PC12-103Resolution PC12-103
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE
APPROVING PLOT PLAN NO. 2011-093 for THE MOTTE INDUSTRIAL PARK
Whereas, in July 19, 2011, the applicant, Motte Town Center 1, filed a formal
application with the City of Menifee for a plot plan for four (4) industrial buildings totaling
97,564 square feet located along the west side of Antelope Rood, approximately 1,320
feet south of Ethanac Road in the community area of Romoland within the City of
Menifee; and,
Whereas, on March 27, 2012, the Planning Commission held a duly noticed
public hearing on the Project, considered all public testimony as well as all materials in
the staff report and accompanying documents for Plot Plan No. 2011-093, which hearing
was publicly noticed by a publication in the newspaper of general circulation, an agenda
posting, and notice to property owners within 1,200 feet of the Project boundaries, and to
persons requesting public notice; and,
Whereas, at the March 27, 2012 Planning Commission public hearing, the
Commission continued the project to April 24, 2012; and,
Whereas, the Planning Commission held a subsequent public hearing on April
24, 2012, 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 April 24, 2012 Planning Commission public hearing, the
Commission found that:
The plot plan is consistent with the General Plan Land Use Map, Specific Plan
and applicable General Plan objectives, policies, and programs.
The General Plan land use of the site is Heavy Industrial (0.15-0.50 FAR) in the
Community Development Foundation. The proposed project meets the
requirements of the Community Development: Heavy Industrial (HI) General Plan
land use designation. The HI designation allows for a more intensive industrial
activities that generate significant impacts such as noise, dust, and other
nuisances.
The project is within the Menifee North Specific Plan, Planning Area 2. The
General Plan Land Use Designation described above is compatible with the
underlying zoning classification of Specific Plan (Menifee North Planning Area 2).
The project is consistent with the design guidelines, zoning and development
standards of the Specific Plan.
The project is consistent with General Plan Land Use Policy LU 24.8, which
requires that industrial development be designed to consider their surroundings
and visually enhance, not degrade, the character of the surrounding area. (Al 3).
The project proposes high quality attractive industrial buildings and the site is
heavily landscaped. The project will enhance the surrounding area.
Surrounding General Plan Land Use designations are Heavy Industrial (HI) and
Light Industrial (LI) in the Community Development Foundation. These land uses
are compatible with the proposed industrial land use.
Resolution No PC 12-103
PP 2011-093
April 24, 2012
The project is located within the Highway 79 Policy Area. The Policy Area is
geared toward creating a trip cap on residential development which would result
in a net reduction in overall trip generation of 70,000 vehicle trip per day from that
which would be anticipated from the General Plan Land Use designations as
currently recommended. The Policy requires all new residential developments
proposals within the Highway 79 Policy Area to reduce trip generation
proportionally, and require that residential projects demonstrate adequate
transportation infrastructure capacity to accommodate the added growth. As this
project is non-residential, there will be no impact.
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.
The City of Menifee has two active conservation plans within the City's boundary,
the Western Riverside County MSHCP, and the Stephens' Kangaroo Rat Habitat
Conservation Plan (SKR-HCP). The subject site is within the jurisdiction of the
SKR-HCP and the Western Riverside County MSHCP. The project site is
located inside the Stephen's Kangaroo Rat (Dipodomys stephensi) (SKR) Fee
Area. The proposed project is located within the boundaries of the Western
Riverside County Multiple Species Habitat Conservation Plan; however, the
project is not located with a Criteria Cell or Cell Group. The project will be
subject to the payment of fees for an industrial project consistent with the
Riverside County Ordinance 810.2 as adopted by the City of Menifee. Therefore,
the project will not conflict with the provisions of the adopted HCP, Natural
Conservation Community Plan, or other approved local, regional, or state
conservation plan and the impact is considered less than significant.
2. The plot plan is consistent with the Zoning Code.
The project is zoned Specific Plan (Menifee North SP No. 260 Planning Area 2),
Planning Area 2 standards of the Menifee North Specific Plan are governed by
the M-H (Manufacturing Heavy) designation of Ordinance 348. The project is
consistent with the existing zoning and development standards. Surrounding
zoning includes Rural -Residential (R-R) to the south and north, Manufacturing
Service Commercial (M-SC) to the north, Manufacturing Medium (M-M) to the
south and east, and Specific Plan (Menifee North Planning Area 2) immediately
surrounding the site. These classifications are compatible with the proposed
industrial land use.
3. Approval of the application will not create conditions materially detrimental to the
public health, safety and general welfare or injurious to or incompatible with other
properties or land uses in the project vicinity.
The site is bordered to the west with existing storage yards (American
Contracting Inc., Kiewit Infrastructure West Co., Foxfire Contractors, Inc. and
San Diego Erosion Control); to the east by Antelope Road and the Inland Empire
Energy Center, a natural -gas -fired, combined -cycle generating facility; to the
north by vacant land (proposed as a contractor's storage yard) and to the south
by land used as a recreational vehicle storage facility. The proposed project is
consistent with the surrounding land uses, general plan land use designations
Resolution No PC 12-103
PP 2011-093
April 24, 2012
and zoning classifications. The project incorporates quality architecture and
substantial landscaping which will enhance the area. Environmental impacts
resulting from the project have been analyzed in a negative declaration which
determined impacts including, but not limited to, air quality, greenhouse gas
emissions, water quality, noise, and traffic would all be less than significant.
Therefore, the project is not anticipated to create conditions materially
detrimental to the public health, safety and general welfare or injurious to or
incompatible with other properties or land uses in the project vicinity.
4. Processing and approval of the permit application are in compliance with the
requirements of the California Environmental Quality Act.
A Negative Declaration has been completed for the proposed project. The
negative declaration/environmental assessment did not identify any potentially
significant impacts.
Now, therefore, the Planning Commission of the City of Menifee resolves and
orders as follows:
The Findings set out above are true and correct.
2. Plot Plan No. 2011-093, is approved subject to the Conditions of Approval
as set forth in Exhibit "1" to this Resolution and as approved by the
Planning Commission on April 24, 2012.
PASSED, APPROVED AND ADOPTED THIS 24t' DAY OF APRIL 2012.
V
Bill Zimm rma hai
ATTEST:
Jennifer Allen, Planning Commission Secretary
Approved as to form:
Joseph W/-V1,Etcher, Inten ity 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.cityofinenifee.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. PC12-103 was duly adopted by
the Planning Commission of the City of Menifee at a meeting thereof held on the
24'�' day of April, 2012 by the following vote:
Ayes: Liesemeyer, Matelko, Thomas, Warren, Zimmerman
Noes: None
Absent: None
Abstain: None
�nniferAllen,nning Commission Secretary
EXHIBIT 66
1"
Conditions of Approval for Plot Plan No. PP2011-093
"Motte Industrial Park"
Modified per EOT 2015-012 (First EOT)
Section I: Conditions applicable to All Departments
Section II: Community Development Department
Conditions of Approval
Section III: Engineering/Grading/Transportation
Conditions of Approval
Section IV: Riverside County Flood Control District
Conditions of Approval
Section V: Riverside County Fire Department Conditions
of Approval
Section VI: Riverside County Environmental Health
Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 1 of 56
Section I:
Conditions Applicable to all
Departments
Conditions of Approval for Plot Plan No. 2011-093 2 of 56
General Conditions
1. Definitions. The words identified in the following list that appear in all capitals
in the attached conditions of Plot Plan No. 2011-093shall be henceforth defined
as follows:
APPROVED EXHIBIT A = Site Plan for Plot Plan No. 23180, Exhibit A, dated
7/29/08.
APPROVED EXHIBIT B = Elevations for Plot Plan No. 23180, Exhibits B
(sheets 1-4), dated 7/29/08.
APPROVED EXHIBIT C = Floor plans for Plot Plan No. 23180, Exhibit C
(sheets 1-4), dated 7/29/08.
APPROVED EXHIBIT L = Conceptual Landscape Plan for Plot Plan No. 23180,
Exhibit L (sheets 1-2), dated 7/29/08.
APPROVED EXHIBIT M = Materials and Color Board for Plot Plan No. 23180,
Exhibit M, Amended No. 1, dated 7/29/08.
2. Planning Case No. 2011-093 (Plot Plan) is a proposal to permit the
construction of four industrial buildings totaling 97,564 square feet on the 6.71
gross acre subject parcel of land. The project will be dedicating 0.21 acre of
right-of-way resulting in a 6.50 net acre development site. The applicant is
proposing the division of the buildings into 35 individual condominium units.
The applicant has not identified specific tenants for the individual units or for
the separate buildings. The site plan delineates that Building A will consist of
seven units, Building B will have eight units, Building C is comprised of nine
units and Building D is proposed for eleven units.
The industrial buildings are proposed to be one-story with a maximum height
of 28 feet. The individual units will have pedestrian/employee access through
the front with service entrances at the rear. Access from the rear will be
provided by both man doors and overhead rolling doors. The building shall be
protected with a fire sprinkler system. The balance of the site will contain a
four trash enclosures, landscaped areas, parking areas and drive aisles. The
site plan also delineates four precast concrete picnic tables. Their locations
are at the southern end of Buildings A and C and the northern end of Buildings
B and D.
3. Indemnification. Applicant/developer shall indemnify, defend, and hold
harmless the City of Menifee and its elected city council, appointed boards,
commissions, committees, officials, employees, volunteers, contractors,
consultants, and agents from and against any and all claims, liabilities, losses,
fines, penalties, and expenses, including without limitation litigation expenses
and attorney's fees, arising out of either the City's approval of the Project or
actions related to the Property or the acts, omissions, or operations of the
applicant/developer and its directors, officers, members, partners, employees,
agents, contractors, and subcontractors of each person or entity comprising
Conditions of Approval for Plot Plan No. 2011-093 3 of 56
the applicant/developer with respect to the ownership, planning, design,
construction, and maintenance of the Project and the Property for which the
Project is being approved. In addition to the above, within 15 days of this
approval, the developer/applicant shall enter into an indemnification agreement
with the City. The indemnification agreement shall be substantially the same
as the form agreement currently on file with the City.
4. 90 Days to Protest. The project developer has 90 days from the date of
approval of these conditions to protest, in accordance with the procedures set
forth in Government Code Section 66020, the imposition of any and all fees,
dedications, reservations and/or other exactions imposed on this project as a
result of this approval or conditional approval of this project.
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 may identify and
fund mitigation measures under CEQA through development impact
fees. Such fees may include but are not limited to processing fees for the costs
of providing planning services when development entitlement applications are
submitted, which fees are designed to cover the full cost of such services, and
development impact fees to mitigate the impact of the development proposed
on public improvements. To the extent that Menifee may develop future
financing districts to cover the costs of maintenance of improvements
constructed by development, Developer agrees to petition for formation of,
annexation to or inclusion in any such financing district and to pay the cost of
such formation, annexation or inclusion.
The developer acknowledges it is on notice of the current development fees
and understands that such fees will apply at the levels in effect at the time the
fee condition must be met as specified herein.
6. Mitigation Monitoring and Reporting Plan. The developer shall comply with
the mitigation monitoring and reporting plan ("MMRP") which is attached and
incorporated as part of these conditions of approval.
7. Causes for Revocation. In the event the use hereby permitted under this
permit, a) is found to be in violation of the terms and conditions of this permit,
b) is found to have been obtained by fraud or perjured testimony, or c) is found
to be detrimental to the public health, safety or general welfare, or is a public
nuisance, this permit shall be subject to the revocation procedures.
8. Business License. Every person conducting a business within the City of
Menifee, as defined in Menifee Municipal Code, Chapter 5.01, shall obtain a
business license. For more information regarding business registration, contact
the City Clerk.
