PC11-070Resolution PC 11-070
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE
APPROVING PLOT PLAN NO. 2010-057
Whereas, on March 27, 2007 the applicant, Steve Jones, filed a formal
application with the County of Riverside (the local government authority for the project
area at that time) for Plot Plan No. 22807 (City Case # Plot Plan 2010-057) for a fast
food restaurant (Jack in the Box).
Whereas, in July 2009, the project was transferred to the City of Menifee
Planning Department; and,
Whereas, on April 26, 2011, the Planning Commission held public hearing on the
Project, 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 1,000 feet
of the project site boundaries; and,
Whereas, at the April 26, 2011 Planning Commission public hearing, the
Commission continued the project to May 10, 2011; and,
Whereas, the Planning Commission held a subsequent public hearing on May
10, 2011, which hearing did not require an additional public notice pursuant to Ordinance
348, Section 1.11 and at the May 10, 2011 Planning Commission the project was
continued to the June 14, 2011 Planning Commission; and,
Whereas, the Planning Commission held a subsequent public hearing on June
14, 2011, which hearing did not require an additional public notice pursuant to Ordinance
348, Section 1.11 and at the May 10, 2011 Planning Commission the project was
continued to the July 26, 2011 Planning Commission; and,
Whereas, the Planning Commission held a subsequent public hearing on July
26, 2011, considered public testimony and materials in the staff report and
accompanying documents, which hearing did not require an additional public notice
pursuant to Ordinance 348, Section 1.11; and,
Whereas, at the July 26, 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 Commercial Retail (CR) on the Harvest
Valley/Winchester Area Plan.
3. The proposed use, fast food restaurant, is a permitted use in the Commercial
Retail (CR) designation.
4. The project site is surrounded by properties which are designated Light Industrial
(LI) to the north and south and Commercial Retail (CR) to the east and west.
Resolution No. 11-070
Jack in the Box
July 26, 2011
5. There are currently no general plan land use changes proposed on the City's
General Plan for this property, and therefore; the project is anticipated to be
consistent with the proposed general plan, including a housing element that is
consistent with the state housing element law.
6. The project is consistent with the existing general plan land use and there is a
reasonable possibility that the project will be consistent with future general plan
and; therefore, shall not interfere with the future adopted general plan, including
a housing element that is consistent with the state housing element law.
7. The project proposes a restaurant located on the northeast corner of Highway 74
and Trumble Road which is an existing industrial and commercial portion of the
City. The project promotes the vision and values by focusing growth in an urban
area. The project is not inconsistent with the vision and values of Menifee.
8. The proposed zoning for the subject site is Scenic Highway Commercial (C-P-S).
9. The proposed use, fast food restaurant, is a permitted use, in the Scenic
Highway Commercial (C-P-S) zone.
10. The proposed use, fast food restaurant, is consistent with the development
standards set forth in the Scenic Highway Commercial (C-P-S) zone.
11. The project site is surrounded by properties which are zoned Manufacturing
Service Commercial (M-SC) to the north and south, Rural Residential (R-R)
along the railroad to the south and Scenic Highway Commercial (C-P-S) to the
east and west.
12. The public's health, safety, and general welfare are protected through project
design.
13. The proposed project is compatible with the present and future logical
development of the area.
14. 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.
15. This project is not located within a Criteria Area of the Multi -Species Habitat
Conservation Plan.
16. An Environmental Assessment was prepared for the proposed project. The
Environmental Assessment determined that the proposed project could not have
a significant effect on the environment. A 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.
Resolution No. 11-070
Jack in the Box
July 26, 2011
2. Negative Declaration No. 41393 is approved and staff/developer is instructed to file
the Notice of Determination.
3. Plot Plan No. 2010-057 for the Jack in the Box Restaurant are approved subject
to the Conditions of Approval and Mitigation Monitoring Plan as set forth in
Exhibit "1" to this Resolution and as approved by the Planning Commission on
July 26, 2011.
PASSED, APPROVED AND ADOPTED THIS 26" DAY OF JULY 2011.
hris Thomas, Chair
ATTEST:
�c 2
Kathy Bennett, City Clerk
Approved as to form:
F
;
Karen Feld, City Attorney
Wallace W. Edgerton
Mayor
Fred Twyman
Vice Mayor
John V. Denver
Councilmember
Darcy Kuenzi
Councilmember
Thomas Fuhrman
Councilmember
29714 Haun Road
Menifee, CA 92586
Phone 951.672.6777
Fax 95i•679.3843
www.cityofrnenifee.us
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF MENIFEE )
I, Jennifer Allen, Planning Commission Secretary of the City of Menifee, do
hereby certify that the foregoing Resolution No. 11-070 was duly adopted by the
Planning Commission of the City of Menifee at a meeting thereof held on the 26th
day of July, 2011 by the following vote:
Ayes: Liesemeyer, Matelko, Miller, Zimmerman, Thomas
Noes: None
Absent: None
Abstain: None
Jennifer Allen, Planning Commission Secretary
EXHIBIT 66197
Conditions of Approval for Plot Plan No. 2010-057
"Jack in the Box"
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 Fire Department
Conditions of Approval
Section V: Riverside County Environmental Health
Conditions of Approval
Section VI: Riverside County Environmental Programs
Department
Pagel of 42
Section I:
Conditions Applicable to all
Departments
Page 2 of 42
General Conditions
Description. The Plot Plan proposes a 2,599 sq. ft. fast food restaurant (Jack in
the Box) with a drive through within a 0.54 net acre. The project proposes 26
parking spaces. A gas station and convenience store are being developed on
the parcels to the west adjacent to the site. Although the gas station and
convenience store are being processed under a separate permit, the gas station
layout has been provided for reference in regards to circulation.
