post -project pollutants and
hydrologic impacts associated with the development; b) identify proposed
mitigation measures (BMPs) for identified impacts including site design, source
control and treatment control post -development BMPs; and c) identify
sustainable funding and maintenance mechanisms for the aforementioned
BMPs. A template for this report is included as 'exhibit A' in the WQMP. A final
Project Specific WQMP must be approved by the City of Menifee prior to
issuance of building or grading permits.
Projects requiring Project Specific WQMPs are required to submit a
PRELIMINARY Project Specific WQMP along with the land -use application
package. The format of the PRELIMINARY report shall mimic the
format/template of the final report but can be less detailed. For example, points a,
b & c above must be covered, rough calculations supporting sizing must be
included, and footprint/locations for the BMPs must be identified on the tentative
exhibit. Detailed drawings will not be required. This preliminary project specific
WQMP must be approved by the District prior to issuance of recommended
conditions of approval.
The developer has submitted a report that meets the criteria for a preliminary
project specific WQMP. The report will need significant revisions to meet the
requirements of a final project specific WQMP. Also, it should be noted that if
Conditions of Approval for Plot Plan No. 2009-171 36 of 46
401 certification is necessary for the project, the Water Quality Control Board may
require additional water quality measures.
122. BMP Maintenance. This project proposes BMP facilities that will require
maintenance by public agency or commercial property owner association. To
ensure that the public is not unduly burdened with future costs, prior to final
approval or recordation of this case, the City of Menifee will require an
acceptable financial mechanism be implemented to provide for maintenance of
treatment control BMPs in perpetuity. This may consist of a mechanism to
assess individual benefiting property owners, or other means approved by the
District. The site's treatment control BMPs must be shown on the project's
improvement plans - either the street plans, grading plans, or landscaping plans.
The type of improvement plans that will show the BMPs will depend on the
selected maintenance entity.
The BMP maintenance plan shall contain provisions for all treatment controlled
BMPs to be inspected, and if required, cleaned no later than October 15 each
year. Required documentation shall identify the entity that will inspect and
maintain all structural BMPs within the project boundaries. A copy of all
necessary documentation shall be submitted to the City of Menifee Engineering
Department for review and approval prior to the issuance of occupancy permits.
Prior to Issuance of Grading Permit
123. Improvement Plans. A copy of the improvement plans, grading plans, BMP
improvement plans and any other necessary documentation along with
supporting hydrologic and hydraulic calculations shall be submitted to the City of
Menifee Engineering Department for review. The plans must receive approval
prior to the issuance of grading permits. All submittals shall be date stamped by
the engineer and include a completed Flood Control Deposit Based Fee
Worksheet and the appropriate plan check fee deposit.
124. Erosion Control. Temporary erosion control measures shall be implemented
immediately following rough grading to prevent deposition of debris onto
downstream properties or drainage facilities. Plans showing these measures
shall be submitted to the City of Menifee Engineering Department for review.
125. Offsite Drainage. Offsite drainage facilities shall be located within dedicated
drainage easements obtained from the affected property owner(s). Document(s)
shall be recorded and a copy submitted to the City of Menifee Engineering
Department prior to issuance of permits. If the developer cannot obtain such
rights, the project shall be redesigned to eliminate the need for the easement.
126. Written Permission for Off -site. Written permission shall be obtained from the
affected property owner(s) allowing the proposed grading and/or facilities to be
installed outside of the project boundaries. A copy of the written authorization
shall be submitted to the District for review and approval.
127. ADP Fees. The Homeland/Romoland Area Drainage Plan (ADP) has been
adopted for the purpose of collecting drainage fees. This project may require
earlier construction of downstream ADP facilities. To mitigate this effect, the
Conditions of Approval for Plot Plan No. 2009-171 37 of 46
District recommends that this project be required to pay a flood mitigation fee.
The mitigation fee should be based upon the fee structures set for land divisions
having comparable anticipated impermeable surface areas. Plot Plan 22670 is
located within the limits of the Line A sub -watershed of the Homeland/Romoland
Area Drainage Plan for which drainage fees have been adopted to help mitigate
the impacts of this development. The mitigation charge for this proposal shall
equal the prevailing Area Drainage Plan fee rate multiplied by the area of the
new development. This new development has a total of 0.48-acre• subject to the
fee. The charge is payable to the Flood Control District by cashier's check or
money order only, and shall be paid after final approval of the staff
report/conditions of approval by the City Council and prior to issuance of permits.
128. WQMP. A copy of the project specific WQMP shall be submitted to the City of
Menifee Engineering Department for review and approval. All BMP features shall
be shown on the grading plans.
Prior to Issuance of Building Permit
129. Improvement Plans. A copy of the improvement plans, grading plans, BMP
improvement plans and any other necessary documentation along with
supporting hydrologic and hydraulic calculations shall be submitted to the City of
Menifee Engineering Department for review. The plans must receive City of
Menifee Engineering Department approval prior to the issuance of building
permits. All submittals shall be date stamped by the engineer and include a
completed Flood Control Deposit Based Fee Worksheet and the appropriate plan
check fee deposit.