9. Expiration. This approval shall be used within three (3) 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
Conditions of Approval for Plot Plan No. 2011-093 4 of 56
approval within a three (3) 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 three 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 two
one-year extensions be obtained and no substantial construction or use of this
plot plan be initiated within five (5) years of the effective date of the issuance
of this plot plan, this plot plan shall become null and void.
Conditions of Approval for Plot Plan No. 2011-093 5 of 56
Section II:
Community Development
Department
Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 6 of 56
General Conditions
1. Comply with Ordinances. The development of these premises shall comply with
the standards of Riverside County Ordinance No. 348 (hereinafter Ordinance No.
348), as adopted by the City of Menifee, City of Menifee Municipal Code and all
other applicable ordinances and State and Federal codes and regulations.
The development of the premises shall conform substantially with that as shown
on APPROVED EXHIBIT A, B, C, L and M unless otherwise amended by these
conditions of approval.
2. Phases. Construction of this project may be done progressively in phases
provided a plan is submitted with appropriate fees to the Community Development
Department and approved prior to issuance of any building permits.
3. Outside Lighting. Any outside lighting shall be hooded and directed so as not to
shine directly upon adjoining property or public rights -of -way.
4. Colors and Materials. Building colors and materials shall be in substantial
conformance with those shown on APPROVED EXHIBIT M.
5. Land Division Required. Prior to the sale of any individual structure as shown on
APPROVED EXHIBIT A, a land division (Tentative Parcel Map No. 35846) shall
be recorded in accordance with Riverside County Ordinance No. 460 (hereinafter
Ordinance No. 460), and any other pertinent ordinance.
6. No Second Floor. No tenant improvement permit, or any other building permit,
shall be granted for any second story, second floor, mezzanine, or interior balcony
unless a plot plan, conditional use permit, public use permit, substantial
conformance or a revised permit is approved by the Community Development
Department pursuant to Section 18.12 of Ordinance No. 348 in order to assure
adequate parking remains within the property. Only a one story building was
approved as part of this permit and reviewed for parking standards.
7. No Outdoor Advertising. No outdoor advertising display, sign or billboard (not
including on -site advertising or directional signs) shall be constructed or
maintained within the property subject to this approval.
8. No Signs. No signs are approved pursuant to this project approval. Prior to the
installation of any on -site advertising or directional signs, a signing plan shall be
submitted to and approved by the Community Development Department pursuant
to the requirements of Section 18.30 (Community Development Department
review only) of Ordinance No. 348.
9. Reclaimed Water. The permit holder shall install purple pipes and connect to a
reclaimed water supply for landscape watering purposes when secondary or
reclaimed water is made available to the site.
10. No Permanent Occupancy. No permanent occupancy shall be permitted within
the property approved under this plot plan as a principal place of residence. No
Conditions of Approval for Plot Plan No. 2011-093 7 of 56
person, shall use the premises as a permanent mailing address nor be entitled to
vote using an address within the premises as a place of residence.
11. Exterior Noise Levels. Exterior noise levels produced by any use allowed under
this permit, including, but not limited to, any outdoor public address system, shall
not exceed 75 db(A), 10-minute LEQ as measured at the project boundaries. In
the event noise exceeds this standard, the permittee or the permittee's successor -
in -interest shall take the necessary steps to remedy the situation, which may
include discontinued operation of the facilities.
12. Construction Noise. Construction activities shall be restricted to the hours of
7:00 a.m. to 7:00 p.m. Monday through Friday, 8:00 a.m. to 5:00 p.m. on Saturdays
and prohibited on Sundays and federal holidays, or as approved by the City
Building Official.
13. Best Management Practices to Minimize Emissions. The following best
management practices will be implemented on the proposed project minimize
emissions.
a. Individual truck idling in excess of five consecutive minutes will be prohibited,
unless allowed under Title 13 of the California Code of Regulations §2485
(CARB's Airborne Toxic Control Measure to Limit Diesel -Fueled Commercial
Motor Vehicle Idling).
b. Suspend the use of all construction equipment during first -stage smog alerts.
c. Electricity or alternative fuels for on -site mobile equipment will be used instead
of diesel equipment to the extent feasible.
d. Electric equipment will be used to avoid emissions from gas or diesel
equipment in portions of the project site where electricity is available.
e. Diesel -power construction equipment shall use low -sulfur diesel fuel, as
defined in SCAQMD Rule 431.2.
f. Water will be used during construction activities to control fugitive dust.
g. Suspend any excavating and grading operations when wind speeds (as
instantaneous gusts) exceed 25 miles per hour.
h. Minimize disturbed areas during construction.
i. Post and enforce speed limits to reduce airborne fugitive dust from vehicular
traffic during construction.
j. Ensure that all construction equipment is properly tuned and maintained prior
to and for the duration of construction.
k. Portable engines and portable engine -driven equipment units used at the
project work site, with the exception of on -road and off -road motor vehicles,
require CARB Portable Equipment Registration or a SCAQMD permit.
I. Provide adequate ingress and egress to minimize vehicle idling and traffic
congestion.
m. Utilize innovative Energy -Efficient Technologies or measures exceeding Title
24 energy efficiency standards.
Conditions of Approval for Plot Plan No. 2011-093 8 of 56
14. Greenhouse Gases:
a. Energy Efficiency. The project is required to incorporate enhanced
energy efficiency standards to minimize energy consumption and compliance
with Measure XVI. The project must exceed 2005 Title 24 Building Energy
Efficiency minimum requirements by a minimum of 14% or meet/exceed
2008 Title 24 minimum requirements.
b. Low or Non-VOC Paints. Only low- and non-VOC containing paints,
sealants, adhesives and solvents shall be utilized in the construction of this
project.
15. AB 341. AB 341 focuses on increased commercial waste recycling as a method
to reduce greenhouse gas (GHG) emissions. The regulation requires businesses
and organizations that generate four or more cubic yards of waste per week and
multifamily units of 5 or more, to recycle. A business shall take at least one of the
following actions in order to reuse, recycle, compost, or otherwise divert
commercial solid waste from disposal:
1) Source separate recyclable and/or compostable material from solid
waste and donate or self -haul the material to recycling facilities.
2) Subscribe to a recycling service with their waste hauler.
3) Provide recycling service to their tenants (if commercial or multi-
family complex).
4) Demonstrate compliance with the requirements of California Code
of Regulations Title 14.
For more information please visit:
www.rivcowm.org/opencros/recyciying/recvcling and compost business.html#m
andatory
Modified per EOT #1.
16. No Outdoor Storage. No outdoor storage is allowed within or upon the site. No
storage lockers, sheds, metal container bins, or metal shipping containers will be
allowed to be stored outside the building unless first reviewed and approved by the
Community Development Department.
Modified per EOT #1.
17. Prohibited Uses. The project is located within Zone E of the March Airport Base
Compatibility Area. Therefore, the following uses shall be prohibited:
1) 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.
2) Any use which would cause sunlight to be reflected towards an
aircraft engaged in an initial straight climb following takeoff or
Conditions of Approval for Plot Plan No. 2011-093 9 of 56
towards an aircraft engaged in a straight final approach towards a
landing at an airport.
3) 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.
4) Any use which would generate electrical interferences that may be
detrimental to the operation of aircraft and/or aircraft
instrumentation.
Modified per EOT #1.
18. Airport Notice. The project site is within Zone E of the March Air Reserve Base
Compatibility Area. 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.
Modified per EOT #1.
GEOLOGY
19. Geologic Report 2101. The project shall comply with County Geologic Report
(GEO) No. 2101, submitted for this project (PP23180 & PM35846), was prepared
by EnGEN Corporation and is entitled: "Geotechnical/Geological Engineering
Study, Motte Industrial - Assessor's Parcel Number: 331-150-037, Antelope Road
and Ethanac Road, Romoland Area, Riverside County, California, Project Number:
M3643-GS" dated June 27, 2007. In addition, EnGEN submitted the following
report:
"Response to Review Comments, GEO #2101, Motte Industrial -Assessor's Parcel
Number: 331-150-037, Antelope Road and Ethanac Road, Romoland Area,
Riverside County, California, Project Number: M3643-CS" dated November 6,
2008.
This additional report is now included as part of GEO No. 2101.
GEO No. 2101 concluded:
1.13ased on review of published literature, site mapping and aerial photo
review, there is no evidence of active faulting crossing or trending toward this
site. Therefore there is a low potential for this site to be affected by surface
fault
rupture.
2.Due to the depth to groundwater and the relative high densities of the soils
encountered beneath this site, there is a low potential for this site to be affected
by seismically induced liquefaction.
3.Except for the potential for this site to be affected by strong seismic shaking,
there is a low potential for this site to be affected by other secondary seismic
hazards such as seiche/tsunami, seismically induced settlement, seismically
induced flooding or seismically induced landsliding or rockfall.
GEO No. 2100 recommended:
Conditions of Approval for Plot Plan No. 2011-093 10 of 56
1. Due to the potential for this site to be affected by strong seismic shaking, any
proposed construction should be designed in accordance with all applicable
seismic design provisions of the recently adopted California Building Code
(CBC 2007).
2.Due to the relatively low density surficial soils present on this site, all loose
surficial soils should be removed to a depth sufficient to expose material
exhibiting an in -place relative compaction of at least 85% as determined by
ASTM D 1557-02. It is estimated that these removals will be about 3 feet below
existing grade.
3.Prior to placing any fills, the approved removal bottoms should be scarified
to a depth of 12 inches, brought to near optimum moisture content and
compacted to a minimum of 90% of the maximum dry density as determined
by ASTM D 1557-02.
4.The removed surficial soils may be used as fill soil provided they are cleaned
of any organics or other deleterious materials. All fill soils should be spread in
lifts not to exceed 10 inches in compacted thickness, brought to near optimum
moisture content and compacted to a minimum of 90% of the maximum dry
density as determined by ASTM D 1557-02 and verified by field density testing.
5.Upon completion of the grading, the building pad soils should be tested for
expansion potential and the foundation design parameters should be based on
the results of that testing.
GEO No. 2101 satisfies the requirement for a Geologic Study for Planning / CEQA
purposes. GEO No. 2101 is hereby accepted for Planning purposes. This approval
is not intended, and should not be misconstrued as approval for grading permit.
Engineering and other building code parameters will be reviewed and additional
comments and/or conditions may be imposed by the Building and Safety
Department upon application for grading and/or building permits.
ARCHEOLOGY
20. 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 24 hours. Subsequently, the Native American Heritage
Commission shall identify the "most likely descendant" within 48 hours. The most
likely descendant shall then make recommendations and engage in consultation
concerning the treatment of the remains as provided in Public Resources Code
Section 5097.98. Human remains from other ethnic/cultural groups with
recognized historical associations to the project area shall also be subject to
consultation between appropriate representatives from that group and the
Community Development Director.
Conditions of Approval for Plot Plan No. 2011-093 11 of 56
Modified per EOT #1.
21. 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 only, 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 as determined in consultation with the Native American
Tribe(s).
i. 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 tribal representative(s) and the Community
Development Director to discuss the significance of the find.
ii. At the meeting, the significance of the discoveries shall be discussed and after
consultation with the tribal representative(s) and the archaeologist, a decision
shall be made, with the concurrence of the Community Development Director,
as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for
the cultural resources.
iii. 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.
iv. Treatment and avoidance of the newly discovered resources shall be
consistent with the Cultural Resources Treatment and Monitoring Agreements
entered into with the appropriate tribes. This may include avoidance of the
cultural resources through project design, in -place preservation of cultural
resources located in native soils and/or re -burial on the Project property so
they are not subject to further disturbance in perpetuity.
v. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred
method of preservation for archaeological resources and cultural resources. If
the landowner and the Tribe(s) cannot agree on the significance or the
mitigation for the archaeological or cultural resources, these issues will be
presented to the City Community Development Director for decision. The City
Community Development Director shall make the determination based on the
provisions of the California Environmental Quality Act with respect to
archaeological resources, recommendations of the project archeologist and
shall take into account the cultural and religious principles and practices of the
Tribe. Notwithstanding any other rights available under the law, the decision of
the City Community Development Director shall be appealable to the City
Planning Commission and/or City Council."