The project is located on the northeast corner of Highway 74 and Trumble Road
in the City of Menifee. The APN is 329-030-058.
2. Indemnification. The developer/applicant shall indemnify, protect, defend, and
hold harmless, the City and any agency or instrumentality thereof, and/or any of
its officers, employees and agents (collectively the "City") 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
approval thereof, or from any proceedings against or brought against the City, 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 any agency or instrumentality thereof, advisory
agency, appeal board or legislative body including actions approved by the
voters of the City, concerning the Environmental Assessment and any approval
hereunder.
3. Definitions. The words identified in the following list that appear in all capitals in
the attached conditions of No. 2010-057 PP Jack in the Box shall be henceforth
defined as follows:
APPROVED EXHIBIT A = Site Plan for No. 2010-057 PP Jack in the Box,
dated 1/13/11.
APPROVED EXHIBIT G = Grading Plan for 2010-057 PP Jack in the Box,
dated 1/13/11.
APPROVED EXHIBIT B = Elevations and Materials for 2010-057 PP Jack
in the Box, dated 1/13/11.
APPROVED EXHIBIT C = Floor Plans for 2010-057 PP Jack in the Box,
dated 1/13/11.
APPROVED EXHIBIT L = Landscaping Plan for Plot Plan No. 2010-057
Jack in the Box, dated 1/19/11.
4. 90 Days. 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, dedications, reservations
and/or other exactions imposed on this project as a result of this approval or
conditional approval of this project.
Page 3 of 42
5. City of Menifee. 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 also will identify and fund
mitigation measure 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.
6. 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. Ceased Operations. In the event the use hereby permitted ceases operation for
a period of one (1) year or more, this approval shall become null and void.
8. Business Registration. Every person conducting a business within the City of
Menifee, shall obtain a business license, as required by the Menifee Municipal
Code. For more information regarding business registration, contact the City of
Menifee.
9. Expiration Date. 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 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.
Page 4 of 42
Section II:
Planning Conditions of Approval
Page 5 of 42
General Conditions
10. 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.
11. Outside Lighting. Any outside lighting shall be hooded and directed so as not to
shine directly upon adjoining property or public rights -of -way.
12. Colors and Materials. Building colors and materials shall be in substantial
conformance with those shown on APPROVED EXHIBIT M.
13. Parking. Parking for this project was determined on the basis of Ordinance No.
348, Section 18.12. a.(2).b),
Building
Sq. ft.
Parking Ratio
Parking
Required
Parking
Provided
20 based on
2,599 sq. ft.
1 space/45 sq.
surface area
for entire
ft. of serving
26 spaces
Jack in the
bldg. 922
area and
and
Box
sq. ft. of
1 space/2
service area
employees
2 spaces for
4 employees
employess
22 total
A minimum of 26 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 two (2) accessible parking spaces 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,
Page 6 of 42
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.
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.
14. Signage. No signage has been approved as part of this development. No other
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. Prior to the installation of any additional on -site advertising
display or structure, the developer shall submit a plot plan application for
signage, including applicable deposit based fees, to the City of Menifee Planning
Department for review and approval.
15. 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.
16. Reclaimed Water. The permit holder shall connect to a reclaimed water supply
for landscape watering purposes when secondary or reclaimed water is made
available to the site as required by Eastern Municipal Water District.
17. No Permanent Occupancy. No permanent occupancy shall be permitted within
the property approved under this plot plan as a principal place of residence. No
person shall be entitled to vote using an address within the premises as a place
of residence.
18. 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.
19. Noise Monitoring Reports. The permit holder may be required to submit
periodic noise monitoring reports as determined by the Department of Building
and Safety as part of a code enforcement action. Upon written notice from the
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Department of Building and Safety requiring such a report, the permittee or the
permittee's successor -in -interest shall prepare and submit an approved report
within thirty (30) calendar days to the Department of Building and Safety, unless
more time is allowed through written agreement by the Department of Building
and Safety. The noise monitoring report shall be approved by the Office of
Industrial Hygiene of the Health Service Agency (the permittee or the permittee's
successor -in -interest shall be required to place on deposit sufficient funds to
cover the costs of this approval prior to commencing the required report).
20. Greenhouse Gases.
a. 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.
21. 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
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".
22. Electrical Hook-ups. Electrical hook-ups for refrigerated trailers shall be
provided. The intent of this condition is to provide electrical hook-ups for
refrigerated trailers that will be parked at the facility for more than 15 minutes.
The use of truck engines or auxiliary power units to power refrigerated trailers for
extended periods of time is not allowed.
23. No Outdoor Storage. No outdoor storage is allowed within the site. No storage
lockers, sheds, metal container bins or metal shipping containers will be allowed
to be kept onsite unless stored within the approved buildings.
24. Delivery Hours. Deliveries shall only be allowed between the hours of 7:00 am
and 10:00 am and after 2:00 pm in order to avoid conflicts with truck traffic and
customer traffic.
25. Delivery Trucks. Fuel delivery trucks shall not obstruct the public right-of-way
during delivery.
Page 8 of 42
GEOLOGY
26. The developer shall comply with the findings of the Geology Report. County
Geologic Report (GEO) No. 2195, submitted for this project was prepared by
Southern California Geotechnical Inc. and is entitled "Geotechnical Investigation,
Proposed Jack in the Box Restaurant, East Corner of Highway 74 at Trumble
Road, Romoland (Riverside County), California", dated November 7, 2005. In
addition the following reports were submitted for this project:
"Response Report and Additional Subsurface Exploration, Proposed Jack in the
Box Restaurant, East Corner of Highway 74 at Trumble Road, Romoland
(Riverside County)", California, Dated February 27, 2008.