130. WQMP. A copy of the project specific WQMP shall be submitted to the City of
Menifee Engineering Department for review and approval. All BMP features shall
be shown on the grading plans.
131. ADP Fees. The County Board of Supervisors has adopted the
Homeland/Romoland Area Drainage Plan (ADP) for the purpose of collecting
drainage fees. This project may require earlier construction of downstream ADP
facilities. To mitigate this effect, the District recommends that this project be
required to pay a flood mitigation fee. The mitigation fee should be based upon
the fee structures set for land divisions having comparable anticipated
impermeable surface areas. Plot Plan 22670 is located within the limits of the
Line A sub -watershed of the Homeland/Romoland Area Drainage Plan for which
drainage fees have been adopted to help mitigate the impacts of this
development. The mitigation charge for this proposal shall equal the prevailing
Area Drainage Plan fee rate multiplied by the area of the new development. This
new development has a total of 0.48-acre subject to the fee. The charge is
payable to the Flood Control District by cashier's check or money order only, and
shall be paid after final approval of the staff report/conditions of approval by the
Board of Supervisors and prior to issuance of permits.
Prior to Building Final Inspection
132. BMP Education. The developer shall distribute environmental awareness
education materials on general good housekeeping practices that contribute to
Conditions of Approval for Plot Plan No. 2009-171 38 of 46
protection of storm water quality to all initial users. The developer may obtain
NPDES Public Educational Program materials from the District's NPDES Section
by either the District's website www.floodcontrol.co.riverside.ca.us, e-mail
fcnpdes@co.riverside. ca. us, or the toll free number 1-800-506-2555. Please
provide Project number, number of units and location of development. Note that
there is a five-day minimum processing period requested for all orders.
The developer must provide to the District's PLAN CHECK Department a
notarized affidavit stating that the distribution of educational materials to the
tenants is assured prior to the issuance of occupancy permits.
133. BMP Installation. All structural BMPs described in the project -specific WQMP
shall be constructed and installed in conformance with approved plans and
specifications. It shall be demonstrated that the applicant is prepared to
implement all non-structural BMPs described in the approved project specific
WQMP and that copies of the approved project -specific WQMP are available for
the future owners/occupants. The City of Menifee Engineering Department will
not release occupancy permits for any portion of the project exceeding 80% of
the project area prior to the completion of these tasks.
134. BMP Maintenance and Inspections. The BMP maintenance plan shall contain
provisions for all treatment controlled BMPs to be inspected, and if required,
cleaned no later than October 15 each year. Required documentation shall
identify the entity that will inspect and maintain all structural BMPs within the
project boundaries. A copy of all necessary documentation shall be submitted to
the City of Menifee Engineering Department for review and approval prior to the
issuance of occupancy permits.
Conditions of Approval for Plot Plan No. 2009-171 39 of 46
Conditions of Approval for Plot Plan No. 2009-171 40 of 46
General Conditions
135. West Fire Protection Planning Office Responsibility. It is the responsibility
of the recipient of these Fire Department conditions to forward them to all
interested parties. The permit number (09-MENI-PP-171) is required on all
correspondence.
Additional information is available at our website: www.rvcfire.org or go to the
link marked "Ordinance 787".
Questions should be directed to the Riverside County Fire Department, Fire
Protection Planning Division at 2300 Market St. Suite 150, Riverside, CA
92501. Phone: (951) 955-4777, Fax: (951) 955-4886
136. City Case Statement. With respect to the conditions of approval for the
referenced project, the Fire Department recommends the following fire
protection measures be provided in accordance with Riverside County
Ordinances and/or recognize fire protection standards.
137. Surfacing Materials. Access shall be asphalt or concrete surface.
138. Blue Retro-Reflective Makers. Blue retro-reflective pavement markers shall
be mounted on private street, public streets and driveways to indicate location
of fire hydrants. Prior to installation, placement of markers must be approved
by the Riverside County Fire Department.
139. Minimum Fire Flow. Minimum required fire flow shall be 1500 GPM for a 2
hour duration at 20 PSI residual operating pressure, which must be available
before any combustible material is placed on the job site. Fire flow is based on
type VB construction per the 2007 CBC and Building(s) having a fire sprinkler
system.
140. Fire Hydrants. A combination of on -site and off -site super fire hydrants, on a
looped system (6"x4"x 2-2 1/2"), will be located not less than 25 feet or more
than 165 feet from any portion of the building as measured along approved
vehicular travel ways and within 250 feet of any modular stored on site. The
required fire flow shall be available from any adjacent hydrants(s) in the
system.
141. Tank Permits. Applicant or Developer shall be responsible for obtaining
under/aboveground fuel, chemical and mixed liquid storage tank permits, from
the Riverside County Fire Department and Environmental Health Departments.