Modified per EOT #1.
22.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
Conditions of Approval for Plot Plan No. 2011-093 12 of 56
implementation of a Phase III Data Recovery Program shall be performed,
including the disposition of recovered artifacts.
LANDSCAPING
23. 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 Community Development Department and
the South Coast Air Quality Management District (SCAQMD).
24. Viable Landscaping. All plant materials within landscaped areas shall be
maintained in a viable growth condition throughout the life of this plot plan. To
ensure that this occurs, the Community Development Department shall require
inspections prior to final inspection and at six month and twelve month intervals.
25. Maintenance of Landscaping. All landscaping, and similar improvements not
properly maintained by a property owners association or individual property
owners must be annexed into a Lighting and Landscape District, or other
equivalent mechanism as determined by the City of Menifee
FEES:
26. Processing Fees for 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 Resolution No. 13-320 (Cost of Services Fee Study), 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.
Modified per EOT #1.
Prior to Issuance of Grading Permit
27. Traffic Study. Prior to the issuance of precise grading permits or building permit
issuance, whichever occurs first, the applicant shall prepare a Traffic Impact Study
(TIS) to affirm the project's opening year impacts and long-term impacts to the
local road system and the nearby State facilities and to propose any appropriate
improvements to facilitate adequate levels of service are maintained.
The scope of the study shall be determined by a Traffic Scoping Agreement that
is reviewed and approved by the Public Works Director/City Engineer. The Traffic
Scoping Agreement shall be approved prior to submittal of any grading plans or
improvement plans whichever comes first. The recommendations of the Traffic
Scoping Agreement can include preparation of a TIS analyzing traffic impacts at
various development stages determined by PW Director/City Engineer.
In addition, the study content should include at a minimum the items identified in
Appendix "A" of the Caltrans' Guide for the Preparation of Traffic Impact Studies
(TIS) which is located at
Conditions of Approval for Plot Plan No. 2011-093 13 of 56
http://www.dot.ca.gov/hq/tpp/offices/ocp/iqr cega files/tisquide.pdf. The study
will be reviewed and approved by the City's Community Development and
Engineering Departments and the State of California, Department of
Transportation, District 8, Planning Section.
Modified per EOT #1.
28. Fugitive Dust Control. The project developer shall implement fugitive dust control
measures in accordance with Southern California Air Quality Management District
(SCAQMD) Rule 403. The project developer shall include in construction contracts
the control measures required under Rule 403 at the time of development,
including the following:
a. The construction area and vicinity (500-foot radius) must be swept
(preferably with water weepers) and watered at least twice daily. Site
wetting must occur often enough to maintain a 10 percent surface soil
moisture content throughout all earth moving activities. All unpaved
construction areas shall be wetted at least twice daily during
construction, and temporary dust covers shall be used to reduce dust
emissions and meet SCAQMD District Rule 403. Wetting could reduce
fugitive dust by as much as 50%.
b. Water active grading sites and unpaved surfaces at least three times
daily;
c. All paved roads, parking and staging areas must be watered at least
once every two hours of active operations;
d. Site access points must be swept/washed within thirty minutes of visible
dirt deposition;
e. Sweep daily (with water sweepers) all paved parking areas and staging
areas;
f. Onsite stockpiles of debris, dirt or rusty material must be covered or
watered at least twice daily;
g. Cover stockpiles with tarps or apply non -toxic chemical soil binders;
h. All haul trucks hauling soil, sand and other loose materials must either
be covered or maintain two feet of freeboard;
i. All inactive disturbed surface areas must be watered on a daily basis
when there is evidence of wind drive fugitive dust;
j. Install wind breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds
exceed 25 mph;
Conditions of Approval for Plot Plan No. 2011-093 14 of 56
I. Suspend grading activity when winds (instantaneous gusts) exceed 15
miles per hour over a 30-minute period or more, so as to prevent
excessive amounts of dust;
m. All haul trucks must have a capacity of no less than twelve and three-
quarter (12.75) cubic yards;
n. All loads shall be secured by trimming, watering or other appropriate
means to prevent spillage and dust;
o. Traffic speeds on unpaved roads must be limited to 15 miles per hour;
p. Provide daily clean-up of mud and dirt carried onto paved streets from
the site;
q. Install wheel washers for all exiting trucks, or wash off the tires or tracks
of all trucks and equipment leaving the site;
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.
29. Mitigation Monitoring. The permittee shall prepare and submit a written report to
the Community Development Director demonstrating compliance with those
conditions of approval and mitigation measures of this Plot Plan and EA which
must be satisfied prior to the issuance of a grading permit. The Community
Development Director may require inspection or other monitoring to ensure such
compliance.
FEES
30. Stephen's Kangaroo Rat Fee. Prior to the issuance of a grading permit, the
applicant shall comply with the provisions of Riverside County Ordinance No. 663
(hereinafter Ordinance No. 663), which generally requires the payment of the
appropriate fee set forth in that ordinance. The amount of the fee required to be
paid may vary depending upon a variety of factors, including the type of
development application submitted and the applicability of any fee reduction or
exemption provisions contained in Ordinance No. 663. Said fee shall be calculated
on the approved development project which is anticipated to be 4.77 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
Conditions of Approval for Plot Plan No. 2011-093 15 of 56
rescinded, this condition will no longer be applicable. However, should Ordinance
No. 663 be rescinded and superseded by a subsequent City mitigation fee
ordinance, payment of the appropriate fee set forth in that ordinance shall be
required.
31. Processing Fees. Prior to issuance of grading permits, the Community
Development shall determine if the deposit based fees for Plot Plan No. 2011-093
are in a negative balance. If so, any outstanding fees shall be paid by the
applicant/developer.
Prior to Issuance of Building Permit
32. Traffic Study. Prior to the issuance of precise grading permits or building permit
issuance, whichever occurs first, the applicant shall prepare a Traffic Impact Study
(TIS) to affirm the project's opening year impacts and long-term impacts to the
local road system and the nearby State facilities and to propose any appropriate
improvements to facilitate adequate levels of service are maintained.
The scope of the study shall be determined by a Traffic Scoping Agreement that
is reviewed and approved by the Public Works Director/City Engineer. The Traffic
Scoping Agreement shall be approved prior to submittal of any grading plans or
improvement plans whichever comes first. The recommendations of the Traffic
Scoping Agreement can include preparation of a TIS analyzing traffic impacts at
various development stages determined by PW Director/City Engineer.
In addition, the study content should include at a minimum the items identified in
Appendix "A" of the Caltrans' Guide for the Preparation of Traffic Impact Studies
(TIS) which is located at
http://www.dot.ca.gov/hq/tpp/offices/ocp/igr cega files/tisguide.pdf. The study
will be reviewed and approved by the City's Community Development and
Engineering Departments and the State of California, Department of
Transportation, District 8, Planning Section.
Modified per EOT #1.
33. Dark Sky Ordinance. All street lights and other outdoor lighting shall be shown on
electrical plans submitted to the Department of Building and Safety and the
Community Development Department for plan check approval and shall comply
with the requirements of Menifee Municipal Code Chapter 6.01, the "Dark Sky
Ordinance", and the General Plan.
34. Lighting Hooded. Any outside lighting shall be hooded and directed so as not to
shine directly upon adjoining property or public rights -of -way.
35. Lighting. The building plans shall show the location and types of light fixtures that
will be within the project site and on the building. Lighting fixtures open to public
view shall be decorative. The types of lighting fixtures used shall be subject to
Community Development Department approval.
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
Conditions of Approval for Plot Plan No. 2011-093 16 of 56
shall comply with the requirements of the City of Menifee Ordinance No. 2009-024
and the General Plan.
Modified per EOT #1.
36. 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.
37. Roof Mounted Equipment Plans. Roof -mounted equipment shall be shielded
from ground view. All building plans shall show all roof -mounted equipment and
methods for screening and shall be submitted to the Community Development
Department for review and approval prior to building permit issuance. Screening
material shall be subject to Community Development Department approval.
Community Development Department staff will verify that all roof -mounted
equipment has been screened in compliance with the approved plans prior to final
occupancy.
38. Floor Plans. Floor plans shall be in substantial conformance with that shown on
APPROVED EXHIBIT C.
39. Waste Management Clearance. A clearance letter from Riverside County Waste
Management District shall be provided to the Community Development
Department verifying submittal of a Waste Recycling Plan (WRP) to the Waste
Management Department for approval.
40. Mitigation Monitoring. The permittee shall prepare and submit a written report to
the Community Development Director demonstrating compliance with those
conditions of approval and mitigation measures of this plot plan and EA which must
be satisfied prior to the issuance of a building permit.
The Community Development Director may require inspection or other monitoring
to ensure such compliance.
41. Building Plans. Building plans shall be submitted for plan review and approval to
the Building and Safety Department prior to building permit issuance. The plans
shall contain the following:
a. Precise Grading Plan showing an accessible path to the main
entrance from the right-of-way.
b. Site plan showing van accessible parking, signage and path of
travel to the main entrance.
c. Plan shall be noted that the modular building shall comply with the
California Building Code.
d. Plans for the installation of on -site sewer, gas and electric.
e. Plans signed by an appropriately registered structural engineer for
the permanent foundation system.
f. Plans shall be designed to the provisions of the 2013 edition of the
California Building, Mechanical, Electrical and Plumbing, Energy
and Green Codes.
Conditions of Approval for Plot Plan No. 2011-093 17 of 56
g. Three (3) sets of plan drawings shall be submitted along with two
(2) copies of structural and Title 24 Energy documentation.
h. Two (2) sets of precise grading plans shall be submitted at time of
building plan review submittal. Showing all disabled access paths
of travel, cross and directional slope percentages, site accessibility
features and details.
i. All exterior lighting shall comply with Ordinance 2009-24, "Dark Sky
Ordinance".
j. All exterior lighting shall fall within current commercial standards.
k. Separate plan submittal will be required to Riverside County Fire
along with a formal transmittal issued by Building and Safety.
Modified per EOT #1.
42. Recyclables Collection and Loading Area Plot Plan. Prior to the issuance of
building permits, the applicant shall submit three (3) copies of a Recyclables
Collection and Loading Area plot plan to the Riverside County Waste Management
Department for review and approval. The plot plan shall conform to Design
Guidelines for Recyclables Collection and Loading Areas, provided by the Waste
Management Department, and shall show the location of and access to the
collection area for recyclable materials, along with its dimensions and construction
detail, including elevation/fagade, construction materials and signage. The plot
plan shall clearly indicate how the trash and recycling enclosures shall be
accessed by the hauler.
Modified per EOT #1.
43. Waste Recycling Plan. Prior to the issuance of building permits, a Waste
Recycling Plan (WRP) shall be submitted to the Riverside County Waste
Management Department for approval. At a minimum, the WRP must identify the
materials (i.e., concrete, asphalt, wood, etc.) that will be generated by construction
and development, the projected amounts, the measures/methods that will be taken
to recycle, reuse, and/or reduce the amount of materials, the facilities and/or
haulers that will be utilized, and the targeted recycling or reduction rate. During
project construction, the project site shall have, at a minimum, two (2) bins; one for
waste disposal and the other for the recycling of Construction and Demolition
(C&D) materials. Additional bins are encouraged to be used for further source
separation of C&D recyclable materials. Accurate record keeping (receipts) for
recycling of C&D recyclable materials and solid waste disposal must be kept.