"Second Response to County of Riverside Review Comments, Proposed jack in
the Box Restaurant, East Corner of Highway 74 at Trumble Road, Romoland
(Riverside County), California, (CUP03562)", dated May 12, 2008.
These documents are herein incorporated as part of GEO02195
GEO02195 concluded:
a. The consultant concluded that the active San Jacinto Valley segment of the
San Jacinto Fault Zone is located about 17 kilometers from the site.
b. The maximum magnitude earthquake anticipated on this fault is a 6.9Mw
event.
c. No faulting has been mapped on the site or noted during the consultant's
geologic infestation of the site.
d. The potential for surface fault rupture on the site is considered highly
unlikely.
e. The consultant's evaluation of liquefaction potential at the site indicates that
liquefaction is not considered a design concern for this project based on the
depth to groundwater and subsurface soils conditions at the site.
GEO02195 recommended:
a. The seismic shaking parameters presented in the report, referenced above
should be applied to the proposed structures on the site.
ARCHEOLOGY
27. 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
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 a reasonable timeframe. Subsequently, the Native American
Heritage Commission shall identify the "most likely descendant." The most likely
descendant shall then make recommendations and engage in consultation
Page 9 of 42
concerning the treatment of the remains as provided in Public Resources Code
Section 5097.98.
28. 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.
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 Planning 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 Planning 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.
29.Inadvertent Paleontological Find. Should paleontological resources be
inadvertently uncovered during ground disturbing and/or construction activities all
work must be halted in the vicinity and a qualified Paleontologist and the City of
Menifee shall be contacted immediately. The qualified Paleontologist shall
observe the find and assess the significance of the resource. If the
paleontological resource is determined to be a potentially significant resource,
the preparation and implementation of a Phase III Data Recovery Program shall
be performed, including the disposition of recovered artifacts.
LANDSCAPING
30. 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).
31. Viable Landscaping. All plant materials within landscaped areas shall be
maintained in a viable growth condition throughout the life of this permit. To
ensure that this occurs, the Planning Department shall require inspections in
accordance with the prior to building permit issuance landscaping install and
inspected condition.
Page 10 of 42
32. Landscape Plans. All landscaping plans shall be prepared in accordance with
the City's Water Efficient Landscape Ordinance. Such plans shall be reviewed
and approved by the Planning Department, and the appropriate maintenance
authority.
33. Maintenance of Landscaping. All private landscaping shall be maintained by a
property owners association or individual property owner. 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.
MARCH ARB
34. Prohibited Uses. The project is located within Area III of the March Airport Base
Influence Area. Therefore, the following uses shall be prohibited:
a. Any use which would direct a steady light or flashing light of red, white,
green, or amber colors associated with airport operations toward an
aircraft engaged in an initial straight climb following takeoff or toward an
aircraft engaged in a straight final approach toward a landing at an
airport, other than an FAA -approved navigational signal light or visual
approach slope indicator.
b. Any use which would cause sunlight to be reflected towards an aircraft
engaged in an initial straight climb following takeoff or towards an aircraft
engaged in a straight final approach towards a landing at an airport.
c. Any use which would generate smoke or water vapor or which would
attract large concentrations of birds, or which may otherwise affect safe
air navigation within the area.
d. Any use which would generate electrical interferences that may be
detrimental to the operation of aircraft and/or aircraft instrumentation.
35. Airport Notice. The developer shall provide a notice to all potential purchasers
and tenants of the property that the project is within the vicinity of an airport.
FEES
36. Subsequent Submittals. Any subsequent submittals required by these
conditions of approval, including but not limited to grading plan, building plan 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 Ordinance No. 671, or any successor thereto. 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
37. Mitigation Monitoring. The permittee shall prepare and submit a written report
to the Planning Director demonstrating compliance with those conditions of
approval and mitigation measures of this project and Environmental Assessment
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
Page 11 of 42
38. 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. Use watering to control dust generation during demolition of structures or
break-up of pavement. 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
demolition and construction areas shall be wetted at least twice daily during
excavation and 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/excavation 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;
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 wined breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds
exceed 25 mph;
I. Suspend excavation and grading activity when winds (instantaneous gusts)
exceed 15 miles per hour over a 30-minute pe3riod 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;
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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.
FEES
39. Stephen's Kangaroo Rat Fee. Prior to the issuance of a grading permit, the
applicant shall comply with the provisions of 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 .62 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 mitigation fee ordinance, payment of the appropriate fee set forth
in that ordinance shall be required.
40. Fees. Prior to the issuance of grading permits for 2010-057 PP, the Planning
Department shall determine the status of the deposit based fees. If the fees are
in a negative status, the permit holder shall pay the outstanding balance.
Prior to Issuance of Building Permit
41. Submit Building Plans. Prior to the issuance of a building permit, the applicant
shall submit building plans with the City of Menifee Building and Safety
Department for building permits. The building plans shall be in substantial
conformance with Exhibit B.
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Three (3) complete sets of plans are required and shall be designed under the
provisions of the most recently adopted edition of the California Building Codes.
Two (2) copies of the precise grading plan showing accessible parking and pats
of travel on site and from the right of way and all site features required to be
accessible to the disabled shall be submitted for plan review with the building
drawings.