Plans must be submitted for approval prior to installation. Aboveground
fuel/mixed liquid tanks(s) shall meet the following standard: Tank must be
tested and labeled to UL2085 Protected Tank Standard or SwRI 93-01. The
test must include the Projectile Penetration Test and the Heavy Vehicle Impact
Test. A sample copy of the tank's label from an independent test laboratory
must be included with your plans.
142. Gate Entrances. Gate entrances shall be at least two feet wider than the
width of the traffic lane(s) serving that gate. Any gate providing access from a
Conditions of Approval for Plot Plan No. 2009-171 41 of 46
road to a driveway shall be located at least 35 feet from the roadway and shall
open to allow vehicle to stop without obstructing traffic on the road. Where a
one-way road with a single traffic lane provides access to a gate entrance, 40
foot turning radius shall be used.
143. Automatic Gates. Gate (s) shall be automatic or manual operated, minimum
20 feet width, with a setback of 35 feet from face of curb/flow line. Gate access
shall be equipped with a rapid entry system. Plans shall be submitted to the
Fire Department for approval prior to installation. Automatic/manual gate pins
shall be rated with shear pin force, not to exceed 30 foot pounds. Automatic
gates shall be equipped with emergency backup power. Gates activated by the
rapid entry system shall remain open until closed by the rapid entry system.
144. Fire Facilities. All fire facilities required by the project shall be dedicated to the
City of Menifee.
Prior to Issuance of Building Permit
145. Plan Check Fee. Building Plan check deposit base fee of $1,056.00, shall be
paid in a check or money order to the Riverside County Fire Department after
plans have been approved by our office.
146. Water Plans. The applicant or developer shall separately submit two copies of
the water system plans to the Fire Department for review and approval.
Calculated velocities shall not exceed 10 feet per second.
Plans shall conform to the fire hydrant types, location and spacing, and the
system shall meet the fire flow requirements. Plans shall be signed and
approved by a registered civil engineer and the local water company with the
following certification: "I certify that the design of the water system is in
accordance with the requirements prescribed by the Riverside County Fire
Department."
Prior to Building Final Inspection
147. Fire Lanes. The applicant shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
Conditions of Approval for Plot Plan No. 2009-171 42 of 46
Section VI:
Riverside County Environmental
Health Conditions of Approval
Conditions of Approval for Plot Plan No. 2009-171 43 of 46
General Conditions
148. Developer Shall Comply with EMWD Requirements. Plot Plan No. 2009-
171 is proposing Eastern Municipal Water District (EMWD) water and sewer
service. It is the responsibility of the developer to ensure that all requirements
to obtain water and sewer service are met with EMWD, as well as, all other
applicable agencies. Any existing septic system(s) must be properly
abandoned or removed under permit with the Department of Environmental
Health (DEH).
Prior to Final Inspection
149. Hazmat Waste. The facility requires a hazardous waste permit if a hazardous
waste is generated as defined in Title 22 of the California Code of Regulations,
Section 66260.10 and 66261.3. The report and fee is due.
150. Hazardous Materials Management Division. If further review of the site
indicates additional environmental health issues, the Hazardous Materials
Management Division reserves the right to regulate the business in accordance
with applicable County Ordinances.
151. Hazardous Materials Contact. Contact a Hazardous Materials Specialist,
Hazardous Materials Management Division, at (951) 358-5055 for any
additional requirements.
152. Business Emergency Plan. The facility will require a business emergency
plan for the storage of hazardous materials greater than 55 gallons, 200 cubic
feet or 500 pounds, or any acutely hazardous materials or extremely hazardous
substances.
Conditions of Approval for Plot Plan No. 2009-171 44 of 46
Section Vll:
Riverside County Environmental
Conditions of Approval for Plot Plan No. 2009-171 45 of 46
153. Burrowing Owl Survey. Per the biological reports prepared for the project
and pursuant to Objective 6 of the Species Account for the Burrowing Owl
included in the Western Riverside County Multiple Species Habitat
Conservation Plan, within 30 days prior to the issuance of a grading permit, a
pre -construction presence/absence survey for the burrowing owl shall be
conducted by a qualified biologist and the results of this presence/absence
survey shall be provided in writing to the County Biologist. If it is determined
that the project site is occupied by the Burrowing Owl, take of "active" nests
shall be avoided. However, when the Burrowing Owl is present, active
relocation outside of the nesting season (March 1 through August 15) by a
qualified biologist shall be required. The County Biologist shall be consulted to
determine appropriate translocation sites. Occupation of this species on the
project site may result in the need to revise grading plans so that take of
"active" nests is avoided or alternatively, a grading permit may be issued once
the species has been actively relocated.
The undersigned warrants that he/she is an authorized representative of the
project referenced above, that I am specifically authorized to consent to all of the
foregoing conditions, and that I so consent as of the date set out below.
Signed
Name (please print)
Date
Title (please print)
Conditions of Approval for Plot Plan No. 2009-171 46 of 46