Arrangements can be made through the franchise hauler.
Modified per EOT #1.
FEES;
44. Fees. Prior to issuance of building permits, the Community Development
Department shall determine if the deposit based fees for project are in a negative
balance. If so, any outstanding fees shall be paid by the applicant/developer.
Conditions of Approval for Plot Plan No. 2011-093 18 of 56
45. Perris Union School District. Impacts to the Perris Union High School District
shall be mitigated in accordance with California State law.
46. Romoland School District. Impacts to the Romoland School District shall be
mitigated in accordance with California State law. The applicant shall be required
to pay school impact mitigation fees or fund school site acquisition and /or facility
construction with proceeds from the Mello -Roos Community Facilities District.
Community Facilities District (CFD) 91-1 has been formed which covers the entire
Romoland School district. The CFD Report specifies the amounts of school fees
to be paid, provides a method of tax apportionment and establishes the maximum
amount of bonds to be sold. The project applicants have agreed to comply with the
terms of the Resolution of Formation of the CFD.
LANDSCAPING
47. Landscaping Plan. The developer shall submit three (3) sets of Final Landscaping
and Irrigation Plans to the Community Development 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 Community Development 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 or subsequent City Ordinance.
Landscaping plans for areas that are totally within the road right-of-way shall be
submitted to the Engineer Department only. Additional trees may be required
within the parkway beyond what is shown on the conceptual plan.
Slope Landscaping plans for slopes exceeding 3 feet in height shall be submitted
to the Engineering Department.
The irrigation plan shall be in compliance with Section 18.12 of Ordinance No. 348
or subsequent City ordinance, 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 Community Development Department. The location, number, genus, species,
and container size of plants shall be shown. Plans shall meet all applicable
Conditions of Approval for Plot Plan No. 2011-093 19 of 56
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 or subsequent City ordinance and
as specified herein. The irrigation plan shall include a smart controller capable of
adjusting watering schedule based on weather data. In addition, the plan will
incorporate the use of in -line check valves, or sprinkler heads containing check
valves to prohibit low head drainage.
A six inch high curb with a twelve (12) inch wide walkway shall be constructed
along planters on end stalls adjacent to automobile parking areas. Public parking
areas shall be designed with permanent curb, bumper, or wheel stop or similar
device so that a parked vehicle does not overhang required sidewalks, planters, or
landscaped areas.
The final landscaping and irrigation plans shall modify the location and design of
the break areas from what is shown on APPROVED EXHIBIT L. The break areas
shall be moved adjacent to landscape planters so that they can benefit from shade
trees. A minimum of two (2) shade trees shall be provided adjacent to break
areas.
The landscaping plan shall show the location of all walls and fencing. All retaining
walls shall be constructed of split faced block (where open to public view) and
masonry cap at minimum. All block walls, non -crib type walls, retaining walls, and
the entry monuments, where applicable, shall be treated with an anti -graffiti
coating.
Modified per EOT #1.
48. 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 Pre -Installation Inspection, Installation Inspection, 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 Community
Development Department's Landscape personnel prior to approval of the requisite
Minor Plot Plan for Planting and Irrigation.
49. Specimen Trees. Landscaping plans shall incorporate the use of specimen (24"
box or greater) canopy trees along streets and within the parking areas. All trees
and shrubs shall be drawn to reflect the average specimen size at 15 years of age.
All trees shall be double -staked and secured with non -wire ties.
50. Performance Securities. Performance securities, in amounts to be determined
by the Community Development Department to guarantee the installation of
plantings, irrigation system, walls and/or fences, in accordance with the approved
plan, shall be filed with the Community Development Department. Securities may
require review by City Attorney and other staff. Permit holder is encouraged to
allow adequate time to ensure that securities are in place. The performance
security may be released one year after structural final, inspection report, and the
One -Year Post Establishment report confirms that the planting and irrigation
Conditions of Approval for Plot Plan No. 2011-093 20 of 56
components have been adequately installed and maintained. A cash security shall
be required when the estimated cost is $2,500.00 or less.
Prior to Final Inspection
51. Roof Mounted Equipment. Prior to final occupancy, Community Development
Department staff will verify that all roof -mounted equipment has been screened in
compliance with the approved plans.
52. Trash Enclosures. Four (4) trash enclosures which are adequate to enclose a
minimum of two (2) bins each shall be located as shown on the APPROVED
EXHIBIT A, and shall be constructed prior to the issuance of occupancy permits.
The enclosure shall be a minimum of six (6) feet in height and shall be made with
masonry block and a solid gate which screens the bins from external view.
Additional enclosed area for collection of recyclable materials shall be located
within, near or adjacent to each trash and rubbish disposal area. The recycling
collection area shall be a minimum of fifty percent (50%) of the area provided for
the trash/rubbish enclosures or as approved by the City. All recycling bins shall be
labeled with the universal recycling symbol and with signage indicating to the users
the type of material to be deposited in each bin.
53. Parking. Parking for this project was determined on the basis of Ordinance No.
348, Section 18.12. a.(2).b):
A minimum of 256 parking spaces shall be provided as shown on the
APPROVED EXHIBIT A, unless otherwise approved by the Community
Development 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 eight (8) 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, 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
11
Conditions of Approval for Plot Plan No. 2011-093 21 of 56
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.
54. Loading Spaces. A minimum of four (4) loading spaces shall be provided in
accordance with Section 18.12.a.(2)f(3).b. of Ordinance 348, and as shown on
APPROVED EXHIBIT A. The loading spaces shall be surfaced with six (6) inches
of concrete over a suitable base and shall not be less than 10 feet wide by 35 feet
long, with 14 feet vertical clearance.
55. Bicycle Racks. Bicycle racks with a minimum of 10 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 Community Development Department
approval, and shall be installed in accordance with those plans.
56. Phasing. If the project has been phased, all facilities meant to serve the current
phase of development shall be installed in a usable condition. Project landscaping
may not all be deferred until the final phase.
57. Condition Compliance. The Community Development 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.
58. Elevations. Elevations of all buildings and structures shall be in substantial
conformance with the elevations shown on APPROVED EXHIBIT B.
Modified per EOT #1.
59. Roof Mounted Equipment. Prior to final occupancy, Community Development
staff will verify that all roof -mounted equipment has been screened in compliance
with the approved plans.
Modified per EOT #1.
60. Lighting. Exterior lighting shall be consistent with the approved building plans.
Modified per EOT #1.
61. Walls. All retaining walls shall be constructed of split faced block (where open to
public view) and masonry cap at minimum. All block walls, non -crib type walls,
retaining walls, and the entry monuments, where applicable, shall be treated with
an anti -graffiti coating.
Modified per EOT #1.
62. Mitigation Monitoring. The permit holder shall prepare and submit a written report
to the Community Development Department demonstrating compliance with all
remaining conditions of approval and mitigation measures of this permit and EA.
The Community Development Director may require inspection or other monitoring
to ensure such compliance.
Conditions of Approval for Plot Plan No. 2011-093 22 of 56
63. Waste Management Clearance. Prior to issuance of an occupancy permit, the
applicant shall obtain a clearance letter from the Waste Management Department
indicating that the recyclables collection and loading area has been constructed in
compliance with the Recyclables and Loading Area plot plan, as approved and
stamped by the Riverside County Waste Management Department.
The applicant is also required to provide evidence (i.e., receipts or other type of
verification) to demonstrate project compliance with the approved WRP to the
Planning Division of the Riverside County Waste Management Department in
order to clear the project for occupancy permits. Receipts must clearly identify the
amount of waste disposed and Construction and Demolition (C&D) materials
recycled.
Modified per EOT #1.
64. 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 Community Development 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.
65. Paleontological Monitoring Report. If Paleontological Monitoring has been
required (see Condition 118), a qualified paleontologist shall prepare a report of
findings made during all site grading activity with an appended itemized list of fossil
specimens recovered during grading (if any). This report shall be submitted to the
Community Development Department for review and approval prior to building final
inspection as described elsewhere in these conditions. Prior to final inspection,
the applicant shall submit to the Community Development Department, two (2)
copies of the Paleontology Monitoring Report. The report shall be certified by a
professional paleontologist listed Riverside County's Paleontology Consultant List.
66. Final Planning Inspection. The permittee shall obtain final occupancy sign -off
from the Community Development Department for each building permit issued by
scheduling a final Planning inspection prior to the final sign -off from the Building
Department. Community Development Department staff shall verify that all
pertinent conditions of approval have been met, including compliance with the
approved elevations, site plan, parking lot layout, etc. The permittee shall have all
required paving, parking, walls, site lighting, landscaping and automatic irrigation
installed and in good condition.
Modified per EOT #1.
LANDSCAPING
67. Soil Management Plan
The permittee shall submit a Soil Management Plan (Report) to the Community
Development Department before the Landscape Installation Inspection. The
report can be sent in electronically. Information on the contents of the report can
be found in the County of Riverside Guide to California Friendly Landscaping page
16, #7, "What is required in a Soil Management Plan?"
Conditions of Approval for Plot Plan No. 2011-093 23 of 56
Modified per EOT #1.
68. Landscape Inspection.
The permittee landscape architect responsible for preparing the Landscaping and
Irrigation Plans shall arrange for a Pre -Landscape installation inspection and a
Landscape Completion Installation Inspection with the Community Development
Department. The pre -landscape inspection shall be arranged at least fifteen (15)
working days prior to installation of landscaping. The landscape completion
inspection shall be arranged at least fifteen (15) working days prior to final
inspection of the structure or issuance of occupancy permit, whichever occurs first.
A One Year Post -Establishment Inspection will also be required. The Community
Development Department will require a deposit in order to conduct the landscape
inspections.
Modified per EOT #1.
69. Landscape Installation. All required landscape planting and irrigation, including
but not limited to onsite, 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
Community Development 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.
Modified per EOT #1.
70. Final Landscape Approval
The final landscape approval following installation shall be subject to the review
and approval of the City's Landscape Architectural Consultant and the Community
Development Director. The Community Development Director may require
additional trees, shrubs and/or groundcover as necessary, if site inspections reveal
landscape deficiencies that were not apparent during the plan review process.
Modified per EOT #1.
FEES
71. 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
Conditions of Approval for Plot Plan No. 2011-093 24 of 56
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. 2011-093 has been
calculated to be 6.5 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.
72. 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. 2011-093 is calculated to be 6.5 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.
73. Fees. Prior to issuance of occupancy/final inspections, the Community
Development Department shall determine if the deposit based fees for project are
in a negative balance. If so, any outstanding fees shall be paid by the
applicant/developer.
Conditions of Approval for Plot Plan No. 2011-093 25 of 56
Section III:
Engineerinq/Transportation/
Grading Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 26 of 56
General Conditions:
74. General Grading Conditions - All grading shall conform to the latest 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.
75. Erosion Control - Graded but undeveloped land shall provide, in addition to
erosion control planting, any drainage facilities deemed necessary to control or
prevent erosion. Erosion and sediment control BMPs are required year round in
compliance with the State Water Resources Control Board (SWRCB) General
Construction Permit. Temporary erosion control measures shall be implemented
immediately following rough grading to prevent deposition of debris onto
downstream properties or drainage facilities. Plans showing these measures shall
be submitted to the City for review. Landscape plans, required for manufactured
slopes greater than 3 feet in vertical height, are to be signed by a registered
landscape architect and bonded per the requirements of Ordinance 457.
76. 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.
77. Slope Setbacks - Observe slope setbacks per Section 2907, figure 29-1 Section
7011, and figure 70-1 of the California Building Code.
78. General Introduction - Improvements such as grading, filling, over excavation
and recompaction, and base or paving which require a grading permit are subject
to the included City Grading conditions of approval.
79. Grading Permit for Clearing and Grubbing - Ordinance 457 requires a grading
permit prior to clearing, grubbing, or any top soil disturbances related to
construction grading.