42. 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
43. Floor Plans. Floor plans shall be in substantial conformance with that shown on
APPROVED EXHIBIT C.
44. Roof Mounted Equipment Plans. 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.
45. Fencing. If fencing is proposed, a fencing plan shall be submitted to the Planning
Department for review and approval (minor plot plan) showing all wall and fence
locations and typical views of all types of fences or walls proposed. This plan
shall require anti -graffiti coatings on fences and walls, where applicable.
46. Dark Sky Ordinance. All parking lot lights and other outdoor lighting shall be
shown on electrical plans submitted to the Department of Building and Safety for
plan check approval and shall comply with the requirements of the City of
Menifee Ordinance No. 2009-024 and the General Plan.
47. Waste Management Clearance. A clearance letter from Riverside County
Waste Management District shall be provided to the Planning Department
verifying compliance with the conditions contained in their letter dated September
19, 2007, which requires submittal of a Waste Recycling Plan (WRP) to the
Waste Management Department for approval.
48. Mitigation Monitoring. The permittee shall prepare and submit a written report
to the Planning Director demonstrating compliance with those conditions of
approval and mitigation measures of this permit and Environmental Assessment
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.
LANDSCAPING
49. Performance Securities. Performance securities, in amounts to be determined
by the Director of Community Development to guarantee the installation of
plantings, irrigation system, walls and/or fences, in accordance with the approved
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plan, shall be filed with the Department of Community Development. 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.
50. Landscape and Irrigation Plans. 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.
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.
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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.
51. 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.
MARCH ARB
52. Avigation Easement. Prior to the issuance of building permits, the landowner
shall convey an avigation easement to the MARB/MIP Airport or provide
documentation to the Planning Department that such conveyance has previously
been recorded.
FEES
53. 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.
54. Romoland School District. Impacts to the Romoland School District shall be
mitigated in accordance with California State law.
55. Perris Union High School District. Impacts to the Perris Union High School
District shall be mitigated in accordance with California State law.
Prior to Final Inspection
56. Elevations. Elevations of all buildings and structures shall be in substantial
conformance with the elevations shown on APPROVED EXHIBIT B.
57. 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.
58. 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 WRP.
59. Utilities Underground. All utilities, except electrical lines rated 33 kV or greater,
shall be installed underground. If the permittee provides to the Department of
Building and Safety and the Planning Department a definitive statement from the
utility provider refusing to allow underground installation of the utilities they
provide, this condition shall be null and void with respect to that utility.
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60. 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(s) shall be a minimum of six (6) feet in height and shall be
architecturally enhanced and made with masonry block with landscaping
screening 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 enclosure(s) or as approved by the Riverside County Waste
Management Department. 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.
61. Wall Locations. Wall and/or fence locations shall be in conformance with
APPROVED EXHIBIT A.
62. 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.
63. Mitigation Monitoring. The permit holder shall prepare and submit a written
report to the City of Menifee Planning Department demonstrating compliance
with all remaining conditions of approval and mitigation measures of this permit
and the Environmental Assessment. The Community Development Director may
require inspection or other monitoring to ensure such compliance.
LANDSCAPING
64. 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.
65. Landscape Installation. All required landscape planting and irrigation shall have
been installed in accordance with approved Landscaping, Irrigation, and Shading
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.
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FEES
66.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. 2010-
057 has been calculated to be 0.54 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.
67. 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. 2010-057 is calculated to be 0.54 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.
68. 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.
69. Stephen's Kangaroo Rat Fee. Prior to the issuance of a certificate of
occupancy, or upon building permit final inspection, whichever comes first, the
developer shall submit verification that the Stephen's Kangaroo Rat fees have
been paid for the project.
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Section III:
Engineering/Transportation/
Grading Conditions of Approval
Page 19 of 42
General Engineering Conditions
70. Construction Times of Operation. Any construction within the City limits
located 1/4 of a mile from an occupied residence shall be limited to the hours of
6:30 a.m. to 7:00 p.m., Monday through Saturday, except on nationally
recognized holidays in accordance with Municipal Code Section 8.01.020.
Construction on Sunday or nationally recognized holidays are not permitted
unless prior approval is obtained from the City Building Official or City Engineer.
71. Underground 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. The applicant is responsible for
coordinating the work with the serving utility company. A disposition note
describing the above shall be reflected on design improvement plans whenever
those plans are required.
CIRCULATION AND DEDICATIONS
72. 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.
73. Signing and Striping. A signing and striping plan is required for this project.
The project proponent shall be responsible for any additional paving and/or
striping removal caused by 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 Traffic Engineer.
74. Off -Site Parking. This project shall not have off -site parking.
75. Paving Inspections - The applicant/applicant shall be responsible for obtaining
the paving inspections required by Ordinance 457.
76. Traffic Signal Mitigation Program - The applicant shall participate in the Traffic
Signal Mitigation Program as approved by the City Council.
77. Driveways — The following designations shall describe the locations of the
project driveway access points.
Driveway A — State Highway 74, designated as the main entrance
Driveway B — Trumble Road driveway designated as secondary
access (constructed by separate project).
Driveways shall be designed per County of Riverside standard 207A. The
sidewalk across the driveway approach shall be in the public right of way.
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Additional Right of Way may need to be dedicated depending on the final
engineering design.
78. Development Access — Driveway B shall be right in -right out. Driveway A is
subject to future restriction right -in right -out.
79. 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.
80. 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 minimum strength of 3,250 psi.
81. Dedications — Sidewalk within driveway approaches shall be in the public right
of way. Provide copy of recorded deed document for additional right of way
dedication for driveway approach "A" on Highway 74.
