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PC14-188Resolution PC 14-188 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE, CALIFORNIA APPROVING PLOT PLAN NO. 2014-091 FOR THE SHOPPES AT THE LAKES AT THE SOUTHEAST CORNER OF NEWPORT ROAD AND MENIFEE ROAD Whereas, on March 31, 2014, the applicant, Stater Bros. Supermarkets, Inc., filed a formal application with the City of Menifee for a Plot Plan for the construction and operation of a 121,277 square foot commercial retail center consisting of ten (10) buildings on 14.04 acres located at the southeast corner of Newport Road and Menifee Road within the City of Menifee; and Whereas, pursuant to the requirements of the California Environmental Quality Act (CEQA) an Initial Study ("IS") and Mitigated Negative Declaration ("MND") have been prepared to analyze and mitigate the project's potentially significant environmental impacts; and Whereas, on December 10, 2014, the Planning Commission of the City of Menifee held a 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. 2014- 091, which hearing was publicly noticed by a publication in a newspaper of general circulation (The Press Enterprise), an agenda posting, and notice to property owners within 1,000 feet of the Project boundaries, and to persons requesting public notice; and Whereas, the Planning Commission of the City of Menifee makes the following Findings: Consistency with the General Plan. 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 Specific Plan (Menifee East). The intent of this land use designation is to recognize areas where an existing specific plan is in place and to provide policies, standards and criteria for the development or redevelopment of these areas. The proposed project, a commercial shopping center, meets the requirements of the Specific Plan (Menifee East) land use designation. The project is consistent with the following City of Menifee General Plan policies: Project Design CD-3.5 Design parking lots and structures to be functionally and visually integrated and connected; off-street parking lots should not dominate the streetscene. The project site has been designed to locate certain buildings closer to the surrounding roadways to minimize the appearance of the parking lot. Perimeter landscaping has been included to visually screen the parking lot from surrounding roadways. CD-3.6 Locate site entries and storage bays to minimize conflicts with adjacent residential neighborhoods. Resolution No PC 14-188 PP2014-091 December 10, 2014 The project has been designed to include only one driveway on Rockport Road closest to the residential land uses to the south to limit traffic noise and congestion from this road. The project has also been designed to screen and limit noise impacts from truck loading areas on site to the nearby residential land uses to the south. CD-3.8 Design retention/detention basins to be visually attractive and well integrated with any associated project and with adjacent land uses. The detention basin will include landscaping along the perimeter to visually screen and hydroseeding within the basin to enhance the appearance of the basin. CD-3.9 Utilize Crime Prevention through Environmental Design (CPTED) techniques and defensible space design concepts to enhance community safety. The project is required to include security cameras across the site and the site has been designed to limit concealed areas to allow for greater visibility and security. Building Design CD-3.10 Employ design strategies and building materials that evoke a sense of quality and permanence. The architecture of the project has been designed to include quality features and represent a craftsman style. CD-3.14 Provide variations in color, texture, materials, articulation, and architectural treatments. Avoid long expanses of blank, monotonous walls or fences. The architecture of the project incorporates varied colors, recesses, columns, accent materials, and other architectural treatments that break up wall areas. Land Use Transitions and Buffers CD-3.17 Encourage the use of creative landscape design to create visual interest and reduce conflicts between different land uses. The project has been designed with additional landscaping along Rockport Road to create a visual buffer between the residential land uses to the south and the proposed commercial center. Enhanced Landscape Corridors CD-4.1 Create unifying streetscape elements for enhanced landscape streets, including coordinated streetlights, landscaping, public signage, street furniture, and hardscaping. The project will preserve the existing trees located along Newport Road designated as an enhanced landscape corridor. Resolution No PC 14-188 PP2014-091 December 10, 2014 CD-4,2 Design new and, when necessary, retrofit existing streets to improve walkability, bicycling, and transit integration; strengthen connectivity; and enhance community identity through improvements to the public right-of-way such as sidewalks, street trees, parkways, curbs, street lighting, and street furniture. The project will include additional Class II (striped) bike lanes along the eastern side of Menifee Road and southern side of Newport Road. The existing decomposed granite trail on the east side of Menifee Road will be preserved for recreational use. The project will also include an RTA bus stop with shelter on the east (northbound) side of Menifee Road as well as sidewalks along all frontage where not already provided. CD-4.3 Apply special paving at major intersections and crosswalks along enhanced corridors to create a visual focal point and slow traffic speeds. The project includes enhanced paving at all project driveway. Lighting CD-6.4 Require that lighting and fixtures be integrated with the design and layout of a project and that they provide a desirable level of security and illumination. The project includes a photometric study that indicates adequate on site lighting will be provided for security and visibility. CD-6.5 Limit light leakage and spillage that may interfere with the operations of the Palomar Observatory. The project has been conditioned for all lighting fixtures to comply with Ordinance No. 2009-24, "Dark Sky Ordinance". Signage CD-6.7 Integrate project signage into the architectural design and character of new buildings. The project's proposed sign program integrates architectural features into the signs that are also found on the buildings consistent with the project's craftsman theme. CD-6.8 Discourage the use of flashing, moving, or audible signs. No flashing, moving, or audible signs are proposed or would be allowed on the project. Policies ED-2.1 Promote retail development by locating needed goods and services in proximity to where residents live to improve quality of life, retain taxable spending by Menifee residents and attract residents from outside the City to shop in Menifee. Resolution No PC 14-188 PP2014-091 December 10. 2014 • Locate businesses providing convenience goods and services in retail centers that are on arterials adjacent to neighborhoods and communities throughout the City but not in rural residential areas. • Encourage comparison goods businesses to locate in larger retail centers located on major arterials near freeway interchanges, because businesses that provide comparison goods tend to draw customers from larger areas. The proposed project would provide additional shopping options and greater convenience to residential uses nearby. ED-2.2 Require regional retail districts to provide entertainment and dining in addition to retail sales and services to create destinations prepared to withstand e-commerce's increasing capture of retail spending. These districts should create a pedestrian -friendly human -scale atmosphere with street furniture, shading, and gathering spaces that enhance the experience of shopping and socializing. Local retail centers (primarily intended to serve Menifee residents) need not necessarily provide dining and entertainment but shall provide street furniture, shading, pedestrian -circulation, and gathering spaces that enhance the experience of shopping. The proposed project could include both fast food and sit down style restaurant uses. Policies: Policy and Regulation N-1.1 Assess the compatibility of proposed land uses with the noise environment when preparing, revising, or reviewing development project applications. N-1.2 Require new projects to comply with the noise standards of local, regional, and state building code regulations, including but not limited to the City's Municipal Code, Title 24 of the California Code of Regulations, the California Green Building Code, and subdivision and development codes. The project included an acoustical analysis that analyzed the impacts of the proposed project's construction and operation on surrounding land uses, in particular the residential land uses to the south and the school use to the southwest and determined that these impacts are less than significant pursuant to CEQA and would comply with all applicable local and state regulations for noise. The project is within the Menifee East Specific Plan, The project is consistent with the design guidelines, zoning and development standards of the Specific Plan. The Specific Plan designates the area as Commercial and the area is planned for neighborhood commercial development and would feature supermarkets, pharmacies, restaurants, and other retail stores. Resolution No PC 14-188 PP2014-091 December 10, 2014 The City of Menifee has two (2) 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 a commercial project consistent with Riverside County Ordinance No. 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. Consistency with the Zoning Code. The project is zoned Specific Plan (Menifee East, Planning Area 1 - Commercial). The Specific Plan refers back to the Scenic Highway Commercial designation of Ordinance No. 348. The project is consistent with the zoning and development standards, excluding those standards where a variance is requested. Surrounding zoning includes Specific Plan (Menifee Village, Planning Area 3-1 - Commercial) to the north, Specific Plan (Menifee Village, Planning Areas 2-11 — Commercial and 2-12 — School), Specific Plan (Menifee East, Planning Area 4 — Medium Residential) to the south, and Specific Plan (Menifee East, Planning Areas 2 — Very High Residential and 3 — Day Care) to the east. These classifications are compatible with the Specific Plan (Menifee East, Planning Area 1) zone of the project site. The project is consistent with Riverside County Ordinance No, 348, Section 18.48 as adopted by the City of Menifee, excluding those standards where a variance is reauested. 3. Surrounding Uses. 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. To the north beyond Newport Road is vacant land with the currently developing ARCO AM/PM at the northeast corner of Newport Road and Menifee Road. To the west beyond Menifee Road is vacant land and Callie Kirkpatrick Elementary School. To the south beyond Rockport Road are single-family residential land uses. To the east beyond Laguna Vista Drive is vacant land. The project is compatible with the surrounding land uses, general plan land use designations and zoning classifications. The project incorporates quality architecture and landscaping which will enhance the area. Environmental impacts resulting from the project have been analyzed in a Mitigated 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 Resolution No PC 14-188 PP2014-091 December 10, 2014 to or incompatible with other properties or land uses in the project vicinity. 4. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. A Mitigated Negative Declaration ("MND") has been completed for the shopping center and adopted by the Planning Commission pursuant to Resolution PC 14- 192. The Plot Plan at issue is consistent with the MND, which the Planning Commission has considered as part of its proceedings. No new environmental impacts have been identified and no further environmental review is required for this project. 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. 2014-091 is hereby approved subject to the Conditions of Approval Exhibit "1" to this Resolution. PASSED, APPROVED AND ADOPTED this the 10th day of December, 2014, Attest: J ni er Allen, Deputy City Clerk Approved as to form: Ajit ind, Assistan�Cit Attorney / Scott A. Mann Mayor John V. Denver Mayor Pro Tem Wallace W. Edgerton Councilmember Greg August Councilmember Matthew Liesemeyer Councilmember 29714 Haun Road Menifee, GA 92586 Phone 951.672.6777 Fax 951.6793843 www.cityofmenifee.