80. 2:1 Maximum Slope - Graded slopes shall be limited to a maximum steepness
ratio of 2:1 (horizontal to vertical) unless otherwise approved.
81. Paving Inspections - The applicant/applicant shall be responsible for obtaining
the paving inspections required by Ordinance 457.
Conditions of Approval for Plot Plan No. 2011-093 27 of 56
82. Drainage Design Q100. All grading and drainage shall be designed in
accordance with these conditions of approval for this application. If not specifically
addressed in these conditions, drainage shall be designed to accommodate 100
year storm flows.
83. Retaining Walls. Lots which propose retaining walls will require separate permits.
They shall be obtained prior to the issuance of any other building permits - unless
otherwise approved by the Building and Safety Director, and the PW Director/City
Engineer. The walls shall be designed by a Registered Civil Engineer - unless they
conform to the County Standard Retaining Wall designs shown on the Building and
Safety Department form 284-197.
84. Lot to Lot Drainage Easement. A recorded easement is required for lot to lot
drainage.
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.
86. Development Access - Both Driveways, North and south, will have full access at
the present time. Any of them or both may be subject to future restriction depending
upon Antelope Road Traffic.
87. Off -Site Parking. This project shall not have off -site parking on the street.
88. Traffic Signal Mitigation Program - The applicant shall participate in the Traffic
Signal Mitigation Program as approved by the City Council.
89. Driveways — The following designations shall describe the locations of the project
driveway access points.
North Driveway — on Antelope Road designated as the main
entrance
South Driveway — on Antelope Road designated as secondary
access.
These designations maybe revised as recommended by a traffic study that is
reviewed and approved by the Public Works Director/City Engineer.
Driveways shall be designed per City Standards, or per County of Riverside
standard 207A, as approved by the Public Work's Director/City Engineer. The
sidewalk across the driveway approach shall be in the public right of way.
Additional Right of Way may need to be dedicated depending on the final
engineering design.
Modified per EOT #1.
Conditions of Approval for Plot Plan No. 2011-093 28 of 56
90. Encroachment Permits — All work within City, State, or local agency right-of-way
shall require encroachment permits from the Public Works Department prior to
commencement of work.
91. Concrete Work —All concrete work including curbs, gutters, sidewalks, driveways,
cross gutters, catch basins, manholes, vaults, etc. shall be constructed with
concrete having a 28 day strength of 3,250 psi.
92. Assessment Districts - Should this project lie within the boundaries of any
assessment/benefit district, the applicant shall, prior to issuance of a building
permit, apply for the reapportionment of the assessments or pay the unit fees in
the benefit district unless said fees are deferred to building permit.
93. City Community Facilities District (CFD) No. 2015-1 (Services) — The project
shall annex into the City of Menifee Community Facilities (Services) District CFD
2015-1 currently in formation. CFD 2015-1 is the equivalent City of Menifee
maintenance entity that replaces the Riverside County administered L&LMD 89-
1 C and CSA 152. The City of Menifee CFD 2015-1 shall be responsible for the
maintenance of public improvements or facilities that benefit this development, and
dedicated to the City for CFD maintenance. These shall include but not limited to,
public landscaping, streetlights, traffic signals, street sweeping and maintenance,
drainage facilities, water quality facilities and other public improvements or facilities
as approved by the Public Works Director/City Engineer. The developer/property
owner shall be responsible for all cost associated with the annexation of the
proposed development into CFD 2015-1.
Modified per EOT #1.
94. 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.
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%.
Conditions of Approval for Plot Plan No. 2011-093 29 of 56
Any of the above considerations may require a redesign of the project.
Significant redesigns may require a revised Plot Plan.
95. 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.
96. Drainage Grade - Minimum drainage grade shall be 1 % except on Portland
Cement concrete where 0.50% 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.
97. Drainage & Terracing. Provide drainage facilities and terracing in conformance
with the latest California Building Code's chapter on "EXCAVATION & GRADING".
98. 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, drainage
easements shall be obtained from the affected property owners for the release of
concentrated or diverted storm flows. A copy of the recorded drainage easement
shall be submitted to the City for review and approval.
99. Flood Hazard Report. 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.
100. Trash Racks. Trash racks shall be installed at all inlet structures that collect runoff
from open areas with potential for large floatable debris.
101. NPDES and WQMP. All City of Menifee requirements for NPDES and Water
Quality Management Plans (WQMP) shall be met per City of Menifee Municipal
Code Chapter 15.01 for Stormwater/Urban Runoff Management Program, and as
determined by the Public Works Director/City Engineer. This project is required to
submit a project specific Preliminary WQMP following the latest WQMP guidelines
approved for the Santa Ana Region Watershed.
In compliance with the latest Santa Ana Regional Water Quality Control Board
Permit Order, projects meeting the requirements for submittal of a WQMP shall
have a FINAL WQMP approved by the City prior to any grading activity on the site.
The FINAL WQMP addresses post -development water quality impacts from new
development and redevelopment projects.
To comply with the SAR MS4 requirement on 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)
Conditions of Approval for Plot Plan No. 2011-093 30 of 56
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 FINAL Project Specific WQMP must be approved by the Public
Works/Engineering Department prior to issuance of a building or a grading permit
whichever is issued first.
Modified per EOT #1.
102. Final Project Specific Water Quality Management Plan (Final WQMP) — Prior
to issuance of a grading permit or a building permit whichever occurs first, a
FINAL project specific WQMP in substantial conformance with an approved
PRELIMINARY WQMP, shall be reviewed and approved by the Public Works
Engineering Department. Final construction plans shall incorporate all of the
structural BMPs identified in the approved FINAL WQMP. The final developed
project shall implement all structural and non-structural BMPs specified in the
approved FINAL WQMP. One copy of the approved FINAL WQMP on a CD-
ROM in pdf format shall be submitted to the Public Works Engineering
Department. The FINAL WQMP submittal shall include at the minimum the
following reports/studies:
(a) Hydrology/hydraulics report
(b) Soils Report that includes soil infiltration capacity
(c) Limited Phase II Environmental Site Assessment Report that include
testing for the presence of bio solids/sludge, and other potential
contaminants at the site as determined by the PW Director/City Engineer.
Modified per EOT #1.
103. Compliance with an Approved Preliminary Project Specific WQMP — If a City
approved Project Specific Preliminary WQMP is not provided to use as basis for
approving a FINAL WQMP, or if the project submits a Final WQMP that is
substantially changed from a previously approved Preliminary WQMP, the FINAL
WQMP will be reviewed as if it's in preliminary stage and the developer shall pay
all the costs associated with reviewing and approving the FINAL WQMP. The City's
flat fee for reviewing a FINAL WQMP shall not apply in this case, instead a deposit
based charge for reviewing a study shall apply.
Modified per EOT #1.
104. WQMP Maintenance Agreement and/or Right of Entry Agreement — Prior to,
or concurrent with the approval of the FINAL WQMP, the project owner shall enter
into an acceptable maintenance and/or right of entry agreement with the City to
inform property owners of the requirement to perpetually implement the approved
FINAL WQMP, and to allow City staff to access all proposed BMP facilities
identified in the approved FINAL WQMP for necessary inspections.
Modified per EOT #1.
105. BMP Facilities Maintenance. This project proposes BMP facilities that will require
maintenance by public agency or commercial property owner association. To
Conditions of Approval for Plot Plan No. 2011-093 31 of 56
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 and all other structural BMPs must be shown on the project's improvement
plans.
106. WQMP/BMP Education — Prior to issuance of Certificate of Occupancy, the
developer/project owner shall provide the City proof of notification to future
occupants of all non-structural BMP's and educational and training requirements
for said BMP's as directed in the approved WQMP. Acceptable proof of notification
must be in the form of a notarized affidavit at the minimum.
Modified per EOT #1.
107. Inspection of BMP Installation - Prior to issuance of Certificate of Occupancy,
all structural BMPs included in the approved FINAL WQMP shall be inspected for
completion of installation in accordance with approved plans and specifications,
and the FINAL WQMP. The PW Stormwater Inspection team shall verify that all
proposed structural BMPs are in working conditions, and that a hard copy and/or
digital copy of the approved FINAL WQMP are available at the site for use and
reference by future owners/occupants. The inspection shall ensure that the FINAL
WQMP at the site includes a BMP Operation and Maintenance Plan, and shall
include the site in a City maintained database for future periodic inspection.
Modified per EOT #1.
108. 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 Public Works/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.
109. 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.
110. Written Permission for Off -site. Written permission shall be obtained from the
affected property owner(s) should any grading and/or facilities need to be installed
outside of the project boundaries. A copy of the written authorization shall be
submitted to the City for review and approval prior to grading permit issuance or
within six months of Project approval, whichever occurs first.
111. Performance Security —Prior to grading permit issuance, the applicant shall post
performance security with the City Engineering Department for grading,
landscaping, erosion control, street improvements, water, sewer, and survey
monuments.
Conditions of Approval for Plot Plan No. 2011-093 32 of 56
112. Import/Export - In instances where a grading plan involves import or export, prior
to obtaining a grading permit, the applicant shall have obtained approval for the
import/export location from the City Engineering Department. Additionally, if either
location was not previously approved by an Environmental Assessment, prior to
issuing a grading permit a Grading Environmental Assessment shall be submitted
to the City Engineering Department for review and comment and to the Menifee
City Engineer for approval. A haul route must be submitted and approved by the
Engineering department prior to grading operations.
113. Geotechnical/Soils Reports - Geotechnical soils reports, required in order to
obtain a grading permit, shall be submitted to the City Engineering Department for
review and approval prior to issuance of a grading permit. All grading shall be in
conformance with the recommendations of the geotechnical/soils reports as
approved by the City. The geotechnical/soils, compaction and inspection reports
will be reviewed in accordance with the Riverside County Geotechnical Guidelines
for Review of Geotechnical and Geologic Reports. A pregrading meeting,
certifications, approvals and inspection procedures will be implemented per the
City Public Works/Engineering Department inspection process.
114. Offsite Grading Easements - Prior to the issuance of a grading permit, it shall be
the sole responsibility of the applicant to obtain all required easements and/or
permissions necessary to perform offsite grading. A notarized agreement and
recorded documents shall be submitted to the Public Works/Engineering
Department.
115. Plan Submittals - Three (3) copies of the improvement plans, grading plans and
any other necessary documentation along with supporting hydrologic and
hydraulic calculations shall be submitted to the City Engineering Department for
review. The plans shall receive City approval prior to issuance of grading permits.
All submittals shall be date stamped by the engineer and include the appropriate
plan check fees or deposits. All large format plans shall be bulk folded to 8"x12".
A CD of all items shall be submitted with each plan check. A scanned image of the
final approved improvement plans shall be provided to the City. ACAD files 2004
or later are required for all final maps upon approval.
116. Offsite Drainage - Offsite drainage facilities shall be located within dedicated
drainage easements obtained from the affected property owner(s). Document(s)
shall be recorded and a copy submitted to the City prior to issuance of grading
permits or within six months of Project approval, whichever occurs first. If the
developer cannot obtain such rights, the project shall be redesigned to eliminate
the need for the easement.
117. Site Drainage - Positive drainage of the site shall be provided at 1 % minimum
slope, and water shall not be allowed to pond behind or flow over and cut and fill
slopes. Where water is collected in a common area and discharged, protection of
the native soils shall be provided by planting erosion resistant vegetation, as the
native soils are susceptible to erosion by running water. Maximum inclination of all
cut and fill slopes shall be 2 horizontal to 1 vertical. Final determination of the
foundation characteristics of soils within on -site development areas shall be
Conditions of Approval for Plot Plan No. 2011-093 33 of 56
performed by a geotechnical engineer. Prior to issuance of grading permits, a
seismic refraction survey shall be conducted to evaluate susceptibility from ripping
of the bedrock on -site at various depths for grading purposes.