82. Landscape in Right -of -Way. Landscaping within public road right-of-way shall
comply with Engineering Department standards and Ordinances 457 and 461
and shall require approval by 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. Assurance of
continuous maintenance is required to include an application for annexation into
a Landscaping and Lighting Maintenance District by contacting the
Transportation Department at (951) 955-6829. The City of Menifee is scheduled
to take over the administration of this district in 2012. The landscaping will
consist of trees and shrubs irrigated by drip irrigation systems all as specified by
the L&LMD. The use of turf is prohibited along with spray irrigation. Ordinances
457 and 461 govern the use of landscaping. The tree size requirement is
changed to 80% 5 gallon or larger, 15% 15 gallon or larger, and 5% 24" box
trees. The landscape designer is encouraged to vary the alignment of trails to
provide areas to clump trees and bushes rather than space them every 20',
although the same total quantity of trees are required.
83. Landscape and Lighting Maintenance District (L&LMD) - The applicant shall
submit to the City or its designee, the Transportation Department L&LMD
Administrator the following:
a. Completed Engineering Department application
b. (2)Sets of street lighting plans approved by Engineering
Department.
c. (2)Sets of landscape and irrigation plans approved by Engineering
Department.
d. Appropriate fees for annexation.
e. "Streetlight Authorization" form from SCE, IID or other electric
provider.
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84. 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.
85. 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.
GRADING AND DRAINAGE
86. General Grading Conditions - All grading shall conform to the latest edition of
the latest adopted edition of the California 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.
87. 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. Additional erosion protection may be required during the
rainy season from October 15 to April 15.
88. 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.
89. Slope Setbacks - Observe slope setbacks per Section J108, Figure J108.1 of
the California Building Code.
90. Design Criteria:
a. On -Site Parking — Parking stalls and driveways shall not have grade
breaks exceeding 4%. A 50' minimum vertical curve shall be provided
where grade breaks exceed 4%. 5% grade is the maximum slope for any
parking area.
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b. Down Drains - Concrete down drains that outlet onto parking lot areas
are not allowed. Drainage that has been collected in concrete ditches or
swales should be collected into the drainage system underground or outlet
with appropriate velocity reducers into BMP devises.
c. Slopes - All manufactured slopes exceeding 3' shall have some type of
drainage swale at the toe of the slope to collect any runoff.
d. Pavement - Permeable pavement requires the layers of filter material to
be installed relatively flat. As such, the permeable pavement areas should
have a maximum surface gradient of 2%.
e. Sewer Easement — Proof that all off -site easements for off -site sewer
lines have been obtained and approved by the corresponding purveyor
shall be provided to the City Engineering Department.
Any of the above considerations may require a redesign of the project.
Significant redesigns may require a revised Plot Plan.
91. 2:1 Maximum Slope - Graded slopes shall be limited to a maximum steepness
ratio of 2:1 (horizontal to vertical) unless otherwise approved. Slopes shall be
contour graded and be less than 2:1 where possible to produce a natural
appearance.
92. Drainage Grade - Minimum drainage design grade shall be 1% except on
Portland cement concrete surfaces where 0.5% shall be the minimum. The
engineer of record must submit a variance request for design grades less than
1 % with a justification for a lesser grade.
93. Maximum and minimum grade Advice - Engineer of record is advised to not
base the design on minimum and maximum grades for ADA and project grading
design to allow for construction tolerances. Any improvement that is out of the
minimum and maximum values will not be accepted by the City Inspector. It will
need to be removed and replaced at owner's expense.
94. Drainage Facilities and Terracing - Provide drainage facilities and terracing in
conformance with Section J109 of the California Building Code.
95. Perpetual Drainage Patterns - 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.
96. Flood Hazard Report. Plot Plan 2010-057 is a proposal to construct a 2,599 sq.
foot fast food restaurant (Jack in the Box) with a drive through within 0.54 acres
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in the Romoland area. The site is located at the northeast corner of Highway 74
and Trumble Road within the City of Menifee.
The site is subject to sheet -flow type runoff from the east and concentrated flows
along Highway 74 during large storm events. Since the site drains to Highway 74
increased runoff mitigation is not required, but mitigation for water quality will be
required.
Onsite flows would be collected in a 4' wide concrete gutter and conveyed to a
Porous Landscape Detention basin (PLD) at the southwest corner of the
property. Flows are then conveyed to Highway 74 via an outlet pipe. The
proposed PLD is acceptable for mitigating water quality impacts of the
development.
The developer proposes to collect offsite flows and convey them around the
property in a drainage swale along the eastern and northern boundary. Flows
are conveyed and outletted to Trumble Road to an under sidewalk drain. The
applicant has submitted a letter of permission dated November 9, 2010 from the
affected property owners allowing ponding of stormwater and/or grading on the
neighboring property. The outletting of storm flows shall respect the existing
drainage patterns of the area.
During large storm events, storm flows may exceed the flow capacity of Highway
74 impacting this site. The buildings along Highway 74 shall be flood proofed by
elevating the finished floors a minimum of 24 inches above the centerline
elevation of Highway 74.
The site is located within the bounds of the Homeland/Romoland Line B Sub -
Watershed Area Drainage Plan (ADP) for which drainage fees have been
established by the Board of Supervisors. Applicable ADP Fees will be due (in
accordance with the Rules and Regulations for Administration of Area Drainage
Plans) prior to permits for this project. Although the current fee for this ADP is
$5,923 per acre, the fee due will be based on the fee in effect at the time of
payment.