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. PC14-188 was duly adopted by the Planning Commission of the City of Menifee at a meeting thereof held on the 101h day of December, 2014 by the following vote: Ayes: Matelko, Phillips, Sobek, Thomas Noes: None Absent: None Abstain: None Jp ' exmanning Commission Secretary EXHIBIT "1" Conditions of Approval for Plot Plan No. 2014-091 "Shomes at the Lakes" Section I: Conditions applicable to All Departments Section II: Planning Conditions of Approval Section III: Engineering/Grading/Transportation Conditions of Approval Section IV: Riverside County Fire Department Conditions of Approval Section V: Riverside County Environmental Health Conditions of Approval Section VI: Riverside County Environmental Programs Department Page 1 of 51 Section Conditions Applicable to all Departments Page 2 of 51 General Conditions 1. Description Plot Plan No. 2014-091. The use hereby permitted is for a 121,277 square foot maximum commercial retail center consisting of ten (10) buildings on 14.04 acres. Two optional site plans are proposed for the project with the options swapping Pads A and B with associated changes to building size, parking, and circulation. Development of the center is proposed in two phases (Phase I — 97,131 sq. ft. maximum, Phase II — 24,146 sq. ft. maximum). Phase would consist of the majority of the site with Phase 11 including proposed Shops 3 and 4 located in the southeast portion of the site. All road improvements would be completed with Phase 1 along with all Phase I area on -site drive aisles and parking areas, excluding the minor drive aisles and parking areas located in Phase 11 that would be constructed in Phase II to serve Shops 3 and 4. Buildings would consist of a 45,112 sq. ft. grocery store (Stater Bros.), four (4) Shops buildings totaling 40,946 sq. ft., and five (5) Pad buildings totaling 35,219 sq. ft. maximum. Within these buildings uses would include the grocery store (Stater Bros.), drive-thru fast food and coffee, pharmacy (CVS), restaurant, and retail. A sign program is proposed with the Plot Plan that includes two (2), 20-foot tall monument signs, three (3) 8-foot tall secondary monument signs, a corner monument sign, and design standards and guidelines for wall mounted and other signs within the shopping center. Approval of a variance is required for the sign program (see variance description below). For the first optional site plan there are a total of six hundred ninety-four (694) parking spaces provided and for the second option site plan there are six hundred ninety-three (693) spaces provided. Each optional site plan includes thirty (30) parking spaces for persons for disabilities and ten (10) designated loading spaces. 91,204 square feet of landscaping is proposed (14.9% of the net lot area). The existing trail on the east side of Menifee Road will be preserved and a striped bike lane will be provided on the east side of Menifee Road as well as on the south side of Newport Road as designated in the General Plan. Access to the project site is proposed via a new signalized driveway on Newport Road and three unsignalized driveways with one each on Menifee Road, Rockport Road, and Laguna Vista Drive. The driveways on Newport Road and Laguna Vista Drive would allow for full turning movements and the driveways on Menifee Road and Rockport Road would allow for right -in and right -out only. The driveway and turning movements proposed for Laguna Vista Drive would require reconstruction of the existing median on Laguna Vista allow for the left -out and for a left turn pocket in to the site. Variance No. 2014-195 is a request to vary from the sign standards as follows: 1. Allow three (3) additional freestanding signs in addition to the three (3) allowed pursuant to the Zoning Code and Menifee East Specific Plan, Ord. No. 348 allows two (2) freestanding signs for a shopping center. The Menifee East Specific Plan allows one (1) Specific Plan/Neighborhood Identification signs. The applicant is requesting three (3) additional freestanding signs Page 3 of 51 beyond those allowed by Ordinance No. 348 and the Menifee East Specific Plan, 2. Allow for an additional 9.40 square feet of surface area beyond the 100 square feet allowed for a second freestanding sign pursuant to Ordinance No. 348 Section 19.4 A.4. 3. Allow signs to encroach into the fifteen (15) foot setback from property line established by the Specific Plan. 2. Indemnification. The permittee shall indemnify, protect, defend, and hold harmless, the City and any agency or instrumentality thereof, and/or any of its officers, employees and agents (collectively the "City") from any and all claims, actions, demands, and liabilities arising or alleged to arise as the result of the permittee's performance or failure to perform under this Plot Plan or the City's approval thereof, or from any proceedings against or brought against the City, or any agency or instrumentality thereof, or any of their officers, employees and agents, to attack, set aside, void, annul, or seek monetary damages resulting from an action by the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning Plot Plan No. 2014-091 (PP 2014-091) Variance No. 2014-195 (VAR 2014-195) and any approval hereunder. 3. Definitions. The words identified in the following list that appear in all capitals in the attached conditions of Plot Plan No. 2014-091 shall be henceforth defined as follows: Permittee, Applicant, Project Permittee(s), Project Developer(s) shall all mean the Permittee of this project. APPROVED EXHIBIT A = Site Plan for Plot Plan No. 2014-091, sheets 1- 2, dated 11/14/14. APPROVED EXHIBIT G = Grading Plan and Drainage Plan for Plot Plan No. 2014-091, Sheets 1-2, dated 10/30/14. APPROVED EXHIBIT B = Elevations and Floor Plans for Plot Plan No. 2014-091, Sheets 1-11, dated 10/30/14. APPROVED EXHIBIT L = Conceptual Landscaping and Irrigation Plan for Plot Plan No. 2014-091, Sheets 1-4, dated 10130114. APPROVED EXHIBIT S = Sign Program for Plot Plan No. 2014-091, Sheets 1-31, dated 10/30/14. APPROVED EXHIBIT U = Utilities for Plot Plan No. 2014-091, Sheets 1-2, dated 10/30/14. APPROVED EXHIBIT R = Conceptual Striping/Roadway Plan for Plot Plan No. 2014-091, Sheets 1-5, dated 10130114. Page 4 of 51 APPROVED EXHIBIT P = Photometric Plan and Light Fixtures for Plot Plan No. 2014-091, dated 10/3014. 4. Ninety (90) Days. The permittee has ninety (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 also will identify and fund mitigation measure under CEQA through development impact fees. Such fees may include but are not limited to processing fees for the costs of providing planning services when development entitlement applications are submitted, which fees are designed to cover the full cost of such services, and development impact fees to mitigate the impact of the development proposed on public improvements. To the extent that Menifee may develop future financing districts to cover the costs of maintenance of improvements constructed by development, Permittee 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 permittee acknowledges it is on notice of the current development fees and understands that such fees will apply at the levels in effect at the time the fee condition must be met as specified herein. 6. Revocation. In the event the use hereby permitted under this permit, a) is found to be in violation of the terms and conditions of this permit, b) is found to have been obtained by fraud or perjured testimony, or c) is found to be detrimental to the public health, safety or general welfare, or is a public nuisance, this permit shall be subject to the revocation procedures. 7. Business Registration. Every person conducting a business within the City of Menifee shall obtain a business license, as required by the Menifee Municipal Code. For more information regarding business registration, contact the City of Menifee. 8. Expiration Date. This approval shall be used within two (2) years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By use is meant the beginning of substantial construction contemplated by this approval within two (2) year period which is thereafter diligently pursued to completion or to the actual occupancy of existing buildings or land under the terms of the authorized use. Prior to the expiration of the two year period, the permittee may request a one (1) year extension of time in which to begin substantial construction or use of this permit. Should the time period established by any of the extension of time requests lapse, or should all three one-year extensions be obtained and no substantial construction or use of this plot plan be initiated within five (5) years of the effective date of the issuance of this plot plan, Page 5 of 51 this plot plan shall become null and void. Use of the permit shall be considered applied to the entire project site, including Phase II, even if initial use prior to expiration only occurs within the Phase I area. Page 6 of 51 Section II: Planning Conditions of Approval Page 7 of 51 General Conditions 9. 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, G, L, P, R, S, and U unless otherwise amended by these conditions of approval. 10. Outside Lighting. Any outside lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights -of -way. 11. Colors and Materials. Building colors and materials shall be in substantial conformance with those shown on APPROVED EXHIBIT B. 12. Phases. Construction of this project may be done progressively in phases as shown on APPROVED EXHIBIT A. 13. Land Division Required. Prior to the sale of any individual structure as shown on APPROVED EXHIBIT A, a land division shall be recorded in accordance with Riverside County Ordinance No. 460 (hereinafter Ordinance No. 460), and any other pertinent ordinance. 14. Parking. Parking was determined based on the following: A minimum of six hundred eighty-one (681) parking spaces (not including the eleven [11] loading spaces) shall be provided as shown on the APPROVED EXHIBIT A, unless otherwise approved by the Community Development Department and/or Planning Commission. 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. ADA Parking Spaces: A minimum of thirty (30) accessible parking spaces for persons with disabilities shall be provided consistent with ADA requirements and as approved by the City of Menifee Building and Safety 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 seventy (70) square inches in area and shall be centered at the interior end of the parking space at a minimum height of eighty (80) inches from the bottom of the sign to the parking space finished grade, or centered at a minimum height of thirty-six (36) inches from the parking space finished grade, ground, or sidewalk. A sign shall also be posted in a conspicuous place, at each Page 8 of 51 entrance to the off-street parking facility, not less than seventeen (17) inches by twenty-two (22) inches, clearly and conspicuously stating the following: "Unauthorized vehicles not displaying distinguishing placards or license plates issued for physically handicapped persons may be towed away at owner's expense. Towed vehicles may be reclaimed at _ or by telephoning ." In addition to the above requirements, the surface of each parking space shall have a surface identification sign duplicating the symbol of accessibility in blue paint of at least three (3) square feet in size. Bicycle Racks: Bicycle racks or lockers with a minimum of two (2) spaces for each building shall be provided as shown on APPROVED EXHIBIT A to facilitate bicycle access to the project area. 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. Bicycle rack designs that employ a theme are highly encouraged. 15. Loading Areas. Eleven (11) loading spaces are required as shown on Approved EXHIBIT A. Loading and/or unloading of goods/supplies shall occur in designated loading areas as shown on EXHIBIT A only. No loading or unloading is allowed in front of the stores or within drive aisles. Loading areas shall be kept free of debris and clean throughout the life of this plot plan. 16. 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 one story buildings were approved as part of this permit and reviewed for parking standards. 17. Signs. A sign program has been approved with this application. All signs shall be consistent with the approved sign program, APPROVED EXHIBIT S. Building permits for all signage shall be reviewed and approved by the Planning Division to confirm conformance with the approved sign program. The following freestanding signs have been approved: a) Two (2) freestanding primary tenant ID monument signs — 20 feet tall, 12 feet 4 inches wide (20'x12'4") with approximately 109.40 square feet of sign area each. One (1) located north of the driveway on Menifee Road and one (1) located on the east side of the driveway on Newport Road. b) Three (3) free standing secondary tenant ID monument signs — One (1) 8 feet, 2 inches tall, 9 feet, 8 inches wide (8'2"x9'8") with approximately 26 square feet of sign area, two (2) 8 feet, 2 inches tall, eleven feet, 3 inches wide (8'2"x11'3") with approximately 32 square feet of sign area each. One (1) located northwest of Pad B along the Newport Road frontage, one (1) located northwest of Bad D along the Page 9of51 Newport Road frontage, and one (1) located north of the driveway on Laguna Vista Drive. c) One (1) free standing tenant ID corner monument sign — 6 feet tall, 48 feet wide (6'x48') located at the northwest corner of the site facing the Newport Road and Menifee Road intersection. Any additional signs or substantial modifications to the signage will need to be reviewed and approved under a revision to the sign. 18. 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. 19. Reclaimed Water. The permittee shall connect to a reclaimed water supply for landscape watering purposes when secondary or reclaimed water is made available to the site as required by Eastern Municipal Water District. 20. No Permanent Occupancy. No permanent occupancy shall be permitted within the property approved under this plot plan as a principal place of residence. No person shall be entitled to vote using an address within the premises as a place of residence. 21. Exterior Noise Levels. Facility -related noise, as projected to any portion of any surrounding property containing a "sensitive receiver, habitable dwelling, hospital, school, library or nursing home", must not exceed the following worst - case noise levels 45 d6(A) - 10 minute noise equivalent level (" leq"), between the hours of 10:00 p.m. to 7:00 a.m. (nighttime standard) and 65 dB (A) - 10 minute leq, between 7:00 a.m. and 10:00 p. m. (daytime standard). 