118. Storm Flows - The 10 year storm flow shall be contained within the curb and the
100 year storm flow shall be contained within the street right of way. When either
of these criteria is exceeded, additional drainage facilities shall be installed. The
property shall be graded to drain to the adjacent street or an adjacent outlet.
Drainage facilities outletting sump conditions shall be designed to convey the
tributary 100 year storm flows. Additional emergency escape shall also be
provided.
119. SWPPP and NPDES Compliance — Prior to issuance of any grading or
construction permits, whichever comes first, the applicant shall provide the City of
Menifee evidence of compliance with the latest Construction General Permit (CGP)
issued by the State Water Resource Control Board (SWRCB) for regulating
construction projects that meet the threshold set by the CGP. Owner and/or
operators of grading or construction projects meeting the permit threshold are
required to comply by obtaining a general construction permit from the SWRCB.
The permit requirement applies to grading and construction sites of one acre or
larger. To obtain coverage under the CGP, the Legally Responsible Person must
electronically file the Permit Registration Documents (PRDs), which include a
Notice of Intent (NOI), Storm Water Pollution Prevention Plan (SWPPP), and other
documents required by the General Permit.
Construction activities including but not limited to clearing, stockpiling, grading or
excavation of land, which disturbs 1 acre or more or on -sites which are part of a
larger common plan of development which disturbs less than 1 acre are required
to obtain coverage under the CGP with the SWRCB. A proof of filing is required
prior to issuance of a grading permit in the form of a Waste Discharge ID (WDID)
that shall be reflected on the approved grading plan. A current copy of the Storm
Water Pollution Prevention Plan (SWPPP) shall be kept at the construction site at
all times, and shall be kept updated to reflect current site conditions. The SWPPP
shall be made available to PW Inspectors or SWRCB Inspectors upon request.
Year-round, Best Management Practices (BMP's) shall be maintained and in place
for all areas that have been graded or disturbed and for all material, equipment
and/or operations that need protection. Stabilized Construction Entrances and
project perimeter linear barriers are required year round. Removal BMP's (those
BMP's which must be temporarily removed during construction activities) shall be
in place at the end of each working day.
Monitoring for erosion and sediment control is required and shall be performed by
the development's QSD or QSP as required by the Construction General Permit.
The SWPPP shall address specific monitoring activities as required for the risk
classification of the site. For example, certain high risk classified sites require that
the QSD or QSP print and save records of the precipitation forecast for the project
location area from (http://www.srh.noaa.gov/forecast) which must accompany
monitoring reports and sampling test data. In such project types, a rain gauge is
Conditions of Approval for Plot Plan No. 2011-093 34 of 56
required on site. The PW Department -Inspection staff may conduct periodic
NPDES inspections of the site throughout the recognized storm season to verify
compliance with the Construction General Permit and Stormwater ordinances and
regulations.
Modified per EOT #1.
120. 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 Public Works Director/City Engineer.
Prior to Grading Permit Issuance:
121. Grading Bonds. Grading in excess of 50 cubic yards will require performance
security to be posted with the PW-Engineering Department. Single Family Dwelling
units graded one lot per permit and proposing to grade less than 5,000 cubic yards
are exempt.
122. Geotechnical/Soils Report. Geotechnical soils reports, required in order to obtain
a grading permit, shall be submitted to the PW-Engineering Department for review
and approval prior to issuance of a grading permit.
All grading shall be in conformance with the recommendations of the
geotechnical/soils reports as approved by the City of Menifee.
123. Offsite Grading Onus. Prior to the issuance of a grading permit, it shall be the
sole responsibility of the owner/applicant to obtain any and all proposed or required
easements and/or permissions necessary to perform the grading herein proposed.
124. Recorded Easement Required. A recorded easement is required for off site
drainage facilities.
125. 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 PW-Engineering Department. If an Environmental
Assessment, prior to issuing a grading permit, did not previously approve either
location, a Grading Environmental Assessment shall be submitted to the
Community Development Director for review and comment and to the PW-
Engineering Department Director for approval. Additionally, if the movement of
import/export occurs using City roads, review and approval of the haul routes by
the PW-Engineering Department will be required.
111.B.1 Circulation And Dedications
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
Conditions of Approval for Plot Plan No. 2011-093 35 of 56
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 is required for this project.
The plan shall conform with all applicable City standards, approved project traffic
study, and applicable provisions of the CAMUTCD. The applicant shall be
responsible for any additional paving required to implement the striping plan.
Modified per EOT #1.
128. Construction Traffic Control Plan - Prior to commencement of construction of
any kind, the applicant shall submit to the City PW-Engineering Department for
approval a Construction Traffic Control Plan in compliance with the latest
CAMUTCD standards or as determined by the PW Director/City Engineer. This
plan shall address impacts from truck traffic, noise, 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.
129. 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.
130. City Standards and County Ordinance 461 - With respect to the conditions for
tentative exhibits, the applicants shall provide all street improvements, street
improvement plans and/or road dedications set forth herein in accordance with
current City Standards and Riverside County Road Improvement Standards
(Ordinance 461), as approved by the PW Director/City Engineer. It is understood
that the exhibit correctly shows acceptable centerline elevations, all existing
easements, traveled ways, and drainage courses with appropriate Q's. These
Standards and 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
PW-Engineering Department.
Conditions of Approval for Plot Plan No. 2011-093 36 of 56
111.B.2 Grading And Drainage
131. General Grading Introduction - Improvements such as grading, filling, over
excavation and re -compaction, and base or paving which require a grading permit
shall comply with this project's grading conditions of approval.
132. Plan Submittals — The required number of copies per the latest PW submittal
requirement for 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.
133. BMP Improvement Plans. All structural BMPs included in the approved FINAL
WQMP shall be shown on approved BMP plans, or grading/improvement plans as
determined by the PW Director/City Engineer, along with any necessary
documentation. The BMP plans shall be submitted to the City PW—Engineering
Deaprtment for review and approval. If not made part of a previously approved
improvement plan or grading plan, these grading and improvement plans shall be
included with the BMP plan submittal for reference. The BMP plans must receive
City approval prior to issuance of any construction permit. All submittals shall be
date stamped by the engineer and include a completed Deposit Based Fee
Worksheet and the appropriate plan check fee deposit.
Modified per EOT #1.
111.B.3 NPDES And WQMP
134. Preliminary WQMP. The developer has submitted a report that minimally meets
the criteria for a preliminary project specific WQMP. The report will need 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 401certification
is necessary for the project, the Water Quality Control Board may require additional
water quality measures. Refer to other conditions for this project with regards to
requirement or project specific Preliminary and FINAL WQMPs.
Modified per EOT #1.
135. Trash Enclosures - The City of Menifee is a Co-Permittee for discharging
stormwater from its MS4 facilities pursuant to the Santa Ana Regional Water
Quality Control Board Order No. R8-2010-0033, MS4 NPDES Permit No. CAS
618033. Runoff of rain water that comes in direct contact with wastewater from
trash enclosure is prohibited to flow directly into MS4 facilities without proper
treatment. Trash enclosures in new developments and redevelopment projects
shall meet new storm water quality standards as follows:
Conditions of Approval for Plot Plan No. 2011-093 37 of 56
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 collect any spill within the enclosure.
d) A floor drain from the interior of the enclosure as described below
shall be provided to convey any spill.
e) All trash bins in the trash enclosure shall be leak proof and shall
have a lid and be continuously closed.
f) The enclosure area shall be protected from receiving direct rainfall
or run-on from collateral surfaces.
A floor drain from the interior of the enclosure that discharges to adjacent
engineered landscape areas properly designed to perform as BMP to treat this
drainage maybe accepted provided they are approved as part of an approved
WQMP.
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
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.
Any standing liquids in existing trash enclosures without a floor drain must be
cleaned up and disposed of properly using a mop and a bucket or a wet/dry
vacuum machine. All non -hazardous liquids without solid trash may be put in the
sanitary sewer.
The use of uncovered trash enclosures is no longer permitted. The PW-
Engineering Department may allow alternative designs provided they comply with
the requirements of the Community Development, the Riverside County Fire
Department, and the latest WQMP guidelines set in the City MS4 Permit.
Modified per EOT #1.
Conditions of Approval for Plot Plan No. 2011-093 38 of 56
Prior to Building Permit Issuance:
136. Grading Conditions - The property applicant shall obtain a grading permit and
approval to construct from the City Engineering Department. The applicant's civil
engineer shall provide the standard City of Menifee rough grade certification form
prior to issuance of building permit for each building. The applicant's geotechnical
engineer shall submit compaction reports with 90% and 95% or better prior to
building permit issuance.
137. Rough Grade Certification — The applicant's civil engineer shall provide the
standard City of Menifee rough grade certification form.
138. BMP Installation. Prior to final occupancy all structural BMPs described in the
approved project -specific FINAL WQMP shall be constructed and installed in
conformance with approved plans, specifications and the FINAL WQMP. 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 FINAL WQMP are available for the future
owners/occupants.
139. No Building Permit without Grading Permit - Prior to issuance of any building
permit, the property applicant shall obtain a grading permit and/or approval to
construct from the City PW-Engineering Department.
140. 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.
141. Improvement Plans - Improvement plans for the required improvements must be
prepared and shall be based upon a design profile extending a minimum of 300
feet beyond the project boundaries at a grade and alignment as approved by the
City Engineering Department. Completion of road improvements does not imply
acceptance for maintenance by the City. A copy of the improvement plans, grading
plans, BMP improvement plans and any other necessary documentation along with
supporting hydrologic and hydraulic calculations shall be submitted to the City for
review. The plans must receive City approval prior to the issuance of grading
permits or within six months of Project approval, whichever occurs first. All
submittals shall be date stamped by the engineer and include the appropriate plan
check fee deposit.
142. Signing and Striping Plan - A signing and striping plan is required for this project.
The plan shall conform with all applicable City standards, approved project traffic
study, and applicable provisions of the CAMUTCD. The applicant shall be
responsible for any additional paving required to implement the striping plan.
Conditions of Approval for Plot Plan No. 2011-093 39 of 56
Modified per EOT #1.
143. Street Light Plan - A street light plan is required for this project and shall be
submitted prior to building permit issuance. Street lighting shall be designed in
accordance with current City Standards. New streetlights or existing streetlights
requiring redesign or relocation shall be designed as LS-3 lights, and shall be
provided with street light meter panel/cabinets that will owned and maintained by
the City of Menifee.
Modified per EOT #1.
144. 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.
145. BMP 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 City Deposit Based Fee
Worksheet and the appropriate plan check fee deposit. .
146. Right of Way Dedication. The segment of Antelope fronting the project is
designated Secondary (4 lanes undivided) Roadway in the current adopted City
General Plan for Road Network. Sufficient public street right-of-way along Antelope
Road fronting the project shall be dedicated for public use to meet a designation
of 50-foot half -width right-of-way from the street centerline to the ROW line.
Antelope is also designated as future Community On -Street Bike Lanes (Class II).
The street cross section shall be designed to also meet this Bike and Pedestrian
Network designation.
Modified per EOT #1.
147. Landscaping in the Right of Way. Landscaping within public road right-of-way
shall comply with PW-Engineering Department standards and Ordinance 461 and
shall require approval by the Engineering Department.
Landscaping plans shall be designed within Antelope Road and submitted to the
Engineering Department. Landscaping plans shall be submitted using standard
City title block on plan sheet format (24" X 36"). Landscaping plans shall be
submitted with the street improvement plans.
148. Antelope Road Street Cross Section. Antelope Road along project frontage has
an existing 30-foot half street dedication. The project shall dedicate an additional
20-foot ROW with a 36-foot roadway section from street centerline to curb face.