97. 100 Year Drainage Facilities - All drainage facilities shall be designed to
accommodate 100 year storm flows and be approved by the Riverside County
Flood Control District and the City Engineering Department. Outletting sump
conditions require an emergency escape.
98. Trash Racks. Trash racks shall be installed at all inlet structures that collect
runoff from open areas with potential for large floatable debris.
99. Elevate Finished Floor. The buildings along Highway 74 shall be flood proofed
by elevating the finished floors a minimum of 24 inches above the centerline
elevation of Highway 74.
100. 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 area of Riverside County for
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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 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.
101. BMP Facilities 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
BMP's in perpetuity. This may consist of mechanism to assess individual
benefitting property owners or other means approved by the City. The site's
treatment control BMP's must be shown on the project's improvement plans —
either the street plans, grading plans, or landscape plans. The type of
improvement plans that will show the BMP's will depend on the selected
maintenance entity.
Prior to Grading Permit Issuance:
CIRCULATION AND DEDICATIONS
102. Construction Traffic Control Plan - Prior to commencement of construction of
any kind, the applicant shall submit to the City Engineering Department for
approval a Construction Traffic Control Plan in compliance with the latest
CAMUTCD standards. This plan shall address impacts from truck traffic, noise,
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and dust and shall propose measures to minimize these effects and provide for
safe use of the roads during construction. Included in this plan shall be the Traffic
Safety Plan for construction impacts in the road right-of-way. This plan shall
specify, for each phase, what measures are required to mitigate the following:
a. Dust and dirt fallout from truck loads and from entrainment onto City
roadways. Street sweeping is required biweekly during construction
activity and daily during all grading operations. Corrugated steel panels,
gravel, and wheel washing BMPs shall be installed at all approved
construction entrances as part of the SWPPP.
b. Noise mitigation from truck traffic, including timing of construction, and
operation of vehicles through the surrounding residential streets.
c. Traffic safety within the road right-of-way including temporary traffic
control measures and devices.
103. Sight Distance Exhibit - A separate line of sight exhibit shall be provided with
grading plans to verify adequate sight distance requirements by showing the
limited use areas on the grading plan.
104. Ordinances 461 - With respect to the conditions for tentative exhibits, the
applicant shall provide all street improvements, street improvement plans and/or
road dedications set forth herein in accordance with Riverside County Road
Improvement Standards (Ordinance 461). It is understood that the exhibit
correctly shows acceptable centerline elevations, all 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 Engineering Department.
GRADING AND DRAINAGE
105. General Grading 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.
106. Geotechnical and Soils Reports Submittals - All grading shall be done in
conformance with the recommendations of the included geotechnical/soils
reports and under the general direction of a licensed geotechnical engineer.
Geotechnical/soils reports shall be submitted to the City Engineering Department
for 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.
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107. Grading Permit for Clearing and Grubbing — County of Riverside Ordinance
457, as adopted by the City of Menifee, requires a grading permit prior to
clearing, grubbing, or any top soil disturbances related to construction grading.
108. Slope Erosion Control Plan - Erosion control - 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.
109. Grading Bonds - Grading in excess of 199 cubic yards will require performance
security to be posted with the City Engineering Department.
110. 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 analyzed 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.
111. 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.
112. Plan Submittals - Two (2) 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 9"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.
113.Improvement Plans. A copy of the BMP improvement plans along with any
necessary documentation shall be submitted to the City for review. A copy of the
improvement plan and grading plan shall be included for reference. The plans
must receive the City's approval prior to issuance of 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.
114.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
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impermeable surface areas. Plot Plan 2010-057 is located within the limits of the
Homeland/Romoland Line "B" sub -watershed 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 0.54 acres 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.
NPDES AND WQMP
115. Preliminary WQMP. The developer has submitted a report that minimally 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.
Redesign of BMPs or additional BMPs may be required. 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.
116. Final WQMP - 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, order R8-2010-0033.
117. Trash Enclosures - Trash enclosures in new developments and redevelopment
projects shall meet new storm water quality standards as follows:
a) They shall have a solid impermeable roof with a minimum
clearance height to allow the bin lid to completely open.
b) They shall be constructed of reinforced masonry without wooden
gates. Walls shall be at least 6' high.
c) They shall have a concrete slab floor. The concrete slab shall be
graded to contain any spill within the enclosure.
d) All trash bins in the trash enclosure shall be leak free and shall
have a lid and be continuously closed.
e) The enclosure area shall be protected from receiving direct rainfall
or run-on from collateral surfaces.
Rain water or wastewater runoff from trash enclosure is prohibited. Any
standing liquids must be cleaned up and disposed of properly using a mop
and a bucket or a wet/dry vacuum machine. All no hazardous liquids
without solid trash may be put in the sanitary sewer.
An alternate floor drain from the interior of the enclosure that discharges to
the sanitary sewer may be constructed after obtaining approval by EMWD.
This option requires the following:
a) The trash enclosure shall be lockable and locked when not in use
with a 2-inch or larger brass resettable combination lock. Only the
employees and staff authorized by the enclosure owner shall have
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access to it. This requirement may make this option not applicable
to apartment and commercial complexes with multiple tenants.
b) A waterless trap primer shall be provided to prevent escape of
gasses from the sewer line and save water.
c) Hot and cold running water shall be provided with a connection
nearby with an approved backflow preventer. The spigot shall be
protected and located at the rear of the enclosure to prevent
damage from bins.