22. Noise Monitoring Reports. The permittee may be required to submit periodic noise monitoring reports as determined by the Department of Building and Safety as part of a code enforcement action. Upon written notice from the Department of Building and Safety requiring such a report, the permittee or the permittee's successor -in -interest shall prepare and submit an approved report within thirty (30) calendar days to the Department of Building and Safety, unless more time is allowed through written agreement by the Department of Building and Safety. The noise monitoring report shall be approved by the Office of Industrial Hygiene of the Health Service Agency (the permittee or the permittee's successor -in - interest shall be required to place on deposit sufficient funds to cover the costs of this approval prior to commencing the required report). 23. 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. 24. Hours of Construction. Construction activities shall be restricted to the hours of 7:00 a.m. to 7:00 p.m. Monday through Saturday and are prohibited on Sundays and federal holidays. Page 10 of 51 25. Trash Compactors. Unenclosed Trash compactor usage shall be prohibited between the hours of 8:00 p.m. and 7:00 a.m. 26. Electrical Hook-ups. Electrical hook-ups for refrigerated trailers shall be provided. The intent of this condition is to provide electrical hook-ups for refrigerated trailers that will be parked at the facility for more than fifteen (15) minutes. The use of truck engines or auxiliary power units to power refrigerated trailers for extended periods of time is not allowed, 27. No Idling. To reduce diesel truck emissions, the project has been conditioned to install signs in loading areas stating "The driver of a diesel -fueled motor vehicle with a gross vehicle weight rating (GVWR) greater than 10,000 pounds is prohibited from idling the vehicle's primary engine for more than five (5) minutes at any location and may not operate a diesel fueled auxiliary power system (APS) for more than five (5) minutes at any location within 100 feet of a restricted area (residences). Electrical connections have been provided for your use. The minimum penalty for an idling violation is $300.00. To report a violation please contact 1800-END-SMOG". 28. Rules for Construction Activities. The applicant shall adhere to the Best Available Control Measures (BACMs). SCAQMD Rules that are currently applicable during construction activity for the project include but are not limited to: Rule 1113 (Architectural Coatings); Rule 431.2 (Low Sulfur Fuel); Rule 403 (Fugitive Dust); and Rule 1186 1 1186.1 (Street Sweepers). The specific Rule 403 regulatory requirements that are applicable to the project are as follows: • All clearing, grading, earth -moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. • The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the project are watered at least three times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the midmorning, afternoon, and after work is done for the day. Implementation of this measure is estimated to reduce PM,o and PM2.5 fugitive dust emissions by approximately 61 %. • The contractor shall ensure that traffic speeds on unpaved roads and project site areas are reduced to 15 miles per hour or less to reduce PM10 and PM2.5 fugitive dust haul road emissions by approximately 44%. 29. SCAQMD Rule 402. The project will comply with existing SCAQMD Rule 402 which prohibits a person from discharging any source quantities of air contaminants or other material which cause injury, nuisance, or annoyance to any considerable number of persons or to the public. 30. 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: Page 11 of 51 a. Source separate recyclable and/or compostable material from solid waste and donate or self -haul the material to recycling facilities. b. Subscribe to a recycling service with their waste hauler. c. Provide recycling service to their tenants (if commercial or multi -family complex). d. Demonstrate compliance with the requirements of California Code of Regulations Title 14. For more information please visit: www.rivcowm.orcg/opencros/recyclying/recycling and compost business.html#m andatory 31. Recreational Vehicle Parking. No overnight recreational vehicle parking or camping will be allowed within the site. 32. Outdoor Events/Temporary Uses. A temporary use permit, shall be required for outdoor events and/or temporary uses as described in Menifee Municipal Code Chapter 9.6 and include, but not limited to, Farmer's Markets, art and car shows, and sidewalk sales. 33. Bike Lanes. In accordance with the City of Menifee General Plan and APPROVED EXHIBIT A, Class II striped bike lanes shall be provided on the east (northbound) side of Menifee Road and the south (eastbound) side of Newport Road. The Newport Road bike lane shall have enhanced striping to distinguish it from a vehicle travel lane. The Menifee Road bike lane shall be provided to the intersection of Newport Road, unless adequate spacing is not available or realignment of the lanes would result in inadequate alignment of lanes at the intersection as determined by the City Engineer, whereas a reduced bike lane up to the driveway on Menifee Road would be acceptable. 34, Architectural Coatings. Only "Zero -Volatile Organic Compounds" paints (no more than 150 gramlliter of VOC) and/or High Pressure Low Volume (HPLV) applications consistent with South Coast Air Quality Management District Rule 1113 shall be used. 35, Operational Noise Controls. The normal operational activities that are expected to include loading docks, roof -top air condenser units, shopping cart carousels, parking lot, trash compactors and drive-thru speakerphones activities are expect to result in a less than significant direct or cumulative project impact. However, to further reduce potential operational noise levels received at adjacent residential land uses, the following shall be required during operation of the project: • All trucks, tractors, and forklifts shall be operated with proper operating and well maintained mufflers. • Maintain quality pavement conditions that are free of bumps to minimize truck noise. • The truck access gates and loading docks within the truck court on the project site shall be posted with signs which state: Truck drivers shall turn off engines when not in use; Page 12 of 51 Diesel trucks servicing the Project shall not idle for more than five (5) minutes; and Post telephone numbers of the building facilities manager to report violations. 36. Construction Equipment Noise Control. During all Project site construction, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers' standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receptors nearest the Project site. During construction, equipment staging areas shall be located in areas that will create the greatest distance between construction -related noise sources and noise sensitive receptors. ARCHEOLOGY 37. 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 the period specified by law (24 hours). Subsequently, the Native American Heritage Commission shall identify the "most likely descendant." 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. 38. 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). 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. 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. Page 13of51 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." LANDSCAPING 39. 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). As noted on APPROVED EXHIBIT L, the Phase II area of the project shall be hydroseeded for dust prevention as well as aesthetic reasons with a 36" tall hedge for screening along the perimeter. 40. Viable Landscaping. All plant materials within landscaped areas shall be maintained in a viable growth condition throughout the life of this permit. To ensure that this occurs, the Community Development Department shall require inspections in accordance with the building permit landscaping install and inspection condition. 41. Landscape Plans. All landscaping plans shall be prepared in accordance with the City's Water Efficient Landscape Ordinance. Such plans shall be reviewed and approved by the Community Development Department, and the appropriate maintenance authority. 42. Maintenance of Landscaping. All private landscaping shall be maintained by a property owners association or individual property owner. All landscaping, and similar improvements not properly maintained by a property owners association or individual property owners must be annexed into a Lighting and Landscape District, or other mechanism as determined by the City of Menifee. Page 14 of 51 FEES 43. 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. Prior to Issuance of Grading Permit 44. 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 which must be satisfied prior to the issuance of a grading permit for review and approval. The Community Development Director may require inspection or other monitoring to ensure such compliance. 45. Fugitive Dust Control. The permittee shall implement fugitive dust control measures in accordance with Southern California Air Quality Management District (SCAQMD) Rule 403. The permittee shall include in construction contracts the control measures required under Rule 403 at the time of development, including the following: a. Use watering to control dust generation during demolition of structures or break-up of pavement. The construction area and vicinity (500-foot radius) must be swept (preferably with water sweepers) and watered at least twice daily. Site wetting must occur often enough to maintain a 10 percent surface soil moisture content throughout all earth moving activities. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50%. b. Water active grading/excavation sites and unpaved surfaces at least three times daily; c. All paved roads, parking and staging areas must be watered at least once every two hours of active operations; d. Site access points must be swept/washed within thirty minutes of visible dirt deposition; e. Sweep daily (with water sweepers) all paved parking areas and staging areas; f. Onsite stockpiles of debris, dirt or rusty material must be covered or watered at least twice daily; g. Cover stockpiles with tarps or apply non -toxic chemical soil binders; Page 15 of 51 h. All haul trucks hauling soil, sand and other loose materials must either be covered or maintain two feet of freeboard; i. All inactive disturbed surface areas must be watered on a daily basis when there is evidence of wind drive fugitive dust; j. Install wind breaks at the windward sides of construction areas; k. Operations on any unpaved surfaces must be suspended when winds exceed 25 mph; I. Suspend excavation and grading activity when winds (instantaneous gusts) exceed 15 miles per hour over a 30-minute pe3riod or more, so as to prevent excessive amounts of dust; m. All haul trucks must have a capacity of no less than twelve and three- quarter (12.75) cubic yards; n. All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust; o. Traffic speeds on unpaved roads must be limited to 15 miles per hour; p. Provide daily clean-up of mud and dirt carried onto paved streets from the site; q. Install wheel washers for all exiting trucks, or wash off the tires or tracks of all trucks and equipment leaving the site; r. All materials transported off -site shall be either sufficiently watered or securely covered to prevent excessive amount of dust; s. Operations on any unpaved surfaces must be suspended during first and second stage smog alerts; and, t. An information sign shall be posted at the entrance to each construction site that identifies the permitted construction hours and provides a telephone number to call and receive information about the construction project or to report complaints regarding excessive fugitive dust generation. Any reasonable complaints shall be rectified within 24 hours of their receipt. 46. Grading Plans Noise. Prior to approval of grading plans and/or issuance of building permits, plans shall include a note indicating that noise -generating Project construction activities shall not occur between the hours of six p.m. to six a.m. during the month of June through September, and between the hours of six p.m. and seven a.m. during the months of October through May. ARCHEOLOGY Page 16 of 51 47. Archeologist Retained. Prior to issuance of a grading permit the project applicant shall retain a Riverside County qualified archaeologist to monitor all ground disturbing activities in an effort to identify any unknown archaeological resources. The Project Archaeologist and the representative(s) from the Native American Tribe (s) shall be included in the pre -grade meetings to provide cultural/historical sensitivity training including the establishment of set guidelines for ground disturbance in sensitive areas with the grading contractors. The Project Archaeologist and the Tribal representative(s) shall manage and oversee monitoring for all initial ground disturbing activities and excavation of each portion of the project site including clearing, grubbing, tree removals, mass or rough grading, trenching, stockpiling of materials, rock crushing, structure demolition and etc. The Project Archaeologist and the Tribal representative(s), shall have the authority to temporarily divert, redirect or halt the ground disturbance activities to allow identification, evaluation, and potential recovery of cultural resources in coordination with any required special interest or tribal monitors. The developer/permit holder shall submit a fully executed copy of the contract to the Community Development Department to ensure compliance with this condition of approval. Upon verification, the Community Development Department shall clear this condition. Any newly discovered cultural resources shall be subject to an evaluation, in consultation with the Native American Tribe(s) and which will require the development of a treatment plan and monitoring agreement for the newly discovered resources. 