Street improvements shall consist of AC pavement, curb and gutter, 6-foot wide
Conditions of Approval for Plot Plan No. 2011-093 40 of 56
sidewalk, street lights and landscaping within public ROW. The final design shall
be in accordance with current City standards.
NOTE: A 8' meandering sidewalk in accordance with the City of Menifee draft
Standard No. 94 (32'50') shall be constructed 9' from curb line within the 18'
parkway. Tapers shall be designed per City design guidelines and as approved
by the PW Director/City Engineer.
Modified per EOT #1.
Prior to Certificate of Occupancy:
149. Fees - Applicant shall pay fees as applicable into the regional transportation
funding programs for off -site improvements. The regional transportation funding
programs include the Transportation Uniform Mitigation Fee (TUMF) the Traffic
Signal Mitigation Fees, and the Development Impact Fees (DIF).
150. Improvement Plans - Improvement plans for the required improvements must be
prepared and shall be based upon a design profile extending a minimum of 300
feet beyond the project boundaries at a grade and alignment as approved by the
City Engineering Department. Completion of road improvements does not imply
acceptance for maintenance by the City. A copy of the improvement plans, grading
plans, BMP improvement plans and any other necessary documentation along with
supporting hydrologic and hydraulic calculations shall be submitted to the City for
review. The plans must receive City approval prior to the issuance of grading
permits or within six months of Project approval, whichever occurs first. All
submittals shall be date stamped by the engineer and include the appropriate plan
check fee deposit.
151. Street Design Coordination. As applicable, the street design and improvement
concept of this project shall be coordinated with PM35846 and PP 2011-003 and
Riverside County Flood Control District at (951) 955-1200 and County Capital
Improvement Project Engineer Khalid Nasim at (951) 955-3337.
152. Offsite Right of Way. The off -site rights -of -way required for said access road
shall be accepted to vest title in the name of the public if not already accepted.
153. Utility Plan. Electrical power, telephone, communication, street lighting, and cable
television lines shall be designed to be placed underground in accordance with
Ordinance 460 and 461, or as approved by the City PW-Engineering Department.
The applicant is responsible for coordinating the work with the serving utility
company. Existing power poles fronting the project that carry 33.6 kV or lower shall
be placed underground. The applicant shall coordinate the undergrounding of
these 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.
A disposition note describing the above shall be reflected on design improvement
plans whenever those plans are required. A written proof for initiating the design
and/or application of the relocation issued by the utility company shall be submitted
to the City PW-Engineering Department for verification purposes.
Conditions of Approval for Plot Plan No. 2011-093 41 of 56
Modified per EOT #1.
154. Utility Install. 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 City PW-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.
A certificate should be obtained from the pertinent utility company and submitted
to the Engineering Department as proof of completion.
155. Landscaping. Landscaping within public road right-of-way shall comply with City
of Menifee current standards and County Ordinance 461 and shall require approval
by the City PW-Engineering Department. Landscaping shall be provided within the
public ROW on Antelope Road fronting the property
Continuous maintenance is required through annexation of the project into the City
of Menifee CFD 2015-1, currently in formation.
Modified per EOT #1.
156. Offsite Access. The project proponent shall provide/acquire sufficient public off -
site rights -of -way to provide for paved access road to a paved and maintained
road. Said access road shall be constructed with 32' of A.C. pavement within a 60'
dedicated right-of-way in accordance with County Standard No. 106, Section A
(32'/60'), at a grade and alignment approved by the City PW-Engineering
Department. The project proponent shall provide the appropriate environmental
clearances for said off -site improvements prior to recordation or the signature of
any street improvement plans.
Said off -site access road shall be the northerly extension of Antelope Road to a
paved City maintained Ethanac Road.
157. Signing and Striping Plan - A signing and striping plan conforming to all
requirements, conditions, and provisions of the CAMUTCD, and applicable City
standards and Ordinances, is required for this project. The applicant shall be
responsible for any additional paving required to implement the striping plan.
158. 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).
159. 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.
Conditions of Approval for Plot Plan No. 2011-093 42 of 56
160. 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.
161. Install Street lights. Prior to issuance of a Certificate of Occupancy, all required
streetlights fronting the property within Antelope Road shall be installed in
accordance with City standards and approved plans. Street light annexation into
a City CFD 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).
Modified per EOT #1.
162. 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.
163. Street Improvements - Prior to issuance of certificate of occupancy, project
applicant shall construct half -width road improvements including all signing and
striping on Antelope Road with transitions to existing roadway.
164. BMP Education. The developer shall distribute environmental awareness
education materials on general good housekeeping practices that contribute to
protection of storm water quality to all initial users. The developer may obtain
NPDES Public Educational Program materials from the Flood Control 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.
165. 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 the future
owners/occupants. The City will not release occupancy permits for any portion of
the project prior to the completion of these tasks.
166. BMP Maintenance and Inspections. The BMP maintenance plan shall contain
provisions for all treatment controlled BMPs to be inspected as described in the
project's FINAL WQMP. Required documentation shall identify the entity that will
inspect and maintain all structural BMPs within the project boundaries. A copy of
all necessary documentation shall be submitted to the City for review and approval
prior to the issuance of occupancy permits.
Conditions of Approval for Plot Plan No. 2011-093 43 of 56
Section IV:
Riverside Counfv Flood Control
District Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 44 of 56
General Conditions
167. Flood Hazard Report. Plot Plan 23180 is a proposal to construct four (4) industrial
buildings with a total of 97,384 square feet (sf.), including 33,541 sf. of
landscaping, 256 standard parking stalls, and 8 handicap spaces. The project is
located in the Harvest Valley/Winchester area, north of McLaughlin Road, south of
Ethanac Road, east of Dawson Road and west of Antelope Road. At the time this
project was initially reviewed, Parcel Map 35846 was being processed
concurrently. It would be beneficial for this development during final design stage
to investigate the progress of PM35846 to coordinate PP23180 design with that of
PM35846.
The southwest corner of the property is located within the 100-yr Zone A floodplain
limits of Ethanac Wash as delineated on Panel No. 060245-2085C of the Flood
Insurance Rate Maps issued in conjunction with the National Flood Insurance
Program administered by the Federal Emergency Management Agency (FEMA).
The site is located within the District's Romoland Master Drainage Plan. Runoff
from this development is tabled to drain westerly to the proposed Romoland MDP
Line A-1 in Sherman Road; however, the applicant has proposed to collect and
convey onsite flows in a storm drain located at the southwest corner of the property
which then drains southerly to Romoland MDP Line A north of McLaughlin Road.
The proposed drainage concept requires an adequate outlet. This will entail
construction of significant portions of Romoland MDP Line A downstream of this
development. This development cannot proceed until Romoland MDP Line A has
been constructed, so that flows from this property may be safely conveyed to the
San Jacinto River.
The District will not allow the issuance of grading permits until the plans for Line A
have been approved, bonds have been posted, and the offsite right-of-way
acquired. Alternatively, if Romoland MDP Line A is constructed by others pursuant
to the District's proposed Community Facilities District, then map recordation and
grading permits will be allowed when the construction contracts for this facility are
awarded. Occupancy will not be granted for any unit until all downstream facilities
are deemed functional by the District's General Manager - Chief Engineer.
The developer shall be responsible for the maintenance of these facilities until their
maintenance is transferred to either the District or the Community Facilities District.
Mitigation for increased runoff would not be necessary for onsite flows that drain
to the Line A facility.
On June 30, 2008, the District received revised calculation for the design of Porous
Landscape Detention (PLD) provided by JLC Engineering & Consulting. These
calculations are inconsistent with the revised exhibits from Community
Development Department, dated July 29, 2008. Based on a phone conversation
with the engineer, the basins design shall follow the revised calculations submitted
on June 30, 2008. The calculations provide for three (3) PLDs located along the
southerly boundary of the property. PI -Ds A, B, and C are 17 foot (ft.) wide and are
152 ft., 256 ft., and 163 ft. long, respectively.
Conditions of Approval for Plot Plan No. 2011-093 45 of 56
This site is located within the bounds of the Homeland/Romoland 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. The fee due will be based on the fee in effect at the time of payment. The
fee is payable to the Flood Control District by cashier's check or money order only.
The District will not accept personal or company checks.
168. 10 Year Curb —100 Year ROW. The 10 year storm flow shall be contained within
the curb and the 100 year storm flow shall be contained within the street right of
way. When either of these criteria is exceeded, additional drainage facilities shall
be installed. The property shall be graded to drain to the adjacent street or an
adequate outlet.
169. 100 Year SUMP Outlet. Drainage facilities outletting sump conditions shall be
designed to convey the tributary 100 year storm flows. Additional emergency
escape shall also be provided.
170. Major Facilities — ADP. Prior to initiation of the final construction drawings for
those facilities required to be built as part of the Homeland/Romoland Area
Drainage Plan, the developer shall contact the Riverside County Flood Control and
Water Conservation District to ascertain the terms and conditions of design,
construction, inspection, transfer of rights of way, project credit in lieu of charges
and reimbursement schedules which may apply. The developer shall note that if
the estimated cost for required Area Drainage Plan facilities exceeds the required
mitigation charges and the developer wishes to receive credit for reimbursement
in excess of his charges, the facilities will be constructed as a public works
contract. Scheduling for construction of these facilities will be at the discretion of
the District.
171. WQMP. Refer to City of Menifee PW-Engineering Department conditions of
approval for requirements regarding project specific Preliminary and Final
WQMPs.
Modified per EOT #1.
172. BMP Maintenance. Refer to City of Menifee PW-Engineering Department
conditions of approval for requirements regarding BMPs described in the project
specific Preliminary and Final WQMPs.
Modified per EOT #1.
173. Construct Drainage Facility. The District will not allow the issuance of grading
permits until the plans for Line A have been approved, bonds have been posted,
and the offsite right-of-way acquired. Alternatively, if Romoland MDP Line A is
constructed by others pursuant to the District's proposed Community Facilities
District, then map recordation and grading permits will be allowed when the
construction contracts for this facility are awarded. Occupancy will not be granted
for any unit until all downstream facilities are deemed functional by the District's
General Manager - Chief Engineer.
Conditions of Approval for Plot Plan No. 2011-093 46 of 56
The developer shall be responsible for the maintenance of these facilities until their
maintenance is transferred to either the District or an acceptable the Community
Facilities District or similar mechanism approved by the City of Menifee. Mitigation
for increased runoff would not be necessary for onsite flows that drain to the Line
A facility.
Prior to Issuance of Grading Permit
174. Improvement Plans. A copy of the improvement plans, grading plans, BMP
improvement plans and any other necessary documentation along with supporting
hydrologic and hydraulic calculations shall be submitted to the City of Menifee
Engineering Department for review. The plans must receive approval prior to the
issuance of grading permits. All submittals shall be date stamped by the engineer
and include a completed Deposit Based Fee Worksheet and the appropriate plan
check fee deposit.
175. Erosion Control. Temporary erosion control measures shall be implemented
immediately following rough grading to prevent deposition of debris onto
downstream properties or drainage facilities. Plans showing these measures shall
be submitted to the City of Menifee Engineering Department for review.
176. Offsite Drainage. Offsite drainage facilities shall be located within dedicated
drainage easements obtained from the affected property owner(s). Document(s)
shall be recorded and a copy submitted to the City of Menifee Engineering
Department prior to issuance of permits. If the developer cannot obtain such rights,
the project shall be redesigned to eliminate the need for the easement.
177. Written Permission for Off -site. Written permission shall be obtained from the
affected property owner(s) allowing the proposed grading and/or facilities to be
installed outside of the project boundaries. A copy of the written authorization shall
be submitted to the District for review and approval.