The use of uncovered trash enclosures is not longer permitted. However it
may be approved by the Engineering Department if the project meets any
of the following exceptions:
a) An existing trash enclosure that is within an area subject to
Planning Department setback restriction for structures.
b) No location exists where a proposed trash enclosure can be
constructed without violating Planning, Fire and Building and
Safety Department restrictions.
Uncovered trash enclosures shall be graded to drain to adjacent landscape
areas designed to perform as a BMP. Rain water or wastewater runoff from
trash enclosure is prohibited. Any standing liquids must be cleaned up and
disposed of properly using a mop and a bucket or a wet/dry vacuum
machine. All no hazardous liquids without solid trash may be put in the
sanitary sewer.
118. BMP Maintenance Agreement — Project owner shall execute and record BMP
Maintenance Agreement upon approval of final WQMP.
119. Increased Runoff - The proposed development of this site may adversely impact
downstream property applicants by increasing the rate and volume of flood flows.
To mitigate this impact, onsite detention facilities shall be designed and
approved.
120. Increase Runoff Criteria - The entire area of proposed development may be
routed through detention facilities to mitigate increased runoff. All basins must
have positive drainage; dead storage basins shall not be acceptable. Storms to
be studied will include the 1-hour, 3-hour, 6-hour and 24-hour duration events for
the 2-year, 5-year and 10-year return frequencies. Detention basin(s) and
outlet(s) sizing will ensure that none of these storm events has a higher peak
discharge in the "after" condition than in the "before" condition. For the 2-year
and 5-year events the loss rate will be determined using an AMC I condition. For
the 10-year event AMC II will be used. Constant loss rates shall be used for the
1-hour, 3-hour and 6-hour events. A variable loss rate shall be used for the 24-
hour events. Low Loss rates will be determined using the following: 1.
Undeveloped Condition --> LOW LOSS = 90% 2. Developed Condition --> LOW
LOSS = .9 - (.8 X % IMPERVIOUS) 3. Basin Site --> LOW LOSS = 10% Where
possible and feasible the on -site flows shall be mitigated before combining with
off -site flows to minimize the size of the detention facility required. If it is
necessary to combine off -site and on -site flows into a detention facility two
separate conditions shall be evaluated for each duration/return period/before-
after development combination studied; the first for the total tributary area (off -
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site plus on -site), and the second for the area to be developed alone (on -site). It
must be clearly demonstrated that there is no increase in peak flow rates under
either condition (total tributary area or on -site alone), for each of the return
period/duration combinations required to be evaluated. A single plot showing the
pre -developed, post -developed and routed hydrographs for each storm
considered, shall be included with the submittal of the hydrology study. No outlet
pipe(s) will be less than 18" in diameter. Where necessary an orifice plate may
be used to restrict outflow rates. Appropriate trash racks shall be provided for all
outlets less than 48" in diameter. The basin(s) and outlet structure(s) must be
capable of passing the 100-year storm without damage to the facility. Mitigation
basins shall be designed for joint use and be incorporated into open space or
park areas. Side slopes shall be no steeper than 4:1 and depths shall be
minimized where public access is uncontrolled. A viable maintenance
mechanism (a Final WQMP), acceptable to City Engineering Department, shall
be provided for detention facilities.
121. Increased Runoff Study Required - A complete drainage study including, but
not limited to, hydrologic and hydraulic calculations for the proposed detention
facilities, shall be submitted to the City Engineering Department for review and
approval. Increased runoff mitigation basin criteria shall be as indicated in
condition "Increased Runoff Criteria". If the City Engineer approves an increased
runoff policy which supersedes this criterion prior to the submittal of the complete
drainage study, then the current policy shall apply.
122. NPDES/SWPPP Requirement- Prior to issuance of any grading or construction
permits - whichever comes first, the applicant is required to comply with the State
Water Resources Control Board Order Number 2009-0009-DWQ (NPDES No.
CAS000002) for the National Pollutant Discharge Elimination System
Construction General. Clearance for grading shall not be given until the City
Engineering Department has determined that the project applicant has complied
with such Order. A Storm Water Pollution Prevention Plan (SWPPP) shall be
submitted to the City Engineering Department for review prior to be certified by
the legal responsible person in the SMARTS system. I should include a copy of
the WDID letter from the Board.
123. Site Drainage - Positive drainage of the site shall be provided, 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.
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Prior to Building Permit Issuance:
GRADING AND DRAINAGE
124. 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% or better prior to
building permit issuance.
125. 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.
126. 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.
127. 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.
128. Street Light Plan - A separate 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 Ordinance 461, Standard No's 1000 or 1001.
129. Financing Mechanism
The applicant/developer or any successor in interest, shall participate in the
establishment and funding of a public/private infrastructure financing mechanism
including, but not limited to, a Community Facilities District, Infrastructure
Financing District, payment of DIF, private loans or grants or other public and/or
private funding mechanism(s). Evidence of financing the developer's share of
the ultimate improvements shall be demonstrated to the satisfaction of the City
Manager prior to issuance of a building permit.
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NPDES AND WQMP
130.Improvement Plans. A copy of the BMP improvement plans along with any
necessary documentation shall be submitted to the City for review. A copy of the
improvement plan and grading plan shall be included for reference. The plans
must receive the City's approval prior to issuance of 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. .
131. WQMP. A copy of the project specific WQMP shall be submitted to the City for
review and approval.
Prior to Certificate of Occupancy
CIRCULATION AND DEDICATIONS
132. Reciprocal Access Easement — Applicant shall provide evidence of a reciprocal
access easement with the parcels to the north, east and west of the project with
common vehicular access.