48. Native American Monitoring (Pechanga). Tribal monitor(s) shall be required on -site during all ground -disturbing activities, including grading, stockpiling of materials, engineered fill, rock crushing, etc. The land divider/permit holder shall retain a qualified tribal monitor(s) from the Pechanga Band of Luiseno Indians. Prior to issuance of a grading permit, the developer shall submit a copy of a signed contract between the above -mentioned Tribe and the land divider/permit holder for the monitoring of the project to the Community Development Department and to the Engineering Department. The Native American Monitor(s) shall have the authority to temporarily divert, redirect or halt the ground -disturbance activities to allow recovery of cultural resources, in coordination with the Project Archaeologist. The Developer shall relinquish ownership of all cultural resources, including all archaeological artifacts that are of Native American origin, found in the project area for proper treatment and disposition to a curational facility that meets or exceeds Federal Curation Standards outlined in 36 CFR 79. The Applicant/Permittee shall be responsible for all curation costs. 49. Native American Monitoring (Soboba). Tribal monitor(s) shall be required on - site during all ground -disturbing activities, including grading, stockpiling of materials, engineered fill, rock crushing, etc. The land divider/permit holder shall retain a qualified tribal monitors) from the Soboba Band of Luiseno Indians. Page 17 of 51 Prior to issuance of a grading permit, the developer shall submit a copy of a signed contract between the above -mentioned Tribe and the land divider/permit holder for the monitoring of the project to the Community Development Department and to the Engineering Department. The Native American Monitor(s) shall have the authority to temporarily divert, redirect or halt the ground -disturbance activities to allow recovery of cultural resources, in coordination with the Project Archaeologist. The Developer shall relinquish ownership of all cultural resources, including all archaeological artifacts that are of Native American origin, found in the project area for proper treatment and disposition to a curational facility that meets or exceeds Federal Curation Standards outlined in 36 CFR 79. The Applicant/Permittee shall be responsible for all curation costs. 50. Non -Disclosure of Location Reburials. It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r)., parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r). PALEONTOLOGY 51. Paleontologist Required. This site is mapped as having a high potential for paleontological resources (fossils). Therefore, PRIOR TO ISSUANCE OF GRADING PERMITS: The permittee shall retain a qualified paleontologist approved by the City of Menifee to create and implement a project -specific plan for monitoring site gradinglearthmoving activities (project paleontologist). The project paleontologist retained shall review the approved development plan and shall conduct any pre -construction work necessary to render appropriate monitoring and mitigation requirements as appropriate. These requirements shall be documented by the project paleontologist in a Paleontological Resource Impact Mitigation Program (PRIMP). This PRIMP shall be submitted to the Community Development Department for review and approval prior to issuance of a Grading Permit. Information to be contained in the PRIMP, at a minimum and in addition to other industry standard and Society of Vertebrate Paleontology standards, are as follows: A. The project paleontologist shall participate in a pre -construction project meeting with development staff and construction operations to ensure an understanding of any mitigation measures required during construction, as applicable. B. Paleontological monitoring of earthmoving activities will be conducted on an Page 18 of 51 as -needed basis by the project paleontologist during all earthmoving activities that may expose sensitive strata. Earthmoving activities in areas of the project area where previously undisturbed strata will be buried but not otherwise disturbed will not be monitored. The project paleontologist or his/her assign will have the authority to reduce monitoring once he/she determines the probability of encountering fossils has dropped below an acceptable level. C. If the project paleontologist finds fossil remains, earthmoving activities will be diverted temporarily around the fossil site until the remains have been evaluated and recovered. Earthmoving will be allowed to proceed through the site when the project paleontologist determines the fossils have been recovered and/or the site mitigated to the extent necessary. D. If fossil remains are encountered by earthmoving activities when the project paleontologist is not onsite, these activities will be diverted around the fossil site and the project paleontologist called to the site immediately to recover the remains. E. If fossil remains are encountered, fossiliferous rock will be recovered from the fossil site and processed to allow for the recovery of smaller fossil remains. Test samples may be recovered from other sampling sites in the rock unit if appropriate. F. Any recovered fossil remains will be prepared to the point of identification and identified to the lowest taxonomic level possible by knowledgeable paleontologists. The remains then will be curated (assigned and labeled with museum* repository fossil specimen numbers and corresponding fossil site numbers, as appropriate; places in specimen trays and, if necessary, vials with completed specimen data cards) and catalogued, an associated specimen data and corresponding geologic and geographic site data will be archived (specimen and site numbers and corresponding data entered into appropriate museum repository catalogs and computerized data bases) at the museum repository by a laboratory technician. The remains will then be accessioned into the museum* repository fossil collection, where they will be permanently stored, maintained, and, along with associated specimen and site data, made available for future study by qualified scientific investigators. * The City of Menifee must be consulted on the repository/museum to receive the fossil material prior to being curated. G. A qualified paleontologist shall prepare a report of findings made during all site grading activity with an appended itemized list of fossil specimens recovered during grading (if any). This report shall be submitted to the Community Development Department for review and approval prior to building final inspection as described elsewhere in these conditions. All reports shall be signed by the project paleontologist and all other professionals responsible for the report's content (eg. Professional Geologist, Professional Engineer, etc.), as appropriate. Two wet -signed original copies of the report shall be submitted directly to the Community Development Department Page 19 of 51 along with a copy of this condition, deposit based fee and the grading plan for appropriate case processing and tracking. FEES 52. Stephen's Kangaroo Rat Fee. Prior to the issuance of a grading permit, the permittee shall comply with the provisions of Ordinance No. 663, which generally requires the payment of the appropriate fee set forth in that ordinance. The amount of the fee required to be paid may vary depending upon a variety of factors, including the type of development application submitted and the applicability of any fee reduction or exemption provisions contained in Ordinance No. 663. Said fee shall be calculated on the approved development project which is anticipated to be 19.70 acres (gross) in accordance with APPROVED EXHIBIT A. if the development is subsequently revised, this acreage amount may be modified in order to reflect the revised development project acreage amount. In the event Ordinance No. 663 is rescinded, this condition will no longer be applicable. However, should Ordinance No. 663 be rescinded and superseded by a subsequent mitigation fee ordinance, payment of the appropriate fee set forth in that ordinance shall be required. 53. Fees. Prior to the issuance of grading permits for PP 2014-091, the Community Development Department shall determine the status of the deposit based fees. If the fees are in a negative status, the permit holder shall pay the outstanding balance. Prior to Issuance of Building Permit 54. 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 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. 55. Submit Building Plans. Prior to the issuance of a building permit, the permittee shall submit building plans with the City of Menifee Building and Safety Department for building permits. The building plans shall be in substantial conformance with APPROVED EXHIBIT B. Building and Safety will require the following items: 1. Plans shall be designed to the provisions of the 2013 edition of the California Building, Mechanical, Electrical and Plumbing, Energy and Green Codes (or subsequent edition adopted by the City). 2. Five (5) sets of plan drawings shall be submitted along with two (2) copies of structural and Title 24 Energy documentation. 3. 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. Page 20 of 51 4. All exterior lighting shall comply with Ordinance 2009-24, "Dark Sky Ordinance". 5. All exterior lighting shall fall within current commercial standards. 6. Separate plan submittal will be required to Riverside County Fire along with a formal transmittal issued by Building and Safety. 56. 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. If building plans are proposed that alter the elevations as shown on APPROVED EXHIBIT B a plot plan application pursuant to Ordinance No. 348, Section 18.30.a.(1), or subsequent City ordinance (Plot Plans not subject to the California Environmental Quality Act and not subject to review by any governmental agency other than the Planning Division), along with the current fee shall be submitted to the Community Development Department for review and approval. If substantial modifications are proposed to the elevations, the Community Development Director may determine that Planning Commission review and approval is required. 57, Floor Plans. Floor plans shall be in substantial conformance with that shown on APPROVED EXHIBIT B. 58. 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 shall be decorative. Shoe box type lighting will not be allowed. The types of lighting fixtures used shall be subject to Community Development Department approval. The location of lighting shown on the building is for conceptual purposes only and may be relocated during the building plan check. Parking lot lights shall be consistent with the sample provided and described as APPROVED EXHIBIT P or as otherwise approved by the Community Development Director. All parking lot lights and other outdoor lighting shall be shown on electrical plans submitted to the Department of Building and Safety for plan check approval and shall comply with the requirements of the City of Menifee Ordinance No. 2009-024 and the General Plan. 59. 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. The plans shall be approved prior to issuance of a Building Permit. Screening material shall be subject to Community Development Department approval. Community Development staff will verify that all roof -mounted equipment has been screened in compliance with the approved plans prior to final occupancy. 60. HVAC. The developer shall utilize HVAC units with the lowest sound power level shall be selected. The HVAC units shall be installed as far as possible from residential land uses. The HVAC equipment shall be enclosed or shielded from off -site properties. Page 21 of 51 61. Screening of Accessory Structures. Screening of trash receptacles within trellised enclosures and encasing mechanical equipment within small structures compatible in color and materials to primary structures shall be required and methods of screening shall be included on building plans and/or landscaping plans. 62. Cart Corrals. No temporary cart corrals will be allowed. Cart corrals will be required to be in a fixed, permanent location and shall incorporate enhancements and decorative design. Prior to Building Permit issuance, the developer shall submit a minor plot plan application with a site plan showing the location of cart corrals with the site and an elevation of the materials to be used to the Community Development Department for review and approval. The plot plan must be approved prior to issuance of a Building Permit, 63. Bus Shelter. The applicant shall submit and obtain approval from the Riverside Transit Agency (RTA) for plans for a bus shelter located at the bus turnout on Menifee Road. At minimum, a shelter, bench, and trash receptacle shall be provided. Prior to building permit issuance, the applicant shall provide documentation that plans have been submitted to RTA for review and that said plans have been approved. Approval of the plans may be deferred to prior to final occupancy at the discretion of the Community Development Director. 