178. Encroachment Permit Required. An encroachment permit shall be obtained for
any work within the District right of way or with District facilities. The encroachment
permit application shall be processed and approved concurrently with the
improvement plans.
179. ADP Fees. The Homeland/Romoland Area Drainage Plan (ADP) has been
adopted for the purpose of collecting drainage fees. This project may require
earlier construction of downstream ADP facilities. To mitigate this effect, the
District recommends that this project be required to pay a flood mitigation fee. The
mitigation fee should be based upon the fee structures set for land divisions having
comparable anticipated impermeable surface areas. Plot Plan 23180 is located
within the limits of the Line A sub -watershed of the Homeland/Romoland Area
Drainage Plan for which drainage fees have been adopted to help mitigate the
impacts of this development. The mitigation charge for this proposal shall equal
the prevailing Area Drainage Plan fee rate multiplied by the area of the new
development. This new development has a total of 6,71-acre subject to the fee.
The charge is payable to the Flood Control District by cashier's check or money
Conditions of Approval for Plot Plan No. 2011-093 47 of 56
order only, and shall be paid after final approval of the staff report/conditions of
approval by the City Council and prior to issuance of permits.
180. WQMP. A copy of the project specific WQMP shall be submitted to the City of
Menifee Engineering Department for review and approval. All BMP features shall
be shown on the grading plans.
181. Three Items to Accept Facility. Any flood control facility proposed to be
transferred to a public agency for ownership and maintenance must inspected by
the public agency. For this project, the agencies involved are the City PW-
Engineering Department and the Riverside County Flood Control District. The
owner of the development must submit a written request to the public agency,
noting the project number, location, brief description of flood control system (such
as sizes and lengths) and exhibit(s) showing the storm drain/flood control proposed
alignment.
The public agency will only agree to ownership and maintenance of proposed
facility if the following three items are satisfied or met prior to the issuance of a
grading permit or starting construction of the drainage facility: (1) the developer
shall submit to the District or City the preliminary title reports, plats and legal
descriptions for all right of way to be conveyed to the District or City and secure
that right of way to the satisfaction of the District or City; (2) an agreement with the
District has executed that establishes the terms and conditions of inspection,
operation and maintenance; and 3) plans for the facility must be signed by the
District's General Manager -Chief Engineer or City's Public Works Director. The
plans cannot be signed prior to execution of the agreement.
The engineer/developer will need to submit proof of flood control facility bonds and
a certificate of insurance to the District's or City's Inspection section before a pre -
construction meeting can be scheduled.
Modified per EOT #1.
182. Submit CLOMR. Unless the District has already revised the Flood Insurance Rate
Map, the developer will be required to obtain a Conditional Letter of Map Revision
(CLOMR) from FEMA prior to the issuance of grading permits.
183. FINAL LOMR. If a CLOMR is required, the final LOMR shall be approved by FEMA
prior to issuance of a Certificate of Occupancy.
Modified per EOT #1.
184. Construct Drainage Facility. The City will not allow the issuance of grading
permits until the plans for Line A have been approved, bonds have been posted,
and the offsite right-of-way acquired. Alternatively, if Romoland MDP Line A is
constructed by others pursuant to a proposed City approved Community Facilities
District, then map recordation and grading permits will be allowed when the
construction contracts for this facility are awarded. Occupancy will not be granted
for any unit until all downstream facilities are deemed functional by the City.
Conditions of Approval for Plot Plan No. 2011-093 48 of 56
The developer shall be responsible for the maintenance of these facilities until their
maintenance is transferred to either the City, the Flood Control District, or a
proposed City approved Community Facilities District.
Mitigation for increased runoff would not be necessary for onsite flows that drain
to the Line A facility.
Modified per EOT #1.
Prior to Issuance of Building Permit
185. Improvement Plans. A copy of the improvement plans, grading plans, BMP
improvement plans and any other necessary documentation along with supporting
hydrologic and hydraulic calculations shall be submitted to the City of Menifee
Engineering Department for review. The plans must receive City of Menifee
Engineering Department approval prior to the issuance of building permits. All
submittals shall be date stamped by the engineer and include a completed Flood
Control Deposit Based Fee Worksheet and the appropriate plan check fee deposit.
186. ADP Fees. The Homeland/Romoland Area Drainage Plan (ADP) has been
adopted for the purpose of collecting drainage fees. This project may require
earlier construction of downstream ADP facilities. To mitigate this effect, the
District recommends that this project be required to pay a flood mitigation fee. The
mitigation fee should be based upon the fee structures set for land divisions having
comparable anticipated impermeable surface areas. Plot Plan 23180 is located
within the limits of the Line A sub -watershed of the Homeland/Romoland Area
Drainage Plan for which drainage fees have been adopted to help mitigate the
impacts of this development. The mitigation charge for this proposal shall equal
the prevailing Area Drainage Plan fee rate multiplied by the area of the new
development. This new development has a total of 6,71-acre subject to the fee.
The charge is payable to the Flood Control District by cashier's check or money
order only, and shall be paid after final approval of the staff report/conditions of
approval by the City Council and prior to issuance of permits.
Prior to Building Final Inspection
187. BMP Education. Refer to City of Menifee PW-Engineering Department conditions
of approval for requirements regarding BMP Education.
Modified per EOT #1.
188. BMP Installation. Refer to City of Menifee PW-Engineering Department
conditions of approval for requirements regarding BMP Installations.
Modified per EOT #1.
189. BMP Maintenance and Inspections. Refer to City of Menifee PW-Engineering
Department conditions of approval for requirements regarding BMP Maintenance
and Inspections
Modified per EOT #1.
Conditions of Approval for Plot Plan No. 2011-093 49 of 56
190. Facility Completion. The City will not release occupancy permits for any
commercial lot within the map prior to the City's acceptance of the drainage system
for operation and maintenance.
Conditions of Approval for Plot Plan No. 2011-093 50 of 56
Section V:
Riverside County Fire Department
Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 51 of 56
General Conditions
191. West Fire Protection Planning Office Responsibility. It is the responsibility of
the recipient of these Fire Department conditions to forward them to all interested
parties. The permit number (09-MENI-PP-171) is required on all correspondence.
Additional information is available at our website: www.rvcfire.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
192. City Case Statement. With respect to the conditions of approval for the
referenced project, the Fire Department recommends the following fire protection
measures be provided in accordance with Riverside County Ordinances and/or
recognize fire protection standards.
193. Shell Building. THESE CONDITIONS ARE FOR A SHELL BUILDING ONLY.
Shell building will receive a shell final only. No Certificate of Occupancy (human
occupant and/or materials) will be issued until the building occupant has been
identified with their occupancy classification and have been conditioned by
Riverside County Fire Department. Occupant or tenant identification is imperative
for orderly and prompt processing.
Upon identification of the occupant or tenant a Fire Protection Analysis report
maybe required prior to establishing the requirements for the occupancy permit.
Failure to provide a comprehensive data analysis and/or technical information
acceptable to the fire department may result in project delays. A complete
commodity listing disclosing type, quantity, level of hazard and potential for
"Reactivity" must be provided within 120 days. The foregoing is necessary to
properly occupancy classify the building(s). Failure to provide comprehensive data
and/or highly technical information, will result in project delay and requirement for
a complete Fire Protection Study for review
194. Blue Retro -Reflective Makers. Blue retro-reflective pavement markers shall be
mounted on private street, public streets and driveways to indicate location of fire
hydrants. Prior to installation, placement of markers must be approved by the
Riverside County Fire Department.
195. Minimum Fire Flow. Minimum required fire flow shall be 2200 GPM for a 2 hour
duration at 20 PSI residual operating pressure, which must be available before any
combustible material is placed on the job site. Fire flow is based on Type IIIN
(Three N) construction per the currently adopted CBC and Ordinance 787 "
Building(s) having a fire sprinkler system".
196. Fire Hydrants. A combination of on -site and off -site super fire hydrants, on a
looped system (6"x4"x 2-2 1 /2"), will be located not less than 450 feet or more than
225 feet from any portion of the building as measured along approved vehicular
travel ways. The required fire flow shall be available from any adjacent hydrants(s)
in the system.
Conditions of Approval for Plot Plan No. 2011-093 52 of 56
197. Gate Entrances. Gate entrances shall be at least two feet wider than the width of
the traffic lane(s) serving that gate. Any gate providing access from a road to a
driveway shall be located at least 35 feet from the roadway and shall open to allow
vehicle to stop without obstructing traffic on the road. Where a one-way road with
a single traffic lane provides access to a gate entrance, 40 foot turning radius shall
be used.
198. Automatic Gates. Gate (s) shall be automatic or manual operated, minimum 20
feet width, with a setback of 35 feet from face of curb/flow line. Gate access shall
be equipped with a rapid entry system. Plans shall be submitted to the Fire
Department for approval prior to installation. Automatic/manual gate pins shall be
rated with shear pin force, not to exceed 30 foot pounds. Automatic gates shall be
equipped with emergency backup power. Gates activated by the rapid entry
system shall remain open until closed by the rapid entry system.
Prior to Issuance of Building Permit
199. Plan Check Fee. Building Plan check deposit base fee of $1,056.00, shall be paid
in a check or money order to the Riverside County Fire Department after plans
have been approved by our office.
200. Water Plans. The applicant or developer shall separately submit two copies of
the water system plans to the Fire Department for review and approval. Calculated
velocities shall not exceed 10 feet per second.
Plans shall conform to the fire hydrant types, location and spacing, and the system
shall meet the fire flow requirements. Plans shall be signed and approved by a
registered civil engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with the
requirements prescribed by the Riverside County Fire Department."
Prior to Building Final Inspection
201. 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.
202. Sprinkler System. Install a complete fire sprinkler system per NFPA 13 2010
edition (13D and 13R system are not allowed) in buildings requiring a fire flow of
1500 GPM or greater sprinkler system (s) with pipe size in excess of 4" inch
diameter will require the project structural engineer to certify (wet signature) the
stability of the building system for seismic and gravity loads to support the sprinkler
system. All fire department connection shall be located to the front, within 50 feet
of a hydrant, and the minimum of 25 feet from the building (s). A statement that
the building (s) will be automatically fire sprinkled must be included on the title pate
of the building plans. (Current sprinkler plan check deposit base fee is $614.00
per riser) applicant or developer shall be responsible to install a U.L. Certified
Central Station Monitored Fire Alarm System. Monitoring System shall monitor the
fire Sprinkler system (s) water flow, P.I.V.'s and all control valves. Plans must be
Conditions of Approval for Plot Plan No. 2011-093 53 of 56
submitted to the Fire Department with our "Plan Review Form for approval prior to
installation (current monitoring plan check deposit base fee is $192.00).
203. Extinguishers. Install portable fire extinguishers with a minimum rating of 2A-
1013C and signage. Fire Extinguishers located in public areas shall be in recessed
cabinets mounted 48" (Inches) to center above the floor level with Maximum 4"
projection from the wall. Contact Fire Department for proper placement of
equipment prior to installation.
204. Title 19. Comply with Title 19 of the California Administrative Code.
Conditions of Approval for Plot Plan No. 2011-093 54 of 56
Section VI:
Riverside Countv Environmental
Health Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 55 of 56
General Conditions
205. Developer Shall Comply with EMWD Requirements. Plot Plan No. 2011-093
(County Case Plot Plan#23180) 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 Issuance
206. 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 Final Occupancy
207. Hazmat Waste. The facility requires a hazardous waste permit if a hazardous
waste is generated as defined in Title 22 of the California Code of Regulations,
Section 66260.10 and 66261.3. The report and fee is due.
208. 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.
209. Hazardous Materials Contact. Contact a Hazardous Materials Specialist,
Hazardous Materials Management Division, at (951) 358-5055 for any additional
requirements.
210. 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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