133. 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).
134. Streetlight Authorization - The applicant 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
135. Install Street Lights. Install streetlights along the streets associated with
development in accordance with the approved street lighting plan and standards
of Ordinances 460, 461 and County procedures and design guidelines.. All street
lights shall be substitute for L&LMD with the same lumen luminaire output.
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).
136. 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.
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137. Driveway A - Prior to issuance of certificate of occupancy, project applicant shall
construct the project access Driveway A on State Highway 74 if it is not in place
already.
138. Completion of LLMD Annexation - Prior to issuance of an occupancy permit,
the project proponent shall complete annexation to Lighting Maintenance District
No. 89-1-Consolidated for maintenance of traffic signals, street lights, common
landscape and BMP's within public road rights -of -way.
139. 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, the Development Impact Fees (DIF), and any applicable
Road and Bridge Benefit District (RBBD) Fee.
GRADING AND DRAINAGE
140. 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.
141. 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.
142. 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.
Drip irrigation shall be used for all irrigated slopes.
143. BMP Education. The developer shall distribute environmental awareness
education materials on general good housekeeping practices that contribute to
protection of stormwater 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 City a notarized affidavit stating that the
distribution of educational materials to the tenants is assured prior to the
issuance of occupancy permits.
144. BMPs Installed. 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
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the future owners/occupants. The District will not release occupancy permits for
any portion of the project exceeding 80% of the project area prior to the
completion of these tasks.
145. BMP Maintenance. The BMP maintenance plan shall contain provisions for all
treatment controlled BMP's to be inspected, and if required, cleaned no later than
October 15th each year. Required documentation shall identify the entity that will
inspect and maintain all structural BMP's 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.
146. Drainage System Acceptance. The City/District will not release occupancy
permits for any commercial use within the property prior to the City/District's
acceptance of the drainage system for operation and maintenance, unless an
alternative entity is approved by the City Engineer.
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Section IV:
Riverside County Fire Department
Conditions of Approval
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General Conditions
147. 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 (10-MENI-PP-057) is required on all
correspondence.
Additional information is available at our website: www.rvcfire.orq 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
148. Retroreflective Pavement Markers. Blue retroreflective pavement markers
shall be mounted on private streets, 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.
149. Fire Flow. Minimum required fire flow shall be 1500 GPM for a two (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 Ordinance 787;Building(s) having a fire
sprinkler system.
150. Fire Hydrants. Super fire hydrant(s) (6"x4"x 2-2-1/2"), shall 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.
151. Address at Site. The site address shall be clearly posted on the job site
entrance during construction. This will enable incoming emergency equipment
and inspectors to locate the job site from the assigned street. Numbers shall be
a minimum of 24 inches in height.
152. Fire Facilities. All fire facilities required by the project shall be dedicated to the
City of Menifee.
Prior to Issuance of Building Permit
153. Plan Check. Building Plan check deposit base fee of $307.00 to $1,056, shall be
paid in a check or money order to the Riverside County Fire Department after
plans have been approved by our office
154. 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 100 feet per second. Plans shall conform
to the fire hydrant types, location and spacing. 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.
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Prior to Final Inspection
155. 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.
156. Fire Extinguishers. Install portable fire extinguishers with a minimum rating of
2A-10BC and signage. Fire Extinguishers located in public areas shall be in
recessed cabinets mounted 48" (inches) to center above floor level with
maximum 4" projection from the wall. Contact Fire Department for proper
placement of equipment prior to installation.
157. Hood Ducts. A U.L. 300 hood duct fire extinguisher system must be installed
over the cooking equipment. Wet chemical extinguishing system must provide
automatic shutdown of all electrical components and outlets under the hood upon
activation. System must be installed by a licensed C-16 contractor. Plans must
be submitted with current fee of $215.00 to the Fire Department for review and
approval prior to installation. Note: A dedicated alarm system is not required to
be installed for the exclusive purpose of monitoring this suppression system.
However, a new or pre-existing alarm system must be connected to the
extinguishing system. Separate alarm/monitoring plans must be submitted for
review prior to connection. Current plan check deposit fee is $192.00.
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Section VI:
Riverside Countv Environmental
Health Conditions of Approval
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General Conditions
158. General Comments. Plot Plan#22807 proposes to construct a 2,599 square
foot drive thru restaurant. This project 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)
and/or well(s) must be properly removed or abandoned under permit with the
Department of Environmental Health (DEH).
Prior to Building Permit Conditions
159. Food Plans. A total of 3 complete set of plans for each food establishment are
needed including a fixture schedule, a finish schedule, and a plumbing schedule
in order to ensure compliance with current State and Local regulations.
Prior to Building Final/Occupancy Conditions
160. 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.
161. Hazardous Materials Contact. Contact a Hazardous Materials Specialist,
Hazardous Materials Management Division, at (951) 358-5055 for any additional
requirements.
162. 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.
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Sectionyl
Riverside county Environmental
Programs Department
conditions of Approval
Page 40 of 42
163. Burrowing Owl. Pursuant to Objective 6 and Objective 7 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 Environmental
Programs Department. If it is determined that the project site is occupied by the
Burrowing Owl, take of "active" nests shall be avoided pursuant to the MSHCP
and the Migratory Bird Treaty Act. However, when the Burrowing Owl is present,
relocation outside of the nesting season (March 1 through August 31) by a
qualified biologist shall be required. The County Biologist shall be consulted to
determine appropriate type of relocation (active or passive) and 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.
If the grading permit is not obtained within 30 days of the survey a new survey
shall be required.
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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)
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