64. Security Systems. Prior to the issuance of Building Permits, the applicant shall prepare a security plan for the site. The security plan for this project shall include a comprehensive security camera system that clearly depicts the entire parking field. This security camera system shall be based in one of the buildings containing the management office for this development, or inside a security office located within one of the retail buildings or other place acceptable to the Sherriff's Department, that is accessible to law enforcement at all times of the day and night. This security camera system shall have a recording capacity to minimally save footage for the period of one month. The above camera surveillance system shall include LPR (License Plate Recognition) cameras installed at the entrances/exits to this project. LPR cameras are cameras specifically designed to read and record vehicle license plates as they enter and exit this complex. It should be noted that high quality day/night vision LPR cameras are relatively inexpensive. The plan shall be approved prior to issuance of Building Permits. The Sherriff's Department and/or Community Development Department shall verify that the security system has been installed prior to final occupancy, 65. Recyclables Collection and Loading Area Plot Plan. Prior to the issuance of a building permit for each building, 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. Page 22 of 51 66. Waste Recycling Plan. Prior to the issuance of a building permit for each building, 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. 67. Energy Use Calculations. Prior to the issuance of building permits, the Project applicant shall submit energy usage calculations to the Planning Division and Building Department showing that the Project is designed to achieve 3% efficiency beyond then incumbent California Building Code Title 24 requirements. Example of measures that reduce energy consumption include, but are not limited to, the following (it being understood that the items listed below are not all required and merely present examples; the list is not all-inclusive and other features that reduce energy consumption also are acceptable): • Increase in insulation such that heat transfer and thermal bridging is minimized; • Limit air leakage through the structure and/or within the heating and cooling distribution system; • Use of energy -efficient space heating and cooling equipment; • Installation of electrical hook-ups at loading dock areas; • Installation of dual -paned or other energy efficient windows; • Use of interior and exterior energy efficient lighting that exceeds then incumbent California Title 24 Energy Efficiency performance standards; • Installation of automatic devices to turn off lights where they are not needed; • Application of a paint and surface color palette that emphasizes light and off- white colors that reflect heat away from buildings; • Design of buildings with "cool roofs" using products certified by the Cool Roof Rating Council, and/or exposed roof surfaces using light and off-white colors; • Design of buildings to accommodate photo -voltaic solar electricity systems or the installation of photo -voltaic solar electricity systems; and/or • Installation of ENERGY STAR -qualified energy -efficient appliances, heating and cooling systems, office equipment, and/or lighting products; LANDSCAPING 68. Performance Securities. Performance securities, in amounts to be determined by the Director of Community Development to guarantee the installation of plantings, irrigation system, walls and/or fences, in accordance with the approved plan, shall be filed with the Department of Community Development. Securities Page 23 of 51 may require review by City Attorney and other staff. Permit holder is encouraged to allow adequate time to ensure that securities are in place. The performance security may be released one year after structural final, inspection report, and the One -Year Post Establishment report confirms that the planting and irrigation components have been adequately installed and maintained. A cash security shall be required when the estimated cost is $2,500.00 or less. 10. Landscape and Irrigation Plans. Th( Final Landscaping and Irrigation Plans approval. Said plan shall be submitted application pursuant to Ordinance No. subject to the California Environmental any governmental agency other than current fee. permittee shall submit three (3) sets of to the Planning Division for review and to the Division in the form of a plot plan 348, Section 18.30.a.(1) (Plot Plans not Quality Act and not subject to review by the Planning Division), along with the The plan shall be in compliance with APPROVED EXHIBIT L, Menifee Municipal Code Chapter 15.04 and the conditions of approval. The plan shall show all common open space areas. The plan shall address all areas and conditions of the project requiring landscaping and irrigation to be installed including, but not limited to, (slope planting, common area and/or park landscaping). The plan shall show all common open space areas. Emphasis shall be placed on using plant species that are drought tolerant and which have low water usage. Landscaping and Irrigation Plot Plans shall be prepared consistent with Menifee Municipal Code Chapter 15.04 (as adopted and any amendments thereto), the Riverside County Guide to California Landscaping, Eastern Municipal Water District requirements and Ordinance No. 348, Section 18.12. Landscaping plans for areas that are totally within the road right-of-way shall be submitted to the Engineer Department only. Slope Landscaping plans for slopes exceeding 3 feet in height shall be submitted to the Engineering Department, NOTES; The Landscape plot plan may include the requirements of any other minor plot plan required by the subdivision conditions of approval. However, minor plot plan conditions of approval shall be cleared individually. The irrigation plan shall be in compliance with Section 18.12 of Ordinance No. 348, and include a rain shut-off device which is capable of shutting down the entire system. In addition, the plan will incorporate the use of in -line check valves, or sprinkler heads containing check valves to prohibit low head drainage. If the above mentioned landscaping plans do not include shading and parking landscaping, prior to issuance of building permits, three (3) copies of a Shading, Parking, Landscaping, and Irrigation Plan shall be submitted to and approved by the Planning Department. The location, number, genus, species, and container size of plants shall be shown. Plans shall meet all applicable requirements of Menifee Municipal Code Chapter 15.04 (as adopted and any amendments thereto), the Riverside County Guide to California Friendly Landscaping, Eastern Municipal Water District requirements and Ordinance No. 348, Sections 18.12, and 19,300 through 19.304 and as specified herein. The irrigation plan shall include a smart controller capable of adjusting watering schedule based on weather data. In addition, the plan will incorporate the use of in -line check valves, or sprinkler heads containing check valves to prohibit low head drainage. Page 24 of 51 Note on Conceptual Plans The conceptual landscaping plans show general locations for shrubs, groundcover and trees, but does not specify the size and each specific type of plant for all locations. Therefore, the Planning Division may require the addition of plants, change the space of plants, change the type of plants, or change the size of plants on the working drawing. Vines. The color renderings/elevations for the project show vines growing on trellis features on the buildings within the site. The landscaping plan shall include the location of vine planting to be consistent with the color renderings/elevations. Curb and Walkway on End Stall Planters. 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. Interim Landscaping. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and/or blow sand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning Department, Building and Safety Department and the State air quality management authorities. As noted on APPROVED EXHIBIT L, the Phase II area of the project shall be hydroseeded for dust prevention as well as aesthetic reasons with a 36" tall hedge for screening along the perimeter. Enhanced Paving. The landscaping and irrigation plans shall show the location and types of hardscape, including enhanced paving, throughout the site consistent with APPROVED EXHIBIT A and EXHIBIT L. Crime Prevention through Environmental Design Guidelines. All plants, landscaping and foliage shall fall within current CPTED (Crime Prevention through Environmental Design) guidelines. 69. 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, installation, Six Month, and One Year Landscape Inspections. The amount of hours for pre installation, installation, Six Month, and One Year Landscape Inspections is estimated to be $4,500. FEES 70. 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 permittee. 71. Menifee Union School District. Impacts to the Menifee Union School District shall be mitigated in accordance with California State law. Page 25 of 51 72. Perris Union High School District. Impacts to the Perris Union High School District shall be mitigated in accordance with California State law. Prior to Final Inspection 73. Paleontological Monitoring Report. Prior to final inspection, the permittee 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. A deposit for the review of the report will be required. 74. 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 which must be satisfied prior to the issuance of final occupancy. The Community Development Director may require inspection or other monitoring to ensure such compliance. 75. Elevations. Elevations of all buildings and structures shall be in substantial conformance with the elevations shown on APPROVED EXHIBIT B. 76. 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. 77. Waste Management Clearance. Prior to issuance of an occupancy permit for each building, 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. 78. 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. 79. Trash Enclosures. Ten (10) 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(s) shall be a minimum of six (6) feet in height and shall be architecturally enhanced and made with masonry block (including masonry cap) Page 26 of 51 with landscaping screening, roof covering and a solid gate which screens the bins from external view. Additional enclosed area for collection of recyclable materials shall be located within, near or adjacent to each trash and rubbish disposal area. The recycling collection area shall be a minimum of fifty percent (50%) of the area provided for the trash/rubbish enclosure(s) or as approved by the Riverside County Waste Management Department. All recycling bins shall be labeled with the universal recycling symbol and with signage indicating to the users the type of material to be deposited in each bin. 80. Lighting. Exterior lighting shall be consistent with the approved building plans. 81. Hardscaping, Outdoor Furniture and Public Art. All hardscaping, including enhanced paving, outdoor furniture and public art shall have been installed in accordance with the approved landscaping, irrigation and shading plans. 82. Condition Compliance. The Community Development Department shall verify that the Development Standards and all other preceding conditions have been complied with prior to any use allowed by this permit. 83. 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. 84.. Extended Truck Idling. Sign(s) stating that "EXTENDED IDLING TRUCK ENGINES IS NOT PERMITED" shall be located at the entrance to all loading areas. The sign(s) shall not be less than twenty four (24) inches square and will provide directions to truck parking spaces with electrical hookups. The hookups will provide power for refrigerated trailers that need to be parked on -sight for more than fifteen (15) minutes. 85. Security Systems. The Riverside County Sheriff Department and/or Community Development Department shall verify that the security system has been installed in compliance with the Riverside County Sherriff Department's requirements prior to final occupancy. 86. Bus Shelter. A bus shelter shall be installed at the bus turnout located on Menifee Road. The applicant shall provide documentation from the Riverside Transit Agency that the shelter has been constructed pursuant to their specifications. 87. Final Planning Inspection. The permittee shall obtain final occupancy sign -off from the Planning Division for each building permit issued by scheduling a final Planning inspection prior to the final sign -off from the Building Department. Planning staff shall verify that all pertinent conditions of approval have been met, including compliance with the approved elevations, site plan, parking lot layout, decorative paving, public plazas, etc. The permittee shall have all required paving, parking, walls, site lighting, landscaping and automatic irrigation installed and in good condition. Page 27 of 51 88. Bike Lanes. In accordance with the City of Menifee General Plan and APPROVED EXHIBIT A, Class II striped bike lanes shall be provided on the east (northbound) side of Menifee Road and the south (eastbound) side of Newport Road. The Newport Road bike lane shall have enhanced striping to distinguish it from a vehicle travel lane. The Menifee Road bike lane shall be provided to the intersection of Newport Road, unless adequate spacing is not available or realignment of the lanes would result in inadequate alignment of lanes at the intersection as determined by the City Engineer, whereas a reduced bike lane up to the driveway on Menifee Road would be acceptable. 89. Voluntary Commute Trip Reduction. The Project shall implement a voluntary commute trip reduction (CTR) program for which all employees shall be eligible to participate. The purpose of the CTR would be to discourage single occupancy vehicle trips and encourage alternative modes of transportation such as carpooling, taking transit, walking and biking. The CTR may include but is not limited to: • Carpooling encouragement • Ride -matching assistance • Preferential carpool parking • Vanpool assistance • Bicycle parking LANDSCAPING 90. 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?" 91. Landscape/irrigation Install 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. 92. 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. Page 28 of 51 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. 93. 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. FEES 94. Ordinance No. 659 Fee (DIF). Prior to the issuance of either a certificate of occupancy or prior to building permit final inspection, the permittee 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. 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. 95. Open Space Fee (MSHCP). 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 permittee 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. 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. 96. 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 permittee. Page 29 of 51 Section III: Engineerinq/Transportation/ Grading Conditions of Approval Page 30 of 51 The following are the Public Works Engineering Department Conditions of Approval for this project which shall be satisfied at no cost to the City or any other Government Agency. All questions regarding the intent of the following conditions shall be referred to the Public Works Engineering Department, Land Development Section. The developer/property owner shall use the standards and design criteria stated in the following conditions, and shall comply with all applicable City of Menifee standards, specifications and ordinances. Should a conflict arise between City of Menifee standards and design criteria, and any other standards and design criteria, those of the City of Menifee shall prevail. A. GENERAL CONDITIONS: 97. This site plan is concurrently processing a proposed parcel map under plot plan application PP2014-093 (PM36728), which has its own set of Conditions of Approval. The conditions for this site plan shall be satisfied in concurrence with the Conditions of Approval for the proposed parcel map under PP 2014-093. 98. All improvement plans and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required. 99. Plan Check Submittals - Appropriate plan check submittal forms shall be completed and required plan copies, necessary documents, references, fees, deposits, etc. shall be submitted as outlined in City approved submittal forms. All large format plans shall be bulk folded to 9"x12". A CD of all items in .pdf format shall be submitted with each plan check. The developer/property owner shall cause the civil engineer of record to submit to the Public Works Department, a copy of the final drawings in Auto CAD 2010 format on Compact Disc (CD), and scanned image of all final approved grading and improvement plans in pdf format. ACAD files 2010 or later are required for all final maps upon approval. 100.As-Built Plans — Prior to issuance of certificate of occupancy, the developer/property owner shall cause the civil engineer of record to submit as - built plans for completed improvements in a format and manner approved by the Public Works Director/City Engineer. A copy of the final drawings in Auto CAD 2010 format on Compact Disc (CD), and scanned image of all final as -built plans in pdf format shall be submitted to the PW Department. If the required files are not provided, the developer/property owner shall pay a scanning fee to cover the cost of scanning the as -built plans. The timing for submitting the as -built plans shall be as determined by the Public Works Director/City Engineer. 101.Construction Times of Operation. The developer/property owner shall monitor, supervise, and control all construction and construction related activities to prevent them from causing a public nuisance including, but not limited to, strict adherence to the following: (a) Any construction within the City limits located 114 of a mile from an occupied residence shall be limited to the hours of 7:00 a.m. to 5:00 p.m., Monday through Friday, except on nationally recognized holidays in accordance with Municipal Code Section 8.01.020. Construction activities on Saturday and Sunday or nationally recognized holidays are not permitted unless prior approval is obtained from the City Building Official or City Engineer. Night work is not permitted unless prior approval is obtained for the City Building Official or City Engineer. Page 31 of 51 (b) Removal of spoils, debris, or other construction materials deposited on any public street no later than the end of each working day. (c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site. Violation of any condition or restriction or prohibition set forth in these conditions shall subject the owner, applicant to remedies as set forth in the City Municipal Code. In addition, the Public Works Director or the Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such a time it has been determined that all operations and activities are in conformance with these conditions. (d) A Pre -Construction meeting is mandatory with the City's Public Works Senior Inspector prior to start of any construction activities for this site. 102. Bond Agreements and Improvement Security — The developer/property owner shall post bonds or security in forms acceptable to the City, guaranteeing the construction of all required grading and improvements in accordance with applicable City policies and ordinances, and as determined by the Public Works Director/City Engineer. The grading and improvements shall include, but not limited to: onsiteloffsite grading, onsiteloffsite street improvements, street lights, traffic signals, signing and striping, water quality BMPs, and storm drainage facilities. B. GRADING AND DRAINAGE All grading shall conform to the latest adopted edition of the California Building Code, the Riverside County Ordinance 457, applicable City design standards and specifications, City ordinances, policies, rules and regulations governing grading in the City. 103.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 activities. 104.2:1 Maximum Slope - Graded slopes shall be limited to a maximum steepness ratio of 2A (horizontal to vertical) unless otherwise approved by the Public Works Engineering Department. 105. Slope Landscaping and Irrigation -- All slopes greater than or equal to 3 feet in vertical height shall be irrigated and landscaped with grass or ground. cover. Slopes exceeding 15 feet in vertical height shall be irrigated and planted with shrubs and/or trees per Riverside County Ordinance 457. Drip irrigation shall be used for all irrigated slopes. 106. Slope Erosion Control Plan - Erosion control and/or landscape plans are required for manufactured slopes greater than 3 feet in vertical height. The plans shall be prepared and signed by a registered landscape architect, and bonded per the Riverside County Ordinance 457. 107. Erosion Control Plans — All grading plans shall require approved erosion control plans. Graded but undeveloped land shall provide, in addition to erosion control planting, drainage facilities deemed necessary to control or prevent erosion. Erosion and sediment control Best Management Practices (BMPs) are required year round in compliance with the State Water Resources Control Board Page 32 of 51 (SWRCB) General Construction Permit. Additional erosion protection may be required during a rain event, or before an anticipated rain event, 108. Dust Control - During the actual grading, all necessary measures to control dust shall be implemented by the developer/property owner in accordance with Air Quality Management District (AQMD) requirements. A watering device shall be present and in use at the project site during all grading operations. 109. Design Grade Criteria: (a) On -Site Parking — Parking stalls and driveways shall not have grade breaks exceeding 4%. A 30' minimum vertical curve shall be provided where grade breaks exceed 4%. Five percent 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 receiving underground drainage system, or should outlet with acceptable velocity reducers into BMP devises. (c) Slopes - All manufactured slopes exceeding 3 feet in height 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%. Non-compliance with any of the above criteria may require a redesign of the project. Significant redesigns may require a revised Plot Plan. 110. Drainage Grade - Minimum drainage design grade shall be 1 % except on Portland cement concrete surfaces where 0.5% shall be the minimum. The engineer of record must submit a variance request for design grades less than 1 % with a justification for a lesser grade. 111. Use of Maximum and Minimum Grade Criteria — Actual field construction grades shall not exceed the minimum and maximum grades for ADA and approved 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, and will need to be removed and replaced at developer's or owner's expense. 112. Site Drainage - Positive drainage of the site shall be provided, and water shall not be allowed to pond behind or flow over cut and fill slopes. Where water is collected and discharged in a common area, protection of the native soils shall be provided by planting erosion resistant vegetation, as the native soils are susceptible to erosion by running water. All cut and fill slopes shall have a maximum 2:1 grade, 2 horizontal to 1 vertical. Final determination of the foundation characteristics of soils within on -site development areas shall be performed by a licensed geotechnical engineer. 113.100 Year Drainage Facilities - All drainage facilities shall be designed to accommodate 100 year storm flows as approved by the City of Menifee. All drainage facilities shall conform to the approved drainage study. 114. Trash Racks. Trash racks shall be installed at all inlet structures that collect runoff from open areas with potential for large floatable debris. Page 33 of 51 PRIOR TO GRADING PERMIT ISSUANCE: 115. Compliance with NPDES General Construction Permit — The developer/property owner shall comply with the National Pollutant Discharge Elimination System (NPDES) General Construction Permit (GCP) from the SWRCB. Prior to approval of the grading plans or issuance of any grading permit, the developer/property owner shall obtain a GCP from the SWRCB. Proof of filing a Notice of Intent (NOI) and monitoring plan, shall be submitted to the City; and the WDID number issued by the SWRCB shall be reflected on all grading plans. For additional information on how to obtain a GCP, contact the SWRCB. 116.SWPPP - Prior to approval of a grading plan or issuance of a grading permit, the developer/property owner shall comply with the Federal Clean Water Act and prepare a Storm Water Pollution Prevention Plan (SWPPP) for the development. A copy of the SWPPP shall be made available at the construction site at all times during construction. 117.Geotechnical and Soils Reports Requirement — Prior to issuance of any grading permit, geotechnicallsoils reports shall be submitted to the Public Works Engineering Department for review and approval. The geotechnicallsoils, compaction and inspection reports will be reviewed in conformance with the latest edition of the Riverside County Technical Guidelines for Review of Geotechnical and Geologic Reports. A pre -grading meeting, certifications, approvals and inspection procedures will be implemented in accordance with City Building and Safety Grading Inspection process. All grading shall be done in conformance with the recommendations of the City approved geotechnicallsoils reports, and under the general direction of a licensed geotechnical engineer. 118. Grading Bonds — Prior to issuance of a grading permit for any grading in excess of 50 cubic yards, the developer/project owner shall post adequate performance security with the Public Works Engineering Department. 119.lmportlExport — Prior to issuance of a grading permit, grading plans involving import or export of dirt shall require approval of the import/export locations from the Public Works Engineering Department. Additionally, if either location was not previously approved by an Environmental Site Assessment, a Grading Environmental Site Assessment shall be submitted for review and approval by the Public Works Engineering Department prior to issuance of any grading permit. A haul route must be submitted for approval by the Engineering department prior to grading operations. 120. Perpetual Drainage Patterns - Grading shall be designed in a manner that perpetuates the existing natural drainage patterns with respect to tributary drainage areas, outlet points and outlet conditions; otherwise, a drainage easement shall be obtained from all affected property owners for the release onto their properties of concentrated or diverted storm flows. Prior to issuance of a grading permit, a copy of the recorded drainage easements from all affected property owners shall be submitted to the Public Works Engineering Department. Page 34 of 51 PRIOR TO BUILDING PERMIT ISSUANCE. 121.Offsite and Onsite Storm Drain Improvements — All storm drain facilities required by the approved drainage study shall be reflected on the approved improvement plans, and shall be completed for construction prior to issuance of a building permit. These storm drain improvements shall include the Bio-Retention basin located on the southeastern corner of the project site. The improvements shall be subject to the review and approval of the Public Works Director. 122.Onsite and Offsite Storm Drain Facilities Larger Than 36" - Storm drain lines greater than 36 inches shall also be reviewed and approved by the Riverside County Flood Control and Water Conservation District (Flood Control). The developer shall coordinate the transfer of ownership for these larger lines to Flood Control as approved by the PW Director. 123. Building Footprints over Setback/Right of Way Lines — Prior to issuance of any building permit, the project shall ensure that no building footprints will cross over any existing or proposed right of way lines and setback lines. 124. No Building Permit without Grading Permit - Prior to issuance of any building permit, the develope rlproperty owner shall obtain a grading permit and/or approval to construct from the Public Works Engineering Department. 125. Final Rough Grading Conditions — Prior to issuance of any building permit, the developerlproperty owner shall cause the Civil Engineer of Record and Soils Engineer of Record for the approved grading plans, to submit signed and wet stamped rough grade certification and compaction test reports with 90% or better compaction, for the lots for which building permits are requested. The certifications shall use City approved forms, and shall be submitted to the Public Works Engineering Department for verification and acceptance. 126. Conformance to Elevations/Geotechnical Compaction - Rough grade elevations for all building pads and structure pads submitted for grading plan check approval shall be in substantial conformance with the elevations shown on approved grading plans. Compaction test certification shall be in compliance with the approved project geotechnicallsoils report. 127.Offsite and Onsite Storm Drain Improvements — All storm drain facilities required by the approved drainage study, and reflected on the approved improvement plans shall be constructed and shall be operational prior to issuance of a building permit. These storm drain improvements shall include the Bio-Retention basin located on the southeastern corner of the project site. These improvements shall be subject to the review and approval of the Public Works Director. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY: 128. Final Grade Certification — Prior to issuance of Certificate of Occupancy, the developer/property owner shall cause the Civil Engineer of Record for the approved grading plans, to submit signed and wet stamped final grade certification on City approved form, for the building for which a certificate of occupancy is requested. The certification shall be submitted to the Public Works Engineering Department for verification and acceptance. Page 35 of 51 129. Conform to Elevations - Final grade elevations of all building or structure finish floors submitted for grading plan check approval shall be in substantial conformance with the elevations shown on the approved grading plans. C. WATER, SEWER AND RECYCLED WATER The following utility improvements shall be designed per the Eastern Municipal Water Districts (EMWD) standards and specifications, including required auxiliaries and appurtenances. The final design, including pipe sizes and alignments, shall be subject to the approval of EMWD. 130.Sewer Lines — Any new sewer fine alignments or realignments shall be designed such that the manholes are aligned with the center of lanes or on the lane line and in accordance with Riverside County Ordinances 460/461 and Eastern Municipal Water District standards. 131.Water Mains and Hydrants - All water mains and fire hydrants providing required fire flows shall be constructed in accordance with the Riverside County Ordinance Numbers 460 and 787, and subject to the approval of the Eastern Municipal Water District and the Riverside County Fire Department. All water lines for the purpose of landscaping irrigation shall use recycled water. 132. Dry Utility Installations - Electrical power, telephone, communication, street lighting, and cable television lines shall be placed underground in accordance with Riverside County Ordinance Numbers 460 and 461, or as approved by the Public Works Director/City Engineer, PRIOR TO BUILDING PERMIT ISSUANCE: 133.Onsite and Offsite Sewer, Water and Recycled Water Improvements — All onsite and offsite sewer, water and recycled water lateral connections to the street right-of-way shall be shall be completed for construction prior to issuance of a building permit. D. STREETS AND DEDICATIONS Street improvements shall conform to all applicable City Design Standards and Specifications, the City General Plan, the Riverside County Ordinance 461, and all other relevant laws, rules and regulations governing street construction in the City. 134.Acceptance of Public Roadway Dedication and Improvements — Easements and right -of way for public roadways shall be granted to the City of Menifee through final map, or other acceptable recordable instrument. 135.Onsite and Offsite Public Street Lights Ownership and Maintenance — All proposed public street lights shall be designed in accordance with City approved standards and specifications, and as determined and approved by the PW Director. The City shall have ownership and maintenance of all proposed public street lights and associated appurtenances, and therefore shall be provided with adequate service points for power. The design shall be incorporated in the project's street improvement plans or in a separate street light plan as determined and approved by the PW Director. 136. Public Street Light Service Point Addressing — The developer shall coordinate with the PW Department and with Southern California Edison the Page 36 of 51 assignment of addresses to public street light service points. These service points shall also be owned by the City and shall be located within public's right of way or within duly dedicated public easements. 137.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 Public Works Director/City Engineer and the City Building Official. 138. Paving or Paving Repairs — The applicant shall be responsible for obtaining the paving inspections required by Ordinance 461. Paving and/or paving repairs for utility street cuts shall be per City of Menifee Standards and Specifications and as approved by the Public Works Director/City Engineer. 139. Concrete Work — All concrete work including curbs, gutters, sidewalks, driveways, cross gutters, catch basins, manholes, vaults, etc. shall be constructed to meet a 28 day minimum concrete strength of 3,250 psi. PRIOR TO ISSUANCE OF CONSTRUCTION/ENCROACHMENT PERMIT. 140. Encroachment Permits — The developer/property owner shall obtain all required encroachment permits and clearances prior to start of any work within City, State, or local agency right-of-way. 141.Improvement Bonds — Prior to issuance of any construction permit for all required onsite and offsite public improvements, the developer/project owner shall post acceptable bonds or security to guarantee the construction of all required improvements. The bonds shall be in accordance with all applicable City ordinances; resolutions and municipal codes (See also bond agreement condition under General Condition). PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY 142. Driveways and Driveway Approaches — Commercial Driveways and Driveway Approaches shall be designed and constructed per City of Menifee No. 208. The modified County of Riverside standard 207A may be used as determined by the Public Works Director/City Engineer. Prior to issuance of Certificate of Occupancy, the proposed driveway as shown on the proposed Plot Plan shall be constructed. 143.Offsite Street Improvements — The following offsite improvement shall be completed and shall be operational prior to issuance of Certificate of Occupancy: (a)Approximately 1,220 linear feet of frontage improvements along Newport Road. Improvements shall include but not limited to: AC pavement, curb, gutter, commercial driveway, median turn pockets, sidewalk, street lights, striping and dry utilities. Street Improvements shall extend 10 (ten) feet past Newport Road centerline and as determined by the Public Works Director. (b)Approximately 590 linear feet of frontage improvements along Laguna Vista Drive. Improvements shall include but not limited to: AC pavement, curb, gutter, commercial driveway, median turn pocket, sidewalk, striping and dry Page 37 of 51 utilities. Street Improvements shall extend 10 (ten) feet past Laguna Vista Drive centerline and as determined by the Public Works Director. (c)Approximately 1,220 linear feet of frontage improvements along Rockport Road. Improvements shall include but not limited to: AC pavement, commercial driveway, striping and dry utilities. Street Improvements shall extend 10 (ten) feet past Rockport Road centerline and as determined by the Public Works Director. (d)Approximately 590 linear feet of frontage improvements along Menifee Road. Improvements shall include but not limited to: AC pavement, commercial driveway, striping and dry utilities. Street Improvements shall extend 10 (ten) feet past Menifee Road centerline and as determined by the Public Works Director. E. TRAFFIC ENGINERING 144. Traffic Impact Analysis Report — The development shall comply with all the mitigation measures identified to be constructed or provided in the approved traffic impact analysis (TIA), dated January 16, 2014. The developer/property owner shall be responsible for all improvements and mitigations, such as fair share fees, required or identified in the approved traffic study. All required improvements identified in the study shall be included in all improvement plans for review and approval by the Public Works Department. PRIOR TO ISSUANCE OF CONSTRUCTION PERMIT 145.Signing and Striping Plan — Prior to issuance of a construction permit, any necessary signing and striping plan shall be approved by the City Traffic Engineer in accordance with City ordinances, standards and specifications, and with the latest edition of the CAMUTCD. 146. Construction Traffic Control Plan - Prior to start of any project related construction, the developer/property owner shall submit to the Public Works Engineering Department for review and approval, a Construction Traffic Control Plan in compliance with all applicable City ordinances, standards and specifications, and the latest edition of the CAMUTCD. This traffic control plan shall address impacts from construction vehicular traffic, noise, and dust and shall propose measures to mitigate these effects. The traffic control plan shall include a Traffic Safety Plan for safe use of public roads right of way during construction. The plan shall specify the following mitigation measures to address the following: (a) Dust and dirt fallout from truck loads and gets entrained onto City roadways: (1) Biweekly street sweeping during construction activity, and daily during all grading operations. (2) Approved BMPs shall be installed at all approved construction entrances as part of the SWPPP. (b) Noise from construction truck traffic: Include construction time and operation of vehicles through surrounding residential streets. (c) Traffic safety within the road right-of-way: Include temporary traffic control measures and devices. Page 38 of 51 PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY.- 147.Offsite Traffic Signal and Street Improvements — The developer/property owner shall ensure that the following offsite improvement are completed and operational prior to issuance of Certificate of Occupancy: Construction of a new Traffic Signal on Newport Road at the project driveway entrance, between Menifee Road and Laguna Vista Drive (or Driveway 3 in the TIA). This driveway will require modification of the median to provide a WB left turn lane of 200 feet in length and an EB left turn lane of 160 feet in length, for future development on the north side of Newport and to allow for u-turns. b. Driveway 4 (per TIA) on Laguna Vista, which is proposed to have full access, will require modification of the existing median to allow for a left turn lane of 100 feet in length. c. Modification of the existing Traffic Signal at the intersection of Newport Rd and Menifee Rd to the ultimate condition, including the following: Provide a second westbound left turn lane approaching Menifee Road. All widening will need to be on the south side of the roadway, due to existing development on the NW corner of the intersection. This will require 10 feet of widening along the project frontage. The raised median will need to provide 270 feet of storage in each lane. Restripe the northbound approach on Menifee Road at Newport Road to accommodate 2 NB left turn lanes, 2 NB through lanes and one NB right turn lane. Designate the EB lanes to include 2 EB left turn lanes and two EB through lanes. Future widening will be required of the property to the west to restore the third EB through lane and to add an EB right turn lane. Modify the traffic signal at Newport Road and Menifee Road to accommodate the changed lane configurations. These modification will be subject to the review and approval of the City Traffic Engineer. d. Modification of the existing Traffic Signal at the intersection of Newport Rd and Laguna Vista Drive to the ultimate condition. The modification will be subject to the review and approval of the City Traffic Engineer. e. Traffic signal interconnection for the intersection of Newport Road and the project driveway entrance on Newport Road (Driveway 3 in TIA); the intersection of Menifee Road and Newport Road; and the intersection of Newport Road and Laguna Vista Drive. Page 39 of 51 Striping fronting the project development shall be refreshed or re -striped using Thermoplastic, as approved by the City Traffic Engineer. g. Design of Driveway 1 (per TIA) on Menifee Road to restrict access to right turn in and right turn out only. h. Design Driveway 2 (per TIA) on Rockport Road to restrict access to right turn in and right turn out only. 148.Offsite Traffic Signal Fair Share Contributions -- Prior to issuance of a Certificate of Occupancy, the developer/property owner shall pay fair share contributions for the construction and completion of the traffic signals at the following intersections, as identified in the approved TIA: a. Menifee Road and Aldergate Lane b. Menifee Road and Camino Cristal c. Menifee Road and La Piedra Road d. Menifee Road and Holland Road The fair share contributions shall be calculated based on a methodology approved by the Public Works Director/City Engineer. F. 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 unless otherwise approved by the Public Works Director/City Engineer. This project is required to submit a project specific FINAL WQMP. 149. Trash Enclosures Standards and Specifications — Storm runoff resulting in direct contact with trash enclosure, or wastewater runoff from trash enclosure are prohibited from running off a site onto the City MS4 without proper treatment. Trash enclosures in new developments and redevelopment projects shall meet new storm water quality standards including: (a) Provision of a solid impermeable roof with a minimum clearance height to allow the bin lid to completely open. (b) Constructed of reinforced masonry without wooden gates. Walls shall be at least 6 feet high. (c) Provision of concrete slab floor, graded to collect any spill within the enclosure. (d) All trash bins in the trash enclosure shall be leak proof with lids that are continuously kept closed. (e) The enclosure area shall be protected from receiving direct rainfall or run- on from collateral surfaces. Any standing liquids within the trash enclosures without floor drain must be cleaned up and disposed of properly using a mop and a bucket or a wet/dry Page 40 of 51 vacuum machine. All non -hazardous liquids without solid trash may be put in the sanitary sewer as an option, in accordance with Eastern Municipal Water District (EMWD) criteria. An alternate floor drain from the interior of the enclosure that discharges to the sanitary sewer may be constructed only after obtaining approval from 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 employees and staff authorized by the enclosure property owner shall be given access. This requirement may not be applicable to 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. PRIOR TO GRADING PERMIT ISSUANCE. 150. Final Project Specific Water Quality Management Plan (Final WQMP) — Prior to issuance of a grading permit, a FINAL project specific WQMP in substantial conformance with the 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 11 Environmental Site Assessment Report that include testing for the presence of bio solids/sludge 151.WQMP Maintenance Agreement — Prior to, or concurrent with the approval of the FINAL WQMP, the developerlproject owner shall record Covenants, Conditions and Restrictions (CC&R's), or enter into an acceptable maintenance agreement with the City to inform future property owners of the requirement to perpetually implement the approved FINAL WQMP. The agreement shall also include a provision for the City to have a right of entry to the developed site to ensure post development WQMP facilities are in acceptable working conditions. 152. Hydrology/Hydraulics Study — Prior to grading permit issuance, the project's hydrology/hydraulics study shall be reviewed and approved by the Public Works Department. The study shall analyze at a minimum the following: project site drainage flow; all future improvements drainage flow; Q10, Q100, pre- and post - condition flow rates; anticipated total drainage flow into existing storm drain; and Page 41 of 51 existing storm drain capacity, The project shall comply with all mitigation recommended by the approved drainage study. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY: 153. 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. 154.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 the BMP Operation and Maintenance Plan, and shall include the site for in a City maintained database for future periodic inspection. G. MAINTENANCE OF PARKWAY LANDSCAPING WITHIN PUBLIC RIGHT OF WAY 155. Parkway Landscaping Design Standards - The parkway areas behind the sidewalk within the right-of-way, shall be landscaped and irrigated per City standards and guidelines. H. FEES, DEPOSITS AND DEVELOPMENT IMPACT FEES 156. Fees and Deposits — Prior to approval of any grading plans, improvement plans, issuance of building permits, and/or issuance of certificate of occupancy, the developer/property owner shall pay all fees and deposits applicable to this development including TUMF and RBBD fees as applicable. Said fees and deposits shall be collected at the rate in effect at the time of collection as specified in current City resolutions and ordinances. Page 42 of 51 Section IV: Riverside County Fire Department Conditions of Approval Page 43 of 51 General Conditions 97. 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 (14-MENI-PP-0914) is required on all correspondence. Additional information is available at our website: www.rvcfire.org or go to the link marked "Ordinance 787". Questions should be directed to the Riverside County Fire Department, Fire Protection Planning Division at 2300 Market St. Suite 150, Riverside, CA 92501. Phone: (951) 955-4777, Fax: (951) 955-4886 98. 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 Ordinance and/or recognize fire protection standards. 99. Blue Dot Reflectors. Blue retro reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 100. Minimum Required Fire Flow. Minimum required fire flow shall be 2,875 GPM for a two (2) hour duration at twenty (20) Pounds Per Square Inch (PSI) residual operating pressure, which must be available before any combustible material is placed on the job site. 101. Super Fire Hydrants. A combination of on -site and off -site super fire hydrant(s) (6°x4"x 2-2-1/2"), shall be located not less than twenty-five (25) 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 hydrant(s) in the system. In addition, super fire hydrants shall be installed on Rockport Road for Major 3 and Shops 3. Prior to Issuance of Buildina Permit 102. Plan Check. 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. 103. Water Plans. The applicants or developer shall separately submit two (2) copies of the water system plans to the Fire Department for review and approval. Calculated velocities shall not exceed 100 feet per second. Plans shall conform to the fire hydrant types, location and spacing. The system shall meet the fire flow requirements. Plans shall be signed and approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." Page 44 of 51 Prior to Final Inspection 104. Fire Lanes. The permittee shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 105. Sprinkler System. Install a complete fire sprinkler system per NFPA 13 2013 edition in all buildings. The post indicator valve and fire department connection shall be located to the front, within fifty (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 page 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. 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 submitted to the Fire Department for approval prior to installation. Contact Fire Department for guideline handout (current monitoring plan check deposit base fee is $192,00) 106. Fire Extinguishers. Install portable fire extinguishers with a minimum rating of 2A-10BC and signage. Fire Extinguishers located in public areas shall be in recessed cabinets mounted 48" (Inches) to center above the floor level with maximum 4" projection from the wall. Contact Fire Department for proper placement of equipment prior to installation. 107. Hood Ducts. A. U.L. 300 hood duct fire extinguishing system must be installed over the cooking equipment. Wet chemical extinguishing system must provide automatic shutdown of all electrical components and outlets under the hood upon activation. System must be installed by a licensed C-16 contractor. Plans must be submitted with current fee of $215.00 to the Fire Department for review and approval prior to installation. Note: A dedicated alarm system is not required to be installed for the exclusive purpose of monitoring this suppression system. However, a new or pre-existing alarm system must be connected to the extinguishing system. Separate fire alarm/monitoring plans must be submitted for review prior to connection. Current plan check deposit base fee is $192.00, Page 45 of 51 Section V: Riverside County Environmental Health Conditions of Approval Page 46 of 51 General Conditions 108. General Comments. This project is proposing Eastern Municipal Water District (EMWD) water, recycled water and sewer service. Per Memorandum of Understanding between the County of Riverside and EMWD, no "will -serve" letters are required for projects located within their service area. It is the responsibility of the permittee to ensure that all requirements to obtain potable water and sanitary sewer service are met with EMWD, as well as, all other applicable agencies. As the agency providing sewer service, EMWD shall also have the responsibility to implement any grease interceptor or oillwater separator tank requirements, including sizing capacity and minimum structural specification, if necessary. All existing septic systems and/or wells, if any, shall be properly removed or abandoned under permit with the Department of Environmental Health. The developer will be required to make a submittal to EMWD to determine the requirements for obtaining service(s) which includes, but is not limited to: a. Discuss potential candidacy for recycled water service b. Review of the project within the context of existing infrastructure C. Evaluation of the project's preliminary design and points of connections d. Formal Application for Service detailing applicable fees and deposits to proceed with EMWD approved service connections. 109. Hazardous Materials Management Branch (HMMB). Any facility proposing the storage of hazardous materials (HazMat) greater than 55 gallons, 200 cubic feet or 500 pounds, or any acutely hazardous materials or extremely hazardous substances shall require a Business Emergency Plan (BEP) to be submitted to HMMB for review and acceptance. If further review of the site indicates additional environmental health issues, HMMB reserves the right to regulate the business in accordance with applicable County Ordinances. Please contact HMMB at (951) 358-5055 to obtain information regarding any additional HazMat requirements. 110. Retention Basin(s) — No Vectors. Any proposed retention basin(s) shall be constructed and maintained in a manner that prevents vector breeding and vector nuisances. 111. Hazardous Materials — General. If a previously unidentified release or threatened release of a hazardous material or the presence of a naturally occurring hazardous material is discovered during development at the site, construction activities shall cease and RCDEH-ECP and/or the appropriate regulatory agency shall be notified immediately. Additionally, further assessment and/or clean up may be required. Prior to Building Permit Issuance Conditions 112. Food Plans. Prior to the issuance of a building permit, the applicant shall be required to contact DEH District Environmental Services to determine the Page 47of51 appropriate food facility plan check and/or permitting requirements. For further information call (951) 461-0284 Page 48 of 51 Section VI: Riverside County Environmental Programs Department Conditions of Approval Page 49 of 51 Prior to Grading Permit Conditions 113, Burrowing Owl. Pursuant to Objective 6 and Objective 7 of the Species Account for the Burrowing Owl included in the Western Riverside County Multiple Species Habitat Conservation Plan, within 30 days prior to the issuance of a grading permit, a pre -construction presence/absence survey for the burrowing owl shall be conducted by a qualified biologist and the results of this presence/absence survey shall be provided in writing to the Environmental Programs Department. if it is determined that the project site is occupied by the Burrowing Owl, take of "active" nests small be avoided pursuant to the MSHCP and the Migratory Bird Treaty Act. However, when the Burrowing Owl is present, relocation outside of the nesting season (March 1 through August 31) by a qualified biologist shall be required. The County Biologist shall be consulted to determine appropriate type of relocation (active or passive) and translocation sites. Occupation of this species on the project site may result in the need to revise grading plans so that take of "active" nests is avoided or alternatively, a grading permit may be issued once the species has been actively relocated. If the grading permit is not obtained within 30 days of the survey a new survey shall be required. No ground disturbance, including disking, blading, grubbing or any similar activity shall occur within the site until the burrowing owl study is reviewed and approved. For any ground disturbance activities during the general bird nesting season (February 1-September 15), a survey for nesting birds shall be conducted by a qualified biologist prior to any such activities during the general bird nesting season and the results of the survey shall be provided in writing to the Environmental Programs Department. Page 50 of 51 The undersigned warrants that he/she is an authorized representative of the project referenced above, that I am specifically authorized to consent to all of the foregoing conditions, and that I so consent as of the date set out below. Signed Name (please print) Date Title (please print) Page 51 of 51